Basic Elements of Reading Plans

Transcription

1 Center for Land Use Education and Research at the University of Connecticut Basic Elements of Reading Plans University of Connecticut. The University of Connecticut supports all state and federal laws that promote equal opportunity and prohibit discrimination.

2 Maps show physical features of the natural or built environment at established scale and orientation. Plans are engineered drawings made to scale showing existing physical features of a site and proposed changes to accommodate development.

3 Parcel level Town wide maps USGS Quad map County State.

4 A map is a point in time -Alford Korzybski Maps are 2-dimensional representations of complex landscapes at one point in time!

5 It s not that complicated

6 Location Map List of Drawings Orientation Title Block Legend Scale Zoning Chart Notes And More.

7

8

9 Orientation North Arrow

10 Title Block Information on who/what/when etc XYZ GROUP/ ABC ASSOCIATES 500 Longitude Boulevard Mapville, Connecticut Cartography Road Mapville, CT Title Creation & Revision Dates Source

11 Legends Provide a guide to the symbols used

12 Scale 20! 35

13 Key Elements of Plans Written Scale Graphical Scale 1:12,000 (ratio) 1 = 1,000 (equivalent) Graphic scales are the most reliable! Beware of Xerox Distortion

14 Measuring Distances Engineering Scales 40 ft 240 ft 400 ft Map Scale Meaning 10 1 inch = 10 ft 20 1 inch = 20 ft 30 1 inch = 30 ft 40 1 inch = 40 ft 50 1 inch = 50 ft 60 1 inch = 60 ft

15 Measuring Distances 1 =40

16

17

18 Your planner, if you have one, will have reviewed the plans and may issue a pre-meeting memo highlighting any issues. Use your planner as a resource to help you focus in on issues or problems. This is a team effort will all staff being part of the team.

19 Planner s Site Plan Checklist

20 Contours: an imaginary line that connects points of equal elevation

21 Topography Cross-sections are sometimes used to represent 3-D objects in 2 dimensions.

22 Topography Cross-sections are sometimes used to represent 3-D objects in 2 dimensions. Vertical scale sometimes exaggerated to better show change

23 Contours always connect, but not always within the map boundaries... topography of 2 hills This could be the edge of a presented map

24

25

26 Slope direction is calculated perpendicular to the contour lines. Water flows downhill......so the direction of flow is always perpendicular to the contour lines, since this is the steepest slope

27 Many maps are in the form of topographical maps aka topo Interpreting a 3D world in 2D

28 a contour interval is the vertical distance b/w contours. 10 on topos; 2-5 on site plans every 5th contour is an index contour shown in bold contours far apart show a gentle slope a spot elevation is a point of known elevation used as a pt of reference for surveys. a benchmark (BM): point of known position & elevation used as a pt of reference for surveys. a series of concentric contours ending in a small closed circle or oval shows a local hilltop contours close together show a steep slope contours very close together show a cliff contour lines of a ridge are in a U that always points downhill green areas show forest cover; white areas denote fields contours at a stream form a V that always points uphill

29 Contour Drawing #1 a. A b. B c. C d. D e. E f. F A B C D E F

30 Contour Drawing #2 a. A b. B c. C d. D e. E f. F A B C D E F

31 Contour Drawing #3 a. A b. B c. C d. D e. E f. F A B C D E F

32 Contour Drawing #4 a. A b. B c. C d. D e. E f. F A B C D E F

33 Contour Drawing #5 a. A b. B c. C d. D e. E f. F A B C D E F

34 Contour Drawing #6 a. A b. B c. C d. D e. E f. F A B C D E F

35 If too Steep: - potential erosion - soil stability - safety 10 ft 20 ft

36 If too flat: - storm water may not drain - may flood 0 ft 20 ft

37 Plan to divide one lot into 3 or more Town regulates lot size, frontage, setbacks, road construction, etc Planning Commission s Role Once approved, each home builder submits construction documents for building permit; once complete a CO is issued (Certificate of Occupancy)

38 Zoning Commission for administrative review to see if it meets regulations If it doesn t meet regulations, must go to Zoning Board of Appeals for variance ZBA can only grant variances if there is a hardship with the land

39 Site Plan Reading FHA Pharmacy Survey Layout Plan Grading Plan Utility S&E Control Elevation Planting Plan Details Let s go through this set of plans, page by page.

40 who? what? where? when? Where is it? What s the project name? Where s north? TAKE IT APART & What s it all Mean? START ASKING What s the scale? When drawn? What kind of map? Who made the map? QUESTIONS Are they qualified? 03/12/05

41 03/12/05

42 More Level Steeper 03/12/05 Where s the steepest and the flattest areas?

43 More Level Steeper LP HP 03/12/05 Where are the high and low points?

44 HP 03/12/05 What direction does the water flow on the road?

45 Is this a copy? Is that really the scale? 03/12/05

46 ask questions What s the lot size? Regulations: 1 ac. Lot is 1.34 ac.

47 Is that enough frontage? Regulations: 100 min Double Frontage

48 Is the building within setbacks? Regulations: 40 front 10 side

49 How many parking spaces? Regulations:

50 What s the distance from the intersection? Regulations:

51

52 Plan Reading focus in

53 Grade changes MUST be within property boundary Site Plan Review Original grade is shown as dashed line 610 Grading Plan Proposed Grade is shown as a solid line and as 610

54 Grade changes MUST be within property boundary Site Plan Review Original grade is shown as dashed line 610 Grading Plan Proposed Grade is shown as a solid line and as 610 T S Top of Stair B S Bottom of Stair B C Bottom of Curb T C Top of Curb New Spot Elevations are indicated with an arrow to the exact spot

55 Grade changes MUST be within property boundary Site Plan Review Original grade is shown as dashed line 610 Proposed Grade is shown as a solid line and as 610 Grading Plan T W Top of Wall B W Bottom of Wall B C Bottom of Curb T C Top of Curb New Spot Elevations are indicated with an arrow to the exact spot

56 Site Plan Review How does water flows across the front parking lot

57 Site Plan Review Focus on Topo Question: How can you see the change from the original topo to the proposed?

58 Site Plan Review Focus on Topo Look at the site in section

59 Site Plan Review Changing Topo

60 Site Plan Review Changing Topo 610 Is there the right amount of soil to smooth the site out?

61 Site Plan Review Cut and Fill FILL CUT Why should you be concerned with the amount of cut and fill?

62 Site Plan Review Utilities pull it apart

63 Site Plan Review Stormwater System

64 Site Plan Review Stormwater System TF Top of Flange, or aka Rim or CBR Bottom of Invert pipe usually is even with top of Outlet pipe INV or Invert where storm water enters catch basin OUT or Outlet where storm water leaves catch basin Question: Why are the pipes so deep?

65 Site Plan Review Stormwater System System Schematic TF EO BP 559 Question: Any concerns? Question: What does this mean? NTS

66 Site Plan Review Utilities, S&E

67 Site Plan Review Utilities Utility connections

68 Site Plan Review Construction Activity

69 Site Plan Review Construction Activity Sediment and Erosion Control

70 Site Plan Review Details

71 Site Plan Review Details S&E Silt Fence Hay-Bales Anti-Tracking Pad

72 Site Plan Review Elevation Not for design review Once approved, Construction drawings will be submitted to the building inspector for approval and oversight

73 Great Neck School, Waterford, CT

74 Dry Swale L-1.5

75

76

77 Flush Concrete Curb L-1.3

78

79

80 6 Taper

81

82 Turf Pavers L-1.3

83

84

85 Wet Swale L-1.5

86 Grading Plan Sheet L-1.5 Drainage Plan Sheet C-2.0A

87

88 What is the first floor elevation at the southwest corner of the existing school? Sheet 1 When were the plans last revised? Sheet 1 What is the setback line from Great Neck Road? Sheet 1 How many lawn drains are the in the swales adjacent to the parking lots? L-1.5 What is the elevation of the bottom of the wet swale? L-1.5 What is the approximate elevation of wetland flag #21? C-2.0A What is the distance from catch basin #1 (CB01) to catch basin#2 (CB02)? C-2.0A On which detail sheet would you find the details of the basketball court? L-1.3 What material is sidewalk at the entrance to the school made from? L-1.3 What type of trees are planted along Great Neck Rd. L-1.9 What type of plants are planted in the wet swale? L-1.9 Follow the rain

89 #1 FF Elevation of Existing School

90 #2 Last Revision

91 #3 Setback from Great Neck Rd

92 #4--How Many Lawn Drains

93 #5 Elevation at Bottom of Wet Swale

94 #6 Elevation of Wetlands Flag #21

95 #7 Distance from CB01 to CB02 90

96 #8 Basketball Court Detail Sheet

97 #9 Sidewalk Treatment at Entrance

98 #10 Trees Along Great Neck Rd.

99 #11 Plants in Wet Swale

100 Follow the Rain

101

102 Center for Land Use Education and Research at the University of Connecticut Website: clear.uconn.edu University of Connecticut. The University of Connecticut supports all state and federal laws that promote equal opportunity and prohibit discrimination.

103