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HomeMy WebLinkAboutPlan, Tentative APPLICANT 4/30/2021Blliiiii III 9 1�� A a 1 NEW I IL c Tax Map: 17-03-15-40 in# m F*91 SCHEDULE OF DRAWINGS 1-1.0 COVER SHEET L2.0 SITE ASSESSMENT OF EXISTING CONDITIONS L3.0 CONCEPTUAL SITE PLAN AND LAYOUT PLAN L4.0 CONCEPTUAL GRADING PLAN L5.0 CONCEPTUAL LIGHTING PLAN L6.0 CONCEPTUAL PLANTING PLAN L7.0 IRRIGATION PLAN L8.0 TREE PRESERVATION PLAN L9.0 PLANTING & IRRIGATION DETAILS DESIGN TEAM MEMBERS PLANNER/LANDSCAPE ARCHITECT THE SATRE GROUP LAND USE PLANNERS, LANDSCAPE ARCHITECTS & ENVIRONMENTAL SPECIALISTS 375 WEST 4TH, SUITE 201 EUGENE, OREGON 07401 (541) 686-4540 CONTACT: RICK SATRE rick@satregroup.com SURVEYOR BRANCH ENGINEERING 310 FIFTH STREET SPRINGFIELD, OREGON 07477 (541) 746-0637 CONTACT: DAN NELSON, PLS DanN@branchengineering.com CIVIL BRANCH ENGINEERING 310 FIFTH STREET SPRINGFIELD, OREGON 97477 (541) 746-0637 CONTACT: Nathan Patterson, PE NathanP@branchengineering.com BUILDING DESIGN LUKE DESIGNS, INC. 1253 D STREET SPRINGFIELD, OR 97477 (541) 746-7757 CONTACT: MONTY LUKE LUKEDESIGNS7 a@GMAIL.COM LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 04-30-2021 t ;suz' f �A A. igt—..�'•�z^ sky i1 f,3Cx tk li ,�,v - rre yM1 "we/ t 1 f'Li £' J_�: �F r r N i V O O 46 in X 0 0 v 0 Ln ItC> �—^ 0 j2'^ tit f£e, SITE ASSESSMENT OF EXISTING CONDITIONS 1. Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor • Plan reviewed by a licensed Landscape Architect. • Survey prepared by licensed professional land surveyor. 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, clearly 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 partially located in Zone X: Areas determined to be outside 500 -year floodplain • Project Site is partially located in Zone AE: Areas determined to be in the 100 -year floodplain fi_ 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 2-5 year Time of Travel Zone. 7_ Physical features including, but not limited to trees 5" in diameter or greater when measured 4112 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 Dation of all trees 5" or larger. Site contains no riparian areas, wetlands or rock outcroppings. SOILS SOILS ON SITE ARE 100% MALABON SILTY CLAY LOAM. THESE SOILS ARE CHARACTERIZED BY THE USDA AND MRCS AS: SLOPES LESS THAN 3% WELL -DRAINED MODERATELY HIGH (0.20 TO 0.57 IN/HR) WATER TRANSMITTAL RATE NOT HYDRIC SOILS IN HYDROLOGIC SOIL GROUP C LEGEND I EXISTING DECIDUOUS TREE TO REMAIN �J `t S� EXISTING DECIDUOUS TREE TO REMOVE ADDITIONAL DETAILS IN TREE PRESERVATION PIAN, SHEET L8.0 <v LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION o4-sa2o21 [Till 4 4 In , a I " " 11 J:f tj I I I 1 19173 i— ! % � 11 1 1. FEMA FLOOD INSURANCE RATE MAP EXCERPT P R Oa- 0"c'E' C"Ir-r V 11-E WATER QUALITY LIMITED WATERCOURSES MAP EXCERPT f hMe 35.415 rre yM1 "we/ t 1 i~a. L w I., ,. N 1E) :4,3C�, f „i xr�J z_ a #£,f f SAN 1v /f S � i UO SITE ASSESSMENT OF EXISTING CONDITIONS 1. Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor • Plan reviewed by a licensed Landscape Architect. • Survey prepared by licensed professional land surveyor. 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, clearly 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 partially located in Zone X: Areas determined to be outside 500 -year floodplain • Project Site is partially located in Zone AE: Areas determined to be in the 100 -year floodplain fi_ 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 2-5 year Time of Travel Zone. 7_ Physical features including, but not limited to trees 5" in diameter or greater when measured 4112 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 Dation of all trees 5" or larger. Site contains no riparian areas, wetlands or rock outcroppings. SOILS SOILS ON SITE ARE 100% MALABON SILTY CLAY LOAM. THESE SOILS ARE CHARACTERIZED BY THE USDA AND MRCS AS: SLOPES LESS THAN 3% WELL -DRAINED MODERATELY HIGH (0.20 TO 0.57 IN/HR) WATER TRANSMITTAL RATE NOT HYDRIC SOILS IN HYDROLOGIC SOIL GROUP C LEGEND I EXISTING DECIDUOUS TREE TO REMAIN �J `t S� EXISTING DECIDUOUS TREE TO REMOVE ADDITIONAL DETAILS IN TREE PRESERVATION PIAN, SHEET L8.0 <v LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION o4-sa2o21 [Till 4 4 In , a I " " 11 J:f tj I I I 1 19173 i— ! % � 11 1 1. FEMA FLOOD INSURANCE RATE MAP EXCERPT P R Oa- 0"c'E' C"Ir-r V 11-E WATER QUALITY LIMITED WATERCOURSES MAP EXCERPT f hMe 35.415 rre yM1 "we/ t 1 i~a. L w I., ,. N :4,3C�, f „i > t z£ v}4r z_ a #£,f f SAN 1v /f i UO 4S SITE ASSESSMENT OF EXISTING CONDITIONS 1. Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor • Plan reviewed by a licensed Landscape Architect. • Survey prepared by licensed professional land surveyor. 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, clearly 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 partially located in Zone X: Areas determined to be outside 500 -year floodplain • Project Site is partially located in Zone AE: Areas determined to be in the 100 -year floodplain fi_ 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 2-5 year Time of Travel Zone. 7_ Physical features including, but not limited to trees 5" in diameter or greater when measured 4112 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 Dation of all trees 5" or larger. Site contains no riparian areas, wetlands or rock outcroppings. SOILS SOILS ON SITE ARE 100% MALABON SILTY CLAY LOAM. THESE SOILS ARE CHARACTERIZED BY THE USDA AND MRCS AS: SLOPES LESS THAN 3% WELL -DRAINED MODERATELY HIGH (0.20 TO 0.57 IN/HR) WATER TRANSMITTAL RATE NOT HYDRIC SOILS IN HYDROLOGIC SOIL GROUP C LEGEND I EXISTING DECIDUOUS TREE TO REMAIN �J `t S� EXISTING DECIDUOUS TREE TO REMOVE ADDITIONAL DETAILS IN TREE PRESERVATION PIAN, SHEET L8.0 <v LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION o4-sa2o21 [Till 4 4 In , a I " " 11 J:f tj I I I 1 19173 i— ! % � 11 1 1. FEMA FLOOD INSURANCE RATE MAP EXCERPT P R Oa- 0"c'E' C"Ir-r V 11-E WATER QUALITY LIMITED WATERCOURSES MAP EXCERPT e- U 0 0 m x d Q S a 0 - Nr ni cs N a en C M fr4b` dJss,r j 0.-e'� , t ��`�'-•l"�`P"""��1. �_� �l .-.. i . 4 ti � E t *,ir9tp *y%'l,t#g?i1; r4 J _ z J l -(E)SD fS;E )SD I /E' SD �` frE SD i=j�L i v 1-(EE)SD y(E)SD1 Jtiq s DEADMOND F'.\.\RrEx`\1f ROAD 35 ROW VARIES LIJ VEHICULAR ACCESS , .f _ 3 -� EXISTING SIDEWALK EXISTING UTILITY POLE AND STREET LIGHT 3 13D w I<m coF // / //sem f ! �f'+ F ;i. - yes. Ai Y rn W ecoCO 0 co W o o I-= z OIV O / //j// //_ f' / 3 PARKING & CIRCULATION SETBACK TO BE a °" PLANTED WITH 3 RGREEN 0-40" E:VE HEDGE AND SHADE TREES / NEW SIDEWALK EDGE TO MEET EXISTING • ` , } 25' TRANSITION TO ADJACENT LDR ZONE TRANSITION ZONE TO LDR TO BE PLANTED WITH SHADE TREES ALONG THE FENCELINE EVERY 30' O.C. YARD DRAIN INLETS AND PERIMETER FRENCH DRAIN PROPOSED FENCE - 6' HEIGHT TO PROVIDE VISUAL SCREENING ALONG ADJACENT LDR EXISTING 6 FENCE TO REMAIN YARD DRAIN INLETS AND PERIMETER FRENCH DRAIN 1� PRIVATE OPEN SPACE, 100 SF PER UNIT t COVERED PORCHES TOWNHOME (BUILDING 1): (2) 2 BR UNITS and (2) ONE BEDROOM UNITS PRIVATE PATIO (100 SF PER UNIT) x 1. 1 BR c@685 SF, 18.5`+/ TO EAVE 2. 1 BR @720 SF, 18.6 +/- TO EAVE 3. 2 BR @843 SF, HEIGHT 32'-7" +1 4. 2 BR @843 SF, HEIGHT 32'-7" +I- '` FIRE RISER _, FIRE R1SER SITE PLAN NOTES +T v LEGEND / --- *-` -- -�-- PROPERTY LINE (SUBJECT PROPERTY) MDR PARKING AND CIRCULATION 0 SF TOTAL 0 SF TOTAL IMPERVIOUS -.21;958 SF . ANY CHEMICAL SPILLS OR LEAKS MUST BE CLEANED UP IMMEDIATELY 4 REQUIRED MDR STANDARD: 13-28 DWELLING UNITS t NET ACRE PROPOSED NEW. TOTAL PERVIOUS/VEGETATED 15,068 SF W.. 75`-4" SITE SIZE: 0.85 GROSS ACRES (37,026 SF) r� PROPOSED FENCE 11-24 DWELLING UNITS TOTAL IMPERVIOUS SURFACE: 21,958 SF RIA' eT ,4 -_ SD E SSD j.. x . SETBACK 20 DU /NET ACRE THE SOIL OR BE WASHED INTO THE STORM WATER SYSTEM_ ALL v CHEMICALS SHOULD BE STORED IN ADEQUATE SECONDARY �- STANDARD PARKING SPACE (9' x 18') 4 ` • EQUIPMENT MAINTENANCE AND FUELING: PRECAUTIONS SHALL BE E O / //j// //_ f' / 3 PARKING & CIRCULATION SETBACK TO BE a °" PLANTED WITH 3 RGREEN 0-40" E:VE HEDGE AND SHADE TREES / NEW SIDEWALK EDGE TO MEET EXISTING • ` , } 25' TRANSITION TO ADJACENT LDR ZONE TRANSITION ZONE TO LDR TO BE PLANTED WITH SHADE TREES ALONG THE FENCELINE EVERY 30' O.C. YARD DRAIN INLETS AND PERIMETER FRENCH DRAIN PROPOSED FENCE - 6' HEIGHT TO PROVIDE VISUAL SCREENING ALONG ADJACENT LDR EXISTING 6 FENCE TO REMAIN YARD DRAIN INLETS AND PERIMETER FRENCH DRAIN 1� PRIVATE OPEN SPACE, 100 SF PER UNIT t COVERED PORCHES TOWNHOME (BUILDING 1): (2) 2 BR UNITS and (2) ONE BEDROOM UNITS PRIVATE PATIO (100 SF PER UNIT) x 1. 1 BR c@685 SF, 18.5`+/ TO EAVE 2. 1 BR @720 SF, 18.6 +/- TO EAVE 3. 2 BR @843 SF, HEIGHT 32'-7" +1 4. 2 BR @843 SF, HEIGHT 32'-7" +I- '` FIRE RISER _, FIRE R1SER I s ,s tram Rum mcm !! MEN -�� !� !ME !m arm !m !� ii -! Y !! !! -! 1�1 �� ��� � 1®1l�� ���� 10111 ���a�� 1�1 �� � ��� 1�1 �� ����� 101 ��,� ��� 101111���«'� 101 ► _ 1i11!!il HUJUININl3- SHOWN AS AN APPROXIMATE REFERENCE. NOT SURVEYED_ - TOWNHOME (BUILDING 2): (4) 2 BR UNITS and (1) ONE BEDROOM UNIT PRIVATE PATIO (100 SF PER UNIT) 5. 2 BR @876 SF, HEIGHT 32!-T' +!- 6. 2 BR @843 SF, HEIGHT 37-7- 7. 2 BR @876 SF, HEIGHT 32'-7" +/- 8_ 2 BR @876 SF, HEIGHT 32'-7" +/- 9. 1 BR @517 SF, HEIGHT 23`-7" +/- PROPOSED SHORT-TERM BIKE PARKING - 6 SPACES- 5 REQUIRED .00. TOWNHOME(BUILDING 3): (7) 2 BR UNITS and (1) ONE BEDROOM UNIT ,'. PRIVATE PATIO (100 SF PER UNIT) 10. 1 BR @517 SF, HEIGHT 23'-7" +I- 11-16.2 BR @843 SF, HEIGHT 3Z -r'+/- 17. 2'T`+/ - 17. 2 BR a@?876 SF, HEIGHT 32'-7" +1- � � z / COVERED RECYCLING & TRASH ENCLOSURE 8! x 16, WITH 6 SCREENINGWALLS ROOF TO 12 t FIRE RISER ESTIMATED DISTANCE FENCE TO SIDEWALK EDGE - ° 12" MINIMUM DISTANCE TO BE MAINTAINED ALONG ENTIRE FENCE PROPOSED 6' FENCE k A° EXISTING 10' PATH AND BIKEWAY ` MAINTAINS CONNECTION SOUTH 4 ACCESS EASEMENT BENEFITING 297 DEADMOND FERRY RD_ 5 DOC. # 99061898 PARKING & CIRCULATION SETBACK TO BE 'L = PLANTED WITH 30-40" EVERGREEN HEDGE _l. ARID SHADE TREES 30' O.C. SITE PLAN NOTES TABULATION OF IMPERVIOUS SURFACES LEGEND / --- *-` -- -�-- PROPERTY LINE (SUBJECT PROPERTY) MDR PARKING AND CIRCULATION 0 SF TOTAL 0 SF TOTAL IMPERVIOUS -.21;958 SF . ANY CHEMICAL SPILLS OR LEAKS MUST BE CLEANED UP IMMEDIATELY 4 REQUIRED MDR STANDARD: 13-28 DWELLING UNITS t NET ACRE PROPOSED NEW. TOTAL PERVIOUS/VEGETATED 15,068 SF W.. 75`-4" SITE SIZE: 0.85 GROSS ACRES (37,026 SF) r� PROPOSED FENCE 11-24 DWELLING UNITS TOTAL IMPERVIOUS SURFACE: 21,958 SF EXISTING EASEMENT PROPOSED: 17 DWELLING UNITS j.. x . SETBACK 20 DU /NET ACRE THE SOIL OR BE WASHED INTO THE STORM WATER SYSTEM_ ALL v CHEMICALS SHOULD BE STORED IN ADEQUATE SECONDARY �- STANDARD PARKING SPACE (9' x 18') VEHICLE PARKING: • EQUIPMENT MAINTENANCE AND FUELING: PRECAUTIONS SHALL BE E INCLUDES WHEEL STOP TO MEET REQUIRED: STANDARD: 1 SPACES I DU fa} fn m : ;s . FUELING AND MAINTENANCE OF EQUIPMENT. THIS AREA SHALL BE PREPARED AND MAINTAINED IN A WAY THAT PREVENTS SPILLS OR PROPOSED: UNIT 9 UNIT 8 - UNIT 7 'ClUNIT 6 - UNIT 5 LEAKS FROM MIGRATING TO THE SOIL OR STORM WATER DRAINAGE 0 INCLUDES WHEEL STOP TO MEET SYSTEM. EXISTING: Lane Transit Authority EmX, Pavillion Station i NO FILL MATERIALS CONTAINING HAZARDOUS MATERIALS SHALL BE REQUIREMENTS OF SDC 3.240(8)(f). BIKE PARKING: REQUIRED: STANDARD: 1 SPAGE 1 DU, 75°lo LONG-TERM 1 CONCRETE PAVING TEMPORARILY DURING CONSTRUCTION AND PERMANENTLY AT !moi///, RESULT: 13 LONG-TERM SPACES AND 5 NOTES TRASH/RECYCLING ENCLOSURE AND ADJACENT TO THE SWALE(S). THE SIGNS ARE INTENDED TO ALERT CONTRACTORS, SUBCONTRACTORS, SHORT-TERM SPACES -- - VEGETATED STORMWATER TREATMENT AREA PROPOSED: 18 SPACES I s ,s tram Rum mcm !! MEN -�� !� !ME !m arm !m !� ii -! Y !! !! -! 1�1 �� ��� � 1®1l�� ���� 10111 ���a�� 1�1 �� � ��� 1�1 �� ����� 101 ��,� ��� 101111���«'� 101 ► _ 1i11!!il HUJUININl3- SHOWN AS AN APPROXIMATE REFERENCE. NOT SURVEYED_ - TOWNHOME (BUILDING 2): (4) 2 BR UNITS and (1) ONE BEDROOM UNIT PRIVATE PATIO (100 SF PER UNIT) 5. 2 BR @876 SF, HEIGHT 32!-T' +!- 6. 2 BR @843 SF, HEIGHT 37-7- 7. 2 BR @876 SF, HEIGHT 32'-7" +/- 8_ 2 BR @876 SF, HEIGHT 32'-7" +/- 9. 1 BR @517 SF, HEIGHT 23`-7" +/- PROPOSED SHORT-TERM BIKE PARKING - 6 SPACES- 5 REQUIRED .00. TOWNHOME(BUILDING 3): (7) 2 BR UNITS and (1) ONE BEDROOM UNIT ,'. PRIVATE PATIO (100 SF PER UNIT) 10. 1 BR @517 SF, HEIGHT 23'-7" +I- 11-16.2 BR @843 SF, HEIGHT 3Z -r'+/- 17. 2'T`+/ - 17. 2 BR a@?876 SF, HEIGHT 32'-7" +1- � � z / COVERED RECYCLING & TRASH ENCLOSURE 8! x 16, WITH 6 SCREENINGWALLS ROOF TO 12 t FIRE RISER ESTIMATED DISTANCE FENCE TO SIDEWALK EDGE - ° 12" MINIMUM DISTANCE TO BE MAINTAINED ALONG ENTIRE FENCE PROPOSED 6' FENCE k A° EXISTING 10' PATH AND BIKEWAY ` MAINTAINS CONNECTION SOUTH 4 ACCESS EASEMENT BENEFITING 297 DEADMOND FERRY RD_ 5 DOC. # 99061898 PARKING & CIRCULATION SETBACK TO BE 'L = PLANTED WITH 30-40" EVERGREEN HEDGE _l. ARID SHADE TREES 30' O.C. 2. EXISTING CONDITIONS INFORMATION BASED ON SURVEY BY BRANCH ENGINEERING, INC., 310 FIFTH STREET, SPRINGFIELD, OREGON 97477, (541) z746-0637 - FAX (541) 746-0389. ti O 3. NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES IN THE Y = LAYOUT OF WORK PRIOR TO EXECUTION OF ANY WORK. Uig 4. OWNERS REPRESENTATIVE SHALL BE NOTIFIED 48 HOURS IN ADVANCE OF In ANYU `; ANY SITE REVIEWS. co -_ � 5. THERE SHALL BE REQUIRED REVIEWS BY OWNER'S REPRESENTATIVE b z PRIOR TO EXECUTION OF ANY WORK, INCLUDING AFTER STAKING & i Y LAYOUT, PRIOR POURING CONCRETE, PRIOR TO BACKFILLING AND ROUGH = f f GRADING. fi CL - { ` } L � I F i 6. PROVIDE SLEEVING UNDER HARDSCAPE TO ALL LANDSCAPE AREAS. 7. SEE DETAILS FOR INFORMATION ON CONSTRUCTION MATERIALS AND l r -f INSTALLATION METHODS. 8. PROVIDE EXPANSION JOINTS (EJ) AT INTERSECTIONS, CORNERS, OR ` WHERE CONCRETE SLABS MEET WALLS OR OTHER STRUCTURES. 9. PROVIDE CONSTRUCTION JOINTS (CJ) BETWEEN ALL POURS. 10. ALL CONCRETE PAVING JOINTS NOT LABELED OTHERWISE ARE CONTROL JOINTS (SJ). 10. OMIT DOWELS AT EXPANSION JOINTS ABUTTING WALLS AND STRUCTURES. 11. ALL CONCRETE PAVING JOINTS SHALL BE EQUALLY SPACED BETWEEN SHOWN OR NOTED LIMITS, AND SHALL BE AT 90" ANGLES TO EDGES OF S 3f PAVEMENT AND OTHER JOINTS UNLESS OTHERWISE INDICATED. 12.ALIGN CURB AND GUTTER JOINTS WITH CONCRETE PAVING JOINTS WHERE ADJACENT. 13. SEE BUILDING PLANS FOR FOR ADDITIONAL BUILDING INFORMATION. 14. SEE CIVIL PLANS FOR ADDITIONAL CIVIL INFORMATION. LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION o4-sa2o21 + LANDSCAPE ARCHITECTS - us _ U_ _ /� LUM O 0 �tll z Q W tp!iz�F-� �S' Qt_ai z�o�-cicC V_ Q1% o� C) o tod cc�om;; tQ rLda�F C at d 15 v cszn X ;mss ��oaz-- HE OW w Q�o�uQ LU o� ELS U_ �3-.12+`-':z� C9 N Q!�mQ�o� E�',w UJ 0zvcc wO°�'�UJ ui r� g -r Lu iY = N Fwwo *wZ 3� ( 0 �tlIU3�ZFUJ F_ M D0. ���10=W' 84 i i t7' R IC M. S A T R E E` ORE ON � 3/11198 aa ,� V� SITE PLAN NOTES TABULATION OF IMPERVIOUS SURFACES LEGEND DENSITY AND DWELLING UNITS: --- *-` -- -�-- PROPERTY LINE (SUBJECT PROPERTY) MDR PARKING AND CIRCULATION 0 SF TOTAL 0 SF TOTAL IMPERVIOUS -.21;958 SF . ANY CHEMICAL SPILLS OR LEAKS MUST BE CLEANED UP IMMEDIATELY PROPERTY LINE (ADJACENT LOTS) REQUIRED MDR STANDARD: 13-28 DWELLING UNITS t NET ACRE PROPOSED NEW. TOTAL PERVIOUS/VEGETATED 15,068 SF W.. WITH LANE COUNTY AND DEQ REQUIREMENTS. IN EVERY CASE, CARE SITE SIZE: 0.85 GROSS ACRES (37,026 SF) r� PROPOSED FENCE 11-24 DWELLING UNITS TOTAL IMPERVIOUS SURFACE: 21,958 SF EXISTING EASEMENT PROPOSED: 17 DWELLING UNITS SETBACK 20 DU /NET ACRE THE SOIL OR BE WASHED INTO THE STORM WATER SYSTEM_ ALL v CHEMICALS SHOULD BE STORED IN ADEQUATE SECONDARY �- STANDARD PARKING SPACE (9' x 18') VEHICLE PARKING: • EQUIPMENT MAINTENANCE AND FUELING: PRECAUTIONS SHALL BE E INCLUDES WHEEL STOP TO MEET REQUIRED: STANDARD: 1 SPACES I DU TRANSIT REQUIREMENTS OF SDC 3.240(8)(f). RESULT: 17 SPACES FUELING AND MAINTENANCE OF EQUIPMENT. THIS AREA SHALL BE PREPARED AND MAINTAINED IN A WAY THAT PREVENTS SPILLS OR PROPOSED: 17 SPACES IN GARAGE + ONE SPACE IN INDIVIDUAL DRIVEWAYS u COMPACT PARKING SPACE (8' x 1fi IMM LEAKS FROM MIGRATING TO THE SOIL OR STORM WATER DRAINAGE 0 INCLUDES WHEEL STOP TO MEET SYSTEM. EXISTING: Lane Transit Authority EmX, Pavillion Station i NO FILL MATERIALS CONTAINING HAZARDOUS MATERIALS SHALL BE REQUIREMENTS OF SDC 3.240(8)(f). BIKE PARKING: REQUIRED: STANDARD: 1 SPAGE 1 DU, 75°lo LONG-TERM ; ¢,. a . �� ; ._ CONCRETE PAVING TEMPORARILY DURING CONSTRUCTION AND PERMANENTLY AT + 25% SHORT-TERM RESULT: 13 LONG-TERM SPACES AND 5 NOTES TRASH/RECYCLING ENCLOSURE AND ADJACENT TO THE SWALE(S). THE SIGNS ARE INTENDED TO ALERT CONTRACTORS, SUBCONTRACTORS, SHORT-TERM SPACES -- - VEGETATED STORMWATER TREATMENT AREA PROPOSED: 18 SPACES E t �t1ybTF w EMPLOYEES, TENANTS, AND OTHERS TO THE IMPORTANCE OF REPORTING 12 LONG-TERM SPACES PROVIDED IN UNIT GARAGES L ------J AND CLEANING UP ANY SPILLS (SIGN STANDARD AVAILABLE). PLEASE 1. THIS SHEET SHOWS EXISTING CONDITIONS TO REMAIN AND NEW SITE 6 SHORT-TERM SPACES PROVIDED IMPROVEMENTS. FROM SUB. Jw GENERAL OPEN SPACE (LANDSCAPE) ", WU_ Z z OPEN SPACE: z v Z GENERAL O. S w 0z REQUIRED: STANDARD: 15% OF GROSS SITE AREA "` "" COMMON OPEN SPACE RESULT: GROSS SITE: 37,026 SF N 0- U) 5,554 SF =15% OF GROSS SITE rN f '� PROPOSED: 12,487 SF (34% OF GROSS SITE) M" PRIVATE OPEN SPACE COMMON O.S. 49 Revisions REQUIRED: STANDARD: .25 SF / 1.00 SF OF GROSS FLOOR AREA # I Date I (500 SF MINIMUM WITH NO DIMENSION LESS THAN 15') TRASH I RECYCLING ENCLOSURE RESULT: GROSS FLOOR AREA: 13,499 SF X.25-- 3,375 S.F. RESULT: 3,375 SF -1,632 S.F.=1,743 (COMMON O.S. LESS PRIVATE O.S.) PROPOSED: 2,901 SF c- BIKE PARKING ACTIVE O.S. REQUIRED: STANDARD: 250 SF PER 120 DU (NO DIMENSION LESS THAN IS) RESULT: 17 DU (LESS THAN 20 DU)= (STANDARD DOES NOT®` EXISTING DECIDUOUS TREE TO REMAIN APPLY) PROPOSED: NIA PRIVATE O. S `` EXISTING CONIFEROUS TREE TO REMAIN REQUIRED: STANDARD: 96 SF IDU MIN. (NO DIMENSION LESS THAN 6')`ti� RESULT: 17 DU x 96 SF = 1,632 SF .� PROPOSED: 1,632 SF (BACKYARD PORCH) IRRIGATION SLEEVE LANDSCAPING: REQUIRED: STANDARD: 15% OF GROSS SITE AREA RESULT: GROSS SITE: 37,026 SF PROPOSED POLE MOUNTED LIGHT 5,554 SF =15% OF GROSS SITE PROPOSED: 8,015 SF (22% OF GROSS SITE) EXISTING STREET LIGHT TO REMAIN 2. EXISTING CONDITIONS INFORMATION BASED ON SURVEY BY BRANCH ENGINEERING, INC., 310 FIFTH STREET, SPRINGFIELD, OREGON 97477, (541) z746-0637 - FAX (541) 746-0389. ti O 3. NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES IN THE Y = LAYOUT OF WORK PRIOR TO EXECUTION OF ANY WORK. Uig 4. OWNERS REPRESENTATIVE SHALL BE NOTIFIED 48 HOURS IN ADVANCE OF In ANYU `; ANY SITE REVIEWS. co -_ � 5. THERE SHALL BE REQUIRED REVIEWS BY OWNER'S REPRESENTATIVE b z PRIOR TO EXECUTION OF ANY WORK, INCLUDING AFTER STAKING & i Y LAYOUT, PRIOR POURING CONCRETE, PRIOR TO BACKFILLING AND ROUGH = f f GRADING. fi CL - { ` } L � I F i 6. PROVIDE SLEEVING UNDER HARDSCAPE TO ALL LANDSCAPE AREAS. 7. SEE DETAILS FOR INFORMATION ON CONSTRUCTION MATERIALS AND l r -f INSTALLATION METHODS. 8. PROVIDE EXPANSION JOINTS (EJ) AT INTERSECTIONS, CORNERS, OR ` WHERE CONCRETE SLABS MEET WALLS OR OTHER STRUCTURES. 9. PROVIDE CONSTRUCTION JOINTS (CJ) BETWEEN ALL POURS. 10. ALL CONCRETE PAVING JOINTS NOT LABELED OTHERWISE ARE CONTROL JOINTS (SJ). 10. OMIT DOWELS AT EXPANSION JOINTS ABUTTING WALLS AND STRUCTURES. 11. ALL CONCRETE PAVING JOINTS SHALL BE EQUALLY SPACED BETWEEN SHOWN OR NOTED LIMITS, AND SHALL BE AT 90" ANGLES TO EDGES OF S 3f PAVEMENT AND OTHER JOINTS UNLESS OTHERWISE INDICATED. 12.ALIGN CURB AND GUTTER JOINTS WITH CONCRETE PAVING JOINTS WHERE ADJACENT. 13. SEE BUILDING PLANS FOR FOR ADDITIONAL BUILDING INFORMATION. 14. SEE CIVIL PLANS FOR ADDITIONAL CIVIL INFORMATION. LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION o4-sa2o21 + LANDSCAPE ARCHITECTS - us _ U_ _ /� LUM O 0 �tll z Q W tp!iz�F-� �S' Qt_ai z�o�-cicC V_ Q1% o� C) o tod cc�om;; tQ rLda�F C at d 15 v cszn X ;mss ��oaz-- HE OW w Q�o�uQ LU o� ELS U_ �3-.12+`-':z� C9 N Q!�mQ�o� E�',w UJ 0zvcc wO°�'�UJ ui r� g -r Lu iY = N Fwwo *wZ 3� ( 0 �tlIU3�ZFUJ F_ M D0. ���10=W' 84 i i t7' R IC M. S A T R E E` ORE ON � 3/11198 aa ,� V� GROUNDWATER PROTECTION TABULATION OF IMPERVIOUS SURFACES DURING CONSTRUCTION EXISTING (TO REMAIN) 1. THE FOLLOWING REGULATIONS MUST BE OBSERVED DURING BUILDINGS 0 SF TOTAL SITE 37,026 SF CONSTRUCTION: PARKING AND CIRCULATION 0 SF TOTAL 0 SF TOTAL IMPERVIOUS -.21;958 SF . ANY CHEMICAL SPILLS OR LEAKS MUST BE CLEANED UP IMMEDIATELY c,o- AND CLEAN-UP MATERIALS DISPOSED OFF-SITE AND IN ACCORDANCE PROPOSED NEW. TOTAL PERVIOUS/VEGETATED 15,068 SF W.. WITH LANE COUNTY AND DEQ REQUIREMENTS. IN EVERY CASE, CARE BUILDINGS 8,536 SF SHALL BE TAKEN TO PREVENT GROUNDWATER CONTAMINATION. PAVING 13,422 SF TOTAL NEW: 21,958 SF . CHEMICAL HANDLING, STORAGE, AND USE: CONTRATORS/DEVELOPERS SHALL BE RESPONSIBLE FOR SAFE HANDLING AND STORAGE OF TOTAL IMPERVIOUS SURFACE: 21,958 SF CHEMICALS, PETROLEUM PRODUCTS, AND FERTILIZERS AND THE 0 PREVENTION OF GROUNDWATER AND STORM WATER RUNOFF CONTAMINATION. CHEMICALS USED DURING CONSTRUCTION, INCLUDING PAINT AND CLEANING MATERIALSIWASTES, MUST NOT ENTER THE SOIL OR BE WASHED INTO THE STORM WATER SYSTEM_ ALL v CHEMICALS SHOULD BE STORED IN ADEQUATE SECONDARY a CONTAINMENT. o • EQUIPMENT MAINTENANCE AND FUELING: PRECAUTIONS SHALL BE E TAKEN TO PREVENT FLUID-CONTAINING EQUIPMENT LOCATED OUTSIDE FROM LEAKING, INCLUDING PROVIDING A DEDICATED AREA FOR TRANSIT FACILITIES FUELING AND MAINTENANCE OF EQUIPMENT. THIS AREA SHALL BE PREPARED AND MAINTAINED IN A WAY THAT PREVENTS SPILLS OR 1.1. IMM LEAKS FROM MIGRATING TO THE SOIL OR STORM WATER DRAINAGE 0 NEAREST TRANSIT FACILITIES SYSTEM. EXISTING: Lane Transit Authority EmX, Pavillion Station i NO FILL MATERIALS CONTAINING HAZARDOUS MATERIALS SHALL BE 920 ft from subject site USED ON THIS SITE. operates 7 days a week 2. WELLHEAD PROTECTION SIGNS SHALL BE PLACED AT THE SITE TEMPORARILY DURING CONSTRUCTION AND PERMANENTLY AT CONSTRUCTION NOTES TRASH/RECYCLING ENCLOSURE AND ADJACENT TO THE SWALE(S). THE SIGNS ARE INTENDED TO ALERT CONTRACTORS, SUBCONTRACTORS, Q D 0 w EMPLOYEES, TENANTS, AND OTHERS TO THE IMPORTANCE OF REPORTING AND CLEANING UP ANY SPILLS (SIGN STANDARD AVAILABLE). PLEASE 1. THIS SHEET SHOWS EXISTING CONDITIONS TO REMAIN AND NEW SITE CONTACT AMY CHINITZ (541-744-3745) TO PURCHASE SIGNS DIRECTLY IMPROVEMENTS. FROM SUB. 2. EXISTING CONDITIONS INFORMATION BASED ON SURVEY BY BRANCH ENGINEERING, INC., 310 FIFTH STREET, SPRINGFIELD, OREGON 97477, (541) z746-0637 - FAX (541) 746-0389. ti O 3. NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES IN THE Y = LAYOUT OF WORK PRIOR TO EXECUTION OF ANY WORK. Uig 4. OWNERS REPRESENTATIVE SHALL BE NOTIFIED 48 HOURS IN ADVANCE OF In ANYU `; ANY SITE REVIEWS. co -_ � 5. THERE SHALL BE REQUIRED REVIEWS BY OWNER'S REPRESENTATIVE b z PRIOR TO EXECUTION OF ANY WORK, INCLUDING AFTER STAKING & i Y LAYOUT, PRIOR POURING CONCRETE, PRIOR TO BACKFILLING AND ROUGH = f f GRADING. fi CL - { ` } L � I F i 6. PROVIDE SLEEVING UNDER HARDSCAPE TO ALL LANDSCAPE AREAS. 7. SEE DETAILS FOR INFORMATION ON CONSTRUCTION MATERIALS AND l r -f INSTALLATION METHODS. 8. PROVIDE EXPANSION JOINTS (EJ) AT INTERSECTIONS, CORNERS, OR ` WHERE CONCRETE SLABS MEET WALLS OR OTHER STRUCTURES. 9. PROVIDE CONSTRUCTION JOINTS (CJ) BETWEEN ALL POURS. 10. ALL CONCRETE PAVING JOINTS NOT LABELED OTHERWISE ARE CONTROL JOINTS (SJ). 10. OMIT DOWELS AT EXPANSION JOINTS ABUTTING WALLS AND STRUCTURES. 11. ALL CONCRETE PAVING JOINTS SHALL BE EQUALLY SPACED BETWEEN SHOWN OR NOTED LIMITS, AND SHALL BE AT 90" ANGLES TO EDGES OF S 3f PAVEMENT AND OTHER JOINTS UNLESS OTHERWISE INDICATED. 12.ALIGN CURB AND GUTTER JOINTS WITH CONCRETE PAVING JOINTS WHERE ADJACENT. 13. SEE BUILDING PLANS FOR FOR ADDITIONAL BUILDING INFORMATION. 14. SEE CIVIL PLANS FOR ADDITIONAL CIVIL INFORMATION. LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION o4-sa2o21 + LANDSCAPE ARCHITECTS - us _ U_ _ /� LUM O 0 �tll z Q W tp!iz�F-� �S' Qt_ai z�o�-cicC V_ Q1% o� C) o tod cc�om;; tQ rLda�F C at d 15 v cszn X ;mss ��oaz-- HE OW w Q�o�uQ LU o� ELS U_ �3-.12+`-':z� C9 N Q!�mQ�o� E�',w UJ 0zvcc wO°�'�UJ ui r� g -r Lu iY = N Fwwo *wZ 3� ( 0 �tlIU3�ZFUJ F_ M D0. ���10=W' 84 i i t7' R IC M. S A T R E E` ORE ON � 3/11198 aa ,� V� L3.0 a. D w w a W CI w � c,o- W a. N 0 z w v a o mi E >w am 1.1. IMM 0 z O Q D 0 w a oa Jw to ", WU_ Z z It o z v Z 2 0 w 0z w © u.. 0 Z Q N 0- U) rN f '� SCALE I"= 20' - 0" M" 11 a 10' 20' 49 Revisions # I Date I Description L3.0 a. D w w a W CI cn � c,o- cis N v o E z oa to v a L3.0 a. D w w a W CI a� u c 0 0 %d en x 4 C) v N D 'a S V t� Ln 0 M Q It cif14 I \ a� R � t � °�� 1" 'i§ r a$` f �n : f .t �t � Y 4 is 1 Fi - i�1��._.�...�� � x�4`v f« �}§i, ai�`t �"? i '^is �t 1) �!.s x§ 3s - r t i } 1. z'{'s'3 [_.. zit ,1 . / �'- r r i t 3 S14'f ', i��.._. ff Y E. i'?n�_ Uj Mm, WKi i� ii �i m! �� i! "`n - mm •. mmmm OEM i! �� r"• 1 c"'TA - E) S ` --- . - z : 5, ( � S D -(-)SD a t 68 BC BOTTOM OF CURB 9-1 .,. PROPOSED GRADE TS l z - BS i FL FLOW LINE ELEVATION f i�- �!! Itltttll ff tttttttt ��ftttittl/� ��irttttttt� ���i INIFttttttttttttttttI ���ltttttt �ttttttt� J} y t t # J` y LQ -y A, �A J. E : � $� � ,=4, 4�w� J 4 ➢w� ` 3 i d ,tsi'4{ i`� Y 1 t.•�,.y�,. ¢'K' q -'tom ._ ci i i i d ! i i i i i i FENCE AT PROPERTY 439.40 i 1LL LOTS t PIS{€:'"!'a.�=. 0 LE: - 8 t lL. t "OH" 1 {....�i O O F J k .,il "G 4 tti -•. 7 v 1 p } zip Fly=- §i'yt` MATCH EXISTING GRADE i �} .< eyt54.. HIGH POINT Mm, WKi i� ii �i m! �� i! "`n - mm �® ii �_ i! _� _ �_ - !� if mmmm OEM i! �� =i �i BW BOTTOM OF WALL i TC TOP OF CURB BC BOTTOM OF CURB 9-1 .,. PROPOSED GRADE TS ' \ z - BS x FL FLOW LINE ELEVATION f i�- �!! Itltttll ff tttttttt ��ftttittl/� ��irttttttt� ���i INIFttttttttttttttttI ���ltttttt �ttttttt� tttttttt ����tttttttt� y t t # y Aj AJ '�j 1561 z f -y A, �A J. ?fig � : � $� � ,=4, 4�w� J 4 ➢w� ` 3 i d ,tsi'4{ i`� Y 1 t.•�,.y�,. ¢'K' q -'tom ._ l BELOW t DRAIN AND i i i d ! i i i i i i FENCE AT PROPERTY 439.40 i 1LL LOTS , k tti -•. IR 9 t t A z 438 �8� . I .r ,, �� 439.56, B ry r sp�" }l Yj f' .�5!. y ;e1 U) x ti T 439.5 TYP. ALL LOTSV. f 44t . 439.1 YI TYP. ALL LOTS t �z 439.50 x 440_E- aClTYP ' ori t i � t v i f �I40.O- `` tUNN tttttt! /%Ki l e y� c .-�sn= ;j ==a• F. ^e � a-�.1 :at SM irk. - 7 sfi�' {�. U i i' t( Q:y c F i' Ld �s 4 i 4• p, lk \ 16p�vs p , 1 a 431= NW, 'x i' 438.5DI`j 1 439: �d ��' �`'•� � Y 440.0 TYP_ a M. k lk w ai la `I" TYP_ LL LOTS `{ YP: S � � 439..80 iliffiffiffl:30 BC } � � � fns,.: } 440.0". Y" FFE ` 440.50M FOAAAACE [1) w- Mg int } i \ 438.E\C} - i r 4 � DS 439.fi DI TYP. 439-10 439-6 S'.J 439.6 439.6- TYP. fia MATCH EXISTING GRADE /- HP HIGH POINT Mm, WKi i� ii �i m! �� i! "`n - mm �® ii �_ i! _� _ �_ - !� if mmmm OEM i! �� =i �i BW BOTTOM OF WALL i TC TOP OF CURB BC BOTTOM OF CURB 499.40 PROPOSED GRADE TS TOP OF STEP z - BS BOTTOM OF STEP FL FLOW LINE ELEVATION AD i�- �!! Itltttll ff tttttttt ��ftttittl/� ��irttttttt� i! tttttttt i Uttlttt tttttttt ��lttttittt l��tttttttt ���rtttlttt� INIFttttttttttttttttI ���ltttttt �ttttttt� tttttttt ����tttttttt� y t t # •C �S �G �r sQ ��►b va�sQ ��•sf! C.�S SP �4-,'I��4 !R !'�!S'i6 �T'rt�t �a,�y. �� G avl�.0 �l �3 �� ��C ��v r��A. sR aEs �y �.R �1�..'POI ���G �4 �®��G !l.v�� 440.0 439.40 1 INVERT i • A,39.0M AL LOTSPIPE • s i , ■ ALL LOTS 37.66 y EDGE- FRENCH DRAINS EAST AGGREGATE l BELOW t DRAIN AND i i i d ! i i i i i i FENCE AT PROPERTY 439.40 i 1LL LOTS 1 S1 MARY DRAIN 439.4 x GRADINGNOTES 1. ALL SURVEY INFORMATION PROVIDED BY: BRANCH ENGINEERING, INC., 310 FIFTH ST, SPRINGFIELD, OREGON 97477, (541) 746-0637. 2. VERIFY EXISTING ELEVATION WHERE NEW WORK ABUTS EXISTING TO REMAIN. NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES PRIOR TO ANY CONSTRUCTION. 3. VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXCAVATION. REPAIR ANY DAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACILITIES AT CONTRACTOR'S EXPENSE AND IN A MANNER APPROVED BY GENERAL CONTRACTOR. 4. INSTALL ALL NEW STORM UTILITIES SO THAT RIM ELEVATIONS ARE FLUSH WITH FINISH GRADES AT LAWNS AND PAVEMENT AND 2" ABOVE FINISH GRADE AT PLANT BEDS. ADJUST RIM ELEVATIONS OF EXISTING UTILITIES ACCORDINGLY. 5. THE CONTRACTOR SHALL NOT PERFORM WORK WITHOUT CITY INSPECTIONS WHERE INSPECTIONS ARE REQUIRED BY THE ABOVE SPECIFICATIONS. 6. REQUESTS BY THE CONTRACTOR FOR CHANGES TO THE PLANS MUST BE APPROVED BY THEOWN R S REPRESENTATIVE BEFORE THE CHANGES ARE IMPLEMENTED_ 7. OREGON LAW REQUIRES THE CONTRACTOR TO FOLLOW RULES ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER THOSE RULES ARE SET FORTH IN OAR 952-001-0010 THROUGH OAR 952-001-0090. THE CONTRACTOR MAY OBTAIN COPIES OF THE RULES BY CALLING THE CENTER. (OREGON UTILITIES NOTIFIGATION CENTER (503) 232-1987). 8. THE GROUND SURFACE SHALL BE PREPARED TO RECEIVE FILL BY REMOVING VEGETATION, NON COMPLYING FILL, TOPSOIL AND OTHER UNSUITABLE MATERIALS, AND SCARIFYING TO PROVIDE A BOND WITH THE NEW FILL. 9. OWNER'S REPRESENTATIVE WILL BE NOTIFIED 48 HOURS IN ADVANCE OF ALL SITE INSPECTIONS. 10. ALL NEW ON-SITE UTILITIES WILL BE PLACED UNDERGROUND. ALL PROPOSED UTILITIES TO BE CONSTRUCTED PRIVATELY. LEGEND GRADE BREAK DIRECTION OF DRAINAGE MATCH MATCH EXISTING GRADE /- HP HIGH POINT LP LOW POINT TW TOP OF WALL BW BOTTOM OF WALL i TC TOP OF CURB BC BOTTOM OF CURB 499.40 PROPOSED GRADE TS TOP OF STEP z - BS BOTTOM OF STEP FL FLOW LINE ELEVATION AD AREA DRAIN PROPOSED AREA DRAIN - EXISTING ELEVATION t, v f y t x ` LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 04-3Q-2021 V • e i i t C t t f t a { t i i 1 i 1 OL a w 0 w c� w N C7 F LANDSCAPE ARCHITECTS - 5 w tS:r d IrEL � o w euum" �w� m I-- - E^j S a tg22=F- LU ate_., �a m Ix OOU CL ap z[= -c(.9 cus �? r cF�Qucwo,a O. N ! Lu F=ui ro LU CC 10 0z0 C9 C3 tg oam �w�- Qa zmQ r c>�ar}aZ N VzAm=oma° wan 0<c�ouj Fv� VV w� o a� i * ClwomwwF 00 :3 zmwmzoa V? +' W N o CL00�rzz w ++ aww�.-wa w s ps_jx LU R:0 E> U.1 C E=MI.- mow Q aw400 eW 2=0 to s x � a m z Fwa-M0��n $T 84 4w,�> { Rlc MM. sATRE h OREON 3/1/1982 C w an0 Ir n Z >" Ir lz LU W J w LL t3. j3 1„= z Z .j 0 0 D w. F- > Q 0. Ce =J jrj LU J LU wW LL �c z z o zw Z o o w 0 t�C w � a z L) o 00 a- N� SCALE I"= 20' - o� a 10' 20 40' Revisions # Date Description C N j C/3w d 0 © 04 E " 6 11cr C3 Q z z z V #L o G? D tL w d w t- N Cl N 0 Ff S! ALLOW ROOM FOR MULCH f, EDGES HOLD FINISH GRADEFOR IW WHEN,rHEAD OF t GRADEFINISH s` OF MULCH IS 04 ADDITION - SOIL ISC r. i.F ADJACENT sABOVE PAVEMENT 4.1 SLOPE ;, EDGE. ifr —flowmmcmll BELOW s' OF PAVEAVENT a n r ► m IN N.T.S_ "I "ux i_LSL rKVal rrcvvr NUOSURE-GREEN VILK NS 975= BACKFLOW 41EVENTM-1412" 7T'IirlT��i s a NMIs- i ` s. • Nu 1 ca: 1. CONTRACTOR TO VERIFY INSTALLATION SPACE FOR BACKFLOW DEVICE IN ENCLOSURE PRIOR TO ORDERING. 2. BACKFLOW ASSEMBLY MAY BE LOCATED INDOORS IN LIEU OF SHOWN INCLOSURE. COORDINATE WITH GENERAL CONTRACTOR 2. CONFIRM BACKFLOW INSTALLATION HEIGHT AS NECESSARY WITHIN LEGAL LIMITS TO FACILITATE EASE OF TESTING_ 3. ANCHOR ENCLOSURE TO PAD AS SPECIFIED BY MANUFACTURER 4_ PROVIDE LOCKING MECHANISM FOR CABINET_ N.T.S. 1X- DIA. CONDUIT AND FITTINGS - PAINT TO MATCH WALL SCHEDULE 80 PVC WIRES TO REMOTE CONTROL Vi MIRES FROM ELECTRICAL SUPPLI FINISH SURFAC 9(i ELL - 'I & DIA. CONDUIT N.T.S. s Jfis'\ TREE STAKES— TREE-RES PLANTSAUCER FORM T RIM TREE PEDESTAL UNDISTURBEDOR LIGHTLY COMPACTED SUBGRADE r TREE TIES GUY WIRE SPACING Grow Shaw or moved TREE STAKES F s STAKE 3 SIDES 2"X MULCH p 2" X 24" HARDWOOD 4 HOLD OM PMULCH NK STAKES IMPORTANT: MULCH PLANT SAUGER ROOT CROWN TO BE A MINIMUM OF 4" ABOVE FINISH GRADE_ ROOT GROWN 4A ABO1F IM IMPORTANT: FORM 3" RO^ �o FINISH GRADE ROOT' CROWN TO BE A MINNUM OF ,C ABOVE FINISH GRADE. FINISH GRADE PLANT TABLET(S)- QUANTITY PER MANUFACTURER'S HIGH RATE BACKFILL FADEAMINIMUMOFIlrOF FILL HALFWAY AND WATERTHOROUGHLY BEFORE BACKFILLING_ �1°e 11 "LL UNDISTURBED TREE PEDESTALSOIL FILL HALFWAY AND OR COMPACTED SUBGRADE ROUGHEN ROOTBALL =111 €T�TLMIGSUBSOIL TO PREVENTER THOROUGHLY BEFORE _ BACKFILLING. PLANTING BACKFILL _ 1 X11 I1(1 1111 { 1 r + L2X DIAMETER I NOTE: 11` OF RO ITBALL REMOVE TREE TIES AT ONE YEAR WARRANTY -i)Y PnnT RAE I DECIDUOUS TREE PLANTING N.T.S. NOTES: 1. PROVIDE SLEEVING TO ALL ALL PLANTING ALAS AS DETERMINED IN THE FIELD_ 2. EXTEND SLEEVE A MINIMUM OF 14r BEYOND PAVING 3. EDGES, EXCEPT WHERE THE SLEEVE I5 FOR FUTURE USE EXTEND SLEEVE 24"-W BEYOND PAVING EDGES -CAP ENDS PRIOR TO BACKFILLING. PROVIDE ROOF94G NAIL MARKER AT PAVING EDGES ABOVE SLEEVE ENDS. PAVING COMPACT BASE MATERIAL a It SCHEDULE 40 IRRIGATION SLEEVE, = SEE PLAN FOR SIZE & LOCATION. COMPACT SUBGRADE IRRIGATION SLEEVE N_T_S. CONIFEROUS TREE PLANTING N.T.S_ NOTES: 1. USE TEFLON TAPE ON ALL THREADED PIPE JOINTS. 2. CONSTRUCT AND INSTALL VALVE SUMP AS SPECIFIED. 3. SET ENCLOSURE ON FIRM LEVEL SUPPORT, ON CONCRETE BRICKS ON SURFACE OF VALVE SUMP. VALVE BOX. SHUTOFF VALVE SET TOP OF BOX FLUSH WITH FINISH GRADE_ TOP OF MULCH LAYER UNION COUPLING EACH SIDE OF CONTROLL VALVE =1 I1=1I 1= _ (4) Z %4"XS" CONCRETE BRICK — SET ON FIRM LEVEL SUPPORT ON SURFACE OF VALVE SUMP O O O Of\ QO OO 0 0 0 00 o o a 00 FLOW —4==C L —r CONTROL IRRIGATION LATERAL WIRES COMPACTED SUBGRADE PIPE BACKFILL CONTROL VALVE. SUMP PIPE BEDDING PROVIDE 4" MIN. VALVE CLEARANCE. MIN. 4" IRRIGATION MAINLINE SUMP DEPTH. FILTER FABRIC AUTOMATIC CONTROL VALVE CONTROL VALVE ASSEMBLY M.T.S. SHRUB PLANTING N.T.S. NOTES: 1. USE TEFLON TAPE ON ALL THREADED PVC JOINTS. 2_ USE BOTTOM INLET ON ALL SPRINKLERS. FINISH GRADE INSTALL IRRIG. HEAD FLUSH WITH TOP OF MULCH AT PLANT BEDS POP-UP SPRAY SPRINKLER PVC SGH 40 TEE OR ELL IRRIGATION LATERAL PIPE ASSEMBLY POP-UP SPRAY HEAD ASSEMBLY N.T.S_ LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 04-30-2021 U