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HomeMy WebLinkAboutPlan, Final APPLICANT 8/20/2014McKenzie Living 6452 A Street, Springfield, Orego FINAL, SITE PLAN REVIE\i,/ VICINITY MAP .SCHEDULE OF DRAWINGS 1-1.0 COVER SHEET L2.0 EXISTING CONDITIONS L3.0 SITE PLAN L4.0 LAYOUT PLAN L5.0 GRADING PLAN L6.0 UTILITY PLAN L7.0 PLANTING PLAN A3.1 FLOOR PLAN/ELEVATIONS PROJECT DIRECTORY OWNER/APPLICANT MCKENZIE LIVING LAND, LLC 611 NORTH CLOVERLEAF LOOP SPRINGFIELD, OR 97477 (541) 744-9817 CONTACT: MARK KINKADE, Applicant mkinkade@gatewayliving.com PLANNER/LANDSCAPE ARCHITECT SCHIRMER SATRE GROUP PLANNERS, LANDSCAPE ARCHITECTS & ENVIRONMENTAL SPECIALISTS 375 WEST 4TH, SUITE 201 EUGENE, OREGON 97401 (541) 686-4540 - FAX (541) 686-4577 CONTACT: RICK SATRE, AICP, ASLA, CSI rick(&-schirmersatre.com MICHAEL SANCHEZ, RLA michael@schirmersatre.com ARCHITECT AWJ ARCHITECTURE, P.C. 1500 VALLEY RIVER DR., SUITE 220 EUGENE, OR 97401 (541) 342-6511 CONTACT: DAVID JONES, AIA, CSI davidoawjarchitects.com CIVIL ENGINEER/SURVEYOR BRANCH ENGINEERING, INC. 310 FIFTH STREET SPRINGFIELD, OREGON 97477 (541) 746-0637 CONTACT: RENEE CLOUGH, PLS, PE, AICP renee@branchengineering.com FINAL SITE PLAN -O` r" PL]A FINAL sIT 3'T Aus 2 9 2014 planner: �1 if- Co TVA)q- 0001 D T-mo,t SH-e- Plan 'RC dieuD Date Received: a -L AUG 15 2014 L[V)()j LAA / -F9 oaae's Finai slubmittai + LANDSCAPE ARCHITECTS + SCHIRMER SAIR0 EN 'u a- a- 5 O . ;-z -- 1 R -4 U-) 0 0) OT a '00 -w- 20 ILI LO =3 X LIJ (a ILL - -0 E C> ws 9 q ILI '0T -- -� E coxa w� 000 ma'0=aa in CY) CL ST Rlli�� 4 D M. M.SATRE OREGON 044P& 0 0 tll LLJ C) WZ025 � (/) C) > 0 0 uj -i W 4-0 C4 N to Z< >W 0U-) It a. C.0 kN ( Scale: NTS 0 00 00 00 Revisions # Date Description CL zi a C13 co 0 CD C o - Ll mO C I 6'-11" ° t i VOQO MAGNOLIA S89°56'30"E 6' S89 56 30 E FJCISTI G 6 WOOD FENCE i PRE PL ADJ: 71.00 91 Ib 0 �� �� PRE PL ADJ: 71.00 fr 1 1 MAGNOLIA t POST PL ADJ: 77.92 h�� -- POST PL ADJ: 64.08 G 0 t t • t Y Y a t---•--------- -- -- -------------------------------------- ---------------------------- i 0 Y - �6. W i I (E) CONCRETE WALK' I `� -- --=——-------------------------------------------------------r-------- ---- � I P.U.E.I 0* ` I SETBAC t 1 �� 1 t X (E) OPEN SPACE �� 1 • I I I : MN ; ' W• I x I G I fix z --•e-" I r Y E G G I 0©9 w: G G 1 r- € �0• G� �`.QG ` G� G��G hryO• X l h�, FIR y I °0' Lil �l::' I _..4.- l 2i I (E) PATIO . ; • • ., �G n. �Ci�C, �,lr Q G �� < F G'•-Gyy W. Z:' h h �, i D ; ..(E) PORCH _ / 1 L.kc•„ 0 L4}Nql 1 FIR I 1 ' U t EXISTING FACILITY .. - :OC1 �1 I � t hry�G 0. �' I �� j Cl) XKo 8 -4— T.- I CO I C 0• G Gp��ti l� s �►� SIGN SIGN 6452 NORTH W STREET h =. _- h ------1= FIR i I I EXISTING (15) BED, 4227 S.F., C----� I SENIOR CARE FACILITY W/ 550 S.F. STUDIO APT. I OSC CLASSIFICATION 0�� F o1g OCG 9h6 ��"" X t 1 •\�____ _ �' G �N �G : ' %% FJCISTtNG FENCE 16'-0" A I 8-0" 'C(E) AIG 1 Al We_o,•��} '� t�t 1 ' t TRASH 01 . A RATUIt� .. �i�l' p�0 hog 9� ON X X I - I ... t q (E) DRIVEWAY AND PARKING .. = • • G I I , Low (E) PARKING. CHERRY O i b w b = tib. �\\ 4j VN89°54'40"E PIN: • N89°54'40"E ,.�:, . T:�; : _ PRE PL ADJ: 71.00 :.r_ _ PRE PL ADJ. 71.00 POST PL ADJ: 77.92 i POST PL ADJ: 64.08 (E) PUBLIC SIDEWALK ��� — ---��. (E) PUBLIC SIDEWALK RI41.517.38 C! G (E) DRIVEWAY APRON G & CURB CUT�- �1 C �h \4) LOT 4000 I t +COLUMNARIMAPLE hK41 (E) DRIVEWAY APRON ' ' •C• / ` �G �G � -��G j � �� (E) DRIVEWAY APRON ; ,�G G �� j A CURB CUT (}� 4J� O 1 '"COLUMNAR ���PLE 0 Q &CURB CUT t OJ4i 4j� I 0 �1„• �,,• ����'�•�G� ; 1�. ;.”' �' •tiG �1• ��; � R�•� kgMNARN4APLE10 h'`1 hKA h'`1 hK1g h��� LOT 3900 NORTH 'A' STREET 61,�G Og,�G 1b 1b ril SITE ASSESSMENT OF EXISTING CONDITIONS 1. Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor • Plan prepared by licensed Landscape Architect 2. Vicinity Map • See sheet L1.0 for vicinity map 3. The name, location and dimensions of all existing site features including buildings, curb cuts, trees, and impervious surface areas, dearly indicating what is remaining and what is being removed. For existing structures to remain, also indicate present use, size, setbacks from property lines, and distance between buildings • See plan this sheet 4. The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Developments Services Department • Per the Water Quality Limited Watercourse Map the site contains no watercourses. 5. The 100 -year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision • Project Site is located in Zone X: Areas determined to be outside 500 -year floodplain 6. The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Services Department • Project site is located in the 20.99 combined Zone of Concentration 7. Physical features including, but not limited to trees 5" in diameter or greater when measured 41/2 feet above the ground (stands of more than five (5) trees may be shown as a cluster with mix of trees species noted), riparian areas, wetlands and rock outcroppings • See plan for location of all trees 5" or larger. Site contains no riparian areas, wetlands or rods outcroppings SOILS • SOILS ON SITE ARE SALEM -URBAN LAND COMPLEX, A TYPE B HYDROLOGIC SOIL. FOR MORE INFORMATION SEE STORM MEMO. FINAL SITE PLAN AUG ' planner—_._ Date ive AUG 15 20% f LANDSCAPE ARCHITECTS + SCHIr r S A T R 111 Z 0 WW W Q z10 wa���a ZWZ�=� 0�=ON� W0000} LO O Q C) al- OLLIz S F625 toV zw O Wazl-F C Lr QQO=ooLL 03 X< a`r 1wo0 00 Wi X W t6 I— -LL• o�wawirw zc�iaoLL�� r � Q N O 0 Jd)(A.ZWNQ (� U w>6.��1=� tri � a Z W y _W M fo W L d 3:Z LL 0 =a,:, ZQ O •*+ r W � Z F W J d N to L waw1 U- �wW�l-wy V LO C !"r-5 0 0 con =Lu2zL U n W Z- LL 2 4 V1. D M. SATRE ., ' OREGON LL VIP 0z CD Z F- W � 2z � o 0 V1 Z CL 06 otS W C) o J Z nom' wW J <C N V) cf M < W N UJ 0 �N■/� 0 4 8 16 Revisions # Date Description m cc m co L co QC cts fCCA G c L 76 W E z m •es Q C Y m O 1 a L2mO CL 0 W R' W 0 0 N a 2 / MAGNOLIA, i S89°56'30"E EXISTING 6' WOOD FENCE / S89°56'30"ELd / \ //� �/-,/� �,/�/�/',/�• //- /-,/� r/-i//'//�i/''i/ //' /r' i/ �' k ,AO"/ ,r/ i/ •fir /r/ i// ii ii/ �i/�ir ,i/ ,/��ir / ii,, \` `` . ,, , . ` ` ; `, `�\�` , . ` \ ,` .`,` , . `,\` ` `, ;` , INS 01 ► ///,// r __:!----"b --- =.-- ---- --- --- -� ------------------- --- -- ---- --- -=-A - as Ya -- Q ------ m --.- ----�' -� -- --- ----\ d d\. 1 d a 1 (E) CONCRETE WALL( Q v a - Q' v d_ Q t Q // / COVERED SOLID WALL, 6 HIGH WITH WING GATES FOR TRASH ENCLOSURE FINISHED TO MATCH BUILDING SIDING. \ ,`` ` ` ` ` • ` `\ ` `` , , ` ` + ` `,`.`` SEE ARCHITECTURE PLANS. ° I .3 / PE. �% i ; \`�`` I i I ! \\ c SE .U, SANITARY SEWER CONNECTION. SEE SHEET L6.0. 13E) E) I.BED 1.BED 1.13E 1 . . /�//��//�,/ 111 ' :r! • \� \ \ \ `\` � \ \ \ \\; \\\;; W`\\\\ d 1 0 TWO HOOP STYLE BIKE RACKS. I (4) FOUR BIKE PARKING SPACES.///j//jj// ,r, _ __ _ _ _ _ _ _ _ _ BATH I ` • /�// /// /iji/�///�///,//�,/ - `� `; .� `; \ `\ `` `` `` � � I 1. BED � `� Li Vi i�iG I , \ \ \ O \\\\` \\ \ \ I \ \ \ I Z \` \ J \;\` ``\\\`Z` ZI I \ `` ``\ ``` ` EIS \, `,\, q \\ aj ,`` p. \`` { I HALL , (E} PATIO . , a z [��BED ; W. /j/� I moi• , , a \ , , `\ ------ I I \,` LLI R. O iii I (E) P0i2CH FOYER ( LIFT j// I //j// j/// j, '. . d d a 1 d� . � ` \� ``� ``` \`� `� `` `\� • — JAI`iITOR EXISTING FACILITY d ° d a �. �,,/ I M•"' mil I ri// 1 o N d � PROPOSED FACILITY p0/// I /j /j j // �// // j// /// • �.- `\ `\ �` ° - - (3448 SF, 10 -BED) j /,! I ///,/r////j i/ �i// \ `\ ``\ \ `\ ``\\ \\ `\ `` ` ` C@ 4Y N I BATH 01;1�,/�/,ice//iii,// . •, ` ` PROPOSED 6' NIGH, WROUGHT 1 IRON PEDESTRIAN GATES E i ` \ ��I,BED ` • \.\ i IL 6452 NORTH W STREET //,j j j, • /j%/j(/�% j%/jj% ... `,\ \ ` \� `, , PANTRY 1. B E DBE \ , EXISTING (15) BED, 4227 S.F., //j//%j `` \ ``.```KITCHEN00 SENIOR CARE FACILITY W/ a 550 S.F. STUDIO APT. ij \``;` ` O OSC CLASSIFICATION L I SR -4 //jj/r `,, `\ , 1 xE10 \ \\`\ `\\\\`\ \ ♦ \ ` ` : \ `\ ` ; ADDITIONAL PAVING ADDED TO CREATE COMPACT PARKING SPACE `,`. , ;`.`` , .\ , , , \ ,`\ `,`. , , \ , • � / ////// ,// ,/ /,/ ,// // , `,`,\\``\ `\ \ \\`, ;`.``� , . .\`, PROPOSED 6' HIGH, WROUGHT E)�c R FENCE \ ( ION `` ` `` � .\ ' 'RAMP . .. `\ `` . ` , ` ` , `\ ` , . ` \ '\ IN 41 USE- PROPOSED RAIN GARDEN INFILTRATION E DRIVEWAY AND PARKING ° d BASIN, SEE L6.0 UTILITY PLAN / Q PROPOSED PARKING (E} PARKING \\` CHERRY` ,\`` m ui \` do INN FS t 1 1 1 t 1 I PEAR I 1 I I ! ! / i r :0 IN POST PL ADJ: 77.92 / POST PL ADJ: 64.08 (E) PUBLIC SIDEWALK �\ -- / -- (E) PUBLIC SIDEWALK -- 1 1 1 1 1 MAPLE 1 PRECAST CONCRETE WHEELSTOP (TYP) ; 1 t / / VISION CLEARANCE TRIANGLE (TYP) NORTH'A' STREET MWI DEVELOPMENT AREA INFORMATION BUILDING 1. EXISTING FACILITY IS 49% (4227 SF FACILITY/ 8553 SF LOT) OF EXISTING SITE. WITH PROPERTY LINE ADJUSTMENT, IT WILL BE 45%(4227 SF FACILITY / 9385 SF LOT) OF SITE. 2. NEW FACILITY WILL BE 45% OF THE SITE (3448 SF BLDG 17707 SF LOT) AFTER PROPERTY LINE ADJUSTMENT. PAVING 1. EXISTING PAVING IS 25% (2126 SF FACILITY / 8553 SF LOT) OF EXISTING SITE. WITH PROPERTY 0 LINE ADJUSTMENT, IT WILL BE 28% (2655 SF FACILITY / 9385 SF LOT) OF SITE 2. EXISTING PAVING IS 9% (748 SF / 8540 SF LOT) OF NEW LOT. PROPOSED PAVING IS 13% (975 SF 1 7707 SF LOT) OF NEW LOT. LANDSCAPE 1. EXISTING LANDSCAPE IS 21% (1755 SF FACILITY / 8553 SF LOT) OF EXISTING SITE. WITH PROPERTY LINE ADJUSTMENT, IT WILL BE 22% (2051 SF FACILITY / 9385 SF LOT) OF SITE. 2. NEW LANDSCAPE WILL BE 40% (3046 SF / 7707 SF LOT) OF SITE. GENERAL NOTES 1. MAINTAIN A MINIMUM OF 3 FEET OF CLEAR SPACE AROUND THE CIRCUMFERANCE OF ALL FIRE DEPARTMENT CONNECTIONS. SLEEVE NOTES 1. SLEEVES SHOWN ON DRAWING ARE TO BE INSTALLED AS FOLLOWS: • SLEEVES TO BE SET 18" BELOW FINAL GRADE. • SLEEVES EXTEND 4" BEYOND ADJACENT PAVEMENT OR INSIDE FACE OF CURB, • OPEN ENDS ARE TO BE COVERED WITH DUCT TAPE • WOOD LOCATION STAKES (2 X 2 RED TOP) ARE TO BE PLACED AT ALL SLEEVE LOCATIONS AT FACE OF WALKS AND CURBS. 2. ALL SLEEVES SHALL BE SCHEDULE 40 PVC. 3. SEE PLAN FOR SLEEVE SIZE. 4. SLEEVE LAYOUT 1S SCHEMATIC. VERIFY LOCATIONS AND NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO INSTALLATION OF ELECTRICAL AND IRRIGATION SYSTEM. LEGEND SYMBOL ® Q 0 BF FS 0 o DESCRIPTION PROPERTY LINE SLEEVE, SIZE AS NOTED ON PLAN WATER METER GAS IRRIGATION VALVE ABOVE GRADE BACKFLOW ASSEMBLY AND FIRE SUPPRESSION DOUBLE CHECK DETECTOR ASSEMBLY DEVICE HEATING /AIR CONDITIONING HOOP BIKE RACKS PEDESTRIAN SCALE LIGHT STANDARD FENCE, SEE PLAN FOR TYPE & HEIGHT EXISTING IMPERVIOUS PAVING PROPOSED IMPERVIOUS PAVING EXISTING PLANT BED PROPOSED PLANT BED 1 SCREENING, SEE SHEET L7.0 EXISTING CONIFEROUS TREES 1 ! 1 1 EXISTING DECIDUOUS TREES 1 ! /OAK DRINKING WATER PROTECTION 1. Chemical spills or leaks at this location have the potential to contaminate Springfield's drinking water supply. Any chemical spills or leaks shall be cleaned up immediately and dean -up materials disposed offsite in accordance with Lane County and DEQ requirements. 2. Chemical handling, storage, and use: Contractors/developers shall be responsible for the safe handling and storage of chemicals, petroleum products, and fertilizers and the prevention of groundwater and storm water runoff contamination. Chemicals used during construction, including paint and cleaning materials/wastes, must not enter the soil or be washed into the storm water system. All chemicals should be stored in adequate secondary containment. 3. Equipment maintenance and fueling: Precautions must be taken to prevent fluid-containing equipment located outside from leaking, including providing a dedicated area for fueling and maintenance of equipment. This area should be prepared and maintained in a way that prevents spills or leaks from migrating to the soil or stone water drainage system. 4. No fill materials containing hazardous materials shall be used on this site. WELLHEAD PROTECTION 1. WELLHEAD PROTECTION SIGNS SHALL BE INSTALLED ON THE TRASH ENCLOSURE AND ADJACENT TO THE PARKING SPACES BY THE INFILTRATION RAIN GARDEN. DateReceived: AUG 15 2014 Final Submittal s -i- LANDSCAPE ARCHITECTS -I- SCHIRMER SATRH \` (E) DRIVEWAY APRON \`,�`\`.\`\`\`. \ `. ` `\ .`` `,` `\`,`. ` ` ` \`,` (E) DRIVEWAY APRON \ `\`` ``'�. \ \ . \ ; `.` \``\ `.`.`. ;.`\` ` ` ```` ` ` ` ,`\`` ` `` ` ` `\` \`\` ` ` ` ` ` ` (E) DRIVEWAY APRON ;\ `; `, & CURB CUT ` . ;, . & CURB CUT \ `; � `\` ``` \` ` &CURB CUT 1 ; ;\ ` \`\ \ `\ \ ; \ ; ` `\ ; ` i `�`` `\ ; .` ``\-COLUMNAR IL MAPLE ZF0CZ7W� Z O � ('e � ' x�wo zSa ir�m>zt'x C d W m ¢¢pwo0 J /-x nzrF-two X ��zQ��c� NORTH'A' STREET MWI DEVELOPMENT AREA INFORMATION BUILDING 1. EXISTING FACILITY IS 49% (4227 SF FACILITY/ 8553 SF LOT) OF EXISTING SITE. WITH PROPERTY LINE ADJUSTMENT, IT WILL BE 45%(4227 SF FACILITY / 9385 SF LOT) OF SITE. 2. NEW FACILITY WILL BE 45% OF THE SITE (3448 SF BLDG 17707 SF LOT) AFTER PROPERTY LINE ADJUSTMENT. PAVING 1. EXISTING PAVING IS 25% (2126 SF FACILITY / 8553 SF LOT) OF EXISTING SITE. WITH PROPERTY 0 LINE ADJUSTMENT, IT WILL BE 28% (2655 SF FACILITY / 9385 SF LOT) OF SITE 2. EXISTING PAVING IS 9% (748 SF / 8540 SF LOT) OF NEW LOT. PROPOSED PAVING IS 13% (975 SF 1 7707 SF LOT) OF NEW LOT. LANDSCAPE 1. EXISTING LANDSCAPE IS 21% (1755 SF FACILITY / 8553 SF LOT) OF EXISTING SITE. WITH PROPERTY LINE ADJUSTMENT, IT WILL BE 22% (2051 SF FACILITY / 9385 SF LOT) OF SITE. 2. NEW LANDSCAPE WILL BE 40% (3046 SF / 7707 SF LOT) OF SITE. GENERAL NOTES 1. MAINTAIN A MINIMUM OF 3 FEET OF CLEAR SPACE AROUND THE CIRCUMFERANCE OF ALL FIRE DEPARTMENT CONNECTIONS. SLEEVE NOTES 1. SLEEVES SHOWN ON DRAWING ARE TO BE INSTALLED AS FOLLOWS: • SLEEVES TO BE SET 18" BELOW FINAL GRADE. • SLEEVES EXTEND 4" BEYOND ADJACENT PAVEMENT OR INSIDE FACE OF CURB, • OPEN ENDS ARE TO BE COVERED WITH DUCT TAPE • WOOD LOCATION STAKES (2 X 2 RED TOP) ARE TO BE PLACED AT ALL SLEEVE LOCATIONS AT FACE OF WALKS AND CURBS. 2. ALL SLEEVES SHALL BE SCHEDULE 40 PVC. 3. SEE PLAN FOR SLEEVE SIZE. 4. SLEEVE LAYOUT 1S SCHEMATIC. VERIFY LOCATIONS AND NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO INSTALLATION OF ELECTRICAL AND IRRIGATION SYSTEM. LEGEND SYMBOL ® Q 0 BF FS 0 o DESCRIPTION PROPERTY LINE SLEEVE, SIZE AS NOTED ON PLAN WATER METER GAS IRRIGATION VALVE ABOVE GRADE BACKFLOW ASSEMBLY AND FIRE SUPPRESSION DOUBLE CHECK DETECTOR ASSEMBLY DEVICE HEATING /AIR CONDITIONING HOOP BIKE RACKS PEDESTRIAN SCALE LIGHT STANDARD FENCE, SEE PLAN FOR TYPE & HEIGHT EXISTING IMPERVIOUS PAVING PROPOSED IMPERVIOUS PAVING EXISTING PLANT BED PROPOSED PLANT BED 1 SCREENING, SEE SHEET L7.0 EXISTING CONIFEROUS TREES 1 ! 1 1 EXISTING DECIDUOUS TREES 1 ! /OAK DRINKING WATER PROTECTION 1. Chemical spills or leaks at this location have the potential to contaminate Springfield's drinking water supply. Any chemical spills or leaks shall be cleaned up immediately and dean -up materials disposed offsite in accordance with Lane County and DEQ requirements. 2. Chemical handling, storage, and use: Contractors/developers shall be responsible for the safe handling and storage of chemicals, petroleum products, and fertilizers and the prevention of groundwater and storm water runoff contamination. Chemicals used during construction, including paint and cleaning materials/wastes, must not enter the soil or be washed into the storm water system. All chemicals should be stored in adequate secondary containment. 3. Equipment maintenance and fueling: Precautions must be taken to prevent fluid-containing equipment located outside from leaking, including providing a dedicated area for fueling and maintenance of equipment. This area should be prepared and maintained in a way that prevents spills or leaks from migrating to the soil or stone water drainage system. 4. No fill materials containing hazardous materials shall be used on this site. WELLHEAD PROTECTION 1. WELLHEAD PROTECTION SIGNS SHALL BE INSTALLED ON THE TRASH ENCLOSURE AND ADJACENT TO THE PARKING SPACES BY THE INFILTRATION RAIN GARDEN. DateReceived: AUG 15 2014 Final Submittal s -i- LANDSCAPE ARCHITECTS -I- SCHIRMER SATRH Z 0 w LL, 101 r- F- t pC 0 waW��a Z�o &T=o61 IL Z OO O ZF0CZ7W� Z O � ('e � ' x�wo zSa ir�m>zt'x C d W m ¢¢pwo0 J /-x nzrF-two X ��zQ��c� W M I... _ 1L otw MIM ¢- t; 6; o- Q E W rz N O O zw�W�ow Cl) 10 W LI.I O L ~= C7 = V) = >;,6 E w,-5Z<,W= iwxan-zm>a t� •�.' �xy��wx v � c �¢ y 0 p a a �-,-LLp�n ce) ILxWx>Fp W ._ D M. SATRE OREGON � A 0 L O — 4— \.JJ O C) 'n O Z_«a O O W J on 04 ren � IV V/ '- Z ,Q co ' W N Q N Scale://8' =1' - 0" 0 4 8 16 Revisions # Date Description m of C a m CID o r E N ao R ti E 3 Z m � V C Y q m a L3mO a - D C� W Cn of W of U rn ICFCl Cl N f'e MAGNOLIA / `\ �\ S89°56'30"E IST1hG 6' WOOD FENCE / S89°56'30"E f / \ PRE PL ADJ: 71.00 PRE PL ADJ: 71.00 SI J MAGNOLIA i POST PL ADJ: 77.92-- POST PL ADJ: 64.08 0 114 J a I I - _ J i t ° r--- o ---------- --- --------- - ---———————————————————------------- - --- �%-- -7E) C� `rll W I I I v ----r ------ II + I 0gcd ` I ! 0< \ f \ 9 ILL ow CO W 51 w - P.U.E. , ii X vwj I ( I I �� SE BAC F - co I --- 1.B 1.BE s 1.BE BE I .5) L_I_ 1Y ( r-4 x —-------------- — I + 1 w ---------- , _ I w M. \ ! I I BATH I I 6'-0„ 22'-2" \ ! "� j 1 I ( I i c 1 Z10LIVING I I L_ _J iv I F 0 CI 1 Z`a o LIdENI //} -- // I I I / f I 1" 1 w. / I (E) PATIO p / G - y HALL I i a. IN i wt 1 I z i / I 1 I (E) PORCH �/J 1 ( FOYEI i --- I------- 1 I _}-' I LIFT JANITOR ! I s . w 1.BEi� � I z I EXISTING FACILITY �H i� C �y=II \ILLI 00 i ! I 1 `" Si TYP. I NG SEE ARCHITECTURAL PLANS 9 \ j Z ! I I FOR BUILDING DIMENSIONS ' X N ' w o I I o E I— SIGN I ■ € - SIGN 6452 NORTH W STREET , \ PANTRY 1.BE \ \ 1.BE � I I -I EXISTING (15) BED, 4227 S.F., © 0i KITCH N I SENIOR CARE FACILITY W1 I , 550 S.F. STUDIO APT. 4' 5 I ! I I \ OSC CLASSIFICATION I SR -4 ! I 41, I I 8'-0" 8'-0" �� 11,_7" 8'-0" 8'-0" I (E) A/C RAMP o o D D o i E i ` 1111F q lw / + q 3- (E) DRIVEW4 AN4ARKING + 6 \\ I LL V w —N --- I IFb I -------- —J------ — --- ----------- -- ---- Y-- -------- ----- ---- — — — — — — — — I- i I I 16-0" :0 (E) PARKING \----1— Q Q CHERRY ^ o \ \ 16�-0,� BF / \�� \ co V ti \ 1 , 2 \ 1J / ,i j \ FS / 7 8 �•�,,\ ++ I+(89° 4'40)' . ®®. J .. ��.. N89054'40"E -� / PRE PL ADJ: 71.0 PRE PL J: 73. \ POST PL ADJ: 77.92 i POST PL ADJ: 64.08 {E} PUBLIC SIDEWALK °`\=_- __ (E) PUBLIC SIDEWALK --- i� (E) DRIVEWAY APRON J i (E) DRIVEWAY APRON J I (E) DRIVEWAY APRON I & CURB CUT `------�� ' �iCOLUMNARJMAAPLE & CURB CUT +COLUMNARtAAPLE &CURB CUT + / + / + COLUMNAR NORTH 'A' STREET FIR 1. THIS SHEET SHOWS EXISTING CONDITIONS, SITE IMPROVEMENTS AND HORIZONTAL LAYOUT. FOR VERTICAL LAYOUT SEE GRADING PLAN. 2. ALL DIMENSIONS ARE TO FACE OF WALL OR EXISTING ELEMENT UNLESS NOTED OTHERWISE. ALL ANGLES ARE 90 UNLESS NOTED OTHERWISE. 3. ALL CONCRETE PAVING JOINTS NOT SPECIFICALLY DIMENSIONED SHALL BE EQUALLY SPACED BETWEEN SHOWN OR NOTED LIMITS. 4. CEASE LAYOUT WORK AND NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES IN DIMENSIONS, DEGREES, LOCATIONS, STAKES, ETC. OBTAIN LANDSCAPE ARCHITECTS APPROVAL PRIOR TO EXECUTING ANY LAYOUT WORK DIFFERENT FROM THAT SHOWN OR SPECIFIED. 5. ALL ON SITE CONSTRUCTION ACTIVITIES SHALL COMPLY WITH ALL APPLICABLE CITY OF SPRINGFIELD CODES AND ORDINANCES. SITE LAYOUT INFORMATION 1. PARKING SPACES: 8 TOTAL • ADA SPACES - (2) VAN ACCESSIBLE • (6) COMPACT SPACES 2. SOLAR SETBACK (SSB) 3. LANE TRANSIT DISTRICT FACILITIES (LTD) - LTD ACCESS IS AVAILABLE ALONG MAIN STREET/HWY 126. THE FOLLOWING STOPS ARE WITHIN 1/2 MILE OF THE PROJECT SITE: • BUSES 11 &91 @ N/S OF MAIN WEST OF 60TH PLACE • BUSES 11 & 91 @ N/S OF MAIN EAST OF 62ND PLACE • BUSES 11 & 91 @ N/S OF MAIN EAST OF 63RD PLACE • BUSES 11 &91 @ NIS OF MAIN WEST OF 66TH PLACE • BUSES 11 & 91 @ N/S OF MAIN WEST OF 68TH PLACE LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION 41", VEHICULAR ACCESS Si SCORE JOINT, TYP. \ CJ COLD JOINT TYP. ADAACCESS _ GENERAL PEDESTRIAN ACCESS PEDESTRIAN SCALE LIGHT STANDARD CAST -IN-PLACE CONCRETE 1/4" RADIUS @ JOINT REMOVE ALL TROWEL MARKS. SEE SITE PLAN FOR LOCATION OF CJ #4 SPEED DOWEL WITH 18" LONG #4 SMOOTH ROD @12" O.G. INSTALL AT MID DEPTH OF SLAB. SPEED DOWEL AVAILABLE THROUGH WHITE CAP CONSTRUCTION SUPPLY @ 1 -800 -WHITECAP CORE AND EPDXY DOWEL IN EXISTING CONCRETE. s EXISTING CONCRETE 000000000000000000 00000 00000©00000 00-0-00000000000C`o n -OnOnO COLD JOINT SCALE: NTS - W 0 K ^AST IN PLACE CONCRETE • MINIMUM OF 3500 PSI • SAND FINISH • FOR LOCATION OF SCORE JOINTS OR COLD JOINTS, SEE LAYOUT PLAN 4 BAR 16" O.C. WITH A MINIMUM CLEARANCE OF 2". CONTINUOUS BAR MUST MAKE UP CORNERS. CONCRETE PAVING SCALE: NTS - tet' 6YKel'7wl]LII SCALE: NTS ij MINIMUM 6" OF 3/4" MINUS COMPACTED CRUSHED QUARRY ROCK COMPACTED TO AT LEAST 95% OF THE MATERIAL'S MAXIMUM DRY DENSITY AS DETERMINED BY AASHTO METHOD T-99 COMPACTED OR UNDISTURBED SUBGRADE OA, FINAL SITE P J4" RADIUS @ JOINT (typical). ZEINFORCING IS CONTINUOUS @ JOINT 2EMOVE ALL TROWEL MARKS AVS 2 0 2014 IEE LAYOUT PLAN FOR LOCATION OF SJ planner: CAST IN PLACE CONCRETE Date Received: AUG i 5 2014 E1481 Su! -i 3 3 a D W Q w -F LANDSCAPE ARCHITECTS -I- SCHIt SATRH 1 z 0 w ,L w _ O' T - THI ZWc�-=� �o�� r a o S O V~ LL Q WZ'�Om ti LID zEav�WZ 0a,�0uiz3°i a CO W>-awOw� O C: �aw0zLLj m r z x Oc'-°. Lri Lu PT W J PT % �tl.i t6 I- U- o�w`tw�w z0"0,:' Q 0O Ng� W tQ ZW�o� O U) N'e U rriF tD 1n (DzWwO w/ �• w=� = 3rW=t-Qx LL (� 46 Cu 2�ai '+rle-E r' tY d U)u') C wO waowa _ Qy U tx-WW��wai w��0Lt-�>_ Z G r ��-�LLO5o W.>? 2 F �a�o=aa U) M d =W=}~o� c�n.MIRM wcow4 Ot— D k SATRE .; ZE-4 ' OREGON 0 L 0 Z o � o V ZC amrn (� o 0 v0 \ U3 'T 0 Nr M Z Q O W N Q r t? �u'). a J 2(.0 Scale: 1/8° 1' - 0° 0 4 8 16 Revisions # Date Description m >r ca 0 - ® a 0 co tlJCA co E g ao liS ii z m a m 3 m eco a U a L4mO a D W Q w ��lip �0 Qj lb- \`. Qj 71.00 6 0 71.00 f . r t Q1 p�`b `��---�'' I 520.32 Fj� G h� MATCH VERIFY i 1 I — ------ --- ----------- --- --- --- --- --- — 1 i hQ rd p��0 _ I / M 0 I /�. �g' G h� f LANDSCAPE ARCHITECTS + �II 1 1 � 1.B -17B E-- MBE BE 0 1 W W W � GO --- - 0 ----- --------------------------------------------- �00w 0fu1 WQW�ua i -----------;------ I -To -- - _ -=pais Zo op 0 wzriW >- Q F�pQZOacUii 2?14 i I I U W ¢ S ¢ W m LO \\ 4"; r g¢ zW ui tnz WNL Q° (Cy O O irwgd 9 nzwW�=ax W (n co in ? J5,7 (D 1 A h 0 `\ � 1 U) co IL • s D M. SATRE U �k OREGON �g7 .P 170 O N 0 Z - �/grI \ i i OCG I Cy - �------------- ----_- _ �! I �h OQ Ln I— \ f ry0. OCG h��00 O1*G N'O��C, \ \ h�Q1 i I BATH I h�Q• h�`Q� h'` � 1• �., I �J I 1 i ' I h� Zi LIVING I\ I I I O ----------> I j 1 UOi/ I 1 0 � Z: / l I I�,, HEN' I 1[520.33 �� �G / / � E + — Y HALLI I AGO OGO AGO Oa, Z. s w. ENTRY 1 EP I I I h�` zi �G �°% FE 520.50 k I — — G O Q G LI I OYER 1 -- I 0� ►�'�G I aa�Io Q — i G Q�Q h�Q' h� ' 520.33 ------ ---- 1 G hry G G I i \ ;ff:�BEEDI ( PORCH - I 19.94 _ I h�hhG CH VERIFY � N _ I BATH I \ I i ' F' tih1� I h�0 e i.BEa f h X 5 G 1 fieG 20.33 0 1 God ------- I- E hRQ, X R X96 -- —----- — —--- — - ' i I h E ( \ PANTRY 1.BE \ \ 1.BE � KITCHILN I I I Nq O h\q G r I k 0� � el _ `^``FOS h 0 G 9GONG GONG I ❑ 01� �� h h Q 0 O� 519.38 519.55 0 . ' �� �' h� h� 1 5 9.60 i i X o I 1 i \ I MATCH VERIFY �G519.2 519.2— \\ --- -- ---------- --------------------------- ------------------------------------- --- 0-- - -- — ----- — - -----------�-----i---- i t Fj i -------- —r------ - - - - ------------ '------------------------------------ '°---- — �� — — — — — — — —��� ----- �`� ----- \�'\= --� 518.5 BOTTOM OF SWALE � I © i 519.36 F 519.0 519.0 71.00 l FS 71.00 T.. I ,• • / "�► 05 518.67 518.83 MATCH VERIFY MATCH VERIFY i 520.32 GRADING NOTES 1. VERIFY EXISTING ELEVATIONS WHERE NEW WORK ABUTS EXISTING TO REMAIN. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO ANY CONSTRUCTION. \\ 2. VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXCAVATION. REPAIR ANY �t DAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACILITIES AT CONTRACTOR'S EXPENSE AND t IN A MANNER APPROVED BY GENERAL CONTRACTOR. t 3. CLEANLY SAW CUT TREE ROOTS 1 FOOT INSIDE FACE OF NEW IMPROVEMENT, WHERE TREES OR 1 PLANT MATERIAL ABUT NEW CURBS, WALKS, OR PAVEMENT. i I 4. LANDSCAPE ARCHITECT WILL BE NOTIFIED 48 HOURS IN ADVANCE OF ALL SITE INSPECTIONS. r 1 r r t / / GRADING LEGEND �G ,�G fic �, fic h6 Opl 0� 1 h '�''- 1� 0 t ►� i O 0 h'Ij 9h 0 i Fjb4�1 • �1 • �1' �1 • ► a `�� 5 �1�' 1 • ►�1 • ►�1' �h�'�1� 'v0 • �0� h'�h, � h `�-----' 1 h�1� h�1 h�1h h�16 hK1� h�19 h'`�0 h SYMBOL DESCRIPTION PROPERTY LINE 4" SLEEVE, SIZE AS NOTED ON PLAN aW WATER METER © GAS 0 IRRIGATION VALVE HOOP BIKE RACKS FENCE, SEE PLAN FOR TYPE 8i HEIGHT FL FLOW LINE }- PROPOSED CLEAN OUT 99AO PROPOSED GRADE O EXISTING GRADE X \ DIRECTION OF DRAINAGE GRADE BREAK AUG 2 0 2014 i a� t f LANDSCAPE ARCHITECTS + 1 1 � 1.B -17B E-- MBE BE 0 I Cy - �------------- ----_- _ �! I �h OQ Ln I— \ f ry0. OCG h��00 O1*G N'O��C, \ \ h�Q1 i I BATH I h�Q• h�`Q� h'` � 1• �., I �J I 1 i ' I h� Zi LIVING I\ I I I O ----------> I j 1 UOi/ I 1 0 � Z: / l I I�,, HEN' I 1[520.33 �� �G / / � E + — Y HALLI I AGO OGO AGO Oa, Z. s w. ENTRY 1 EP I I I h�` zi �G �°% FE 520.50 k I — — G O Q G LI I OYER 1 -- I 0� ►�'�G I aa�Io Q — i G Q�Q h�Q' h� ' 520.33 ------ ---- 1 G hry G G I i \ ;ff:�BEEDI ( PORCH - I 19.94 _ I h�hhG CH VERIFY � N _ I BATH I \ I i ' F' tih1� I h�0 e i.BEa f h X 5 G 1 fieG 20.33 0 1 God ------- I- E hRQ, X R X96 -- —----- — —--- — - ' i I h E ( \ PANTRY 1.BE \ \ 1.BE � KITCHILN I I I Nq O h\q G r I k 0� � el _ `^``FOS h 0 G 9GONG GONG I ❑ 01� �� h h Q 0 O� 519.38 519.55 0 . ' �� �' h� h� 1 5 9.60 i i X o I 1 i \ I MATCH VERIFY �G519.2 519.2— \\ --- -- ---------- --------------------------- ------------------------------------- --- 0-- - -- — ----- — - -----------�-----i---- i t Fj i -------- —r------ - - - - ------------ '------------------------------------ '°---- — �� — — — — — — — —��� ----- �`� ----- \�'\= --� 518.5 BOTTOM OF SWALE � I © i 519.36 F 519.0 519.0 71.00 l FS 71.00 T.. I ,• • / "�► 05 518.67 518.83 MATCH VERIFY MATCH VERIFY i 520.32 GRADING NOTES 1. VERIFY EXISTING ELEVATIONS WHERE NEW WORK ABUTS EXISTING TO REMAIN. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO ANY CONSTRUCTION. \\ 2. VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXCAVATION. REPAIR ANY �t DAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACILITIES AT CONTRACTOR'S EXPENSE AND t IN A MANNER APPROVED BY GENERAL CONTRACTOR. t 3. CLEANLY SAW CUT TREE ROOTS 1 FOOT INSIDE FACE OF NEW IMPROVEMENT, WHERE TREES OR 1 PLANT MATERIAL ABUT NEW CURBS, WALKS, OR PAVEMENT. i I 4. LANDSCAPE ARCHITECT WILL BE NOTIFIED 48 HOURS IN ADVANCE OF ALL SITE INSPECTIONS. r 1 r r t / / GRADING LEGEND �G ,�G fic �, fic h6 Opl 0� 1 h '�''- 1� 0 t ►� i O 0 h'Ij 9h 0 i Fjb4�1 • �1 • �1' �1 • ► a `�� 5 �1�' 1 • ►�1 • ►�1' �h�'�1� 'v0 • �0� h'�h, � h `�-----' 1 h�1� h�1 h�1h h�16 hK1� h�19 h'`�0 h SYMBOL DESCRIPTION PROPERTY LINE 4" SLEEVE, SIZE AS NOTED ON PLAN aW WATER METER © GAS 0 IRRIGATION VALVE HOOP BIKE RACKS FENCE, SEE PLAN FOR TYPE 8i HEIGHT FL FLOW LINE }- PROPOSED CLEAN OUT 99AO PROPOSED GRADE O EXISTING GRADE X \ DIRECTION OF DRAINAGE GRADE BREAK AUG 2 0 2014 i a� t a. w w w f LANDSCAPE ARCHITECTS + 1 1 � 1 z 0 W W W �00w 0fu1 WQW�ua ter= au. O -=pais Zo op �' wzriW >- Q F�pQZOacUii Fawmp�� 0(b 1rmt U W ¢ S ¢ W m LO :3 W t6 o�Wawirw r g¢ zW ui tnz WNL Q° (Cy O O irwgd 9 nzwW�=ax W (n co in ? J5,7 (D 0`�sszc�`�u¢z= n/ � �i• � � X W ¢ O W = U) co IL • s D M. SATRE U �k OREGON �g7 .P O N 0 Z - ♦n ° L � o o � o V Z CL 0 w ,�; ch J N o Z N ® = , A N N CO Nr Z< r? W o N V� a CO kliv _ Scale: 1/8° 11-(Y 0 4 8 16 Revisions # Date Description m T m Q.. v 10 L mc co d' N Cu E N CO N LL Er z ca a V iy a L5mO a. w w w LEGEND G1N�EERIHG� -1.9 �.. - civil transportation SWAG CONl1lIM .. '. PROPOSED CONDIMS - o��eo .a a" ae� '$ a.�a 'P � e e �d 0- • ••Qa a' e � •w a® 6 a - e d o•� 'o e 0th fflufiloa —in BUILDING ENVELOPE !� �= co o « BUILDING ENVELOPE ♦ » , - • a O . Q ® N • . ba - �. a �8 m •� • ag ' ♦ A w a a $ (� N �V UNDERGROUND POWER W !/� � >. LL PROPERTY LINE ww WASTEWATER LINE D PR�FFss ADJOINER LINE #74232FE t'` Z O EGON --- — EDGE OF AC T STORM WATER LINE — — • — — -- — — — — — — — ------------------------------ 1- 7 WATER UNE " FENCE ZCLC` o to ♦o C v vi � Z FIRE UNE w WATER LINE N `'� r st vs Z ch J ' U e_ X v v FENCE ww WASTEWATER LINE 7 (1 CLEAN OUT ST STORM UNE I CLEAN OUT a a �—) CONCRETE CONCRETE ® WATER METER ® WATER METER R w t -.aa fla 11 w 5 12 NOTES 1. THIS DOES NOT CONSTITUTE A BOUNDARY SURVEY AND IS SUBJECT TO ANY INACCURACIES A SUBSEQUENT SURVEY MAY DISCLOSE. 2. LOCATIONS OF UNDERGROUND UTILITIES SHOWN ARE BASED ON VISIBLE FACILITIES LOCATED ABOVE GROUND, AND PROPERTY OWNER DESCRIP77ONS OF UNDERGROUND FACILITIES NO CERTIFICATION IS MADE TO ACTUAL LOCATION OF UNDERGROUND UTILITIES. KEY NOTES NEW 1j" WATER SERVICE WITH I" WATER METER. SPRINGFIELD U17UTY BOARD (S U.B.) TO MAKE WATER SERVICE CONNECTION TO EXISTING MAINLINE. a11" DOMESTIC WATERLINE PROVIDE 36" MINIMUM COVER OVER PIPE. 1 " DOMESTIC REDUCED PRESSURE BACKFLOW ASSEMBLY AND 2" FIRE SUPPRESSION DOUBLE CHECK DETECTOR ASSEMBLY DEVICE IN AN ABOVEGROUND ENCLOSURE. ENCLOSURE SHALL MEET ALL SPRINGFIELD UTILITY BOARD REQUIREMENTS FOR SIZING AND SPACING AND MANUFACTURERS SPECIFICATIONS 2" FIRE SUPRESSION LINE PROVIDE 36" MINIMUM COVER OVER PIPE. (D IRRIGATION CONOUIT. SEE LANDSCAPE PLANS FOR MORE DETAILS. Q WATER CONNECTION POINT TO BUILDING. CONNECT TO EXIS77NG WASTEWATER STUB. NEW 4" WASTEWATER PIPE. (D 3" STORMWATER PIPE 10 NOT USED. D11 CONNECT TO EXISTING WEEP HOLE STORM PIPE. IF NO WEEP HOLE OR PIPE WAS CONSTRUCTED, A NEW COIVNEC77ON SHALL BE MADE 12 NEW WEEP HOLE CONNECTION AND STORM PIPE TO GUTTER LINE IN STREET 13 INFILTRATION RAIN GARDEN OR STORMWATER TREATMENT BASIN PER C17Y OF EUGENE STORMWATER MANAGEMENT MANUAL SEE LANDSCAPE PLAN FOR PLANTING DESIGN 14 NEW ELECTRICAL SERVICE TO BE COORDINATED- WITH SPRINGFIELD UTILITY BOARD. G IT MAY BE NECESSARY TO COORDINATE UPGRADING TRANSFORMER TO INCREASE ELECTRICAL CAPACITY TO ALLOW SERVICE FOR NEW DEVELOPMENT. 15 WASTEWATER CONNECTION TO BUILDING. 16 NEW WASTEWATER CLEANOUT IN 17 STORMWATER OVERFLOW GRATE 18 ASSUMED DOWNSPOUT LOCA17ON. FINAL LOCATIONS TO BE COORDINATED WITH ARCHITECT: 1g NEW GAS SERVICE SHALT. BE COORDINATED WITH NORTHWEST NATURAL. 20 FLOOR DRAIN WfTH 1/2" PEX COLD W47ER P -TRAP PRIMER PIPE 21 LIGHT POLE SEE LAYOUT PLAN GRAPHIC i i 5 10 20 FINAL PLAN AUS Date Received: AUG 15 20% Final Submittal G1N�EERIHG� -1.9 �.. - civil transportation structural • geotechnical .. '. d, 'O • - o��eo .a a" ae� '$ a.�a 'P � e e �d 0- • ••Qa a' e � •w a® 6 a - e d o•� 'o e 0th fflufiloa —in - .. i. !� �= co o « - ♦ » , - • a O . Q ® N • . ba - �. a �8 m •� • ag ' ♦ A w a a $ (� N �V a: om *F o� �Zoc W !/� � >. LL oc Ia ------^-- IL D PR�FFss s��q♦ #74232FE t'` Z O EGON --- — EXPIRE& DECB9M 31, 2014 — — • — — -- — — — — — — — ------------------------------ 1- 7 0 ZCLC` o to ♦o C v vi � Z � o 0 a-(1)mi L4*0� o J N `'� r st vs Z ch J ' U e_ Revisions # Date Dewiption 7 I `• v N Qv .- Z •m ,t o E 3 Z m Y a Q U �r 0 a L6:�wo 20 9 w8 a 1 TYP. O 18I 15 • -. � v i I C8 ~ 9 ca ts, J TYP t 18 W I I � a I EXISTING BUILDING NEW BUILDING I e ( w 64 e' e a 5 m s TYR 1$ a 9 I ♦ e ♦, ,yyl�`(�� e • a I 6 ! :. l :•' 9 L T T t OF LL 71= f3 a P 8 40 I _• a �-.—�• ' .:�—t —�9: —,�.� .ori.. �• • o � ..1 e 3 " , - � :• � � �_• �o > t . .. 1 HIM I " eo w t -.aa fla 11 w 5 12 NOTES 1. THIS DOES NOT CONSTITUTE A BOUNDARY SURVEY AND IS SUBJECT TO ANY INACCURACIES A SUBSEQUENT SURVEY MAY DISCLOSE. 2. LOCATIONS OF UNDERGROUND UTILITIES SHOWN ARE BASED ON VISIBLE FACILITIES LOCATED ABOVE GROUND, AND PROPERTY OWNER DESCRIP77ONS OF UNDERGROUND FACILITIES NO CERTIFICATION IS MADE TO ACTUAL LOCATION OF UNDERGROUND UTILITIES. KEY NOTES NEW 1j" WATER SERVICE WITH I" WATER METER. SPRINGFIELD U17UTY BOARD (S U.B.) TO MAKE WATER SERVICE CONNECTION TO EXISTING MAINLINE. a11" DOMESTIC WATERLINE PROVIDE 36" MINIMUM COVER OVER PIPE. 1 " DOMESTIC REDUCED PRESSURE BACKFLOW ASSEMBLY AND 2" FIRE SUPPRESSION DOUBLE CHECK DETECTOR ASSEMBLY DEVICE IN AN ABOVEGROUND ENCLOSURE. ENCLOSURE SHALL MEET ALL SPRINGFIELD UTILITY BOARD REQUIREMENTS FOR SIZING AND SPACING AND MANUFACTURERS SPECIFICATIONS 2" FIRE SUPRESSION LINE PROVIDE 36" MINIMUM COVER OVER PIPE. (D IRRIGATION CONOUIT. SEE LANDSCAPE PLANS FOR MORE DETAILS. Q WATER CONNECTION POINT TO BUILDING. CONNECT TO EXIS77NG WASTEWATER STUB. NEW 4" WASTEWATER PIPE. (D 3" STORMWATER PIPE 10 NOT USED. D11 CONNECT TO EXISTING WEEP HOLE STORM PIPE. IF NO WEEP HOLE OR PIPE WAS CONSTRUCTED, A NEW COIVNEC77ON SHALL BE MADE 12 NEW WEEP HOLE CONNECTION AND STORM PIPE TO GUTTER LINE IN STREET 13 INFILTRATION RAIN GARDEN OR STORMWATER TREATMENT BASIN PER C17Y OF EUGENE STORMWATER MANAGEMENT MANUAL SEE LANDSCAPE PLAN FOR PLANTING DESIGN 14 NEW ELECTRICAL SERVICE TO BE COORDINATED- WITH SPRINGFIELD UTILITY BOARD. G IT MAY BE NECESSARY TO COORDINATE UPGRADING TRANSFORMER TO INCREASE ELECTRICAL CAPACITY TO ALLOW SERVICE FOR NEW DEVELOPMENT. 15 WASTEWATER CONNECTION TO BUILDING. 16 NEW WASTEWATER CLEANOUT IN 17 STORMWATER OVERFLOW GRATE 18 ASSUMED DOWNSPOUT LOCA17ON. FINAL LOCATIONS TO BE COORDINATED WITH ARCHITECT: 1g NEW GAS SERVICE SHALT. BE COORDINATED WITH NORTHWEST NATURAL. 20 FLOOR DRAIN WfTH 1/2" PEX COLD W47ER P -TRAP PRIMER PIPE 21 LIGHT POLE SEE LAYOUT PLAN GRAPHIC i i 5 10 20 FINAL PLAN AUS Date Received: AUG 15 20% Final Submittal Q. D n W la w >r z U 0) v N G1N�EERIHG� ShW1977 civil transportation structural • geotechnical SURVEYING 310 Sth Street SprMgfield, OR 97477 p-. 541.746.0637 f: 541.746.0389 www.granchEngineering.com Sprtngfieid OR I Salem OR Z W LU �a:IFIE 0th fflufiloa —in h� !� �= co o « WCM z�v E- U LL E (� N �V a: om *F o� �Zoc W !/� � >. LL oc Ia S ff '� IL D PR�FFss #74232FE t'` Z O EGON C.5 EXPIRE& DECB9M 31, 2014 0 tt} L 0 ZCLC` o to ♦o C v vi � Z � o 0 a-(1)mi L4*0� o J N `'� r st vs Z ch J ' U e_ Revisions # Date Dewiption v N Qv .- Z 2 o E 3 Z m Y a Q U �r 0 a L6:�wo Q. D n W la w >r z U 0) v N (3) JAVA RED WEIGELA i i -`-(5) BLUEBEARD / �\\ (5) BLUEBEARD \\ 1 ����- ���` • . j (3) DWARF MAIDEN GRASS \ Ir ---t --- ------- - - - I {2) SWORD RD FERN ---------------------------------------- ------------------------- ti --- (6 - D -W RF MAID =KI GRA j I 1 DEER FERN + (1) JAV RED W IGELA (7) T %ji/ j %j%!/j/ {LAWN - .'(2) CHASTE TREE .. (57) SWEET WOODRUFF i --- `�" : ; , ♦ I (3) PREZIOSA HYDRANGEA 7. rj j f (4) CLAREMONT FLOWERING CURRENT OleI ' Nv�c 1.13E 1.13E .13 1:BE 1E I --_ _______- ' //� / ///jj/jjj jjj ` :. .� .. (3) SWORD FERN jV (5) PREZIOSA HYDRANGEA WAO - - - - - - - - - - 110 04 I BATH I LIVING I ( I 1 c (12) SPARKLER PALM SEDGE I 1 1 I i W X-11 (16) BRAMBLE / ` IlEl�� - _ (1) CLAREMONT FLOWERING CURRENT (2) BIRCHLEAF SPIREA ' HALL (8) VARIEGATED WINTER DAPHNE D 1 I OYER i 1 JAP,ifflR - - - - - - - - _ I (4) LITTLE SPIRE RUSSIAN SAGE I - -- I �.BED X ri ji I (8) DAVID VIBURNUM PORCH {2} GOLD JAPANESE HOLLY NJ j �'1 BATH I // / I // /// /// /// /// ♦ / 1 C J I C) BLACK BEAUTY ELDERBERRY ' Li 1 I (1) CLAREMONT FLOWERING CURRENT 01 SPARKLER PALM SEDGE - I / I I t I j j j/ j j•4 DAVID VIBURNUM ♦ I I ------------ i /j//ii//jj//jj//jam//i'%♦' / '' ' / i ♦ I - - _ (86) BRAMBLE / ♦ / / - _ - _ _ _ - - - - - - -1 ///j/ ////// ✓ / i / - `� PANTRY 1,13ED 1.13E � (3) KELSEY REDTWIG DOGWOOD //jj (4) SPRING BOUQUET VIBURNUM I KITCHEN I \\\\ 1 \ (11) KELSEY REDTWIG DOGWOOD /j F i Q I (1) MADONNA BLACK ELDER \ �\ (7) SPRING BOUQUET VIBURNUM (8) BLUEBEARD ol-� IF] �)c -y- -V / \ (4) DWARF MAIDEN GRASS EXISTING RHODODENDRON (12) KELSEY REDTWIG DOGWOOD / - \ TO REMAIN ----------------� -(1)PERSIAN PARRO- - — — — — — — — — — t / (83) BEACH STRAWBERRY t 1 r BFOF fir . .. .. / \ (35) BLUE OAT GRASS .N i' (26) BLUE OAT GRASS ---- (9) TUFTED HAIR GRASS \\ (3) MINNESOTA SNOWFLAKE MOCK ORANGE LAWN + . i' t`• 1 - `- 1 LAWN LAWN __'.�_--.' .•�.: ?. . f - •1- t .. 1 — FINISH SURFACE OF CONCRETE t • / 1 � i /,, ♦/moi /moi', 1 i (1) MARIE'S DOUBLEFILE VIBURNUM ` , I (8) BRAMBLE i VE 1\ ♦t" / - -ftL RATTATE D - L7.0 INWATE R GARDEN � � (4) KELSEY REDTWIG DOGWOOD (12) TUFTED HAIR GRASS + LAWN . t t + STORMWATER VEGETATED RAIN GARDEN.' 83 SF REQUIRED AND SHOWN. PLANTING FOLLOWS SCHEME I OF VEGETATED FILTRATION RAIN GARDEN AS PER 2.3.9 OF THE EUGENE STORMWATER MANAGEMENT MANUAL, PLANTING NOTES 1. NO SUBSTITUTIONS ALLOWED WITHOUT PRIOR APPROVAL FROM LANDSCAPE ARCHITECT. 2. MAKE MINOR ADJUSTMENTS IN TREE SPACING AS NECESSARY TO ACCOMMODATE THE IRRIGATION SYSTEM AS INSTALLED. 3. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES IN THE LAYOUT OF WORK PRIOR TO THE EXECUTION OF THE WORK. 4. VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXECUTION OF WORK. REPAIR ANY DAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACILITIES AT CONTRACTOR'S EXPENSE AND IN A MANNER APPROVED BY THE GENERAL CONTRACTOR. 5. TREES AND SHRUBS PLANTED TOO DEEPLY WILL NOT BE ACCEPTED. SEE TREE PLANTING DETAIL. 6. PREPARE PLANTING AREAS AS FOLLOWS: PLANT BEDS: • 15" IMPORTED TOPSOIL WITH 3" COMPOST AND FERTILIZER TILLED IN. A W ORGANIC MULCH LAYER WILL BE APPLIED TO PLANT BEDS IMMEDIATELY FOLLOWING PLANTING. 7. PRIOR TO APPROVAL OF BUILDING OCCUPANCY THE INFILTRATION RAIN GARDEN SHALL BE FULLY VEGETATED WITH ALL PLANT SPECIES ESTABLISHED, IF THIS CONDITION CANNOT BE MET ADDITIONAL INTERIM EROSION CONTROL/WATER QUALITY MEASURES ACCEPTABLE TO THE DEVELOPMENT AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AND MAINTAINED UNTIL FULL ESTABLISHMENT. PLANT LIST Qty. Botanical Name lCommon Name ISizejComme7 ts TREES 1 Parrotia persica jPerslan Parrotia 11.5. cal. SHRUBS 0 18 Ca o teris x clandonensis'Longwood Blue' Bluebeard 3 gal. FaQa�� 0 30 Comus sericea'Kelse '' Kelsey Redtwig Dogwood 3 gal 8 Daphne odora 'Aureomar inata' Variegated Winter Daphne 3 gal. r 8 Hydrangea 'Pre2josa' Preziosa Hydrangea 3 gal. ar-QNLu IMO � 2 Ilex crenata 'Dro s of Gold' Gold.Japanese Holly 5 gal. 4 Perovskia atri licifolia 'Little Spire' Little Spire Russian Sage 1 gal. W 3 Philadel hus x vir inalis'Minnesota Snowflake' Minnesota Snowflake Mock Orange 5 gal- o�waW�w 6 Ribes san uineum 'Claremont Claremont Flowering Current 5 gal. 2 Sambucus nigra 'Black Beauty Black Beauty Elderberry 5 al. 1 Sambucus ni ra 'Madonna' Madonna Black Elder 5 gal. 2 S iraea betulifolia Tor' Birchleaf Spirea 3 gal. 12 Vibumum davidii David's Viburnum 1 gal. Cq 1 Vibumum plicaturn var. tomentosum 'Mariesii' Marie's Doublefile Vibumum 5 gal. �a�no�a° =W=Y=ox 11 Vibumum tinus 'Spring Bouquet' Spring Bouquet Vibumum 3 gal. 2 Vitex a nus -cactus Chaste Tree 5 gal. 4 Weigela florida 'Java Red' Java Red Weigela 5 gal Also known as: Weigela florida'Foliis Purpureis' GRASSES OREGON 20 Carex h Voce hala 'S arkler' Sparkler Palm Sedge 1 gal. 21 Descham sia ces itosa 61 Helictotrichon sem ervirens Tufted Hair Grass Blue Oat Grass 1 gal. 1 gal. 13 Miscanthus sinensis 'Adagio! Dwarf Maiden Grass 1 gal. FERNS W 17 Blechnum s icant 51Polystichum munitum Deer Fern I Sword Fern 1 gal. GROUNDCOVER Z 57 Galium odorata Sweet Woodruff 4" 24" O.C. 110 Rubus pentalobus 113ramble RAIN GARDEN Qo V •L o 83 Fragaria chiloensis Beach Strawberry 4" 12" o.c. O 0 Z PLANT LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION �4"k,W O TREES x x EXISTING CONIFEROUS TREES ?"4' SHRUBS, GRASSES ' 11 j • • '+' j EXISTING DECIDUOUS TREES STORMWATER DETENTION BASIN, SEE SHEET L6.0 GROUNDCOVER 00,�4, i //j//jj//i ////j j// EXISTING PLANT BED WOODCHIP SERVICE PATH : , LAWN TREE PLANTING DETAIL 'A %d �OU $ 0% - A o g "Al o FINAL SITE PLA TREE STAKES AUB 2 0 20% D.F.2"x2"x6 MULCH TREE TIES planner: Grow Straight or approved IMPORTANT: Root crown to be a minimum of 4" above finish grade. PLANT SAUCER I ) PARKING SPACE AND TYPICAL FACILITY DETAIL, APPENDIX B. Form 3" rim 2 FT. N. FLAT BOTTOM, SEE LAYOUT PLAN WHEELSTOP SEE DETAIL 111-7.0 THIS SHEET. 12" GROWING MEDIUM + :.::. . PLANTS PER PLANTING PLAN ' TOPSOIL TO BE COVERED IN 2-3" OF 'REXIUS' TREE -N -SHRUB MIX OR EQUAL. + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + NON-FLOATABLE MULCH. lit=II�III-III ++++++++++++++++++++++++++++ ++++ 3:1 MAX. SLOPE _ _ _ + + + + + + + + + + + + + + + + + + � + ++++++++++ - I1 -11 UNDISTURBED OPEN GRADED DRAIN ROCK OR COMPACTED SUBGRADE 12" MIN. I I=1 I I=III=1 I I -I 11=1 I I _ OVERFLOW TO APPROVED �1 �I i( -I i=) i I -I ((=I I i=I (1=I �I (i -I (I -I i I�) 11 11 I=1 I �I 11=1 l I=1 11=1 11=111=1 11-► f I=1 I �I i �I + �t i i �I + 1=� i i� i t=iii=� i i=i 1 1-11 ri i DISCHARGE POINT f f=1 f 1=I I f -f 11=f f 1=1 i I -f i H (1=111 GEOTEXTILE FILTER FABRIC = _ = 1 I I--1 I [=111=1 11-1! I I I=1 I I=1 11=1 11=1 I X111=1 ! I -I UNDISTURBED SUBGRADE - - - - VEGETATED FILTRATION RAIN GARDEN 18x24 SCALE: NTS T11 x17 SCALE: NTS t' IRRIGATION SYSTEM NOTE 2x diameter of rootball NOTE: IRRIGATION SYSTEM TO BE INSTALLED IN ALL LAWN AND PLANT BED AREAS. IRRIGATION SYSTEM TO BE REMOVE TREE TIES AT ONE YEAR WARRANTEE. AUTOMATIC ELECTRIC SOLENOID CONTROLLED UNDERGROUND SPRINKLER SYSTEM WITH PVC PIPE AND FITTINGS, BACKFLOW PREVENTION DEVICE, AUTOMATIC CONTROLLER (IRRITROL, RAINBIRD OR APPROVED), 1 ELECTRIC REMOTE CONTROL VALVES WITH DRIP IRRIGATION. ALL VALVES TO BE LOCATED IN UNDERGROUND DECIDUOUS TREE DETAIL VALVE BOX (CARSON OR APPROVED), AUTOMATIC CONTROLLER TO BE LOCATED IN WEATHER PROOF LOCATION. 18x24 SCALE: NTS 11 x17 SCALE: NTS BACKFILL Fill halfway and water thoroughly before backfilling. TREE PEDESTAL Prepare subsoil to prevent settling Date Received: AUG 15 20% Mnal Submittal 2 + LANDSCAPE ARCHITECTS + 1 1 SATRH 0 w w w= FaQa�� 0 ire=oNF r >Ovi u 14* 1` U? O ar-QNLu IMO � CD 0 CID �azoami W>n.wUw� r C "t FawmOm� U V W F a= 4 m �- z x a¢o=0pn. W az�~F Iwo W itis o�waW�w _ U - Q O E a U¢ O z w o-a�=�� (/i N Re U w LU 111 2Eww3t-6! WW co � Cq w�z�t-ZQ p �a�no�a° =W=Y=ox rn M a # .. D M. SATRE U OREGON 0 W Iv O Z 4- o Qo V •L o z ra O 0 Z M COI O LU ~ N V?Cq Z Z co W O J r �to as a. 2 C0 Scale: 1/8° -1' - 01 0 4 8 16 Revisions # Date Description m a CID a Nrm <n E r � LL S m s � Lu CL o v o a X W 0) 00 o NEST ELEVATION SCALE: I SCALE: ',a" = 1'-0" TRASH ENCLOSURE _ SEE SITE PLAN FOR LOCATION AT EAST WALL OF EXISTING BUILDING \ EXISTING BUILDIWs OUTLINE SINGLE -PLY ROOF MEMBRANE 2x8 LEDGER REMOVE SIDING AS REQUIRED' 3-16d EA. STUD 3/8" T-111 NO GROVE: C 6" WIDE CURB W/ 04 CONT. POUR 1 W/ SLAB 4" CONC. SLAB J SLOPE TO DRAIN 1/2" ROOF SHEATHING 2x6's is 16" OZ. MAX ;4x8 Dr. #2 W/ 2x8 FASCIA 4 GUTTER SIMF'SON CC44 WELD TO COL. 04's 0 24" EA. WAY •4 PERIMETER BAR i ! i i EXISTING WALK TOP d BOT. a EDGE ! i 1�4x4 T.$.4' EMBED INTO 18"o FTG. i L _i !_ J SECTION SCALE: 1/4" = 1'-0" EXISTING BUILDING SIDING TO MATCH EXISTING--, J SOUTH ELEV. SCALE: 'a" GLAZING AREA : " - FRONT WALL AREA = 386 SF x 0.15 = 54 SF GLAZING AREA REQUIRED GLAZING AREA PROVIDED = (0+20+20)= 58 Sr-, - OK SOUTH ELEVATION RACING STREET SCALE: I/a" = 1'-0" 31' MR 30' for SOLAR ACCESS EAST ELEVATION 2x4 STUDS e 16" O.C. MAX. 12" SHEATHING W/ DRAINW RAP AND LAP SIDING TO MATCH EXISTING 44 T.S. 4' EMBED INTO 18"O M. 4 .. / CHAIN-LINK GATE W/ SLATS or OTHER SITE OBSCURING. d q. d d � 0 d z a. d Csi q g d x ° LL` °, a SANITARY DRAIN a q t j d CONC. APRON 4" CONC SLAB WI 6" WIDE CURB MATCH EXISTING STEMWALL HT. rEXISTING CONC. WALK EDGE 1 ii EXISTING BUILDING CHAIN LINK 111 i 11 ! REMOVABLE GATE W/ SLATS i ! j ! l i DOWEL TO Lii_1 ! CONCRETE t GATE LATCH EAST ELEV. SCALE: 'ia" = 1'-0" PORCH FIRST FLOOR Oi 1 A ii I. Tlymmmnll AU65 2014 OF 0*` IRevisions: f n Date: 1114/14 File: MdCEKIE Drawn: Di Job: 1403 Sheet Title: FLOOR PLAN