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HomeMy WebLinkAboutMap APPLICANT 2/3/2014 (3)MOUNTAINGATE-COTTAGE COLLECTION AT THE HEIGHTS TO DOWNTOWN SPRINGFIELD RAIL ROAD TRACKS BOOTH KELLY RD. JASPER RD. MT. VERNON RD. MAIN ST. 03 0 03 Tit 03 FOREST RIDGE DRIVE PROJECT LOCATION MOUNTAINGATE DRIVE VICINITY MAP SCALE: NTS PROJECT TEAM PREPARED FOR: HAYDEN HOMES SPRINGFIELD, OREGON REPLAT JADEA ITL # 18020321 4200 PREVIOUS PHASE 1-71 PRIVATE ROAD TL # 18020321 3200-4100 11111111110 TRACT A LOT 3 LOT 5 LOT 6— LOT 7 TL # 18020321 1400 TL # 18020321 1300 1 TL # 18020300 1000 SITE MAP SCALE: NTS SHEET INDEX C0.0 COVER SHEET C1.0 EXISTING CONDITIONS C2.0 LAND DIVISION TENTATIVE PLAN C3.0 GRADING / COMPOSITE UTILITY PLAN C4.0 TREE FELLING PLAN L1.0 LANDSCAPE PLANTING PLAN SITE INFORMATION LOCATED IN THE NW ONE-QUARTER OF SECTION3, TOWNSHIP 18 SOUTH, RANGE 2 WEST, WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OR TAX LOT #: 18020321 4400-6900 BENCHMARK/BASIS OF BEARING 4022■■ BASIS OF BEARING, BEING SOUTH 14°0221" WES-,', WAS DERIVED FROM HELD CENTERLINE MONUMENTS AS SHOWN ON THE PLAT OF "THE COTTAGE COLLECTION AT THE HEIGHTS", LANE COUNTY SURVEYORS OFFICE FILE NO. 41950. DATUM ELEVATION DATUM: CITY OF SPRINGFIELD BENCHMARK: # 507 DESCRIPTION: MAG NAIL & DISK IN TOP OF CURB "CITY SURVEYOR V-5". APPROXIMATELY 160' NORTH OF JADE AVE., WEST SIDE OF STREET, 8.8' EAST OF NE CORNER OF TRANSFORMER. ELEVATION: 726.30 FEET DEVELOPER HAYDEN HOMES ATTN: JESSE LOVRIEN 2464 SW GLACIER PLACE, SUITE 110 REDMOND, OREGON 97756 PHONE: 800-923-6607 FAX: 541-548-0761 CIVIL ENGINEER CARDNO, INC. ATTN: MATT LEWIS, PE 5415 SW WESTGATE DR., SUITE 100 PORTLAND, OREGON 97221 PHONE: 503-419-2500 FAX: 503-419-2600 SURVEYOR CARDNO, INC. ATTN: SAMANTHA BIANCO, PLS 5415 SW WESTGATE DR., SUITE 100 PORTLAND, OREGON 97221 PHONE: 503-419-2500 FAX: 503-419-2600 LANDSCAPE ARCHITECT CARDNO, INC. ATTN: PAT GAYNOR, RLA 5415 SW WESTGATE DR., SUITE 100 PORTLAND, OREGON 97221 PHONE: 503-419-2500 FAX: 503-419-2600 GEOTECHNICAL ENGINEER PSI, INC ATTN: MARK WARREN 6032 N CUTTER CIRCLE CCB NO. 176269 PORTLAND, OREGON 97217 PHONE: 503-289-1778 FAX: 503-289-1918 JURISDICTION CITY OF SPRINGFIELD ATTN: MARK METZGER 225 N. 5TH STREET SPRINGFIELD, OREGON 97477 PHONE: 541-726-3610 WATER AND ELECTRIC SPRINGFIELD UllUTY BOARD ATTN: BART MCKEE 250 "A* STREET SPRINGFIELD, OREGON 97477 PHONE: 541-746-8451 FAX: 541-746-0230 OREGON UTILITY NOTIFICATION CENTER 1-800-332-2344 Shaping the Future PROJECT NO.: DATE: DESIGNED BY: DRAWN BY: CHECKED BY: 2130483000 01/28/2014 TSH TSH MCL COVER SHEET CO.0 15.00' PRIVATE CONSERVATION ESMT. TO REMAIN VARIABLE WIDTH PUBLIC UTILITY AND PRIVATE ACCESS ESMT. TO REMAIN ,o. as • r S2 °5p27 5.00' ACCESS ESMT. TO REMAIN LOT 17 '' 1p02' . LOT 18 4131 6° -`92 SANITARY SEWER TABLE SANITARY SEWER MANHOLE RIM = 739.48' 8" PVC (N) I.E.= 706.94' 8" PVC (W) I.E. = 691.34' 8" PVC (S) I.E.= 691.24' SANITARY SEWER MANHOLE RIM = 731.61' 8" PVC (N) I.E. = 723.31' 8" PVC (NE) I.E. = 723.31' 8" PVC (S) I.E. = 723.21' SANITARY SEWER MANHOLE RIM = 739.48' 8" PVC (W) I.E. = 730.96' 8" PVC (S) I.E.= 730.86' SANITARY SEWER MANHOLE RIM= 752.80' 8" PVC (E) I.E. = 737.13' 8" PVC (S) I.E. = 736.94' 8" PVC (N) I.E.= 736.93' SANITARY SEWER MANHOLE RIM = 767.35' 8" PVC (S) I.E. =760.79' 8" PVC (W) I.E. = 760.62' STORM DRAINAGE TABLE 10 STORM DRAIN MANHOLE RIM = 716.67' 10" PVC (SE) I.E. = 710.62' 12" PVC (N) I.E. = 710.25' 12" PVC (W) I.E. = 710.22' 1 LOT 19 TRACT "A" - . 64,275 SF STORM DRAIN MANHOLE RIM = 731.32' 12" PVC (E &W) 1.E.= 725.15' 10" PVC (N) I.E.= 725.12' 12" PVC (S) I.E.= 725.07' CURB INLET TOP OF CURB = 731.61' 12" PVC (E) I.E.= 726.34' SUMP EL.= 725.24' CURB INLET TOP OF CURB = 731.56' 12" PVC (E) I.E.= 726.76' 12" PVC (W) I.E.= 726.34' SUMP EL.= 724.66' CURB INLET TOP OF CURB = 739.67' 12" PVC (E) I.E. = 735.55' 12" PVC (W) I.E.= 733.90' SUMP EL.= 732.40' CURB INLET TOP OF CURB= 739.67' 12" PVC (E) I.E. = 735.55' 12" PVC (W) I.E. =733.90' SUMP EL.= 732.40' 0 0 ,o AREA DRAIN RIM = 739.57' 12" CPP (N) I.E.= 736.25' 12" CPP (S) I.E.= 736.23' 12" PVC (W) I.E.= 736.20' STORM DRAIN MANHOLE RIM= 739.43' 10" PVC (E &W) I.E.= 733.18' 10" PVC (S) I.E. = 733.13' CURB INLET TOP OF CURB = 741.10' I.E.'S NOT VERIFIED CURB INLET TOP OF CURB = 743.24' 10" PVC (S) I.E. = 739.54' SUMP EL.= 737.79' @::CURB INLET TOP OF CURB = 742.65' 10" PVC (NE) I.E.= 739.51' SUMP EL.= 737.86' 12 STORM DRAIN MANHOLE RIM = 743.04' 10" PVC (SW) I.E.= 739.55' 10 "PVC (N) LE.= 739.48' 12" CONC. (E) LE.= 739.36' LOT 20 LOT 21 LOT 22 0 5.00' PRIVATEi1►'° ACCESS ESMT. - TO REMAIN - Sao - - -- o VARIABLE WIDTH PUBLIC UTILITY AND PRIVATE ACCESS ESMT. TO BE VACATED - .� 1 - 15.00' PRIVATE CONSERVATION ESMT. TO REMAIN S2 °50'27 "W LOT 23 14 .05' 4,11'.4 EXISTING ASPHALT SURFACE - - - - -- -----_ i"�4 1 +r. _- ___ --- --- -- 4 =- _ 1 \........_______ _...- VARIABLE WIDTH PUBLIC 'UTILITY AND ACCESS ESMT. • LOT 25 i 27.59' ■ 1 LOT 26 - -788 -784 - --- 782- ---- - --- -- -78a- - -r -- i -���o� VARIABLE WIDTH PUBLIC UTILITY AND PRIVATE ACCESS ESMT. 1 TO TO BE VACATED - - -- 758 - -- --75: ,Ito' -- 15.00' PRIVATE CONSERVATION ESMT. TO REMAIN EXISTING BUMP OUT TO BE REMOVED ,134' ■ 13 14 15 16 17 STORM DRAIN MANHOLE RIM = 751.78' 8 "t CONC. (E) LE.= 741.18' 12" CONC. (E) I.E.= 739.13' 12" CONC. (S) I.E.= 739.10' 12" CONC. (W) I.E. = 739.09' 12" CONC. (N) I.E. = 738.91' CURB INLET TOP OF CURB = 753.46' I.E.'S NOT VERIFIED CLEAN OUT RIM EL.= 753.20' I.E. NOT VERIFIED STORM DRAIN MANHOLE RIM = 766.59' 12" CONC. (E) I.E. = 761.74' 12" CONC. (S) I.E.= 761.29' 12" CONC. (W) I.E. = 760.89' CURB INLET TOP OF CURB = 769.15' 12" PVC (W) I.E.= 764.32' SUMP EL.= 762.59' SCALE: 1 "=40' rnIN=7■1■1 40 20 0 40 09 OD 27.54' LOT 28 ■ - T 10.00' PUE `C ►" - - /,�'� TO REMAIN _) -- vmegiarsommhommeNiaiMUMNMUMaisamairimnfMtatMagganswilmtonnasgaggraWiam----------- ohm- S14 02 21 W 269.78' 18.07' i BASIS OF BEARING _��_ S S 30.00' 17.84 30.00' `17.69'•: • •♦' 4 30.00' 60.00' R.O.W. 17.76' OREGON UTILITY NOTIFICATION CENTER 1 -800- 332 -2344 01•111•1•1 1■111111, UTILITY STATEMENT \\ Q 0 THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED, ALTHOUGH WE CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM INFORMATION AVAILABLE. DUE TO THE HAZARDOUS NATURE AND APPLICABLE OSHA REQUIREMENTS REGARDING CONFINED SPACES, IT IS CARDNO POLICY TO NOT SEND FIELD STAFF INTO UTILITY MANHOLES TO RETRIEVE DEPTH AND SIZE INFORMATION. INFORMATION SHOWN HEREON IS SUBJECT TO AN UNCERTAINTY IN ACCURACY DEPENDING ON DEPTH, SIZE, FLOW, AND CONSTRUCTION OF MANHOLES. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITY LINES. LEGEND - - IIIIIMMIN---- x SD ss w CTV G OHW -175 174 . . . . . . . \ NS. " NOTES 4 4 a O EE ca -0- E- oSDC STP -4- *** - CONIFEROUS TREE - DECIDUOUS TREE EXISTING BOUNDARY LINE EXISTING CENTERLINE EXISTING RIGHT -OF -WAY LINE EXISTING PROPERTY LINE EXISTING EASEMENT LINE FENCE LINE STORM DRAINAGE LINE SANITARY SEWER LINE UNDERGROUND WATER LINE UNDERGROUND CABLE TV LINE UNDERGROUND NATURAL GAS LINE OVERHEAD WIRE EXISTING MAJOR CONTOUR LINE EXISTING MINOR CONTOUR LINE BUILDING FACE - EXISTING ASPHALT SURFACE - EXISTING CONCRETE SURFACE - EXISTING GRAVEL SURFACE SANITARY SEWER MANHOLE STORM DRAIN MANHOLE CURB INLET AREA DRAIN FIRE HYDRANT WATER VALVE WATER METER BOX GROUND LIGHT UTILITY POLE GUY WIRE STORM DRAIN CLEANOUT STAND PIPE EXISTING STREET LIGHT - TELEPHONE WARNING SIGN - EXISTING "NO PARKING" SIGN LOT 43 - EXISTING LOT NUMBERS X- TREE TO BE REMOVED 1. THERE ARE NO WATERCOURSES ONSITE. 2. THIS SITE DOES NOT LIE WITHIN THE 100 -YEAR FLOODPLAIN OR FLOODWAY BOUNDARIES. 3. THIS SITE LIES OUTSIDE OF THE TIME OF TRAVEL ZONES AS SPECIFIED IN SDC 3.3 -200 AND DELINEATED ON THE WELLHEAD PROTECTION AREA MAP. 4. THE SOIL TYPE FOR THE NW SECTION OF THE PROPOSED AREA IS 41E-DIXONVILLE SILTY CLAY LOAM, WITH A DEPTH OF MORE THAN 80 INCHES TO THE WATER TABLE. AND THE SE SECTION IS 52B- HAZELAIR SILTY CLAY LOAM, WITH A DEPTH OF ABOUT 12 TO 24 INCHES TO THE WATER TABLE. -"4 TO DOWNTOWN SPRINGFIELD 'JASPER RD. RAIL ROAD TRACKS 1300TH KELLY RD. MT. VERNON RD. MAIN ST. •- FOREST RIDGE DRIVE PROJECT LOCATION MOUNTAINGATE DRIVE VICINITY MAP SCALE: NTS Shaping the Future ce O a 0 c‘i H 0 Z .c; E r-8 CL W 2 W Z Z wQ z Q 0 °z z�� � �W�o o zZOZi_u 0 Go ,0<, PROJECT NO.: DATE: DESIGNED BY: DRAWN BY: CHECKED BY: 2130483000 01/28/2014 TSH TSH MCL EX. CONDITIONS c1.0 it9 15.00' PRIVATE CONSERVATION ESMT. - VARIABLE WIDTH PUBLIC UTILITY AND PRIVATE ACCESS ESMT. I: 41 Nitto * aria:1027'W 5.00' PRIVATE ACCESS ESMT. LOT 17 a. LOT *18 .00 • LOT 19 ow. LOT 20 LOT 21 LOT 22 5.00' PRIVATE ACCESS ESMT. TRACT 'A' 64,265 SF 0 0 37.02' 46.441 LOT 47 LOT 46 (IA \ R28 LOT 23 S02°50127"VV14.05' (14.00') . LOT 24 LOT 25 EX. VARIABLE WIDTH PUBLIC UTILITY AND ACCESS ESMT. LOT 26 woo LOT 8,567 SF • • • • .11.11•11•0■41. • • • ..... .1115t • • e• TO BE DEDICATED FOR PUBLIC USE, AS A COMMUNITY PICNIC AREA AND FUTURE PATHWAY TO MOUNTAIN PARK 5a00' LOT 48 LOT 2 6,445 $F PROPOSED BUILDING SETBACK LINES PROP. STREET LIGH 50.00' LOT 49 • R150.00' F.: 46712' 86.65' • *Xj914Wm: 1 R28' % .7a ,---- ..--- I PROP. 5.00' SIDEWALK ‘IT7`1 4, I STREET tilikET LIIIIGHT LOTx45 s I •■■■••■•• LOT 3 7,568 SF 50.00' LOT 60 50.00' • LOT 51 1 I 1 •1 1 I I LOT 4 LOT 5 8,170 SF •1 8,214 SF $42:1‘t: II siN fi 4 A t-41- - . 1 111 T EX VARIABLE WIDTH PUBLIC UTILITY, AND PRIVATE ACCESS ESMT. R28' 01•111,01.01100, 60.00' LOT 52 1 LOT 6 LOT 7 9,857 SF I 11,480 SF 1 1 69.88', LOT 53 L 1 70.00' • •95' R28' ■ .• ... JP 60.00' -5°29' 28.00' 50.00' 70.00' -.. •...:;.. W , 50.00' Ill 50.00' _ 50.00' 50.00' .... RI50.0(1' ..' .".440,,,s4temanuimmtaTlitrapolgargi P-811114 I I LOT 44 ;0,)1 I ........... LOT 811°\ t,;:TI, (Ili 13,190 SF 1 1 10,622 SF N.% PROP. STREET LIGHT EX, VARIABLE WIDTH PUBLIC 1 UTILITY AND PRIVATE ACCESS ESMT. "--- 1 I LOT 43 t 1 I .1.1.01 42 j LOT 41 1 1 LOT 40 1 , 1 1 1 I I c11 L r 4 Fr •(‘II I cs1 0) I I 1,,,I I ro •i.: % 1 I I 9,526 SF 1 1 8,577 SF 1 1 1 LOT 10 1 i - LOT 11 te, 41111110•111•0.1 r LOT 39 „ LOT 38 40.00'VVIDE PUBLIC UTILITY AND PUBLIC ACCESS ESMT. ‘•/ I LOT 29 - "rLOT 30- - - -11.0T 31- F-LOT 32 T EX. STREET LIGHT I T LOT 28 EXISTING 5' SIDEWALK \ 1 I 415.3r 1 1- 1. ir4 LOT 12 11 8,400 SF I - -LOT 33- 10.00' PUE 50.00' LOT 13 . I 8,400 SF 1 1 LOT 14 -- 8,400 SF LOT 34- I-- LOT 35- -I- 1 L 10.00' PRIVATE STORM DRAIN EASEMENT I I ow' S0O°35'53"E 9.81' (9.91') LOT37-- .--- 15.00' PRIVATE CONSERVATION ESMT. 114 MOUNTAINGATE WEST LOT 15 I 8,4108F1 -LOT 36- SCALE: IWO' rTnINNIETF■IMMEI 40 20 0 40 EXISTING PUBLIC UTILITY AND PRIVATE ACCESS EASEMENT TO BE ABANDONED (SEE NOTE 4) ALL EXISTING LOT LINES TO BE VACATED AND REPLATTED (SEE NOTE 4) 115 MOUNTAINGATE WEST (0) r BASIS OF BEARINGS 0 50.00' -,A4teivw.gt 50.12' aim gmtwsistremivis avy.. 1111111111111111111111111 giNciagiteataz • • 00 4 PROPOSED 5.00' SIDEWALK ••• • VARIABLE WIDTH EXISTING SIDEWALK • R=430.00' L=109.85' (109.64') Li=14°38'14" (14°36'32") CH=N6°43'14"E 109.55' (109.34') MOUNTAINGATE DRIVE 60.00' ROW 35.58' " • • 4 • • 4 Y Y • ••■ \ (0 1 LEGEND 11111111111114111•111111111110 VINO NOM 4•1•1111111111•011111•1111111111 SMONOMMONIMMOOMME. 11111111411.• 411101111111111•1•01.111111MMID - EXISTING BOUNDARY LINE - EXISTING CENTERLINE - EXISTING RIGHT-OF-WAY LINE - EXISTING PROPERTY LINE EXISTING EASEMENT LINE x - FENCE LINE SD STORM DRAINAGE LINE SS SANITARY SEWER LINE UNDERGROUND WATER LINE CTV - UNDERGROUND CABLE TV LINE G UNDERGROUND NATURAL GAS LINE OHW - OVERHEAD WIRE EXISTING LOT LINES AND EASEMENTS TO BE REPLATTED - BUILDING FACE PROPOSED REPLAT LOT LINE - PROPOSED EASEMENT LINE PROPOSED CURB AND GUTTER LINE N. "1/4 N. N. 1. N. N. N. 4 4 • -6- e -0- SDC STP 0 -1?"' LOT 43 LOT 10 9,526 SF NOTES - EXISTING CONCRETE SURFACE - EXISTING GRAVEL SURFACE - SANITARY SEWER MANHOLE STORM DRAIN MANHOLE - EXISTING CURB INLET PROPOSED CURB INLET AREA DRAIN FIRE HYDRANT WATER VALVE - WATER METER BOX GROUND LIGHT UTILITY POLE GUY lm Y WIRE DRAIN CLEANOUT RDE ST STAND PIPE - EXISTING STREET LIGHT PROPOSED STREET LIGHT TELEPHONE WARNING SIGN - EXISTING °NO PARKING SIGN - CONIFEROUS TREE - DECIDUOUS TREE • - EXISTING LOT NUMBERS - PROPOSED LOT NUMBERS 1. DRIVEWAY LOCATIONS TO BE DETERMINED BY HOMEBUILDER, DURING CONSTRUCTION. 2. NO TRANSIT FACILITIES PROPOSED. 3. STREETLIGHTS TO BE 100W HIGH PRESSURE SODIUM LAMPS, MOUNTED 3OFT HIGH WITH 8' ARM LENGTH. 4. ALL EXISTING LOT LINES SHALL BE VACATED WITH THIS REPLAT. PUBLIC UTILITY AND ACCESS (PUBLIC AND PRIVATE) EASEMENTS SHALL BE ABANDONED AND REDEDICATED WITH THIS REPLAT. 1111111111111111111111111111118111111111111111=111 11111111111111111111111.1•111111111111111111 111111111111.1111.11111111111111111111111111111111111 r REGISTERED PROFESSIONAL LAND SURVEYOR OREG JULY 13, 2004 SAMANTHA R. BIANCO • 61303LS .1 • • RENEWS 12/31/15 111111111111111111111111111111.111=11111101111111 PROJECT NO.: DATE: DESIGNED BY: DRAWN BY: CHECKED BY: 2130483000 .01/28/2014 TSH TSH MCL TENTATIVE PLAN 15.00' PRIVATE CONSERVATION ESMT. VARIABLE WIDTH PUBLIC UTILITY AND PRIVATE ACCESS ESMT. MATCH LINE SEE LEFT 1 C/L MOUNTAINGATE DRIVE -1 5.00' SIDEWALK 1 1 1 WIDTH VARIES (6' - 8') PER PLAN WIDTH VARIES (6' - 8') PER PLAN 6.5 +1- ROW MATCH LINE SEE RIGHT ■ SCALE: 1=-40' 40 20 40 , -- 5.00' PRIVATE , %.,96. • -A_CCESSESMT. iii.16614i4144 a*4-;14 tiii V (EX771.54 PROPOSED CONNECTION TO EXISTING SANITARY SEWER EX. DRIVEWAY r = l AGENESEMailiffiliirai 11 111 , 11 1 1 11i ' „ ' EH- 8QO- - - - - -- E1! 111 I f 1111-- - - - - - - 1111112=MOMMuIIII . ■illl111111111111.11l - 1111 1 = = == = I; - - -- .-795 - -- _- - l 'o [:::(-:, / LOT 3 N ♦ •LOT 2 - i'l - - LOT 1' _�- ♦♦ 15.00' PRIVATE CONSERVATION ESMT. LOT GRADING - GRADE BRAKE 114 MOUNTAINGATE WEST R28.001- PROPOSED CONNECTION TO EXISTING STORM LINE EX. 12" CONC SD LINE EX. DRIVEWAY EX, 8" PVC SS LINE VARIABLE WIDTH PUBLIC UTILITY AND ACCESS ESMT. EX. DRIVEWAY (EX755.76) (EX750.96) - - 780 - - - - - - - - - -- -` I "-t - -- - PROP. PRIVATE 10" SD LINE -" - - - __ --- :IT- 10' PRIVATE STORM ;.. _ I _ DRAIN EASEMENT - - i �r� - a LOT 9 __ -_ -_LOT 10- _ -LOT 11:_ -- 1----------: LOT 12= :_____ _ _ *I__ rilk 20' REAR YARD 10' PRIVATE 1 STORM DRAIN k- EASEMENT FIRE HYDRANT LOCATED APPROXIMATELY AWAY 230' AT THE SOUTHWEST CORNER OF MOUNTAINGATE DRIVE AND GRAYSTONE LOOP EX. 12" CONC SD LINE PROP. 12" SD LINE PROP. 8" SS LINE LOT GRADING - GRADE BRAKE I1u -- 10.00'PUE: r 111111ftiv 11 IM MO _ -_- - - -- PROP. WATER LINE . X1! li Emicsionuommi'm ,.-11i1QUlVTA1 1NoT,' PROPOSED CONNECTION TO EXISTING SANITARY SEWER EX. 10" PVC SD LINE EX742.44 I � MINIIIIIIMINMENNIII ■ _> . r • + SEE TYPICAL SECTION BELOW ' EX; 12" PVC SD LINE 4 MAIM Ss as r� EX. 12" PVC SD LINE , EX. 10" PVC SD LINE W' EX. 8" PVC SS LINE EX. 6" WATER LINE 30' BUILDING PAD 26' BUIDLING PAD 15' BUILDING SETBACK 40' PUBLIC = 15' ACCESS EASEMENT -''- BUILDING SETBACK 5.00' I1•01 I 28' SIDEWALK C/L ROAD 26' BUIDLING PAD PROPOSED CONNECTION TO EXISTING STORM LINE PROPOSED CONNECTION TO EXISTING WATER LINE 2% 11 C/L ACCESS EASEMENT 5% 4' 5' RETAINING WALL 5' RETAINING WALL 2% 4' TYPICAL SECTION SCALE: N.T.S. 30' BUILDING PAD LEGEND x SD SS w CTV G OHW \ \ \ \ \ \ \ \\ -175 174 175 174 4 . . d 0 -6- BEI cq -0- E- QSDC STP -4- 0 LOT 43 LOT 10 9,526 SF NOTES EXISTING BOUNDARY LINE EXISTING CENTERLINE EXISTING RIGHT -OF -WAY LINE EXISTING PROPERTY LINE EXISTING EASEMENT LINE FENCE LINE STORM DRAINAGE LINE SANITARY SEWER LINE UNDERGROUND WATER LINE UNDERGROUND CABLE TV LINE UNDERGROUND NATURAL GAS LINE OVERHEAD WIRE EXISTING LOT LINES AND EASEMENTS TO BE REPLATTED BUILDING FACE PROPOSED REPLAT LOT LINE PROPOSED EASEMENT LINE PROPOSED CURB AND GUTTER LINE EXISTING MAJOR CONTOUR LINE EXISTING MINOR CONTOUR LINE PROPOSED MAJOR CONTOUR LINE PROPOSED MINOR CONTOUR LINE - EXISTING CONCRETE SURFACE - EXISTING GRAVEL SURFACE SANITARY SEWER MANHOLE STORM DRAIN MANHOLE EXISTING CURB INLET PROPOSED CURB INLET AREA DRAIN FIRE HYDRANT WATER VALVE WATER METER BOX - GROUND LIGHT UTILITY POLE GUY WIRE STORM DRAIN CLEANOUT STAND PIPE EXISTING STREET LIGHT PROPOSED STREET LIGHT TELEPHONE WARNING SIGN - EXISTING NO PARKING" SIGN - CONIFEROUS TREE - DECIDUOUS TREE - EXISTING LOT NUMBERS PROPOSED LOT NUMBERS 1. ROOF DRAINAGE PATTERNS TO BE DETERMINED BY THE DEVELOPER WHEN CONSTRUCTION BEGINS. 2. THERE ARE NO PROPOSED STORMWATER FACILITIES. SITE GENERATED STORMWATER RUNOFF WILL BE MANAGED WITHIN EXISTING REGIONAL STORMWATER FACILITIES. 3. STREETLIGHTS TO BE 100W HIGH PRESSURE SODIUM LAMPS, MOUNTED 30FT HIGH WITH 8' ARM LENGTH. BENCH WIDTH VARIES_ (6' - 8') PER PLAN BENCH WIDTH VARIES (6' - 8') PER PLAN 20' REAR YARD 2% c-_ - 5' RETAINING WALL -5' RETAINING WALL Shaping the Future z J AT THE HEIGHTS � PROJECT NO.: DATE: DESIGNED BY: DRAWN BY: CHECKED BY: 2130483000 01/28/2014 TSH TSH MCL GRADING & UTILITY C3.0 b 15.00' PRIVATE CONSERVATION ESMT. C 30 VARIABLE WIDTH PUBLIC UTILITY AND PRIVATE ACCESS ESMT. C64 ;,_ v 108.12 S2°5012 5.00' PRIVATE ACCESS ESMT. LOT 17 IRn LOT 18 LOT 19 LOT 20 LOT 21 20 LOT 22 TRD -CRC 2 - D 14 �CR -CAD -CRC 2 D08TR 16X3tRD TRD D0B RG 14 TRACT "A" p D 12 64,275 SF -CAD D AB IRO 0 AB D D 36°39, 7 7-RC 14 D10 -CRC R8 D 10 © 06 RC 51 50 08 os)(2- 52 5o 24 52 51 5.00' PRIVATE ACCESS ESMT. 51 14 14 22 13 13 25 52 52 52 52 34 13 52 52 13 15.00' PRIVATE CONSERVATION ESMT. S2 °50'27 "W LOT 23 14.05' LOT 24 LOT 25 LOT 26 0 0 52 52 63 1325 27.59' 45 47 15.00' PRIVATE CONSERVATION ESMT. ' 27.54' 1 LOT 28 1 1 60.00' R.O.W. 17.76' 17.84' TR 0 O® C } }:y4.� {i 4.;• ij, Wr4�t t•tS• '.ni ?;Y' (i:v 3��,i::.'7,••' ;, •Z:!•n•,i.,..i. ti.t• 'coy"•.?• : °/ ts'r•.,;•kt » - ` t r % , r aa. •;t • , r• Y 7a t f �.: s.4' �� 'ss'...•1:•'!i r', ••y...n,rK:•,�i/..ri.. S14 °02'21 "W 269.78' BASIS OF BEARING fit: ;yl+•nt..4 �Y}4.'•'}�.!' .;t.i • t~!'ttt ��SV Y• '•: {•� `;l€p: OREGON UTILITY NOTIFICATION CENTER 1- 800 - 332 -2344 UTILITY STATEMENT 0 t THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED, ALTHOUGH WE CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM INFORMATION AVAILABLE. DUE TO THE HAZARDOUS NATURE AND APPLICABLE OSHA REQUIREMENTS REGARDING CONFINED SPACES, IT IS CARDNO POLICY TO NOT SEND FIELD STAFF INTO UTILITY MANHOLES TO RETRIEVE DEPTH AND SIZE INFORMATION. INFORMATION SHOWN HEREON IS SUBJECT TO AN UNCERTAINTY IN ACCURACY DEPENDING ON DEPTH, SIZE, FLOW, AND CONSTRUCTION OF MANHOLES. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITY LINES. LEGEND x SD SS w CTV G OHW 4 d a 0 e EB -0- E- °sac QSTP y 0 TAD## X NOTES EXISTING BOUNDARY LINE EXISTING CENTERLINE - EXISTING RIGHT -OF -WAY LINE EXISTING PROPERTY LINE - EXISTING EASEMENT LINE FENCE LINE STORM DRAINAGE LINE SANITARY SEWER LINE UNDERGROUND WATER LINE - UNDERGROUND CABLE TV LINE UNDERGROUND NATURAL GAS LINE OVERHEAD WIRE BUILDING FACE - EXISTING ASPHALT SURFACE - EXISTING CONCRETE SURFACE - EXISTING GRAVEL SURFACE SANITARY SEWER MANHOLE STORM DRAIN MANHOLE CURB INLET AREA DRAIN FIRE HYDRANT WATER VALVE WATER METER BOX GROUND LIGHT UTILITY POLE GUY WIRE STORM DRAIN CLEANOUT STAND PIPE EXISTING STREET LIGHT TELEPHONE WARNING SIGN EXISTING "NO PARKING" SIGN - CONIFEROUS TREE (## INDICATES SIZE IN INCHES) - DECIDUOUS TREE (## INDICATES SIZE IN INCHES) TREE TO BE REMOVED 1. TREE REMOVAL WILL BE CONDUCTED BY MEANS OF 'FELLING', CUTTING THE TREE AT THE BASE AND LETTING IT FALL TO THE GROUND. 2. TREE REPLACEMENT IS SHOWN ON THE LANDSCAPE PLAN, L1.0. TREE TABLE TYPE QUANTITY CONIFEROUS 77 DECIDUOUS 185 -1I TO DOWNTOWN SPRINGFIELD JASPER RD. RAIL ROAD TRACKS BOOTH KELLY RD. MT. VERNON RD. MAIN ST. — FOREST RIDGE DRIVE co co PROJECT LOCATION MOUNTAINGATE DRIVE VICINITY MAP SCALE: NTS SCALE: 1'1=40' 40 20 0 40 LL -2 mco 11,3 Nr h 01 0 0 0) O s t,-, 0,._ E r 8 if C cir) dejm. 2 W 2 a z W 0 ~ kaia.) :ZLU p ct z QW�o G31 � ZZ w CI z � 17- o 0OQ� PROJECT NO.: DATE: DESIGNED BY: DRAWN BY: CHECKED BY: 2130483000 0112812014 TSH TSH MCL TREE FELLING C4.0 •i • • I vvLv v v %v VVvVVV:- V V v v v v T v I v Vv V V : v +vS_vvvvV'VV, VV \VV tip w � 7 V V ` � I V V V V V l! V_ v v V ^ �...._�.- u�.� _� -. ,.... 1 _v_ ' V -4-v ` `_ _jL.Q -v -v V "vir_v -v. �i--- --'-�- - - _ _ :57 7 7__v V` _cTF v -v_V i i_V VV-VA s i i f f v}-' I I- Ci- -c - ' V`-v ' _ - V- '1:-V-- � 1 RETAINING WALL STEP PLANTINGS alk, SCALE: 1-10' -0' 11F AcC 1 ti 0 s LOT 17 TRAIL HEAD / PICNIC AREA PLANTINGS SCALE: V= 10' -0" LOT 18 LOT 19 ;TRAIL ALIGNMENT IS SCHEMATIC. FINAL LAYOUT AND STAKING WILL OCCUR IN THE -FIELD AT THE TIME OF CONSTRUCTION. • LOT 20 LOT 21 LOT 1 8,567 SF LOT 2 6,445 SF LOT 22 LOT 4 8,170 SF LOT 7 11,480 SF 80- �.w.- LOT 23 L_. _ _ _. __ -�■• - • SEE ENLARGEMENT 2 - 114 MOUNTAINGATE WEST 170- LOT 24 - - PRIVATE ROAD LOT 25 LOT 26 LOT 11 8,577 SF LOT 12 8,400 SF LOT 13 8,400 SF LOT 14 8,400 SF LOT 15 8,410 SF --750 ' ' M61%1#14INGA, TE, - WESi' , • ;0° LOT 28 PREVIOUS PHASE 0 03 INIEBEEMBUNME = = - =_ _ _= _ IIMESENEEMEINIKSIMMINEE IIII■ sad - i► !tea ni _ -it- III 111111111131111111111113111111111111311111111111111111111111121111111 ME NW SEE ENLARGEMENT 1 MOUNTAINGATE DRIVE LANDSCAPE PLANT MATERIAL SCHEDULE SYMBOL ``\t��u!I/,/ + CUPRESSUS NOOTKANENSIS ,''�ili������. WEEPING ALASKAN CEDAR TREES ITEM SIZE AMELANCIER CANADENSIS SERVICEBERRY ACER RUBRUM 'RED SUNSET' 'RED SUNSET' RED MAPLE QUERCUS GARRYANA OREGON WHITE OAK PSEUDOTSUGA MENZIESII DOUGLAS FIR PINUS PONDEROSA 'WILLAMETTE' PONDEROSA PINE THUJA PLICATA 'HOGAN' HOGAN CEDAR s4Mr 11V iv qv V V V '4'";..4/7 ACER CERCINATUM VINE MAPLE 2" CAL. / B &B AS SHOWN 2" CAL. / B &B AS SHOWN 2.5" CAL. / B &B AS SHOWN 7' -8' HT / B &B AS SHOWN 7' -8' HT I B &B AS SHOWN T -8' HT 1 B &B AS SHOWN 7' -8' HT / B &B AS SHOWN 3TRUNK /B &B 6' HT. / AS SHOWN EXISTING DECIDUOUS TREE TO REMAIN DBH CONTRACTOR TO PROTECT IN PLACE VARIES EXISTING EVERGREEN TREE TO REMAIN DBH CONTRACTOR TO PROTECT IN PLACE VARIES SHRUBS & ACCENTS ITEM SIZE MAHONIA AQUIFOLIUM 3 GAL. TALL OREGON GRAPE SYMPHORICARPOS ALBA 1 GAL. WHITE SNOWBERRY ROSA NOOTKANA 1 GAL. NOOTKA ROSE MYRICA CALIFORICA 3 GAL. PACIFIC WAX MYRTLE NANDINA DOMESTICA 3 GAL. HEAVENLY BAMBOO LIGUSTRUM JAPONICUM 3 GAL. JAPANESE PRIVET SPIRAEA BUMALDA 3 GAL. ANTHONY WATERER SPIRAEA CALAMAGROSITS x A. 'KARL FOERSTER` 1 GAL. FEATHER REED GRASS CEANOTHUS THYRSIFLORUS `SKYLARK' 3 GAL. SKYLARK MOUNTAIN LILAC PINUS MUGO 36 "H x 36 "W MUGO PINE UNSHEARED GROUNDCOVERS ITEM SIZE ARCTOSTAPHYLOS UVA -URSI BEARBERRY COTONEASTER DAMMERI ROCKSPRAY COTONEASTER RUSH/SEDGE MIX JUNCUS PATENS / CAREX STIPATA FESTUCA RUBRA RED FESCUE 1 GAL. @ 3' -0" O.C. 1 GAL. @ 3' -0" O.C. ROOTED PLUGS @ 1' -0" O.C. SEED @ 8 LBS / 1,000 SF MISCELLANEOUS ITEM SIZE BARK MULCH NUGGETS FROM A LOCAL SUPPLIER BOULDER SALVAGE FROM EXCAVATION AND STOCKPILE FOR RE -USE GENERAL NOTES: LANDSCAPE PLAN 3" LAYER S =24" HT x 24" W M =30" HT x 36" W L =36" HT x 48" W 1. LANDSCAPE PLANTING SHALL CONFORM TO THE STANDARDS ESTABLISHED UNDER THE CITY OF SPRINGFIELD PLANNING DEPARTMENT. 2. LANDSCAPE AREAS SHALL HAVE A COMPLETE UNDERGROUND AUTOMATIC IRRIGATION SYSTEM WITH FULL HEAD TO HEAD COVERAGE. 3. ALL PLANT MATERIAL DELIVERED TO THIS SITE SHALL MEET THE AMERICAN NURSERYMAN'S ASSOCIATION STANDARDS. 4. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. 11111111 111111 11111111 l hill 11111 0 20 40 80 160 SCALE: 1"=40'-0" PROJECT NO.: DATE: DESIGNED BY: DRAWN BY: CHECKED BY: C/) I C� 2 W Z Z 0 woo HI c� oO° � 0zw <LLJi:i: F— CD C9 0 OIci ° 2130483000 01/28/2014 PEG PEG MCL PLANTING PLAN L1.0 7I(P