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Plan, Tentative PLANNER 2/3/2014
M COLLECTION AT THE HEIGHTS PREPARED FOR: HAYDEN H0_ MES SPRINGFIELD, OREGON REPEAT -40— TO DOWNTOWN SPRINGFIELD 126 REST RIDGE MAIN ST.. RAIL ROAD TRACKS rra BOOTH KELLY RD. ■ SHEETINDEX 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 • JASPER RD. -- MT. VERNON RD PROJECT LOT 9 ..' LOCATION SITE INFORMATION / '� - LOT 1 _ Cn `'' J , TRACT A LOCATED IN THE NW ONE-QUARTER OF SECTION3, TOWNSHIP 18 SOUTH, RANGE 2 WEST, MOLINTAINGATE LOT 10 -,. �' DRIVE LOT 2 WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OR TAX LOT #: 180203214400 -6900 W 222 <Z c LOT 11 LOT 3 / LOT 12 LOT 4 BENCHMARKiBAS/S OF BEAR, RI "V0 LOT 13 , BASIS OF BEARING, BEING SOUTH 14 °02'21" WEST, WAS DERIVED FROM HELD LOT 5 `� TL # �sa2o30o 1oa0 CENTERLINE MONUMENTS AS SHOWN ON PLAT OF "THE COTTAGE COLLECTION ® LOT 14 AT THE HEIGHTS", LANE COUNTY SURVEYORS OFFICE FILE NO. 41950. 1 �' VICINITY MAP _ , LOT 6 z SCALE: NTS / 0 LOT 15 � -. DATUM "Oft •. LOT 7 TL # 180203211400 �•. ELEVATION DATUM: CITY OF SPRINGFIELD BENCHMARK: # 507 < Z O TL # 180203211300 DESCRIPTION: MAG NAIL & DISK IN TOP OF CURB "CITY SURVEYOR V -511. APPROXIMATELY 160 NORTH OF JADE AVE., WEST SIDE OF STREET, 8.8 EAST OF J W W JADFA NE CORNER OF TRANSFORMER. VF• ELEVATION: 726.30 FEET �•� 0 W 0 0 0 W W �r 0 W Q W U. SITE MAP w j . Q SCALE: NTS ui F_ � 0 0<0. c! U U = U) PROJECT TEAM DEVELOPER CIVIL ENGINEER SURVEYOR LANDSCAPE ARCHITECT GEOTECHNICAL ENGINEER JURISDICTION WATER AND ELECTRIC HAYDEN HOMES CARDNO, INC. CARDNO, INC. CARDNO, INC. PSI, INC CITY OF SPRINGFIELD SPRINGFIELD UTIUTY BOARD ATTN: JESSE LOVRIEN ATTN: MATT LENS, PE ATTN: SAMANTHA BIANCO, PLS ATTN: PAT GAYNOR, RLA ATTN: MARK WARREN ATTN: MARK METZGER ATTN: BART MCKEE 2464 SW GLACIER PLACE, SUITE 110 5415 SW WESTGATE DR., SUITE 100 5415 SW WESTGATE DR., SUITE 100 5415 SW WESTGATE DR., SUITE 100 6032 N CUTTER CIRCLE 225 N. 5TH STREET 250 "A" STREET REDMOND, OREGON 97756 PORTLAND, OREGON 97221 PORTLAND, OREGON 97221 PORTLAND, OREGON 97221 CCB NO. 176269 SPRINGFIELD, OREGON 97477 SPRINGFIELD, OREGON 97477 PHONE: 800- 923 -6607 PHONE: 503- 419 -2500 PHONE: 503 -419 -2500 PHONE: 503 -419 -2500 PORTLAND, OREGON 97217 PHONE: 541 -726 -3610 PHONE: 541 - 746 -8451 FAX: 541- 548 -0761 FAX: 503 - 419 -2600 FAX: 503 -419 -2600 FAX: 503 -419 -2600 PHONE: 503 -289 -1778 FAX: 541- 746 -0230 FAX: 503 - 289 -1918 PROJECT NO.: 2130483000 DATE: 01/28/2014 DESIGNED BY: TSH DRAWN BY: TSH OREGON UTILITY CHECKED BY: MCL NOTIFICATION CENTER ..1.800.332 -2344 � OVER SHEET -SUBMlT%LRECW Como �,� FEB 2014 FORE FRE"4 ooxq Pm-Subautw km Qty • t • • • r • •1 'a �► 1 0 Lo i JASPER RD. -- MT. VERNON RD PROJECT LOT 9 ..' LOCATION SITE INFORMATION / '� - LOT 1 _ Cn `'' J , TRACT A LOCATED IN THE NW ONE-QUARTER OF SECTION3, TOWNSHIP 18 SOUTH, RANGE 2 WEST, MOLINTAINGATE LOT 10 -,. �' DRIVE LOT 2 WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OR TAX LOT #: 180203214400 -6900 W 222 <Z c LOT 11 LOT 3 / LOT 12 LOT 4 BENCHMARKiBAS/S OF BEAR, RI "V0 LOT 13 , BASIS OF BEARING, BEING SOUTH 14 °02'21" WEST, WAS DERIVED FROM HELD LOT 5 `� TL # �sa2o30o 1oa0 CENTERLINE MONUMENTS AS SHOWN ON PLAT OF "THE COTTAGE COLLECTION ® LOT 14 AT THE HEIGHTS", LANE COUNTY SURVEYORS OFFICE FILE NO. 41950. 1 �' VICINITY MAP _ , LOT 6 z SCALE: NTS / 0 LOT 15 � -. DATUM "Oft •. LOT 7 TL # 180203211400 �•. ELEVATION DATUM: CITY OF SPRINGFIELD BENCHMARK: # 507 < Z O TL # 180203211300 DESCRIPTION: MAG NAIL & DISK IN TOP OF CURB "CITY SURVEYOR V -511. APPROXIMATELY 160 NORTH OF JADE AVE., WEST SIDE OF STREET, 8.8 EAST OF J W W JADFA NE CORNER OF TRANSFORMER. VF• ELEVATION: 726.30 FEET �•� 0 W 0 0 0 W W �r 0 W Q W U. SITE MAP w j . Q SCALE: NTS ui F_ � 0 0<0. c! U U = U) PROJECT TEAM DEVELOPER CIVIL ENGINEER SURVEYOR LANDSCAPE ARCHITECT GEOTECHNICAL ENGINEER JURISDICTION WATER AND ELECTRIC HAYDEN HOMES CARDNO, INC. CARDNO, INC. CARDNO, INC. PSI, INC CITY OF SPRINGFIELD SPRINGFIELD UTIUTY BOARD ATTN: JESSE LOVRIEN ATTN: MATT LENS, PE ATTN: SAMANTHA BIANCO, PLS ATTN: PAT GAYNOR, RLA ATTN: MARK WARREN ATTN: MARK METZGER ATTN: BART MCKEE 2464 SW GLACIER PLACE, SUITE 110 5415 SW WESTGATE DR., SUITE 100 5415 SW WESTGATE DR., SUITE 100 5415 SW WESTGATE DR., SUITE 100 6032 N CUTTER CIRCLE 225 N. 5TH STREET 250 "A" STREET REDMOND, OREGON 97756 PORTLAND, OREGON 97221 PORTLAND, OREGON 97221 PORTLAND, OREGON 97221 CCB NO. 176269 SPRINGFIELD, OREGON 97477 SPRINGFIELD, OREGON 97477 PHONE: 800- 923 -6607 PHONE: 503- 419 -2500 PHONE: 503 -419 -2500 PHONE: 503 -419 -2500 PORTLAND, OREGON 97217 PHONE: 541 -726 -3610 PHONE: 541 - 746 -8451 FAX: 541- 548 -0761 FAX: 503 - 419 -2600 FAX: 503 -419 -2600 FAX: 503 -419 -2600 PHONE: 503 -289 -1778 FAX: 541- 746 -0230 FAX: 503 - 289 -1918 PROJECT NO.: 2130483000 DATE: 01/28/2014 DESIGNED BY: TSH DRAWN BY: TSH OREGON UTILITY CHECKED BY: MCL NOTIFICATION CENTER ..1.800.332 -2344 � OVER SHEET -SUBMlT%LRECW Como �,� FEB 2014 FORE FRE"4 ooxq Pm-Subautw km Qty SANITARY SEWER TABLE STORM DRAINAGE TABLE 15.00' PRIVATE CONSERVATION CD SANITARY SEWER MANHOLE G) STORM DRAIN MANHOLE `:,J AREA DRAIN S STORM DRAIN MANHOLE ESMT. TO REMAIN RIM= 739.48' RIM= 716.67' RIM= 739.57' RIM= 751.78' 1, I VARIABLE WIDTH PUBLIC 8" PVC (N) LE.= 706.94' 10" PVC (SE) LE.= 710.62' 12 "CPP (N) LE.= 736.25' 8 "t CONC. (E) LE.= 741.18' y • ` 8" PVC {W) I.E. = 691.34' 12" PVC (N) I.E. = 710.25' 12" CPP (S) I.E.= 736.23' 12" CONC. (E) I.E. =739.13' a, '� UTILITY AND PRIVATE 8" PVC (S) I.E.= 691.24' 12" PVC (W) I.E. = 710.22' 12" PVC (W) I.E. =736.20' 12" CONC. (S) I.E. = 739.10' ` ACCESS ESMT. TO REMAIN %:-"**, ' 12" CONC. (W} LE.= 739.09' �``�,;` 1, 1% ' \ `,.. Q SANITARY SEWER MANHOLE 2 STORM DRAIN MANHOLE 8 STORM DRAIN MANHOLE 12" CONC. N LE.= 738.91' RIM- 731.61 RIM- 731.32 RIM- 739.43 * tk ' I S, ' ' % \,o ", 8" PVC (N) I.E. = 723.31' 12" PVC (E &W) I.E. = 725.15' 10" PVC (E &W) LE.= 733.18' 14 CURB INLET , ` ap +,'' • ``" . \ 1 8" PVC (NE) I.E.= 723.31' 10" PVC (N) LE.= 725.12' 10" PVC (S) LE.= 733.13' TOP OFCURB= 753.46' , , 00 % \;, , `+ , ° '' ',+t �'- � � _ _„` - - - 8" PVC S LE,= 723.21' 12" PVC S I.E. = 725.07' o , ` \ ° {) O LE. S NOT VERIFIED 0 ; - - - - -_ ('��� O CURB INLET o �'' -- � SANITARY SEWER MANHOLE @ CURB INLET TOP OF CURB = 741.10' 15 CLEAN OUT ` \ ' . `'', ------ \ I.E. S NOT VERIFIED RIM EL.= 753.20' % ` ` ''� ' � RIM= 739.48' TOP OF ` _ % O I.E. NOT VERIFIED -__- . �' (VIA 12" PVC E LE.= 726.34' `.�- `<--` ,,;�, ' ,7':!''�;;;` 8" PVC I.E.= 730.96' o ,� �` :�►� ii ,148.12' \ \ \ ; �► ,`, ' 8" PVC {S) LE.= 730.86' SUMP EL.= 725.24 10 CURB INLET '0 0 1 7 V� ' `, ` ` **:: TOP OF CURB= 743.24' 16 STORM DRAIN MANHOLE I , , Sz 502 fl= 8 _ 5.00' ACCESS ESMT. " ' _ _ _ _ `%%" CK) SANITARY SEWER MANHOLE 40 CURB INLET 10 PVC (S) I.E. 739.54 RIM- 766.59 TO REMAIN - ` ' ` RIM =752.80 TOP OF CURB= 731.56 SUMP EL.= 737.79' 12" CONC. (E) I.E.= 761.74' I ` , ` ` 8" PVC (E) I.E. = 737.13' 12" PVC (E) LE.= 726.76' 12" CONC. S LE.= 761.29' LOT 17 •` ' ''``'`` ` { ) t __ - " " - � 11 CURB INLET \ \ \ ` :;:, 8 PVC {S) LE.= 736.94 12 PVC (W) LE.- 726.34 12" CONC. (W) LE.= 760.89' --- . `, ` �'` `' " _ - TOP OF CURB = 742.65 8 PVC (N) I.E. 736.93 SUMP EL.- 724.66 ` ` �° ! 10" PVC (NE) LE.= 739.51' 17 CURB INLET % v___ ` - ` °moo . ` - 5 SANITARY SEWER MANHOLE CURB INLET SUMP EL.= 737.86' TOP OF CURB = 769.15' �• RIM- 767.35 TOP OF CURB= 739.67 " - t -�� 12 PVC {W) LE.- 764.32 moo. 1 LOT 18 `- �' '? �``. �. `; ''r• _ 686 8" PVC (S) I.E.= 760.79' 12" PVC (E) GE.= 735.55' 12 STORM DRAIN MANHOLE SUMP EL.= 762.59 , °r ` 1 8 PVC {W) I.E. 760.62 12 PVC (W) I.E.- 733.90 RIM 743.04 ` ° N ° `�` ,`6o SUMP EL.= 732.40' 10" PVC (SW) I.E.= 739.55' �`` \ '` •' .x,,921,, 10 "PVC (N) LE.= 739.48' t �.-- o00 ` \� 6 CURB INLET 12" CONC. (E) LE.= 739.36' 11 I y `� � \ % . \ ` \ \ \ - ~ , ` _ - - TOP OFCURB= 739.6T I I" __ 0 1 , , 01- - ----*k ,�& \ , , ' �'' \ ' _ . '-�- - - - - -- 12" PVC (E) LE.= 735.55' ` \ \ \ +- -- 12 "PVC {VII} LE.= 733.90 w ' , ` - \ \ \ ¢o_ SUMP EL.= 732.40' LOT 19 °� ` ` .TRACT "A" - - - -- --- ``- :� - • , I Clk1 �` '+ -- . 64,275 SF ' \ .- -- l_______, , - 40 - N- 11 __- _-- - - - - -- - _____ - ,,,,,,. ----- � � ,, � � � � _ � _ _ 830. - --- , - - - -_ _ - - -83 p - - _ _ _ _ - tLOT 20 � � � �s�. `' _ �-- - -X--------- - - - - . -_ -_ ____82 -------- - - - -- - __ ____ _--_ - - � � - -- -- - - - --- - - - - -- --- - - - - -" : ---- -_--- - - - - -- ' 5.00'PRIVATE - - - - --- - -" _ - - - - -- _ - -- -__ - -- - t �' �i9o, -- ACCESS ESMT. `\ \1 1- - - -- __ 1 __ - - - - - -- - - - - -- - - - - -- _____- L- -- ----------r �_ - - - - -- - " ,- -� LOT 21 -- - TO REMAIN - ' - ___ _____ __ _ ______ _ - _ _ ___- - -- _ -800 - -- _ - 61 - _ -800 _ _ I , '19 " I- X_ - ___ - _ � - __ i_, ` '`, ` _ �` I- - - - - -- I `'� _ - I - - - - - -- 0--__ - ` %, ________l o _ _ __- _ LOT 22 - --------',,\ `_ - -_-_ "- -� '1 - ,- .VARIABLE WIDTH PUBLIC UTILITY - -- - _ @� _ AND PRIVATE ACCESS ESMT. - - ,' , _ - 1 -� �` CURB INLET TO TO BE VACATED - . , p 15.00 PRIVATE I --- �''"�� - - - ; �% 17 - BE REMOVED I I - �, I ��. I - CONSERVATION ESMT. sl, - '""�- �\ :1 ` T _ �- J - - - -- - - I- - - r - -,-1- - T REMAIN - - ` S2 °50'27 "W i -a 774, <_ - - - -� - .1 LOT 23 - - - - - - -- - - -- - 14.05 , a, '', ' , '', , _ '- _ _ :-_ _ 40 -_ 16 , `` . ---- -- - -- - r , .� -- _ -- ,�-- S �.� , EXISTING ASPHALT SURFAC�IE 1-------- - - - - -- - - - - -- -- �+ - - -- - - - - -- /' - p r r M -1 I X60 -`z'- \ - - - - - -- - _ - - _f - -- - t LOT 24 t' - , t- -- - - - - -- - -72 - - - - - -- - - - - '" �' '� -" I 7 4 'I �' _ ---- - - - - -- - \ \ \ -780- - - - --' - -- �- °o t.. - LL1 - - - - - -' - - -- -- - - - - - -- _ i - - - -- - - -- _ - - r I t0- -' -� t VARIABLE WIDTH PUBLIC � I . - - �" - `1- - - - - -- - - - -- - - .. - o "UTILITY AND ACCESS ESMT. ti - _ fi _ _ _ I ` h?i-O_ - -I - - - 1---- - - ^ - -- l I a - Q `y - - _ - - -- .r .. - - ' _ ' - _ , _t _ I LOT 25 \ - - -- - - - - - - - -- -- - " - - - - - _ - -- y i 27.59' ` �, - - - - - -- - - - - - - -- - - - -- - - _ -- -- SCALE. - 0 If / ' �4 o- - - - -- - - - - -- _ -- --- - - - - -- - - - r - / o - -- - _ __ ____ ______ VARIABLE WIDTH PUBLIC UTILITY - ________ __- _- _ - r -- 1- --- cfl �` - - - -- I - - -- AND PRIVATE ACCESS ESMT. -- --- - -E - -- ------- - - - -'I - ' - - -- �; - "i / . I _, t w �`,- - - -,- ------- - - - - -- 1- - - - - -- TO BE VACATED - - -1 - -- - '- - - - - -- - - i. - - - - - - -- 40 20 0 40 t . Y �� '�';-' t - ' - - - -� -750 _ _ - -- �15p o _ - _ - ' LOT 26 - �'' - - _` _ - " -- -- - - -- - - - - -- - - -- - _ - - � ____ ,,,,�441�M ,,.��, :, - 0 Y ,.-,^. 5 v '` �T f t�s,' '` - - - �� -- - - - -e_ -.r.- - - _._ - - -- - - - �_ �.. _ _� �� - _ _ I � � - _ -- -- - _ �' - '/ t -- - - - - - -- _ - __ _ 15.00' PRIVATE r 13 r2r -- �_ I I �rl_ -' �' ' -_:_ _ - - _ _ _ - CONSERVATION ESMT. zz;z;-- /7- V"--- , - __- r �7 - -- - - - - -- _ TO REMAIN I r / � EXISTING BUMP OUT __ - r --- - - - - -- �. _ - r ,' - 11 I t -, ` TO BE REMOVED - _ - - - ------- - - - - -- - O - -- v !, �\- - _ - --__ _ �,- AM © e 27.54 7 - - --- - - -- --- -- ' -- `4i� I ' ` ' _L'109.85 1 I I - -- I 10.00' PUE 'C- ,' I .,;r ' _w.. / I LOT 28 1 10.00 PUE - -- - - _ - _ P , t 12 � R430�+00 _ -- 7 --- - - - - -- -- ---- - - - - - - -- - - - --- - - - - -- _ -_ _ _ - -_ - - - -- - 4 _ -- _ I .TO REMAIN -�` . - -' , 'q {,fit. +/� _ , �ir:.• t, - r _e . h \,``, __- _ -_ __•- -_ - °�_ -- '-�' ' �- ! __-- - -- - -r _�� _ -- �� '- _ -•-__ - -_ -�� _ -_ '�.'_� .• -- -- - - - -- - -_ -_ -_ _ _ __ - ty .•JiYA`a•• {!n - \\ l.- _ y__- -ter=•' _ - _ _ _ _ _ '- --- ______ h -t N• - __-- ___ -__ _- ••____ - -_ - _ -____ ... - - _ ___ __________ __ -- - ____ •i4, "'•�, i" ;+ 4t •• W'•' '•a • n �- s •s• ' t r I . i':. 7 I• :r• ..t a •i + ,,,,,,.•.. - _ •Y+ 7 Jr, +: .i •• • <t: ,, ;•. ,••ta t.4 ••a, N• ,•J,.,.t .. : YY .f rN tip i`.•• .: ":/ :r•{%r t ,r ...v: tla; •• Y •is !.: '1' r .: ;g-. ,,, s . r - - -_..__ / .,tt t'• i:a ✓ '•�. rF 'T v .sr s'i•_ .y` *t .i. •x• J• ;ate .3 ,T• 0 _ _ - - - - - • . t Y•• v »' f' "a i i tiir-. • m .'4: • •:. 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F., r., .. .,..., ,. .... .. ,../ .,,.. . ?. .5* F ... ..n... r.. .,:... .. .:... ,. , . -, , .. � - ,. , r . .. , ... .... ... a ..,.:. -e_ ... .. .. >�> ..,S: ,r, .alp , ,. .., ,.. .. ,:, ,, ,., .., .. _. .� ) v... ., ...,...,.. , <r „< z� MOUNTAI AT , , , , .. x.> t ,�,,. ., 11 , s ,., �, , NG E DRIVE _ � > , ,::, , „ x.. x.,,,. X,,..,t < ✓ y:xv- r , .. .., r i .> .... . . .. .. ...i;. 0 , 5 5 _._,,, .., r_ ., . r_ r .. __, . ... . t u, ? Z r.l,. ,. , s x�x. F , _ < . >. , ..,.,_, 30.00 000 ...0--r 9 17.84 $�k ; , X17.69 . • . • ..,�� --"'�� 30.00' � - - l - - , ... 0-0 ~' 60.00' ? r } ,rx /':- ♦' r, .•• a- �� - - _ �� 17.76' , Z t ' r r 3 0000 R.O.W. ♦• _ 5 ll� I'S 0000 �- , 11 Ic 30.00' ---''i -' ._0 -- r -- U TIL I TY S TA TEMEN T J .-� 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, a. EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT OREGON UTILITY NOTIFICATION CENTER 1 -800- 332 -2344 1 - ``` -- \ _ - - _ - - .R ' `• '.' z Al�,�%" ".", uj <t �x Iu Lu 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 - - - � - EXISTING BOUNDARY LINE - - EXISTING CENTERLINE --- - - --- - EXISTING RIGHT -OF -WAY LINE - - - EXISTING PROPERTY LINE -~-~-- - --- -•--- ---- -•-M ---•-- ----' ---- - EXISTING EASEMENT LINE x - FENCE LINE SID - STORM DRAINAGE LINE ss - SANITARY SEWER LINE w - UNDERGROUND WATER LINE CTV - UNDERGROUND CABLE TV LINE G - UNDERGROUND NATURAL GAS LINE OHw - OVERHEAD WIRE - - - - - - -175 - - - - - - - EXISTING MAJOR CONTOUR LINE cQ w N - BUILDING FACE - EXISTING ASPHALT SURFACE 4° - a EXISTING CONCRETE SURFACE '-- -* :, " ` - EXISTING GRAVEL SURFACE Q - SANITARY SEWER MANHOLE a - STORM DRAIN MANHOLE T - CURB INLET ® - AREA DRAIN -I - FIRE HYDRANT e - WATER VALVE ® - WATER METER BOX ca- - GROUND LIGHT -o- - UTILITY POLE E- - GUY WIRE JSDC - STORM DRAIN CLEANOUT OSTP _ STAND PIPE �_- - EXISTING STREET LIGHT -y- - TELEPHONE WARNING SIGN -a- - EXISTING "NO PARKING" SIGN - CONIFEROUS TREE 0 - DECIDUOUS TREE LOT 43 - EXISTING LOT NUMBERS x- TREE TO BE REMOVED NOTES 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 ill 126 FOREST RIDGE MAIN T. DRIVE co RAIL ROAD C TRA Ks x BOOTH KELLY RD. co JASPER RD. MT. VERNON RD. PROJECT 0 LOCATION IMOUNTAINGATE DRIVE 222 VICINITY MAP SCALE: N TS 11 Cis In- z t� r% w z w z Q z W 0 : I . U) ~U z o � J�o �. z z p�� 0 0 < W0 o z zQW� Lu ,"'-C OOQ� :7F w �0 =cn PROJECT NO.: 2130483000 DATE: 01128/2014 DESIGNED BY: TSH DRAWN BY: TSH CHECKED BY: MCL EX. CONDITIONS 11 e' ZECD 1 ,4 C1.0 I �z T_ W .� o LL g tU cQ w N 0 a- M •- g w `' = cl) C% _� 0 Q§ ®��E 8 .- it 0 C j w M �' � v- - (L �� H Cis In- z t� r% w z w z Q z W 0 : I . U) ~U z o � J�o �. z z p�� 0 0 < W0 o z zQW� Lu ,"'-C OOQ� :7F w �0 =cn PROJECT NO.: 2130483000 DATE: 01128/2014 DESIGNED BY: TSH DRAWN BY: TSH CHECKED BY: MCL EX. CONDITIONS 11 e' ZECD 1 ,4 C1.0 I �z F 15.00' PRIVATE ESMT. LEGEND VARIABLE WIDTH PUBLIC UTILITY • AND PRIVATE ACCESS ESMT. SCALE.- f 1=40" '40 20 0 40 5.00' PRIVATE ACCESS ESMT. LOT 17 LOT 18 00 TRACT 'A' 64,265 SF LOT 19 TO BE DEDICATED FOR PUBLIC USE, PROPOSED BUILDING AS A COMMUNITY PICNIC AREA AND SETBACK LINES FUTURE PATHWAY To MOUNTAIN PARK 5.00' PRIVATE LOT 20 ACCESS ESMT. 000.^) A 50 Avf 50- 60.00' 69.18 37.02' kw 50.00 46. LOT 47 LOT 48 I LOT 49 LOT 50 LOT 51 LOT 52 LOT 53 � , LOT 46 LOT 21 15.W PRIVATE CONSERVATION ESMT. LOT I LOT 2 LOT 3 4 LOT 5 LOT 6 f LOT 7 own 8,567 Sr 6,445 8F 7,560 SF 8,L1070T SF 8,214 SF 9,857 SF 11,480 SF LOT n tn N. R28 -PROP. STREET LIGHT L ................ ......... .............. 114 MOUNTAINGATE + LOT 23 0 WEST . .. .... ......... 150.0 ------ EX. VARIABLE WIDTH H VUMIL; .......... ... . .... .......... r -------- --------- ------------- S02 50 14.06 ------------ 1w C4 W (14.13Y) mar UTILITY AND PRIVATE ACCESS ESMT. 46.12, L R28 R28 EXISTING PUBLIC UTILITY AND ..v -.1961 - I . C24 PRIVATE ACCESS EASEMENT TO . ..... . ......... ........ .. ............. BE ABANDONED (SEE NOTE 4) .............. 4.. - --------------- 70. :4-- Ar V I 'LOT 24 RN 60.00 70.00' F 50-29' 2 50.00' 8.w A PROP. 5.09 SIDEWALK I I vv .00, 150.00, &too, i 50 50-00, w w W 1 150.w.Z F17-777 777 1.7-1. LOT 45 LOT 44 ET LIGHT LOT 25 LOT 39 LOT 38 LOT 37 EX VARIABLE WIDTH PUBLIC 40-09 WIDE PUBLIC UTILITY UTILITY AND PRIVATE ACCESS ESMT. AND PUBLIC ACCESS ESMT. EX VARIABLE WIDTH PUBLIC AL L EXISTING LOT LINES TO ----------------- BE VACATED AND REPLATTED ......,_._.. - - - -+- - ------------ _._-- +- _ - - - -• . _}-------- f---- _ - - - -- ....•......... . . H .......... I t UTILITY AND ACCESS ESMT. EX STREET LIGHT LOT 43 1 LOT 42 LOT 4 LOT 40 (SEE NOTE 4) cf) : cv) . . ............. j . . ...... ..... . ............... Ll ........ I ....... T-J, IJ --------- ---- ...... LOT 26 �t' L ------- 4. r -------- --- 1-4 4 o. X0 lit 81 LOT 9 -------- ----- LOT 10 LOT 11 LOT 12 rr LOT 13 LOT 14 --- LOT 15 LOT 8 8)4 13190 SF 10,622 SF 9,526 SF 8,400 SF 8AW SF 8s4OO SF 10 SF I 8,577 SF F_ 7 LOT I LOT 35— LOT 36- 115 OT 1) LOT 30- — LOT 31 kOT 32 -LOT 33 LOT 34 EX STREET LIGHT MOUNTAINGATE 10.001 PRIVATE STORM WEST DRAIN EASEMENT LOT 28 1 I t 10.00! PUE EXISTING 6 J11 m J. 40. 00'jft2.-tj-_�"d* !IAS I_ SIDEWALK -1--50. • IS OF BEARI 50.00 op - mc?s.5R5J,1n�,,, Aoor vwq S14*02"21"W269.78' pp @ PROPOSED 5A01 S0003653"E 9.81' SIDEWALK --- -------- 60.00' ROW 3 @ �MOUNTAING4TEDPJVE SOSO VARIABLE WIDTH _wm=2f= - 7 1r EXISTING SIDEWALK TV R= 430.00'• L=109.85'(109.64!) A=14*3814P (14*36'32") CH=N6'043!14 'E 109.55' (109.3oV) VOTES 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 30FT HIGH WITH TARM LENGTH. 1. 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. V" CA CL Cl) LL cri 72 CD uj m Lu 3: z �- ICL Lu z Q�LJ O oz z C/) 0 tu F- z�w� 00 mr w �—° w z<WC� U. 0 >.Z o<w IOL c/) REGISTERED PROFESSIONAL LAND, SURVEYOR OREGON" JULY 13, 2004 SAMANTHA R. BIANCO 61303LS RENEWS 12/31/15 PROJECT NO.: 2130483000 DATE: 01/28/2014 DESIGNED BY: TSH DRAWN BY: TSH CHECKED BY: MCL TENTATIVE PLAN RECD C2. 0 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 w UNDERGROUND WATERLINE CTV UNDERGROUND CABLE TV LINE G UNDERGROUND NATURAL GAS LINE OHW OVERHEAD WIRE --------------------------------- EXISTING LOT LINES AND EASEMENTS TO BE REPLATTED BUILDING FACE N N N N N N N N N N PROPOSED REPLAT LOT LINE PROPOSED EASEMENT LINE PROPOSED CURB AND GUTTER-LINE EXISTING CONCRETE SURFACE EXISTING GRAVEL SURFACE SANITARY SEWER MANHOLE STORM DRAIN MANHOLE EXISTING CURB INLET PROPOSED CURB INLET AREA DRAIN - FIRE HYDRANT E) - WATER VALVE ® WATER METER BOX co GROUND LIGHT -0- UTILITY POLE c— GUY WIRE CPDC STORM DRAIN CLEANOUT OSTP STAND PIPE EXISTING STREET LIGHT PROPOSED STREET-LIGHT TELEPHONE WARNING SIGN EXISTING "NO PARKING SIGN CONIFEROUS TREE DECIDUOUS TREE LOT 43 EXISTING LOT NUMBERS LOT 10 9,526 SF PROPOSED LOT NUMBERS VOTES 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 30FT HIGH WITH TARM LENGTH. 1. 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. V" CA CL Cl) LL cri 72 CD uj m Lu 3: z �- ICL Lu z Q�LJ O oz z C/) 0 tu F- z�w� 00 mr w �—° w z<WC� U. 0 >.Z o<w IOL c/) REGISTERED PROFESSIONAL LAND, SURVEYOR OREGON" JULY 13, 2004 SAMANTHA R. BIANCO 61303LS RENEWS 12/31/15 PROJECT NO.: 2130483000 DATE: 01/28/2014 DESIGNED BY: TSH DRAWN BY: TSH CHECKED BY: MCL TENTATIVE PLAN RECD C2. 0 15.00' PRIVATE CONSERVATION ESMT. ' . VARIABLE WIDTH PUBLIC UTILITY AND PRIVATE ACCESS ESMT. ' MATCH LINE SEE LEFT 5.00 PRIVATE - -- ., ♦',` :`;: ;.` ; . ,".'" -� - - - - -- \, , ♦` , `_ - E ESMT _ tg3` ACCESS . _ TRAC IN., A `:::, ♦`,.` . \;,f'- �'.;':, ; . ''64,265 SF' -`'`- �' `�'- '- '�`'`��'` `♦`,`` ` �`; �;'` � `;:;`�:`;:�'�;''�:,♦`:.'`'`�'.• . , \'`,`;�., ` ♦` Ste'` �`` - - - _ SCALE: 1'=4©' N. MATCH LINE SEE RIGHT \ Q -- ___ - -- . - - -__ - 5.00 PRIVATE \ \ -- - _ -- == - - - - -- " -- __- -- - --- _- - - - -_- - - -= - -- _ `ACCESS ESMT. 9s� - - -- - = =- --- ---- - ----Q =SEE TYPICAL _ - - - - -- __ - - - - -- - - - - - -- -- _ 1I\ I _ - \ `1�- SECTION BELOW " _=_=__= -- -- - - - ------ ; - WIDTH VARIES (6' - 8) PER PLAN WIDTH VARIES (6' - 8') PER PLAN C/L ROW MOUNTAINGATE DRIVE —� 5.00' i SIDEWALK G EX. 12" CONC SD LINE r r , r �f FIRE HYDRANT LOCATED APPROXIMATELY AWAY 230' AT THE SOUTHWEST CORNER OF EX. 10" PVC SD LINE MOUNTAINGATE DRIVE AND GRAYSTONELOOP ----- ----_ 20' �— REAR YARD 10' PRIVATE I STORM DRAIN {-�- EASEMENT 1 r ' V RETAINING WALL 5' RETAINING WALL W 30' 26' 15' BUILDING PAD — BUIDLING PAD BUILDING SETBACK 4' LEGEND --o — — --- - 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 w - 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 - - - - - - -175 - - - - - - - EXISTING MAJOR CONTOUR LINE --- ---- -- - --- -- 174 -------- - - - ---- - EXISTING MINOR CONTOUR LINE 175 - PROPOSED MAJOR CONTOUR LINE 174 - PROPOSED MINOR CONTOUR LINE 4 a . ° - EXISTING CONCRETE SURFACE o------- _ - --------- - __- _____ -- :2:_ ____- _. -- .- _,� __- '� °��� ` " EXISTING GRAVEL SURFACE 05 - -- -- - _--- ' - - - -- ____ ---- ----------- __ __ _ -- -; r _ - 15.00' PRIVATE -i-_ - -- - - -- - _-__ - - -- - _ - CONSERVATION ESMT. S - ' SANITARY SEWER MANHOLE - - - -- ________ :_ =-- ---- - - - - -- i _ -.- f - Q - STORM DRAIN MANHOLE - ' - - - - -___- - _ - - - - - EXISTING CURB INLET -------- -- -- �- - - - LOT GRADING GRADE BRAKE ® - PROPOSED CURB INLET AREA DRAIN LOT 3 _ _ TLOT 2 - ' -LOT 1; - - -�- - FIRE HYDRANT - ® - WATER VALVE 114 ® - WATER METER BOX C3- LIGHT MOUNTAINGATE GROUND WEST - UTILITY POLE E GUY WIRE osoc _ STORM DRAIN CLEANOUT - - - -- , - _ osTP - STAND PIPE - - - - -- _78 -- J % - �.;,�' -- - EXISTING STREET LIGHT _ ' r - - PROPOSED STREET LIGHT - . -�- - TELEPHONE WARNING SIGN EXISTING "NO PARKING" SIGN ___- - �.:��;' - - ��:� - ;•• ��•.::�.:• �.'r.'.�` �• :.,.: _,r��., �.,.,. � .. `:�} �•• -,.,- � -�; . --- •' - CONIFEROUS TREE - - - - - -- DECIDUOUS TREE - - - -- -- - -- - �_ " - PROP. 12" SD LINE - - - - - '___ { Q'--'tg5 PROP. 8" SS LINE LOT 43 - EXISTING LOT NUMBERS -- _ - - - - - -- r E LOT 10 _ PROP. 6 WATER LINE _ - -� 9,526 SF - PROPOSED LOT NUMBERS STORM _ -- '1- I - ='i -''i ._ _______ -- o- - - - LOT GRADING GRADE BRAKE LOT 12:-_:-_-_ - LOT 13 -� LOT 14 _ .LOT 15 - -- - NOTES ' 1. ROOF DRAINAGE PATTERNS TO BE DETERMINED BY THE - --- - - - - -- / – ' _ Moog MQUkTAlkGATk ' - "" _ DEVELOPER WHEN CONSTRUCTION BEGINS. __ -- AY] - _ - �� _Tim •_ - - - PROP. WATER LINE ' _ - -' 2. THERE ARE NO PROPOSED STORMWATER FACILITIES. C*l - -- , - ' ,' Q , ' r SITE GENERATED STORMWATER RUNOFF WILL BE -- ' " ' MANAGED WITHIN EXISTING REGIONAL STORMWATER - - -- -----" --- - - -3Q' PROPOSED CONNECTION TO '` FACILITIES. EXISTING SANITARY Y -- f'�. '-' • I 1 . I It - " Y_ / l' - ♦• i 1Y f 4 � 1; 3 l •iw +'i: •Y ,Y.n• l%• , -'�. : r {: }�.i t'r t `,i :s'' {' +r'. '.'..'•'v', r .n �•K.'•^` it n•' `� •e .= tr ^i.' r. ;; �•.i •r I t •t: rjfr �► �• . �' �;`' ''�" �` •�" ' w` `°`'`''''" "' r T'�" ` }'' `''' 3. STREETLIGHTS TO BE 100W HIGH PRESSURE SODIUM EX. 12' PVC SD LINE ` EX. 12" PVC SD LINE LAMPS MOUNTED 30FT HIGH WITH 8' ARM LENGTH. ' i � r,• * 7' SEE TYPICAL � » ; ���;;_� :..i � � , SECTION BELOW \ S3�S '+ N SSA \ SS --�- , CIS \ `, _ .. . r r r r r r r r r r rr % r •�� rr r t/ tr r r t ' ry N N N N N ti N N ^ n N ^ k N N `~ ` `l• t' i" WATER LINE EX. 8" PVC SS LINE PROPOSED CONNECTION TO EXISTING STORM LINE PROPOSED CONNECTION TO EXISTING WATER LINE _ 40' PUBLIC ,. = ACCESS EASEMENT - 5.00' 28' SIDEWALK C/L ROAD J i C/L ACCESS 11EASEMENT 4, °u"'''., c%� a2�s*^ �w�ds�^� �ti{�sn:.°'�,. , h7,� ., u£i� �.., M,r;✓�1� � ' °��. � _- TYPICAL SECTION SCALE: N.T.S. BENCH WIDTH VARIES (6' 8) PER PLAN BENCH WIDTH VARIES (6' - 8') PER PLAN 15' 26' 30' 20' BUILDING SETBACK —� BUIDLING PAD BUILDING PAD 't— REAR YARD V RETAINING WALL 2% 4 __ 5' RETAINING WALL 5 °l0 PRE-SUBMI11AL RECD eN�y- N O uj g � N d p�NE cn g 0 M 72 � Lf) J mr 70;F < -� 0 CL 0 UJ 0 z uj 70OF W LL 1 i 0 F- >- a o < 0. 0 mr u) GRADING & UTILITY CIO U Oro 10 44*c I i 53 x5AX 14 A 8 51 X 14LOT 20 X 5Ix 5A ^ A A xNmrle� 08 RDpB 14 SeX 31 2Nx X x 51 51 14 9 A 14 wA�l 13 X 5.00 PRIVATE o AC CESS E SMT. A4M 14 Al 13 LOT 21 I 14 14 52 25 . * 2 A , ��ily'�3 5 92 3X A 5, X I F 14 *mO LOT 22 52X 4 Ask,// A�3 52 ,4 x _10 x 52 14 4 15.00' PRIVATE CONSERVATION ESMT. S2050'27"W 0 OX 13 74 04 LOT 23 A A 0 14.05' A4 C'4 7 a A3 )7- r09 A3 cf) v LOT 24 2.g A 13 0 5 0 0 1 13 (o A4*4 A A 13 -7 c/) __12911=_ A 3x 1 I r)T 9r% 4ft Ml -aw 27.54 lax I LOT 28 S0035'53 11E o 10.00'PUE x Z am S14002' Soso @ BASIS 01 77F n "K 4 E 7777 sow ti NTAINGATE DRIVE RM, "o 000, 17.84 30.00 moop 771, 71, m of 60.0 . R.O.W. 17 76 30.001 000, OREGON UTILITY NOTIFICATION CENTER 1-800-332-2344 i5- _L2xl I � r w TREE TABLE EXISTING BOUNDARY LINE QUANTITY - EXISTING CENTERLINE 77 - EXISTING RIGHT-OF-WAY LINE 185 m EXISTING PROPERTY LINE - EXISTING EASEMENT LINE x FENCE LINE SID STORM DRAINAGE LINE ss m SANITARY SEWER LINE w - UNDERGROUND WATER LINE CTV - UNDERGROUND CABLE TV LINE G - UNDERGROUND NATURAL GAS LINE OHW m OVERHEAD WIRE N N N N N - BUILDING FACE CONSERVATION ESMT. EXISTING ASPHALT SURFACE 4° EXISTING CONCRETE SURFACE EXISTING GRAVEL SURFACE SANITARY SEWER MANHOLE STORM DRAIN MANHOLE CURB INLET AREA DRAIN RAIL ROAD TRAM FIRE HYDRANT ® - WATER VALVE EB - WATER METER BOX ca- - GROUND LIGHT __o_ - UTILITY POLE c— - GUY WIRE JSDC - STORM DRAIN CLEANOUT OSTP - STAND PIPE - EXISTING STREET LIGHT - TELEPHONE WARNING SIGN n - EXISTING "NO PARKING" SIGN c� 8 - CONIFEROUS TREE TRC## (## INDICATES SIZE IN INCHES) 0 TRD## - DECIDUOUS TREE (## INDICATES SIZE IN INCHES) x- TREE TO BE REMOVED NOTES 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. PROJECT TREE TABLE TYPE QUANTITY CONIFEROUS 77 DECIDUOUS 185 45 V_ cl c 12 12 -4— TO DOWNTOWN 47 SPRINGFIELD 15.00' PRIVATE u_ 126 FOREST RIDGE CONSERVATION ESMT. —MAIN ST. DRIVE co CL cc V_ LLj RAIL ROAD TRAM 0 LL 0 BOOTH KELLY RD. W N 64 E )'PUE it TR c� 8 FtD ob —JASPER RD. 72 0 LO V_ MT. VERNON RD. PROJECT LOCATION 71 MOLINTAINGATE DRIVE 2 Nl 30.901 '19 FOR UTILITY S TA TEMEN 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. VICINITY MAP SCALE: NTS U) ,e r% w �r Lli z 0 Wo W uj 00 mr W tr% Z LIJ LL UJ U. ULj w o< CL 0 mr U) F— EBB 3 3 Z014 V_ cl c • u_ 4) 00) v- co CL cc V_ LLj LL 64 E c� 8 cj 72 0 LO V_ a- Ni I U) ,e r% w �r Lli z 0 Wo W uj 00 mr W tr% Z LIJ LL UJ U. ULj w o< CL 0 mr U) F— EBB 3 3 Z014 "c v % r 7 v s 1717 ♦ ♦ r c +►* �rw#• tw�wA���„® �w ,�w�w���.►��r�;�vw�►w'��r�►w,► wow'►, �����j��«,+ ►`,j`v�,�►��,*�►A�►���',7v�#��w • Y COVER NSA! •Y '/ T t!' v v 7 '! V ♦ 17 ia��ir��'� ��.a< *at.��� *��ia��p��a *i�ati'► �. a�a�' �. a�a.. a.. a.. a►.�.a.a►.a.a►�►`�5►�'ra�a����. ' •�•%� ,.�- •� .v ..tom �' ���, :5i ...'� '6y.,h T• !'�'s.` y.y._ ..•� •Q. -• 1 \ , 1 , RETAINING WALL STEP PLANTINGS 1 , 1 SCALE: 1 " =10' -0' -m- " C '), 2 TRAIL HEAD /PICNIC AREA PLANTINGS, SCALES 1'- 10' -0' � e►s - { { LOT 7 i 57 SF ;;i! 11,480 SF sa- -- 75 114 ------ MOUNTAINGATE WEST :11j 7a_ ^176 •s � ; .,: ° • ;;t. 1.;e. • •,1:• :fit y • i, , � - _ -� J'� — r -I , , , f { :J - ,- LOT 14 �;; LOT 15 ' "140, - I 8,400 SF ; �� 8,410 SF _ - - r �I35 iC 1 O Y / -- - - - - - -- ' MOUNTAtNGk1E/ / OD x - , o , o C /may ' IS JJ ss 0 N W r. / , W V' °W w r W - Q &I-i" r C� C {1 Cq< " C '1 SYMBOL LANDSCAPE PLANT MATERIAL SCHEDULE AMELANCIER CANADENSIS 2" CAL. / B &B SERVICEBERRY AS SHOWN ACER RUBRUM 'RED SUNSET` 2" CAL. / B &B _ - - -_ -- -- ---'V',- QUERCUS GARRYANA 2.5" CAL. / B &B OREGON WHITE OAK - - -- 1 ' PSEUDOTSUGA MENZ/ES11 7' -8' HT / B &B DOUGLAS FIR AS SHOWN -- -- f , _ .r AS SHOWN i D ' •�•%� ,.�- •� .v ..tom �' ���, :5i ...'� '6y.,h T• !'�'s.` y.y._ ..•� •Q. -• 1 \ , 1 , RETAINING WALL STEP PLANTINGS 1 , 1 SCALE: 1 " =10' -0' -m- " C '), 2 TRAIL HEAD /PICNIC AREA PLANTINGS, SCALES 1'- 10' -0' � e►s - { { LOT 7 i 57 SF ;;i! 11,480 SF sa- -- 75 114 ------ MOUNTAINGATE WEST :11j 7a_ ^176 •s � ; .,: ° • ;;t. 1.;e. • •,1:• :fit y • i, , � - _ -� J'� — r -I , , , f { :J - ,- LOT 14 �;; LOT 15 ' "140, - I 8,400 SF ; �� 8,410 SF _ - - r �I35 iC 1 O Y / -- - - - - - -- ' MOUNTAtNGk1E/ / OD x - , o , o C /may ' IS JJ ss 0 N W r. / , W V' °W w r W - Q &I-i" r C� C {1 Cq< " C '1 SYMBOL LANDSCAPE PLANT MATERIAL SCHEDULE AMELANCIER CANADENSIS 2" CAL. / B &B SERVICEBERRY AS SHOWN ACER RUBRUM 'RED SUNSET` 2" CAL. / B &B 'RED SUNSET' RED MAPLE AS SHOWN QUERCUS GARRYANA 2.5" CAL. / B &B OREGON WHITE OAK AS SHOWN PSEUDOTSUGA MENZ/ES11 7' -8' HT / B &B DOUGLAS FIR AS SHOWN PINUS PONDEROSA 'WILLAMETTE' 7' -8' HT / B &B PONDEROSA PINE AS SHOWN THUJA PLICATA ` HOGAN' 7' -8' HT / B &B HOGAN CEDAR AS SHOWN CUPRESSUS NOOTKANENS/S 7' -8' HT / B &B WEEPING ALASKAN CEDAR AS SHOWN ACER CERCINATUM 3 TRUNK / B &B VINE MAPLE 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 rwwti fh,mi►F MAHONIA AQUIFOLIUM 3 GAL. TALL OREGON GRAPE SIZE a SYMPHORICARPOS ALBA 1 GAL. WHITE SNOWBERRY 3' -0" O.C. ROSA NOOTKANA 1 GAL. NOOTKA ROSE 3' -0" O.C. MYRICA CALIFOR/CA 3 GAL. PACIFIC WAX MYRTLE @ 1' -0" O.C. NANDINA DOMESTICA 3 GAL. HEAVENLY BAMBOO 8 LBS / 1,000 SF LiGUSTRUM JAPONICUM 3 GAL. JAPANESE PRIVET SIZE SPIRAEA BUMALDA 3 GAL. ANTHONY WATERER SPIRAEA U CALAMAGROSITS x A. 'KARL FOERSTER' 1 GAL. FEATHER REED GRASS l CEANOTHUS THYRSIFLORUS 'SKYLARK' 3 GAL. J� SKYLARK MOUNTAIN LILAC UX PINUS MUGO 36 "H x 36 "W MUGO PINE UNSHEARED BARK MULCH NUGGETS 3" LAYER FROM A LOCAL SUPPLIER Q � � BOULDER S =24" HT x 24" W SALVAGE FROM EXCAVATION M =30" HT x 36" W AND STOCKPILE FOR RE -USE L =36" HT x 48" W GENERAL NOTES: LANDSCAPE PLAN 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 DRAWING S AND I SPECIFI A C TONS 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. 0 20 40 SCALE: 1 "= 40' -0" eo ARE ��IP,mI( I. O o Qi N C R to C� to � LL o6 E c 8 co 72 CD 0 r —� L 0 CL Q w W Z W Q z C 0 ::707 C) z O z o < J W uj .j ,C? 5 w cL 0 O W = a GL �-.- W j t r% z W CJ W%-k W L U) �— C) a 1- >- z 0Q� CL m17 GROUNDCOVERS ITEM SIZE ARCTOSTAPHYLOS UVA -URSI 1 GAL. @ BEARBERRY 3' -0" O.C. COTONEASTER DAMMERI 1 GAL. @ ROCKSPRAY COTONEASTER 3' -0" O.C. RUSH/ SEDGE MIX ROOTED PLUGS JUNCUS PATENS / CAREX STIPATA @ 1' -0" O.C. FESTUCA RUBRA SEED @ RED FESCUE 8 LBS / 1,000 SF MISCELLANEOUS ITEM SIZE BARK MULCH NUGGETS 3" LAYER FROM A LOCAL SUPPLIER Q � � BOULDER S =24" HT x 24" W SALVAGE FROM EXCAVATION M =30" HT x 36" W AND STOCKPILE FOR RE -USE L =36" HT x 48" W GENERAL NOTES: LANDSCAPE PLAN 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 DRAWING S AND I SPECIFI A C TONS 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. 0 20 40 SCALE: 1 "= 40' -0" eo ARE ��IP,mI( I. O o Qi N C R to C� to � LL o6 E c 8 co 72 CD 0 r —� L 0 CL Q w W Z W Q z C 0 ::707 C) z O z o < J W uj .j ,C? 5 w cL 0 O W = a GL �-.- W j t r% z W CJ W%-k W L U) �— C) a 1- >- z 0Q� CL m17