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Correspondence PLANNER 9/14/2022
DEVELOPMENT AND PUBLIC WORKS DEPARTMENT Type I -Zoning Verification Letter Case Number: 811-22-000204-TYP1 Levy Craig Law Firm Attention: Danielle M. Wallace 4520 Main St., STE 1600 Kansa City, MO 64111 RE: 1920,1930, 1940, & 1950 3^ Street; and 211, 243, & 285 R Street, Springfield, OR 97477 Map Number:17-03-26-24 Tax Lots: 902, 903, & 1002 September 14, 2022 Ms. Wallace, SPRINGFIELD ��EGON 225 FIFTH STREET SPRINGFIELD, OR 97477 (541) 726-3753 FAX (541) 726-3689 www. spnngFro/dor.gov This letter is in response to your Zoning Verification Request for Pioneer Townhomes located in the City of Springfield, Oregon. The property is split zoned R-2 and R-3 Residential which permits all types of residential development as defined in the Springfield Development Code (SDC), Section 3.2.210. The current property contains multi -unit housing which is a permitted use and conforming to current code requirements. Table 3.2.215 establishes density requirements for all residential land use districts. R-2 requires a range of 14- 28 dwelling units per acre and R-3 requires 28- 42 units per acre. The portion ofthe property zoned R-2 is approximately 0.72 acres which requires a minimum of 10 dwelling units: 12 constructed The portion of the property zoned R-3 is 1.42 acreswhich requires 40 dwelling units: 48 constructed. The development exceedsthe minimum density requirements. The site was developed per the City of Springfield's Site Plan Review process, Case No. 811-17-000078-TYP2 and constructed per the Final Site Plan (Attachment A). The property was not subject to any variances, special permits or exceptions, ordinances, or conditions outside the Site Plan Review criteria The property is in compliance with the approved plans andthere no open or outstanding zoning, building, or fire code violations. In the event of casualty, the property maybe rebuilt in conformance with the approved plans. Attachments: A. Final Site Plan Andrew V. Larson City of Springfield Development Planner II Townhomes on Fifth -Phase 2 1928 5th Street, Springfield, Oregon FORMERLY: Tax Map and Lots 17-03-26-24 - 601, 602, 701, 702, 801 and 900 CURRENTLY: Tax Map and Lots 17-03-26-24 - 902 and 903 (Partition TYP217-00003, 2/16/17) PROJECT SITE FINAL S ITE PLAN REVIEW - rdanyfieltl 51 SPY:Af(t Ale e• S est y 4Pe - N U G - � � '^• ,.'a River Krw/�N, e570' Anen Ave o ay C.,m�r,dce S; % ,,�•;doW Rd Hayden Bridge Way �' 've n Hayden Bridge PI z ,,riia,err Sc vst s Guy Lee Park L � " - F q z TlptAvida • 0 N Loch,,._- $cues T St hr.hry G s Shelley St R St (r)Sa way Fred eyer. di r^ ,-r. lizbl 126 Chicken Bonz kyi� N °r Oulnau sr W Q SI ll St 0000000000 12b 126 126 z 'N Far,iei% Or 9 I '— Pleasant St y m r z L v - o S c WNSt -WNStw v - S!, yr M St G N1 St y v H S 4 _ Ce",enpial Blvd I lamlin Middle School s W K St Centennial Blvd VICINITY MAP P , O R St v Ouinalt $t Preasa Olympic St z N St v z s N l St ©� PROJECT DIRECTORY OWNER/APPLICANT 5th STREET PROJECT, LLC 2065 WEST 16th WAY EUGENE, OR 97401 (541)953-7332 CONTACT: MIKE O'CONNELL, SR., Applicant mikeoconnelisr@qwestoffice.net PLANNER/LANDSCAPE ARCHITECT SCHIRMER SATRE GROUP PLANNERS, LANDSCAPE ARCHITECTS & ENVIRONMENTAL SPECIALISTS 375 WEST 4TH AVENUE, SUITE 201 EUGENE, OREGON 97401 (541)686-4540 - FAX (541)686-4577 CONTACT: RICK SATRE, AICP, ASLA, CSI dck@schirmersatre.com CIVIL ENGINEER BRANCH ENGINEERING, INC. 310 FIFTH STREET SPRINGFIELD, OREGON 97477 (541) 746-0637 CONTACT: NATHAN PATTERSON, PE nathanp@branchengineering.com SURVEYOR BRANCH ENGINEERING, INC. 310 FIFTH STREET SPRINGFIELD, OREGON 97477 (541)746-0637 CONTACT: DAN NELSON, PLS da n n@brancheng ineering.com STRUCTURAL ENGINEER PIONEER ENGINEERING LLC P.O. BOX 788 PLEASANT HILL, OR (541)746-5841 CONTACT: ADAM CLOUGH, P.E., S.E. adam@pioneerengr.com BUILDING DESIGNER LUKE DESIGNS, INC. 1253 D STREET SPRINGFIELD, OR 97477 (541)746-7757 CONTACT: MONTY LUKE lukedesigns7@gmaii.com SCHEDULE OF DRAWINGS SITE PLANS 1-1.0 COVER SHEET L2.0 EXISTING CONDITIONS L3.0 SITE PLAN L4.0 LAYOUT PLAN L5.0 GRADING PLAN L6.0 LIGHTING PLAN L7.0 PLANTING PLAN L8.0 DETAILS CIVIL PLANS C1 UTILITY PLAN C2 DETAILS BUILDING PLANS BUILDING 1 1 OF 3 FRONT ELEVATION 2 OF 3 MAIN FLOOR PLAN 3 OF 3 UPPER FLOOR PLAN BUILDING 2 1 OF 4 FRONT ELEVATION 2 OF 4 SIDE AND REAR ELEVATION 3 OF 4 MAIN FLOOR PLAN 4 OF 4 UPPER FLOOR PLAN BUILDING 3 1 OF 4 FRONT ELEVATION 2 OF 4 SIDE AND REAR ELEVATION 3 OF 4 MAIN FLOOR PLAN 4 OF 4 UPPER FLOOR PLAN BUILDING 4 1 OF 4 FRONT ELEVATION 2 OF 4 SIDE AND REAR ELEVATION 3 OF 4 MAIN FLOOR PLAN 4 OF 4 UPPER FLOOR PLAN BUILDING 5 1 OF 4 FRONT ELEVATION 2 OF 4 SIDE AND REAR ELEVATION 3 OF 4 MAIN FLOOR PLAN 4 OF 4 UPPER FLOOR PLAN BUILDING 6 A100 FIRST FLOOR PLAN A101 SECOND FLOOR PLAN A200 ELEVATIONS BUILDING 7 1 OF 4 FRONT ELEVATION 2 OF 4 SIDE AND REAR ELEVATION 3 OF 4 MAIN FLOOR PLAN 4 OF 4 UPPER FLOOR PLAN FINAL SITE PLAN olanner. LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 11-22-2017 + WI6SCAKA11011EM + SCHIRWR SATRE a s M '�t m88gffw z doe LU g K a 99**off yi:�a9 Q o E 08- i S m U)o�ffis F n f y _ c bt;a �4s8� 9 R& D M. SATRE U OREGON �W sc�� AgG�1 Z 0 a W N 0 W p aLU Z U. W LU Z Iii - 0 W LU �• W f. a/ 2 N W = H Z 1n V 0 aN�— N 0 t6 30 e0 RaWsions 0 Dab Dew"M E A E o m [ e s o a a T o Y v a 0 a U Lino c EXISTING CONDITIONS PLAN WELLHEAD PROTECTION AREAS MAP LEGEND SAUD- WW MH RIM -449.72 ' PROJECT SITE jaw - • • - • • - • • - PROPERTY LINE (SUBJECT PROPERTY) ,n dog = WW'' 0000 WCU) W 8- F1 IN (5)=443.01' -----__- OC W m LL =a Q o E jg�CaYa - PROPERTY LINE (ADJACENT LOTS) �pUnX LDR 8-n N (W)=442.92 S4 , 8' F1 IN (N)=443.14 SAVv 'E 4 77 NM Il a�Eo� g T✓•�5�ns >S STER'� 4�'� 8"aOUT (E)=442.97 EXISTING DECIDUOUS TREE TO BE REMOVED J. 9 RIE D M SATRE U I LDR S STREET ARG�ti f� Z odd W w N 0 LL N 0Z aw f- _.. ._.. ._.. '•-- --' --•---.. R-__ DEN GE T: H W EXISTING DECIDUOUS TREE TO REMAIN LL 0. Fn . s0 MH LL WU Z 0w N I i 1 1"�p I i I R%1=450. 13 - 10' FL N (SW)=445.20--___- !2'A N (6)=445.13-- I 1 11R i ! 10"jft V SC1=445.15 N Z •(-----, • :_• ns•- e"` ,--�-- O = EXISTING CONIFEROUS TREE TO REMAIN W i/1 Z i LLJE� LV OUT (E)=44100 I ti , : ; 00 W F- � �\ LFL ; 0 ,s 30 Resistors$ k Data DeScripkOn i 'N i I I I- Rw=450.15' LDR1, Z �. / --_ - Lr - - - - - - - - . - 6' WOOD FENCE (2) 10' R OUT (5)=444.0( _ `yI I 589'53'492 IS1.55 . y \ ! RW= 9.77 �8' ■ • -� ... _ _ H 16 Q_ - & I 6' WOOD FENCE ,� X ` \ - 459 - \ it m (SJ=443. X 1 yM £ 8' fL OUTZIV)=d1 I ti�=. ■ I. Q ST - SITE ASSESSMENT OF EXISTING CONDITIONS I.4 Aho \ _.._.._.._.. o sr • _ - ,., o 2 Ti �• O, - v Y M - - _ _. red by an Oregon licensed AreheieeL Landscape Architect. Civil Engineer or Surveyor 1, Prop Plan prepared by licensed Landscape Architect. In 13 X 4� 1 \ I \O i i c L2■0 m MDR X :1O X °�\'`o >CI O .D e �� • Survey prepared by licensed Professional land suveyor. HDR p I b� c 8 5q \ \ yl l5 M'd69.75 f t51 �• I S ■_.. 2. Vicinity Map Seesheet Ll.Ofa NtlNtymale. �` .. o +o o 1 v, RIM -450.15 pT�' (2) 10' FL IN (N)-495.92 I '('v 1 �1 C8 , \p 11" FL OUT (£)-445.47 \ I RA4.449.75 D 12' FL OUT (NW)=445.45 ■ m 'F 'a F _. _ ❑ -- 3. The name, kcaeon and dimensions of an exrssng site features including Windings. wT cats. bees. and :mpervbus surface areas, Clearly indicating what ci remaining and what c being removed. For misting sbuclures to remain, also Indicate present use, size, setbacks from property lines, and distance baM'een buildings. nes. --- - -- - 1, • ` i I I � 6• WOOD FENCE 1 S X e \5C1 \ . 'I.•" I VALLEY CUTTER See plan this snaH. 4. The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian Em x _ _ �.. - . , y 1 - IVB D R ,� I HDR }III,\ Contaminant Source Inventory nN a Poi WELL SITES selbanA (hal are atpwn on he Wats Quality Limited Watercourse MoD on file in We Developments Services • N89'S7'36'E 123.39. �(� I ,"14h0� { 19 I / TL 902 I A II Ahh' I I }ti0h X Tt ££ I • Superiune Saes ♦ Envimnmaimai Claenup Saes •,, Discharge Fadloe-a PoDdevm Releases Time Ot Travel Z0r1e8 Q 1 -year TOT DeparbneM. • Per Ine Water Dually Limited Watercourse Map the ahs contains no watercourses. S. The ,00 -year floodplain and floo*my boundaries on Ove see, as specified in the latest adopted FEMA Flood Insurance Rate Maps a FEMA appmvcd Leber of Map Amendment a Letter of Map Revision. yA"P X ��\ 1 O- I I . ♦ Toxic Releases I '� 2 years • Project Site is located in Zone X: Areas determined to be camde 500 -year floodplain. r A� °�(' ° S� Spas _ 5 yeah 6. The Time of Travel Zones, as specified in SDC 3.3200 and delineated on tbe Wellhead Protection Areas Map - - - SA MH X FAL; 5CL20 X 'yT X ' / phpAX 1 I ho' Mf' s A �a1 ; i X X P Hazardous Materiels Incdems • uMagmiM Slaage Tanks 10 years : n file In the Development Services Department. �IeC1 Yec site is located in the 10 to 20 yearTime of Travel Zone. I V �(� n MDR 'F'E Q - ` vo X Ali h -I 0 X •' hq� X X Ah rDi '1 Q` A hp? I I5-99 A . VALLEY WRER �,�C,• • Leaks ng VMoigrand Storage Tanks Undergroud Slomga Tank Cleanups a Regsward Harerdars Waste Geneascas IN2er0ous Metarah Hardkra 20 yams Zon• of Concentration (99yr TOT) combined ZOC, 0 T. Physical features including. but not limited TO tress 5- In diameter or greater vskeri measured 4 112 feet above Ine ground (Stands of more purr five (5) bees may be shown as a clualer with tits of trees $pedes noted). riparian areas, "It ,ds and rock outcroppings. Sec plan For loolion of all Imes 5' or larger. Site oontaira rq riparian areas. wetlands or rock 440.93 =440.74 1 1 1I1X -I0.h^°�� A`� 1 h 1h�a o ---'- - X X Said Waste Fadlmas10.98 comolnea ZOCu'aoppin 20-99 combined ZOC a' O 9440.92 SOILS 1 I 1 X X �(\, :I I Generalized Zoning Residential - 5 F - L-Nw _ p�W' I I-{ - - - - -� ' �1 AT •`' Commerdal r UGB s City Limits Jan o SOILS ON SITE ARE: TAXLOT 601=MALEM-URBAN LAND TAXLOT 602= SALEM -URBAN LAND COMPLEX 75%, MALABONURBAN LAND COMPLEX 25%. j- i 1.75 J 7 . 4 1 h e SP A`>°' 1 HDR I Induslml A 2013 TAXLOT 700=SALEM-URBAN LAND COMPLEX 100% x I I dpb X X a`3' A X I b hO�X Ouerry MmnO P:d�ri_' ;p:,::,. $pfingTield 'F r o`x - Eugene °� o.w<s • TAXLOT 701=SALEM-URBAN LAND COMPLEX 100% TAXLOT 702-MALABON-URBAN LAND COMPLEX 7R%,SALEWURB.AN LAND COMPLEX 22% TAXLOT 601= SALEM -URBAN LAND COMPLEX 97%. MALABON-URBAN LAND COMPLEX 3%. TAXLOTs00=SALEM-URBAN LAND COMPLEX (84%). COURTNEY GRAVELLY SILTY CLAY LOAM. HDR r-1 "W- -? II HDRj HDR *� 1 `(I� st,6 FEMA FLOOD INSURANCE RATE MAP I- �,�• 'X0X°� X°hob ,� I °ho0 I'1 - loss i ..., APMO )OMATE S LE IN FEET iSC 0 GAO I I if 25.99 CCWr a✓: %/ / 650.00 R,O.W-• 'b 6 'Lo /�F' I h A� XAh6 v 6V' v . .. � 6 I II p X m A Aho X _.. _. (i °^ �S� 6 NA\SPL'.0 SreF.fi _.. E r Mt'+gf. /189'S937W 99.61 X xa"- _ _ ' SEWARp P\S\V: X "I4A -- SAA'MH1 RN:1149.54 b ,� 1 A n4aExJ 644 sS nHE Vp f NATIONAL FLOOD INSURANCE PROGRAM 13 <I 1: 5 Ah° 6 Ah60 0., A���il X 9 PEST I ,5 I I i1 A�y X A�^ X X le X xAh X ZONE X ko a PILL wiE - , • M E FIRM 31 �� ,, sr T 1 A.Iax A.FNLE A FLOOD INSURANCE RATE MAP iq Ap60 AAq� X X M1 b 1 X 25.00 I IT o"---vp 1 -. cAMsniocF erose- LANE COUNTY, _II XA� X X SD MH 6 �ho0 1 wav�H^roFx moss sou mossolt OREGON AND I �p RIM=451.72 AT A I call NostrilI :' INCORPORATED AREAS - �nTr- - ` �iw- e° A' XAy�9 _ 1• (1 _ I ° O X60' X p9� XAhbh 12' FL OUiSN 4425'00 AARFAX -. __--_.. __ J _,,. - saftxvPw I uwv¢ _ ✓antCEt'+rlo[x PANEL 1134 OF 2975 X HDR \ TL NO BUNS 1 ... .._. ..... / �y Y 1 A NTURE EXTENSION / 1x EXTENSIOv i462J -� Y.V^dNWI. oP.v CiTV OF SPROING.TY GELD - = v nc:. r:>:, vws nor Hwcmi li �� / o X n Ahb6A ^� ; / 1 - sleecT a - .ice nNk h.rE QFfF yI / n903 _ ' t. A,9. Ap9: A°q __ X �,'9 X x a 1,� A �1 6 6 °4h. Aho ^. Ahp' AhQ. 1 \} X < X XT X X '\7; 6..,. S:Pytl y � L y - I ,u \ F- ` ` X �I -�,'-L -t AAh --__ -450- 1 1 HDR r . _. __.,- d nte: 47 4 m II ,., ,rz �......, :.•v, r I AhOh X Chd^ 1 1 z 5 ZONE A 14).78 441.81 .441.77 I l 's ` ASR pp6ti A�'S ' X X X I a Aqi 60. 66 A AA AA' C I 1 �- X X X \ I 1 I / z6 iZONE A •,SHnOv l:xE CR\h a M h / 448 _ _ 1 1 60h I 1 AE,9' /` 6 4 I hb' Ix 100.YEAk "Do CONTAINED wtven i STffT IN TeoYGm'YNwt s ZoyE A ' )-4454( c IN dI, I R 4 ..N2 r 11 A+2 -� -ee,9� x l X i I _ I 1 1 I 589.59'422 -j9`.47 1 I 1 h E 14.D -_t:' cXea 6 ;• ` _ MAP NUMBER 41039C1134 F PLA�:� =44555 `'a • _ - --'�-. - -= -------- i=_=-=�8--= - - --j I 11 _ �` inlrnaE a IAxro EFFECTIVE DATE: FINAL SITE a' 4456( )= o. >:, I / I _ ` ----- I r -448- - - __ _ _ _-� - o_ hq _ I A - -- �UCC�OAD 49 I 1 4 X 1 s r.., � s+um _ _ n LUNE 2,1999 fin.. zits) )=44553 Z I 1 M ,3 jI i _ _ _ - - -449- - - - „-�-„ser - - - - TONrMPROr� I i'ACAT60-moo- _ _ _-� I t - I CIT OF SPRINGFIELD 415592 • $*Per-- !AN 1 _ . - -'" � - ////// - _ D .51 ) .55 i 11 1 I • Ft CSW " r Ft A4 (f)= 44.5.78 r� n ONE X n _ vdmlFManagement1811i12C ;mcrgcnq .9gcocT ,1 36" CMP :,EW= 1 { RW=448.70 cc FL OUT = 447.03 I *rv.�r: aro•oNy .•nuw i..eme,s.-.maw,..P . A COULD ACCESS 1 11 OW ' FOR FLOW C5 1 LAND USE REVIEW SET PROJECT SITE THIS DRAWING IS NOT FOR 1 j CONSTRUCTION i I ll -Z2-2017 + LANDSCAPE ARCH ITECTS + SCHIRMER SAUD- jaw ,n dog = WW'' 0000 WCU) W OC W m LL =a Q o E jg�CaYa d K S e m �pUnX LU ro g5cyy' E m n� 1 _ :W` NM Il a�Eo� g T✓•�5�ns STER'� 4�'� 9 RIE D M SATRE U 7a OREGON scq� ARG�ti Z W w N 0 LL N 0Z aw Q a u. W G H W LL 0. Fn U)Z O LL WU Z 0w N N Z LU T N Q I- O = W i/1 Z 00 W F- � aclsF• f' - W - C 0 ,s 30 Resistors$ k Data DeScripkOn _ a o 2 Ti m C v Y ( � r 0 L i i c L2■0 e + LAMOSCAPEARCMITECTS + SITE PLAN NOTES LEGEND ® DENSITY AND DWELLING UMTS: - - PROPERTY LINE (SUBJECT PROPERTY) m �g HDR m O W'TIr o 2 �� im2gj i O c a 9: 7jE�w� REQUIRED: HDR STANDARD: 28 TO 42 DWELLING UNITS f NET ACRE PROPERTY LINE (ADJACENT LOTS) 5 7,gq, � WL w� y tt §S~tfa3 RESULT: SITE SIZE: 1.50 GROSS ACRES 3 c" I A2 NET ACRES AFTER ROW DEDICATION STERE' 4� AND ROW VACATION-' PROPOSED FENCE (SEE SITE ALAI ) 9 q1E D M. SATRE V OREGON d' {O DWELLING UNITS AgG„�ti Z PROPOSED: 48 DWELLING UNITS - - - - - BUILDING OVERHANG 0 a 30 DUI NET ACRE (4 O MDR STANDARD PARKING SPACE x 191 Q W REQUIRED: MDR STANDARD: 1{7028 DWELLING UNITS INET ACRE C:lINCLUDES WHEEL STOP TO MEET U,^• IL V RESULT SITE SIZE: 0.90 GROSS ACRES REQUIREMENTS OF SDC 3.240(8)(1} LL 0.72 NET ACRES AFTER TAX LOT SEPARATION rL U) Z Z OW 10 DWELLING UNITS COMPACT PARKING SPACE (B x 16) - ei 4• WOOD PRL V WOOD PRIVACY FENCE (TYP.1 1'8'0 J2 PROPOSED: 12 DWELLING UNITS I U INCLUDES WHEEL STOP TO MEET l REQUIREMENTS OF SDC 3.240(8XQ. AT PROPERTY LINE FENCE WITH GATE -- SURROUNDING BACK o= W 17 DU / NET ACRE Z 1:) N YARDS. F' COMMOOPEN SPACE (3,720 SFJ I TOTAL HDR 8 MDR ;.: CONCRETE PAVING .. ' _ / / 151Ji6'/ / scuer=w.a • REQUIRED: 50 DWELLING UNITS , BUILDING 01 Rwisbro / BUILDING #2 24 DU/NET ACRE" • (4) 3 BR UNITS WITH GARAGE _--• PRIVATE UNITS PROPOSED: BO DWELLING UNITS// /� GENERAL OPEN SPACE (LANDSCAPE) / / OPEN SPACE (PATIO AND LANOSCJU•E)- 355 SF H• PER UNIT. . PRIVATE SPACE (PATIO AND- 28 W f NET ACRE % /�// AN LANDSCAPE) - 115 SF -I- PER UNIT. (fYP.) e PATIO' VEHICLE PARKING: L8.0 40000 PRIVACY FENCE (TW.) 8' " REQUIRED: STANDARD: 1.5 SPACES/ W �` ACTIVE RECREATION AREA AT PROPERTY LINE AND u '� ,"' /r � - RESULT. 90 SPACES - (PLAYGROUND) SURROUNDING BACK YARDS. ¢` L T) i � I PROPOSED 87 SPACES I / r t COMMON OPEN SPACE (3,935 SF) / r j/ r/i% /�. OFF-STREET = 43 STANDARD, 26 COMPACT, 2 ADA AND VEGETATED STORMWATER TREATMENT AREA INCLUDES 1,440 SF OF ACTIVE / L3.0 8 GARAGE f DRIVEWAY SPACES. RECREATION AREA 1 ' u - ONSTREET = 17 STANDARD SPACES X.50 = 8 SPACES (PLAYGROUND). , r (ONSTREET SPACES COUNT 50% TOWARDS PARKING REQUIREMENT) i L8.0 6' WOOD PRIVACY FENCE (TVP.) ii .' / r •. W - - - i COMMON OPEN SPACE i W BIKE PARKING: REQUIRED: STANDARD: 1 SPACEf W, 100% LONG-TERM i L J RESULT: 60 SPACES - _ _ �'� / PROPOSED: 54 SPACES 26 SPACES PROVIDED IN UNITS TRASHI ENCLOSURE: 1�p (GARAGE IN 3 BR UNITS. RECYCLING 78'x38SA8' ( ) STORAGE ENCLOSURE IN 2 OR UNRS WHERE BACKYARD HAS ACCESS). 2 YARD TRASH CONTAINER (78•xS0•x4W) '• „$ f ' / r_ o m 38 SPACES PROVIDED IN OUTDOOR ENCLOSURES. :T: u r II EXISTING CURB, GUTTER AND SIDEWALK TO REMAIN OPEN SPACE: GENERAL O.S. e� BIKE PARKING REQUIRED: STANDARD: 15% OF GROSS SITE AREA _ ACTIVE JYP� r / ' . m r r • �/ //i��/ �/ NEW CURB, GUTTER AND SIDEWALK (- RESULT: GROSS SITE: 2.14 NET ACRES .32 ACRES (15% OF GROSS SITE) PROPOSED: EXISTING DECIDUOUS TREE TO REMAIN ��vCCC��Y / n • PROPOSED LOCATION FOR USPS _.. .70 ACRES/30,384 SF(32%OF GROSS SITE) JIIr �� / _ •• - (2)BENCH / ' r//i/ ire//� - II d n CENTRALIZED X NITS. CENNR/LLQED COMMON O.S. yy(( I ' I i/ / ✓ (- B (?a INDIVIDUAL BOXES, 3 PARCEL BOXES) ES, 3 REQUIRED: STANDARD: .25 OF 11.00 SF OF GROSS FLOOR AREA - ,:..,, tSry BUILDING I.1 ICI J •l 1 a O bII III (500 SF MINIMUM WITH NO DIMENSION LESS THAN IS) RESULT: EXISTING CONIFEROUS TREE TO REMAIN W I R (7) Z BR UNITS / r//i / / / iRA4H f RECYCLING ENCLOSURE - #1 GROSS: 11,085 SF NET: 3,054 SF (COMMON O.S. LESS PRIVATE O.S.) W • PRIVATE OPEN SPACE / / ///// I u _ •, . - 1.5 YARD RECYCLING CONTAINER _ PROPOSED: 12,659 SF N IL (PATIO AND LANDSCAPE) ///�i% 187SFN- PER UNIT. _ , _ / 2 YARD TRASH CONTAINER �ir�/ i� r /i /i/ // ACTIVEO.S. _ X - IRRIGATION SLEEVE SIZE NOTED ON PLAN •, / - �r BICYCLE- B RACKS (PARKING FOR 14 SIKES) REQUIRED. D U N 15' RESULT. 8 OSF PER ( O DIMENSION LESS THAN ) / 80,54•... / / j „$ I u •. m E /. _ SF • 99.7e' IN ENCLOSURE WITH LIGHTS AND COVER PROPOSED: 1,440 SF (PLAYGROUND) PROPOSED POLE MOUNTED LIGHT EXISTING WELL N ♦ �%� ' _� � TO BE USED FOR /i_ I $� sr -_ PRIVATE O.S. r j / I u IRRIGATION ✓ TRASH I RECYCLING ENCLOSURE • #2 a REQUIRED: STANDARD: 96 SF rDU MIN. (NO DIMENSION LESS THAN 8) 3 EXISTING STREET LIGHT TO REMAIN I • t.5 YARD RECYCLING CONTAINER L8.0 RESULT: 60 OU x 96 SF = 5.760 SF iii •. I u F • 2 YARD TRASH CONTAINER PROPOSED: 8.778 SF (BACKYARDS Q 2 BRAND 3 OR UNITS, FRONT YARD AND BALCONY 1 BR UNITS) i� _: /�//i /® BUILDING #4 0 PROPOSED STREET LIGHT (SEE PIP) / (6) 2 BR UNITS t � N`%r/ r .• I u I ,• %% rc - � • PRIVATE OPEN SPACE (PATIO AND PATIO (TYP.) `O • I u IANOSCAPE)-168 SF *F PER UNIT. i.3 CONSTRUCTION NOTES GROUNDWATER PROTECTION _ / I - I 1 B WOOD PRIVACY FENCE QYP.) it w j% '. 4' W000 PRN I - R" •// f •J 1. THIS MEET SHOWS EXISTING CONDITIONS TO REMAON DURING CONSTRUCTION EXISTING UTILITY POLE L8.0 AT PROPERTY LINE AND r�r `/ I u ENCE WITH GATE / EXISTING CURB, GUTTER AND NEW SITE IMPROVEMENTS. ADJUSTMENTS BY POLE SURROUNDING BACK YARDS. - - ,f% 7�//i SURROUNDING BACK I / - / + m AND SIDEWALK TO REMAIN 2 EXISTING CONDITIONS INFORMATION BASED ON SURVEY BY BRANCH ENGINEERING, INC., OWNER /r/i m " ' u I YAR0.5. �.. "^ //-• _ NEW CURB. GRAND SPRINGFIELD. 310 FIFTH STREET, RINGFIELD. OREGON 97477, ( 501) 8-0 74837 -FAX ( 5H) 746.0389. ,/I SIDEWALK 3. NOTIFY OWNER'S REPRESENTATIVE OF A/VV DISCREPANCIES IN THE LAYOUT OF WORK 1. THE FOLLOWING REGULATIONS MUST BE OBSERVED DURING CONSTRUCTION: �/�ir//r �i/�ri� �i � ^ NOTE: Y10 PARKING FIRE JANE SIGNS TO BE PRIOR TO EXECUTION OF ANY WORK ION OF ANY CHEMICAL• MATERIALS DISPOSED OFF.SI PILLS OR ESMUST AND IN ACCORDANCE WITH UP IMMEDIATELY AND D ECP / // ® 99.87 ���� / / rr/ Air •• /%/ a -164.88'. // /� / ^m� ' INSTALLED ON THE SOUTH SIDE OF THE 4. OWNER'S REPRESENTATIVE SMALL BE NOTIFIED 48 HOURS IN ADVANCE OF ANY SITE LANE COUNTY ANED REQUIREMENTS. IN EVERY CASE, CARE SHALL BE TAKEN TO PREVENT GROUNDWATER ••. 284.7P.. PROPOSED EAST -WEST ROAD AND THE EAST REVIEWS. CONTAMINATION. BUMMING #6 ® • (18)1 BR UNITS ^' SIDE OF THE EXTENDED 3b STREET. LOCATIONS OF SIGNS TO BE DETERMINED AS 5. THERE SHALL BE REQUIRED REVIEWS BY OWNER'S REPRESENTATIVE PRIOR TO • CHEMICAL HANDLING, STORAGE, AND USE: CONTRATORSlDEVELOPERSSHALL BE • PRIVATE OPEN SPACE: PART OF PUBLIC IMPROVEMENT PROJECT. EXECUTION OF ANY WORK, INCLUDING AFTER STAKING 8 LAYOUT, PRIOR POURING RESPONSIBLE FOR SAFE HANDLING AND STORAGE OF CHEMICALS, PETROLEUM WATER METER ELECTRICAL CONCRETE, PRIOR TO BACKFILLING AND ROUGH GRADING. PRODUCTS, AND FERTILIZERS AND THE PREVENTION OF GROUNDWATER AND STORM COMMON OPEN SPACE (591 SFJ • IST FLOOR - PATIO AND LANDSCAPE- 105 SF *I- PERUNR. AND BACKFLOW R STREET TRANSFORMER PROPOSED LOCATION FOR USPS S. PROVIDE SLF_EVING UNDER HARDSCAPE TO ALL IRRIGATED LANDSCAPE AREAS. WATER RUNOFF CONTAMINATION. CHEMICALS USED DURING CONSTRUCTION, PREVENTION 4' WOOD PRIVACY FENCE Wf GATE • 2ND FLOOR - 56 OF N• PER UNIT. (�) (TYP). NEIGHBORHOOD DELIVERY CENTRALIZED 7. SEE DETAILS FOR INFORMATION ON CONSTRUCTION MATERIALS AND INSTALLATION INCLUDING PAINT AND CLEANING MATERIALSWASTES, MUST NOT ENTER THE SOIL OR INTO THE STORM WATER SYSTEM ALL CHEMICALS SHOULD BEWASHEDATE SURROUNDING BACK YARDS. PATIO (TYP.) _ • . • _ .. l - BOX UNITS. ® ® [361NDIVIOUAL BOXES,1 PARCEL BO%ES METHODS. BE STORED IN CONME • 1A1' S PROVIDE EXPANSION JOINTS (EJ) AT INTERSECTIONS, CORNERS, OR WHERE CONCRETE EQUIPMENT MAINTENANCE AND FUELING: PRECAUTIONS SHALL BE TAKEN TO PREVENT �• �11 �.I� - • '• / • /i� • / • / i i%ir/i SLABS MEET WALLS OR OTHER STRUCTURES. FLUID-CONTAINING EQUIPMENT LOCATED OUTSIDE FROM LEAKING, INCLUDING BUILDING #5 ' I I // .r/ /rt ! 9 PROVIDE CONSTRUCTION JOINTS (CJ) BETWEEN ALL POURS.PROVIDING A DEDICATED AREA FOR FUELING AND MAINTENANCE OF EQUIPMENT. THIS y I / / • (9) 2 BR UNITS � / � /�• pI y 1 I / PROVIDE THREE (3) $ ., 10. ALL CONCRETE PAVING JOINTS NOT LABELED OTHERWISE ARE CONTROL JOINTS SJ ( 1• PREVENTS SPILLS OR AREA SHALL MI PREPARED AND MAINTAINED IN A WATER LEAKS FROM MIGRATING THE SOIL PRIVATE OPEN SPACE/ 1 m / / G "' I TO DR OR STORM WATER DRAINAGE SYSTEM • AND L8.0 4' WOOD PRN ,f. X _ �/ FEET OF CLEAR I 10. OMIT DOWELS AT EXPANSION JOINTS ABUTTING WALLS AND STRUCTURES. • NO FILL MATERIALS CONTAINING HAZARDOUS MATERIALS SHALL BE USED ON THIS SITE. (PATIO LANDSCAPE)- « CE WITH OATS 6 146 SF H• PER UNIT. SURROUNDING FRONT // : DACE AROUND THE CIRCUMFERENCE I 11. ALL CONCRETE PAVING JOINTS SHALL BE EQUALLY SPACED BETWEEN SHOWN OR NOTED 2. WELLHEAD PROTECTION SIGNS SHALL BE PLACED AT THE SITE TEMPORARILY WRING I YAR - DS (TYP). •r rc `1 m OF FIRE HYDRANT. I 3 "' I LIMITS, AND SHALL BE AT 90' ANGLES TO EDGES OF PAVEMENT AND OTHER JOINTS UNLESS CONSTRUCTION AND PERMANENTLY AT TRASHMECYCLING ENCLOSUFtE AND ADJACENT TO • 1 H I K / OTHERWISE INDICATED. THE SWALE(S). THE SIGNS ARE INTENDED TO ALERT CONTRACTORS, SUBCONTRACTORS, >B ' I I I 12. ALIGN CURB AND GUTTER JOINTS WITH CONCRETE PAVING JOINTS WHERE ADJACENT. EMPLOYEES. TENANTS. AND OTHERS TO THE IMPORTANCE OF REPORTING AND CLEANING I $ m 13. SEE BUILDING PLANS FOR FOR ADDITIONAL BUILDING INFORMATION. UP ANY SPILLS (SIGN STANDARD AVAILABLE), PLEASE CONTACT AMY CHINITZ I 14. SEE CIVIL PLANS FOR ADDITIONAL CIVIL INFORMATION. (54t•7{d•3745) TO PURCHASE SIGNS DIRECTLY FROM 3U8. 15. SEE P.I.P. PLANS FOR WORK WITHIN NEW AND EXISTING R.O.W. • 3m I " B � .:: COMMON OPEN SPACE (4,313 3F) .A 0' WOODPRIVACY FENCE J 5fn (rvP.J "m - - AT SURROUNDING BACK LB.O - - - - -- YARDS OF BUILDING 7. EXISTING PHASE 1 IMPROVEMENTS K EXISTING UTILITY POLE ADJUSTMENTS BY POLE r I OWNER " EXISTING STREET SIGNAGE ADJUSTMENTS / �. rc 6 I / / ,• $ g IN P.I.P. PLANS gm •. :. " / II . ' •' a• /y/. r It I •,, .. L1 ...'.. . ...'. .. L -.-.. ___--__--- -----------. _____--__ / / .. ... ., - '... ..... .. _.; .. BUILDING#7 NEW CURB, GUTTER AND O.f 298AY • (8)2 BR LINITIS - SIDEWALK PRIVATE OPEN SPACE EXISTING CURB, GUTTER (PATIO AND LANDSCAPE) AND SIDEWALK TO REMAIN - -155 SF N• PER UNIT. BICYCLE ENCLOSURE -#3: r l NAL. SITE E PLAj,-- • 9 BIKE RACKS (PARKING FOR 18 BIKES) IN 2 TRASH ! RECYCLING ENCLOS R - ENCLOSURE WITH LIGHTS AND COVER L8.0 • t.5 YARD RECYCLING CONTAINER NOTE: LTD LOCATION FOR BUS #17 SM I Z 1 2 YARD TRASH CONTAINER TRASH I RECYCLING ENCLOSURE • d LOCATED ADJACENT TO PROPERTY • 1.5 YARD RECYCLING CONTAINER ON EAST SIDE OF 5TH STREET. 2 YARD TRASH CONTAINER PROPOSED POLE MOUNTED LIGHT (TYP.) (JlannerL� BICYCLE ENCLOSURE -#2: 5 BIKE RACKS (PARKING FOR 10 BIKES) IN ENCLOSURE WITH LIGHTS AND COVER LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 71.72.2017 + LAMOSCAPEARCMITECTS + SCHI1 1 3s>a- BpB� m �g is= m O W'TIr o 2 �� im2gj i O c a 9: 7jE�w� Ix f W Ew 5 7,gq, � WL w� y tt §S~tfa3 3 c" ��F55 STERE' 4� 9 q1E D M. SATRE V OREGON d' ��1'E AgG„�ti Z 0 a W (4 O Lu Q W U,^• IL V 1 LL rL U) Z Z OW Nuj J2 U) IL o= W Z 1:) N N 00 scuer=w.a 0 15 w N Rwisbro s Data De Wpl C lV s y EE ¢` L T) Y C e r t I L3.0 J F Ll u 0 0 I N I W s LJ NOTES 1. EXISTING CONDITIONS INFORMATION BASED ON SURVEY BY BRANCH ENGINEERING, INC., 310 FIFTH STREET, SPRINGFIELD, OREGON 97477, (541) 746-0637 - FAX (541) 746-0369. 2. THIS SHEET SHOWS EXISTING CONDITIONS, SITE IMPROVEMENTS AND HORQONTAL LAYOUT. FOR VERTICAL LAYOUT SEE GRADING PLAN. 3. ALL DIMENSIONS ARE TO FACE OF WALL OR EXISTING ELEMENT UNLESS NOTED OTHERWISE ALL ANGLES ARE 90 DEGREES OR 45 DEGREES UNLESS NOTED OTHERWISE. 4. DIMENSIONS SHOWN WITH A • ARE TO CENTERLINE, BASELINE. OR PROPERTY LINE. S. ALL CONCRETE PAVING JOINTS NOT SPECIFICALLY DIMENSIONED SHALL BE EQUALLY SPACED BETWEEN SHOWN OR NOTED LIMITS, AND SHALL BE AT 90 DEGREE ANGLES TO EDGES OF PAVEMENT AND OTHER JOINTS UNLESS OTHERWISE INDICATED. 6. SCORE PATTERN AS SHOWN. 7. ALIGN CURB AND GUTTER JOINTS WITH CONCRETE PAVING JOINTS WHERE ADJACENT. 9. NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES PRIOR TO ANY CONSTRUCTION. CEASE LAYOUT WORK AND NOTIFY GENERAL CONTRACTOR OF ANY DISCREPANCJES IN DIMENSIONS. DEGREES, LOCATIONS, STAKES, ETC. OBTAIN GENERAL CONTRACTOR'S APPROVAL PRIOR TO EXECUTING ANY LAYOUT WORK DIFFERENT FROM THAT SHOWN OR SPECIFIED. 9. VERIFY LOCATION OF EXISTING UTILITIES PRIOR TO EXCAVATION. DAMAGE TO EXISTING UTILITIES WILL BE REPAIRED BY CONTRACTOR IN A MANNER APPROVED BY OWNER OR OWNER'S REPRESENTATIVE. 10. OWNERS REPRESENTATIVE WILL BE NOTIFIED 48 HOURS IN ADVANCE OF ALL SITE INSPECTIONS. LEGEND PROPERTY LINE (SUBJECT PROPERTY) PROPERTY LINE (ADJACENT LOTS) PROPOSED FENCE ---- BUILDING OVERHANG EXISTING DECIDUOUS TREE TO REMAIN uLJ y 12'0' I i I T EQ. EQ. µ R74'4Y AD(#+ EXISTING CONIFEROUS TREE TO REMAIN ALIGN FACE OR EDGE DIMENSION - TO FACE OF CURB OR EDGE OF ELEMENT DHAENSION - TO CENTER LINE OF ELEMENT, PROPERTY LINE OR BASE LINE ALL DIMENSIONS SHOWN AS -EQ.' WTTHIN SAME SET OR CHAIN OF DIMENSIONS ARE EQUAL APPROXIMATE DIMENSION - SOME FLEXIBILITY ALLOWED TO ABSORB DISCREPANCY BETWEEN SURVEY AND ACTUAL CONDITIONS. RADIUS DIMENSION T•■rn7avnl:n.lo7a�a �aTL�S[�:Y� FINAL SITE PLA - j "A 11 r.Mr. Qlanne LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 11.22.2017 } LANDSCAPE ARCHITECTS } SCHIRMIR SAIRE z W GIE 'w, €a v aq 0 O0 mei: W NN = 'lio o X I- w LL <§fax Q o EO N �crc�a Miami i Y d c t Se ads _ R. Sa�ffS�5:�a 0n y M 6 S' HIM.! 4�ST ,ty 9 BW& D M. SATRE U 7a OREGON W sc`�1'E z O O W w N ° LuL Q W_ CL " c� 'z Z � can J zw ° a W LLI O =� �. z Le) Qco J O rn F- SLUE: t'= 3v.a� 0 18 30 w Revlslms D Dab D111" 9 a N 7 m o m � c L4.0 i a E GL 050.44 TC 450.98 I AC 450 48 451.00 75462462.16 /y TROs TS 452.16 2R@.5 451.08 TS452.16 /R -5 S .16 45 T5 7162.16 1R .5 45154 T- 47 451.32 , 1 TS462.16I 1R0.5 GRADING NOTES 1. VERIFY EXISTING ELEVATIONS WHERE NEW WORK ABUTS EXISTING TO REMAIN. NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES PRIOR TO ANY CONSTRUCTION. 2. VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXCAVATION. REPAIR ANY DAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACILITIES AT CONTRACTORS EXPENSE AND IN A MANNER APPROVED BY GENERAL CONTRACTOR- 3. ONTRACTOR3. PROTECT TRUNKS, LIMBS AND ROOT ZONES OF EXISTING TREES TO REMAIN FROM ABRASION AND COMPACTION. DO NOT CUT LIMBS OR ROOTS LARGER THAN 3' IN DIAMETER WITHOUT PRIOR APPROVAL OF OWNER'S REPRESENTATIVE, 4. CLEANLY SAW CUT TREE ROOTS 1 FOOT FROM INSIDE FACE OF NEW IMPROVEMENT. WHERE TREES OR PLANT MATERIAL ABUT NEW BUILDINGS STRUCTURES. CURBS, WALKS OR PAVEMENT. S. OWNERS REPRESENTATIVE WILL BE NOTIFIED 48 HOURS IN ADVANCE OF ALL SITE INSPECTIONS. 6. SEE SHEET L3.0 FOR ADDITIONAL NOTES. LEGEND PROPERTY LINE (SUBJECT PROPERTY) PROPERTY LINE (ADJACENT LOTS) PROPOSED 6' WOOD FENCE -------- BUILDING OVERHANG EXISTING DECIDUOUS TREE TO REMAIN EXISTING CONIFEROUS TREE TO REMAIN 451.50 PROPOSED GRADE - WHERE ADJACENT TO CURB, TOP OF CURB IS 6' HIGHER UNLESS INDICATED OTHERWISE. - • 5t;a GRADE PER PUBLIC IMPROVEMENT PLAN (VERIFY). (451.50) EXISTING GRADE TO REMAIN (VERIFY) \ DIRECTION OF DRAINAGE GRADE BREAK \ IW BC BOTTOM OF CURB TC TOP OF CURB BS BOTTOM OF STEP TS TOP OF STEP CB CATCH BASIN FG FINISH GRADE AD AREA DRAIN MH MAN HOLE EXISTING CONTOUR LINE FINAL SITE PLAN I,�u 1 _l 20% olanner:� LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 11-22-2017 + uxoscm UCNYIECfs + SCHI1 1 goagg ii rc d n O N o`qq ffi: C o g IN rLLI)$%Ox11 d � gSP:SIBS 9Q W w f �y009 --p Q N O 8 °c;rspko Ecr) a vqy t� w y OC Is sW 33 Whl STERr 9 D M. SRTHE U 7� OREGON �W Z a W CV O ui ui a Q W aLL z Z x� CL U) J LL LL Z~ IL 0 L N� Z 2U) Q zLc) N C1 0 SCaIE 1• •M-0' 0 15 30 40 Revisions 4 Dale De.aip0 R a a Z a = m a • u f s L5.0 o - C I IJ W W I.L LEGEND AA I PARKING LOTAREA EDNTHI TYPE 4 AREA LED KITH INTERNAL SHIELD. t2'-0' POLE. 1 3 (PHILIPS GARDCO ECOFORM AREA LED ECF). LB.O LB.O NOTE: CENTER OF POLE TO BE LOCATED 30' FROM EDGE OF ADJACENT PAVING OR BACK OF CURB. BB PARKING LOT LIGHTING. TYPE 4 AREA LED WITH INTERNAL SHIELD. 20`0• POLE. 1 3 (PHILIPS GARDOO ECOFORM AREA LED ECF). Lg,O L8.O NOTE CENTER OF POLE TO BE LOCATED 30' FROM ADJACENT PAVING OR CURB. AREA LIGHTING Z TYPE 4 AREA LED. WALL MOUNT. (PHILIPS GARDCO LED WALL SCONCE 121). L.BA LIGHTING DETAILS vNluvs (31 G NwKr O'tbieer•Eei Sbka rYw: KRIYIflMBNAIIW-%X-NI+IS ts. I17�1C, (����) pm< 0 °vim wr Phlim Gartko E Fonn LED tum rare combines economy n nI t><•rwrlMKe. 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FILL VOIDS I Xe� S o I ° "CHAMFER ANCHOR BOLTS PROVIDED BY �� 1 I - �� , J •. u $ - I I z MANUFACTURER INSTALLED BY CONTRACTOR MIN. 4 r X 18• GALVANIZED I g i N - 1 I .1 t' 1 .I 1= 11 Z - ANCHOR BOLTS TEMPLATE PROVIDED BY U N MANUFACTURER AA,19 z I} I I 4 POURED IN PLACE FOOTING 4000 PSI CONCRETE LIGHTING BRANCH CIRCUIT L. CONDUIT 1"SCHEDULE 80 (4)R5 VERTICAL AND e4 HORIZONTAL RES) PVC. 0 lz' D.C. O 2'0IAMETER j LIGHT FIXTURE FOOTING FOR PARKING LOT LIGHTS . wriarm. e �mlaararr.rRre.aearwamrn .erlak<rmllml RDe.<akR. FINAL SITE PLAN JAN 1 ' 2015 planner: + LANDSCAPE ARCHITECTS + SCHIRMIR SAIREM i:mw o� zIII Y� d YoY: t IL 0 N�ufi4 0 C0 W O: w' E �E_iaLA Q O p tt gigg K m fk?1d LU aD wR3ED �w�W�l4� fr NN r N _> C M rcgz Dki< 0 n t pl M CL 333 Egli 3 3 e? ST L, 9 00 M. SATRE U 7a OREGON W s4PR ARG�1 Z 0 0 W Ir 0 IN V' Q W "e CL 0 = W jL rn J d Z W 0 (� W Ir Z g� 2 ZLo j aNi 0 1r 30 so REMsIo ns wto Cpsaiptron el s 1 m � 1 < FL60 r 0 PRIVET HONEYSUCKLE - JUDDVIBURNUM- BLACK TUPELO DEERFERN' HIMALAYAN SWEET BOX (24) OTTO LUYKEN LAUREL - (18)KELSEY RBDTWIG DOGWOOD (5) (5) GREEN MOLINTAIN SUGAR MAPLE l-� 06) BLUE OAT l IRASS 0 ARCTIC (I) AUTUMN BLAZE MAPLE {--E SHALLOW SWALE: V I SEED WITH PT 870 CLEAN WATER SERVICES LOWGROW SWALE' MIX. PRO TIME LAWN SEED 503-239-7518 "WI& PROTMELA WNBEED.COM NOTE: PRIOR TO ISSUANCE OF FINAL OCCUPANCY AND COMMENCEMENT OF OPERATIONS, THE RAIN GARDENS AND STORMWATER SWALES SHALL BE FULLY VEGETATED WITH ALL .VEGETATION SPECIES ESTABLISHED. ALTERNATIVELY, IF THIS CONDITION CANNOT BE MET, THE APPLICANT SHALL PROVIDE AND MAINTAIN ADDITIONAL INTERIM EROSION CONTROL 1 WATER QUALITY MEASURES ACCEPTABLE TO THE DEVELOPMENT 8 PUBLIC WORKS DEPARTMENT THAT WNLL SUFFICE UNTIL SUCH TIME AS THE RAIN GARDEN AND _STORMWATER PLANTER VEGETATION BECOMES FULLY ESTABLISHED. THE INTERIM EROSION CONTROL MEASURES SHALL BE IN ADDITION TO THE REWIRED PLANTINGS FOR THE SITE. VEGETATED RAIN GARDEN -ei TREATMENT AREA -1.132 SF: (403) BRAMBLE -(PUNT 18" O.C.) (552) SLOUGH SEDGE - (PLANT 17 O.C.) (580) SPREADING RUSH - (PLANT 17 O.C.) (1) VINE MAPLE (20) MOHICAN VIBURNUM (5) LEGACY SUGAR MAPLE (8) SALAIL JUDD _ (8) JUDD VIBURNUM (20) JULIA PHELPS _ ...._ CALIFORNIA LILAC FIRE (2 D) PHENOMENAL LAV (4)AMUR MAPLE (13) MEXICAN ORANGE (10) KARL FOERSTER F REED GRASS (7) LITTLE PRINCESS SI _(8) MIDWINTER FIRE - DOGWOOD (3) GREEN MOUNTAIN - SUGAR MAPLE VIBURUNUM (14) MOUNT VERNON LAUREL - (6) KARL FOERSTER FEATHER - M REED GRASS _ _ -- V YH\.... c TC VIMRF R v pnI RE A� fi. m� DAVID VIBURNUM - ICOMPACT OREGON GRAPE FEATHER REED SUNSHINE BLUI BLUEBERRY BENNERUPBLU SIBERIAN IRIS )MARYTODD DAYLILY OTTO UJYKE LAUREL CHRISTMAS - � r Size 1 t.-.--- :---I� lk SPRINKLERS (RAINBIRD 1800 SERIES OR APPROVED), ALL VALVES TO BE LOCATED IN TREES IC FIRE DOGWOOD FOTHER f Matched. evenly branched M.EfLS IL *1LILLBE LOCATED IN WEATHER PROOF LOCATION. 4'S' MASTER PLANT LIST 8 Aeerfieemanii'Je6sred' �71Ia Is •• . • r � IT'�S.ri J ' Z' mi. Matched, evenlybranched 3 Acer nseum V Teal. Matched, event brertchaA 11 Aeersaahowni'Legacy LegacySugar Mep4e lti hatched. everlybmrKhed 16 Acersaocamm'Green Mountain' _ ?!.� `�+`��ML .... i uHl I _loo fA .! L•15.i" 13 Nose sylvatica _ 11 Matched,~lybeanched 21 pious calleryens'Glen's Form' 10harilicloorPear 2"cal. Mainhed, evenlybrarrched 0 Ito 0 rte SHRUBS 20 C"nomus Whe Phelps' . y -EN •..T....T 5981. 24 Cisbrs'Senrletfs VAriW • r�Ys� ' VEGETATED RAIN R (3) BENNERUP BLUE SIBERIAN IRIS (6) PRIVET HONEYSUCKLE - (10) ISANTI REDT IG DOGWOOD - (6) KOREAN MAPLE CE VIBURNUM - (4) DAVID LABURNUM �/ AUTOMATIC CONTROLLER (IRRITROL, RAINBIRD OR APPROVED), ELECTRIC REMOTE Size RD FERN I t.-.--- :---I� lk SPRINKLERS (RAINBIRD 1800 SERIES OR APPROVED), ALL VALVES TO BE LOCATED IN TREES IC FIRE DOGWOOD FOTHER f Matched. evenly branched M.EfLS IL *1LILLBE LOCATED IN WEATHER PROOF LOCATION. 4'S' MASTER PLANT LIST 8 Aeerfieemanii'Je6sred' NOTE: MASTER PLANT LIST CONTAINS ALL PLAITS INCLUDING STREET TREES AND STORMVATER TREATMENT AREAS LOCATED \ •• . • r � IT'�S.ri J Amur Nbple Z' mi. Matched, evenlybranched 3 Acer nseum Paperback Maple Teal. Matched, event brertchaA 11 Aeersaahowni'Legacy LegacySugar Mep4e •;184 hatched. everlybmrKhed 16 Acersaocamm'Green Mountain' Green Mountain Sugar Maple ?!.� `�+`��ML .... i4^zip„ I�•.� Heritage Rifer Birch ��o • j�R=`�Tr �A: 13 Nose sylvatica Black Tupelo 2" cal. Matched,~lybeanched 21 pious calleryens'Glen's Form' 10harilicloorPear 2"cal. Mainhed, evenlybrarrched 0 0 rte SHRUBS 20 C"nomus Whe Phelps' 64T�i .• ••. t '•1�1 31 Cho"lernaa haldcen Orange 5981. 24 Cisbrs'Senrletfs VAriW Bennetts Mae Rode Rose ' r nrAia�Vuu�/ 1► .. �.s rate (3) BENNERUP BLUE SIBERIAN IRIS (6) PRIVET HONEYSUCKLE - (10) ISANTI REDT IG DOGWOOD - (6) KOREAN MAPLE CE VIBURNUM - (4) DAVID LABURNUM �/ AUTOMATIC CONTROLLER (IRRITROL, RAINBIRD OR APPROVED), ELECTRIC REMOTE Size RD FERN I Pro Time Lawn Seed 10 Ds. 7lb. per 1,000 at lk SPRINKLERS (RAINBIRD 1800 SERIES OR APPROVED), ALL VALVES TO BE LOCATED IN TREES IC FIRE DOGWOOD FOTHER f Matched. evenly branched M.EfLS IL *1LILLBE LOCATED IN WEATHER PROOF LOCATION. 4'S' MASTER PLANT LIST 8 Aeerfieemanii'Je6sred' NOTE: MASTER PLANT LIST CONTAINS ALL PLAITS INCLUDING STREET TREES AND STORMVATER TREATMENT AREAS LOCATED Teal. I BOTH ON THE SUBJECT SITE AND WITHIN THE R.O.W. Amur Nbple Z' mi. Matched, evenlybranched 3 Acer nseum Paperback Maple Teal. Matched, event brertchaA 11 Aeersaahowni'Legacy LegacySugar Mep4e Tial. hatched. everlybmrKhed 16 Acersaocamm'Green Mountain' Green Mountain Sugar Maple 2" cal. Matched, eveirlybrarldrad 3 Betula nigra CWIy Heritage Rifer Birch 6-7' IMaWhed. evanlybiarldv9d 13 Nose sylvatica Black Tupelo 2" cal. Matched,~lybeanched 21 pious calleryens'Glen's Form' 10harilicloorPear 2"cal. Mainhed, evenlybrarrched 0 0 rte SHRUBS 20 C"nomus Whe Phelps' Julia Phelps Ceanothus 5981. 31 Cho"lernaa haldcen Orange 5981. 24 Cisbrs'Senrletfs VAriW Bennetts Mae Rode Rose 5 gal. 8 Comus sanguines mdwinar Fire' Midwinter Fre Dogwood AAI• Q 17 Comus sericea'aent7 Isanh Redlwig Dogwood -SOM, 5 gat a 29 Cornus sedoes Xelse' Ketsey Redtwig Dogwood 5gal. V 23 Camus slolinder4'ArUic Fire' ANclic Fire Dogwood 508L 2 Dein gracilis Slender Dein 5 gat 17 1 Eu horbia dnanocies wuEerdi I-ambrookGoa' Golden Mediterranean Spurge 5 gal. Q 29 FoBrergilla gardens Dwarf Fothergilla 5 I. a 3 Folhergille mala%bunt Aiy Moura Ary Fothe ills 5gal. 11 Gauifraisshallon Salal 5gal, N Dade Desaipaon 2711exglabre Compacta' Compact nkberryHolly 5gal. 67 Lonicans pimte Privet Honeysucide 5 gal. 93 Natrona aquibllum'Compacter Compact Oregon Grape 5081, ®ll�)+ 74 Prunus lourocerasus'ONO Lu)keW 4��T 5 gal. 4 Rhododendron Chinoides' Cnanoides Rhododendron 5 gal. 28 Ribes alpinum +Green Mound' Green hound Currant 5 gal. • 4y•'y�� `ltlyy�� P.J.M Rhododendron W-1 Knockout Rose 5901. ISIII/llIA9� " L■Ii�� 5gal. VEGETATED RAW GARDEN -83� TREATMENT AREA -565 SF: (217) SLOUGH SEDGE - (PLANT 17 O.C.) (335) SPREADING RUSH -(PLANT 17 O.C.) (173)BRAMBLE-(PLANT 18' O.C.) - (e) LEGACY SUGAR MAPLE PLANTING NOTES LEGEND ® 1. NO SUBSTITUTIONS ALLOWEDVATHOUT PRIOR APPROVAL FROM LANDSCAPE ARCHITECT. a PROPOSED TREES, SHRUBS, SHALLOW SWALE SEED MIX Z. MAKE MINOR ADJUSTMENTS IN TREE SPACING AS NECESSARY TO ACCOMMODATE THE AND GRASSES AND PERENNIALS IRRIGATION SYSTEM AS INSTALLED. 3. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPENCIES IN THE LAYOUT OF WORK PRIOR TO THE EXECUTION OF THE WORK Fe PROPOSED 4'-0" DIAMETER MULCH EXISTING DECIDUOUS TREE TO RING. (CENTERONTREE) 4. VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXECUTION OF REMAIN (2) AUTUMN BLAZE MAPLE WORK REPAIR ANY DAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACIUTIESAT (13) SENNERUP BLUE SIBERIAN IRI CONTRACTORS EXPENSE AND IN A MANNER APPROVED BY THE GENERAL CONTRACTOR. �-(3)ARCTIC FIRE DOGWOOD 5. PROTECT TRUNKS. UMBS AND ROOT ZONES OF EXISTING TREES TO REMAIN FROM PROPOSEDNMULCH ABRASION AND COMPACTION. DO NOT CUT LIMBS OR ROOTS LARGER THAN 3" IN EXISTING CONIFEROUS TREE TO AREA. (CENTTERER ON TREE) (1) VINE MAPLE DIAMETER WITHOUT PRIOR APPROVAL OF ROOTS LARGER THAN 3' IN DIAMETER REMAIN (13) PRIVET HONEYSUCKLE (e) JWD VIBURNUM WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCHITECT. r. I\ 6. TREES AND SHRUBS PLANTED TOO DEEPLY WILL NOT BE ACCEPTED, SEETREE I \\ VISION CLEARANCE AREA PLANTING DETAIL.LAWN L - - , IRRIGATION SYSTEM NOTES \\ \\ GROUNDCOVER (5) GREEN MOUNTAM SUGAR MAPLE 1. IRRIGATION SYSTEM TO BE INSTALLED INALL PLANT BED AREAS. (6) MARY TODD DAYLILY (10) DAVID VIBURNUM 2. IRRIGATION SYSTEM TO BE AUTOMATIC ELECTRIC SOLENOID CONTROLLED UNDERGROUND STORMWATER PLANTING A SPRINKLER SYSTEMMTH PVC PIPE AND FITTINGS, BACKFLOW PREVENTION DEVICE, IPAC I ORE ON GRAPE AUTOMATIC CONTROLLER (IRRITROL, RAINBIRD OR APPROVED), ELECTRIC REMOTE Size RD FERN I CONTROL VALVES (RAINBIRD PEB•PRS SERIES OR APPROVED), WITH POP-UP SPRAY Pro Time Lawn Seed 10 Ds. 7lb. per 1,000 at MAPLE SPRINKLERS (RAINBIRD 1800 SERIES OR APPROVED), ALL VALVES TO BE LOCATED IN TREES IC FIRE DOGWOOD FOTHER UNDERGROUND VALVE BOX (CARSON OR APPROVED). AUTOMATIC CONTROLLER TO BE Matched. evenly branched M.EfLS IL *1LILLBE LOCATED IN WEATHER PROOF LOCATION. 4'S' MASTER PLANT LIST 8 Aeerfieemanii'Je6sred' NOTE: MASTER PLANT LIST CONTAINS ALL PLAITS INCLUDING STREET TREES AND STORMVATER TREATMENT AREAS LOCATED Teal. I BOTH ON THE SUBJECT SITE AND WITHIN THE R.O.W. N SWITCH GRASS :Ost MITE: ROCK ROSE W CATMINT ENDRON SWEET BOX DOGVJOOD GRAPE JGAR MAPLE y(8) KARL FOERSTER FEATHER REED GRASS x..(11) GOLDEN MtEDITERRANEAN SPURGE OBLACKTUPELO (a) MOUNT VERNON LAUREL P.I.P. RAIN GARDEN u - MI SLOUGH SEDGE (17 O.C.) - (25) BRAMBLE (18" O.C.) - (3) DAVID VIBURNUM -(3) NORTHVAND SW nCH GRASS -(4) DAVID VIBURNUM ,O)SWORD FERN i,fJ .(5)KOREAN SPICE VIBURNUM �l r.bi at I I LAWN( SEED WITH PT 301 WATER X SMARTERMIX PRO TIME LAWN SEED 503-23&7518 MW ..TOTMELAWWSEED.COM L- I �! I _ _ II L - W. Isounical Nuns lCommicati Name Size Commerm TRS Pro Time Lawn Seed 10 Ds. 7lb. per 1,000 at Low GewSwale witaitstofivelawnseed.comi TREES jGneadn Mountain Sugar haple 2"cal. Matched. evenly branched 9 AcercirmaNm 'Am Maple 4'S' 3 Stem Minimum 8 Aeerfieemanii'Je6sred' Autumn Base Maple Teal. Matched. eenlybranchoad 4 AM gimata Amur Nbple Z' mi. Matched, evenlybranched 3 Acer nseum Paperback Maple Teal. Matched, event brertchaA 11 Aeersaahowni'Legacy LegacySugar Mep4e Tial. hatched. everlybmrKhed 16 Acersaocamm'Green Mountain' Green Mountain Sugar Maple 2" cal. Matched, eveirlybrarldrad 3 Betula nigra CWIy Heritage Rifer Birch 6-7' IMaWhed. evanlybiarldv9d 13 Nose sylvatica Black Tupelo 2" cal. Matched,~lybeanched 21 pious calleryens'Glen's Form' 10harilicloorPear 2"cal. Mainhed, evenlybrarrched 0 0 SHRUBS 20 C"nomus Whe Phelps' Julia Phelps Ceanothus 5981. 31 Cho"lernaa haldcen Orange 5981. 24 Cisbrs'Senrletfs VAriW Bennetts Mae Rode Rose 5 gal. 8 Comus sanguines mdwinar Fire' Midwinter Fre Dogwood ~a Q 17 Comus sericea'aent7 Isanh Redlwig Dogwood -SOM, 5 gat a 29 Cornus sedoes Xelse' Ketsey Redtwig Dogwood 5gal. V 23 Camus slolinder4'ArUic Fire' ANclic Fire Dogwood 508L 2 Dein gracilis Slender Dein 5 gat 17 1 Eu horbia dnanocies wuEerdi I-ambrookGoa' Golden Mediterranean Spurge 5 gal. Q 29 FoBrergilla gardens Dwarf Fothergilla 5 I. a 3 Folhergille mala%bunt Aiy Moura Ary Fothe ills 5gal. 11 Gauifraisshallon Salal 5gal, N Dade Desaipaon 2711exglabre Compacta' Compact nkberryHolly 5gal. 67 Lonicans pimte Privet Honeysucide 5 gal. 93 Natrona aquibllum'Compacter Compact Oregon Grape 5081, 74 Prunus lourocerasus'ONO Lu)keW Otto Luyken Laurel 5 gal. 4 Rhododendron Chinoides' Cnanoides Rhododendron 5 gal. 28 Ribes alpinum +Green Mound' Green hound Currant 5 gal. 4 Rhododendron P.J.M' P.J.M Rhododendron 5 gal. 6 Rosa lfnodcouf Knockout Rose 5901. 4 Sarcococca cankaa Sweet Box 5gal. 31 Sar00000ca hookedara'humilis' HimalioanSweet Box Sgal. 16 Spirsea japonKa'Litlle Princess' Little Princess Spwea 5gal. L 7 Vaecinium'Nonarsky R;Wsky8luebeffy 5gal. 5 Vaodnium'Sunshine Blue' Sunshine Blue Blueberry 5081. 23 Viburnum carload Korean Spioe Viburnum S gal. 172 Viburnum tlavidd 0"l LAbumum 5 gal. 16 Viburnum juciii Judd VIbumum 5 gal. 20 Mbumum lanlura'Mohican' liolehicariMbunnunt 5 gal PERENNIALS 4 Asti be arendsri'Bridal Veil' Bddel Veil Astllbe 1 gal. 48 Hemerocellls TAmyTodd' haryTodd Dmilily Igal. 19 Iris sbince'Bennerup Bklw Bememp Blue Siberian Ms 1 gal. 20 Lavandula iraermedia'Niko' Phenomenal Lavender 1 gal. 28 Nepaa feassami Walkses LOW Walkers Low Catmint 1981. GRASSES 29 Calamagrostis acutiflove'Karl Foerstee Kad Foerster Fealher Reed Grass 1 gal. 951 Carex obr upta Slough Sedge 4" pot Plant 12" o.c. 179 Desehampsia cespaosa Tufted Hae Grass 4'pok Plant 12' o.e. 5 Hakdnechba macre Japanese Forest Grass 1 gal. 19 Helidoldchonsempertirens Blue Oat Grass 1 gal 880 Junes patens Spreading Rush 4"pot Plant 12" ori. 11 Nasselatenuissime Maxican Feather Grass 1gal. 29 Paniam N tum'NoTwind' Northwind Switch Grass 1081. 7 Panicum virgatum'Shenandoah' Shenandoah Switch Grass 1981. 30PemiseWm alopeorbidea Fountain Grass 1gal. i9M5 19 BlecMum spirant Deer Fem 1 gal. 8 Palystichum aoros8udroides lChristmasFenn lost. 25 Poyodchum munition lSword Fem. 1 gal 38pru lauroceresus'Moum Vernon' Mount Vernon Laurel 13gal. 658 Rubes cayumides Bramble 4"pot STREET TREE PLANT LIST NOTE STREET TREES ARE INCLUDED IN THE MASTER PLANT LIST. STREET TREES PROVIDED PER SOC 4.2-140. Gly. jBitegalcalfilame CmmonName Slze : carmorn TRS Pro Time Lawn Seed 10 Ds. 7lb. per 1,000 at Low GewSwale witaitstofivelawnseed.comi 13 Acer saechamm'Green Mountain' jGneadn Mountain Sugar haple 2"cal. Matched. evenly branched 12Nysas atesteca 181ackTupelo 12" mi. ba toned, even:y branched 179 IDeschampsia cespiose lTufbadHairGmss 4" of Plant 12"o.a STORMWATER PLANT LIST 1. STORMWATER PLANTS ARE ALSO INCLUDED IN THE MASTER PLANT LIST. 2. STORMMMTER PLANTS INCLUDE BOTH PUBLIC AND PRIVATE STORMWATER AREAS ASSOCIATED WITH THIS PROJECT 3. PLANTING BASED UPON STORMWATER TREATMENT AREAS OF 1,990 SF. 4. PLANTING SELECTION AND DENSITY FROM EDSPM APPENDIX 68 APPROVEDVEGETATION LIST. tlateraoalNmo canmon Name Isize Committees PT 870 Clean Water Services Pro Time Lawn Seed 10 Ds. 7lb. per 1,000 at Low GewSwale witaitstofivelawnseed.comi GRASSY Phone: 503329-7518 051 lCarexabrograt jSloughSedge 4"Pot Plant 17 o.c, 179 IDeschampsia cespiose lTufbadHairGmss 4" of Plant 12"o.a 860 Juncos patens l8pniadingRush 4' of Plant 12" o.c. W LL E Q o � SEED MIX - LAWN Seed Mix SuppiM Amount cation Race PT 301 Water Smarter Pro Time Levin Seed 80 not, 7.10 bs. per 1,000 sf www. ime Phone: 503-329-7518 SEED MIX - SHALLOW SWALE Seed MM SWIlleir Amount AppilicatlonFlate, + IANOSCAPEAKCHITECTS + PT 870 Clean Water Services Pro Time Lawn Seed 10 Ds. 7lb. per 1,000 at Low GewSwale witaitstofivelawnseed.comi SAIRM Phone: 503329-7518 STORMWATER PLANTING JUSTIFICATION .e.. Based on a facility treatment area of 1,132 of Planding SdMDM A �PlantcalagoryMLnli Required AcbMI Count Ground Oxer 11.132 11.132 l _ - Vegetated Rain Garden .02 - - ---� Based on a facility treatmMd area of 277 of Planting Scheme A Plant Category Minimum Required jActual Count Gnlud Com 277 1277 !!Lgefated Reln Garden -43 Based on a fadlily treahlMnt area of 555 of Plarilling 8dlene A PlantCe Minimum Required A1:fusl Count Ground Comer 565 555 R Street P.I.P. Rain Garden 61 Based on a facility treatment area of 37 at Planting Scheme A PlaritCategicary Minimum Required Actual Count Gpwnd Comer 37 137 R Street P.I.P. Rain Gorden #2 -- Based on a facility treatment area of 7 of Planting Scheme A Plaid Category Minimum RequiredAtwW1Count Ground Come 7 R Street P.I.P. Rain Gurdon 83 Based Can a facility treatmentaha of 11 of Planting Scheme A 12 _- - Plant Category Minimum Required Actual Count Ground Cover 11 11 RStreet P.I.P. Rain Ganten IM Based on a facility treatment area of 29 of Pfantlng Schelde A PlantCategory Minimum Required Adual Count Gaud Cover 29 29 �l + IANOSCAPEAKCHITECTS + SCHIPMER SAIRM m ase Hpaf IY m �ffi (0 o W LL E Q o � St3WE�a LU y ud �q€ zdg LU 3C2 0 €1 r�-9 S $o NM6 q 1R'A IMP oo, *F0060 t-ATRE U OREGON s�440E AgGJti Z 0 0 W fV 0 Q W LrL^ EL V r Z Z ~a Q J LL a oW V LLI CnW 2U) Z Q z Ln 00 a 0� F- scut. r=w �o• 0 is 30 ea Revlslons N Dade Desaipaon 4 E 4 E m L m o � e L S E iL r L700 f e \I ii N W N J m 8 x 6 CORNER AND END POST VARIES, SEE SITE PLAN q / • LOCATE AT ALL ENDS AND ALL CORNERS EQUALLY SPACE MID -POSTS BETWEEN CORNER AND END POSTS 8'-D" MAX T MAXIMUM, EQUALLY SPACE FENCE BOARDS BETWEEN POSTS 2 x 6 FENCE CAP W/ EASED EDGES I I I I 1 1 I I 1 1 I I I I I I I I I I I I I I I I I I 1 1 I I I I I I I I I I I I I I I 11 I I 1 I I I I I I I I 1 I i 1 I I I I I I I I I I r 1 1 1 I I I I I 2x6TOPRAIL— i I I I I I I I I I 1 I I I I I I I I I I 1 I I I I I I I I I 1 I I i I I I I I I I I I I I I I I I I I I I I I 1 1 I I I I 1 x 6 FENCE BOARD I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I I 1 1 r I 1 1 I I 11 I I I I I I I I I I I I I I I 1 1 I I I I I 1 %6 FENCE BOARD I I I I I I I I I I I I I I I I 1 1 I I 1 I I I I I I I I I I I I I I I I I I I I 4 x 6 MID -POST — 1 I I I I I I I I I I I 1 1 I I 1 1 I I I I I I I I I I I I I 1 1 I I I I I I I I I I I I I I I I I I I I I I 11 I I I I I I I I I I I I I I I I I I I 11 I I I I I I I I I I I 1 1 I I I I r I I I I I I I I I I I I I I I I I I I I I 1 1 I I I I I I I I I I I I I I I I I I I I I I I I 110101011 110101011 N NnCFETE FOOIINU RYP.1 314' MINUS COMPACTED CRUSHED QUARRY ROCK I I 16" DIA. Q END AND CORNER POST *I �I IT DIA. 0 MID -POSTS WOOD FENCE a NOTE I I 1 1 I I I 2x41N I I 1 1 I I I 1 1 I 1 I I 11 I I I I I I I I I I I I 1 1 I I I I I 1 1 I I I I 1 1 1 I I I I 1 1 I I I I i i i i i 2x6& 11 I 1 I 1 I 1 1 I I I I I I I I I I I I I i i I FINISH • HARDWARE TO BE POLYMER COATED SCREWS AND GALVANIZED NAILS. DO NOT USE FENCE CLIPS OR STAPLES. • SIDE OF FENCE WITH 2 X MEMBERS TO FACE AWAY FROM TENANT'S PROPERTY. • FENCE BOARDS TO BE TIGHT KNOT CEDAR. • POSTS, RAILS, AND CAP TO BE P.T. 92 OR BETTER FIR. • COVER ENTIRE FENCE WITH DARK SEMI -TRANSPARENT STAIN q 9 W m =1 Y m 1 k VARIES. SEE SITE MAN • HARDWARE TO BE POLYMER COATED SCREWS AND GALVANIZED NAILS. • POSTS TO BE 6 X 6 P.T.#2 OR BETTER FIR. • TRIM, SIDING AND ROOFING TO MATCH MAIN BUILDINGS. • POST FOOTING AND ROOF FRAMING PER INSTRUCTIONS FROM STRUCTURAL ENGINEER. TRASH ENCLOSURE 6X6 P.T. POSTS ROOF OVERHANG DUMPSTEF I I I I I I I a I � I I � I I - ----------------------- EQ. -------- -EQ. EQ. VARIES. SEE SITE PLAN 1/4"= V-0" FINAL SITS PaA I,I Dlanner:'� LAND USE REVIEW SET THIS DRAWING IS NOT FOR CONSTRUCTION 11-22-2017 + IANDECA/E ADgI11ECTi + E 0 E IL 0 Qm �Q (9 d c m a3otug �x LU C LL F -L Q o ES U) i56P'1 019 LU @ Sy d 3 egA °¢¢I H4 w� #UiMa3 2h���o� 4�OI5TER� r" ryn D K SATRE F OREGON W cPO 4AE Z O 0 Lu N O ui J u = W a ,LL^ V LL IL a: (i) ZW O W N W J Q Or zLo W 0 N 0 0 0 16 30 BO ReNabne # DOW Da mPtim a R a Y E z E 'a' O e U $ O a E 6 E L8.0 f GRAPHIC S( S STREET EXCIING HYDRANT L Inc. CONSTRUCTION NOTES: WATER CE)NEW PUBLIC WATER LINE (TO BE APPROVED BY SPRINGFIELD UTILITY BOARD (SUB) AND COY OF SPRINGFIELD (COS)). f02 NEW 1 1/2" WATER SERVICE W/ 1 1/2' WATER METER. NEW REDUCED PRESSURE VALVE IN ABOVE GROUND VAULT SUB TO MAKE WATER SERVICE CONNECTION 70 IMMUNE. 103 NEW 2" WATER SERVICE & 2' WATER METER. NEW 2" RP VALVE IN ABOVE GROUND VAULT 104 WATER CONNECTION TO BUILDING 105 NEW 1" IRRIGATION METER. SUB TO MAKE WATER SERVICE CONNECTION TO MAIN LINE 106 NEW I" IRRIGATION DOUBLE CHECK ASSEMBLY IN ABOVE GROUND ENCLOSURE. 107 NEW SERVICE TO IRRIGATION SYSTEM. SEE LANDSCAPE PLANS. 110 NEW HYDRANT COORDINATE INSTALLATION AND LOCATION WRH COY FIRE MARSHALL AND SUB. Nil NEW 2" WATER TAP FOR FIRE/SPRINKLER SY57EM. 1f2 NEW 2" FIRE/SPRINKLER DETECTOR DOUBLE CHECK VALVE IN ABOVE GROUND VAULT. 113 NEW FIRE SPRINKLER CONNECTION POINT TO BUILDING. 114 FIRE DEPARTMENT CONNECTION (FDC) POINT TO BE APPROVED BY CRY OF SPRINGFIELD FIRE MARSHALL. 06' DUCTRE IRON SLEEVE FOR WATER UNE UNDER BUILDING. 121 EXISTING WELL TO BE UTILIZED FOR IRRIG47701V. COORDINATE REQUIREMENTS WITH CITY OF SPRINGFIELD AND SUB. WASTEWATER (:E)NEW 4" WASTEWATER PIPE AT 1% SLOPE MIN. 202 NEW 6" WASTEWATER PIPE AT 1% SLOPE MIN. 203 NEW 8' WASTEWATER PIPE AT 1% SLOPE MIN. 210 NEW WASTEWATER CLEANOUT. 211 WASTEWATER CONNECTION TO BUILDING. 212 CONNECT TO EXISTING WASTE WATER SYSTEM. 215 EXISTING WASTEWATER LATERAL SHALL. HAVE A 1V INSPEC71 ON TO CONFIRM STATUS AND USABILfTY OF LATERAL. IF ACCEPTABLE, CONNECT TO EXISTING WASTEWATER LATERAL. 220 FLOOR DRAIN W/ 1/2" PIX COLD WATER P—TRAP PRIMER PIPE. CONNECT TO WASTEWATER SERVICE. 230 NEW PUBLIC WASTEWATER MANHOLE. 231 NEW PRIVATE WASTEWATER MANHOLE. LEGEND EXISTING LTI III PROPERTY LME FENCE EDGE OF PAWMENT STORMIER LINE WASTEWATER UNE OVERHEAD WIRES NATURAL GAS LAVE JOINT UfiLIIY TRENCH STORM MNRfOLE WA TEWAnR M00HOLE I" POLE POWER POLE T1WISr'O hu WATER METER WATER VALVE FIRE HYDRANT TELEPHONE RISER GAS LR. RW CONCRETE PROPOSED —ST— STORMWATER LINE ---ST--- PERFORATED PIPE _WW— WA5IMIER LINE —W— WATER LINE ---E--- ELECTRIC LINE ■ DITCH INLET N WATER METER 0 DOUBLE CHECK ASSEMBLY VAULT 'G' FORE IADRANT ^ CLEW OUT ^ TRANSFORMER D CONCRETE WELLHEAD PROTECTION CONSTRUCTION NOTES: • OMAPL PROHIBITION: THE CONTRACTOR AND ALL SUBCONTRACTORS ARE REQUIRED TO PROVIDE THE OWNER'S ENGINEER WITH COPIES OF AISOSS FOR ALL CHEMICALS PROPOSED FOR USE ON—SRF PRIOR TO USE OR DELIVERY TO THE PROPERTY. BASED ON THESE MOSS, THE ENGINEER MRL DETERMINE IF THE CHEMICAL IS APPROVED FOR USE ON THIS SITE (I.E, WHETHER OR NOT THE PRODUCT CONTAINS DNAPLS). THE ENGINEER MAY CONTACT THE SUB DRINKING WATER SOURCE PROTECTION COORDINATOR (541-744-3745) WIN ANY QUESTIONS ABOUT EVALUATING PRODUCTS FOR ONAPLS. • ANY CHEMICAL SPILLS OR LEAKS MUST BE CLEANED UP IAIMEDATELY AND CLEAN—UP MATERIALS DISPOSED OFF—SITE AND IN ACCORDANCE WITH LANE COUNTY AND DEQ REQUIREMENTS. IN EVERY CASE, CARE SHALL BE TAKEN TO PREVENT GROUNDWATER CONTAMINATION. • 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 PANT AND CLEANING MATERIALS/WASTES, MUST NOT ETHER THE SOIL OR BE WASHED INTO THE STORM WATER SYSTEM. ALL CHEMICALS SHOULD BE STORED IN ADEQUATE SECONDARY CONTAINMENT. • EQUIPMENT MAMFENANC£ 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 STORM WATER DRAINAGE SYSTEM. • NO FILL MATERIALS CONTAINING HAZARDOUS MATERALS Sh4LL BE USED ON THIS SITE. STQRMWA7ER 301 NEW 4' STORMWATER PIPE AT 1% SLOPE MIN. 302 NEW 6" STORMWATER PIPE AT 0.5% SLOPE MIN. 303 NEW 8" STORMWATER PIPE AT 0.5% SLOPE MIN. 306 NEW 4' PERFORATED PIPE 308 NEW 8" PERFORATED PIPE. 310 PLANTER OVERFLOW PER PUBLIC IMPROVEMENT PLANS. 311 NEW DITCH INLET. 312 NEW STORM CLEAN OUT. 313 NEW CATCH BASIN. 314 24" SOAKAGE TRENCH INTERCEPT BASIN. 315 CURB CUT SPILL WAY W/INLET PROTECTION. 316 RIP RAP OUTLET PROTECTION. 317 SOAKAGE TRENCH OVER FLOW STRUCTURE. 319 RAM GARDEN OR STORMWATER TREATMENT BASIN PER CITY OF EUGENE STORMWATER MANAGEMENT MANUAL AND SECTION VIEWS PER DETAIL 2, SHEET C2. SEE LANDSCAPE PLAN FOR PLANTING DESIGN. 320 RAN GARDEN OR STORMWATER TREATMENT BASIN PER CITY OF EUGENE STORMWAITER MAWIGEMENT MANUAL AND SECTION VIEWS PER DETAIL 3, SHEET C2. SEE LANDSCAPE PLAN FOR PLANTING DESIGN. 321 SOAKAGE TRENCH. GRAN ROCK SECTION 3W x 3b WITH 4" PERF(MATED PIPE IN THE TOP 6" OF ROCK. LENGTH PER PLANS. SEE DETAIL 1, SHEET C2. 322 INSTALL SHALLOW SWALE PER DETAIL 5, SHEET C2. 323 INSTALL CONCRETE LINED CHANNEL WITH GRATE AT SIDEWALK FROM PARKING LOT TO SWALLOW SWALE, 331 RAN GARDEN PLANTER IN PUBLIC RIGHT—OF—WAY PER DETAIL 4, SHEET C2. 341 NEW PUBLIC CATCH BASIN. O CONNECTION TO PUBLIC MANHOLE OR CURB INLET. COORDINATE INSTALLATION W/ CITY OF SPRINGFIELD. 351 CONNECTION TO EXISTING STORM PIPE. LIGHTING 201 NEW PUBLIC STREET LIGHT PER PUBLIC IMPROVEMENTS PLANS. GENERAL NOTES: 1. ELECTRIC DESIGN TO BE COORDINATED WITH SUB FOR FINAL TRANSFORMER LOCATIONS AND CONDUIT SIZING. 2. BACKFLOW PREVENTION ENCLOSURES SHALL HAVE A NEUTRAL, NON—REFLECTIVE FINISH THE CONTRACTOR SHALL SUBMIT PRODUCTS FOR REVIEW AND APPROVAL. FINAL SITE PLA' �.,anner — PRELIMINARY: FOR CITY SITE REVIEW ONLY (NOT FOR CONSTRUCTION) Branch ENfGINEERING Since Im civil • transportation structural • geotechnical SURVEYING 310 5th Street Springfield, OR 97477 p: 541.746.0637 www3ranch Engi neer) ng.com Springfield OR I Albany OR Z V^CV�AY yqh' PATS�� ExPas: OECEHBER 31, 2018 project title: revisions: date: NOV. 22, 2017 drawn by: ARS designer. NO project no: 14-299 UTILITY PLAN sheet: C1 O 00 043 N N O W ^ Q O ^ T i O an ZO � Q N o = a Lm Z W Z W Ln �o 0 x O< Ln WJ LLJ v z 5W / Imo— O LLI ^L LLJQ LLIR in 0 O H W I ^ N o Z Ce a M w Z O xoCe r LL F- Z CL N Ln revisions: date: NOV. 22, 2017 drawn by: ARS designer. NO project no: 14-299 UTILITY PLAN sheet: C1 4PH30RAitD PVC PIPE WITH SY5EM%M MIN" °HT FACING DOINN aim DIAMETERPIPE IN�i.TION No' ranch SLOPE � AS B�n PVC � MOSE AS PRAC1ICA&E AD FUER FABRIC 1181 6' NN MPSOL CDm ro MT04 NI£T RTE M CONTACT DOWER PRIOR TO ROCK RVSTALLATION FOR INSPECTION AND APPROVAL TO DYSURE ACCEPTABLE N4nVE BASE / WITH TOP OF PPE BROW TOP t Om ON ALL (MAY COVER 2F FOR b tTaR W SOWA6E TG9ICh1 ROCK APRiOtL 6' SN)F5 t TOP CATH 0" PILWONES) LEAF Sam SILpE PPN6 Ar12 Qfl il' t OJRET PPNIG TO 6' FHfORATEO PVC PIPE INBE MATERIAL SCARIFY EL4SE PRIOR TO ROCK AYSTALIAT" E N G I N E E R I N G YE5T 266' A �� VESOEE ON PIPE SIDE GRADE Since 1 PVC PIPING FROM FAST SITE 128' ROOF B® 4YA� civil transportation TETE EE PpN6N 141115 _ structural • geotechnical a ROOC O&N 5ND�¶128Y11►I MOM M PEA T" " PLANRNGS PER LANDSCAPE DRAWINGS S U R V E Y I N G 310 Sth Street 616 INLET PPE - INSTALL Y ROCK MULCH ALONG Springfield. OR 97477 BPtW IB'd m PVC ff - 1W NOTES VARES PER PIAN BOTTOM OF FACILITY p: 541.746.0637 PIPE SECTION -- xn I. PRIVATE 5ILT/T1EBr851RAP W NN. 18! SUMP www.BranchEngIneerin9.com BACYFNL NTN r - 2. MN IB' DIA. PPE OR RS/b BON MTH GRADE OR LID. VARIES PER PLAN Springfield OR I Albany OR STONEYN. TO OPIREVENT i \ S. OEM TRAP AIMALLT AT MET OF THE YET SEASON. J / µ ..— a? ( (OF P171N6 A SLOPEFOR STA City DURINGOF DASH TYPICAL I / TO atawA WOUT106 MOMENT AREA i / I I -RATER KtBRIC S _ 24" GROWING MEDIUM •• : Gi1V8'�1F�ssO� & (SEE �t110N 501KI2£ 88161 WIBK1EPf BASIN SOA(/.CE r/ r' I V OR 3/4' OPENFROM TR9KH GRATED GRAN RD« AND MOING FOUTIMS�TE> r -. -' a79?52i'= 7' Dig igned by Nathan son CLEAN AMLVLLT AT arit 50AVAGE TRENCH PLAN VIEW Of THE W SD6011. 1 MSn RB® 1A*NS 50L F 818 RLN GRAVE. IS NOT FACILITY, L� EY BOTTO M OF O BAR 9M t -r FILTER FABRIC _ 78' OF 2 1/2" - 3/4" 041. OPEN GRADED AGGREGATE STORAGE, WRAPPED N FILTER FABRIC. SCARIFY EASE PRIOR TO ROCK INSTALLATION. Dat 7.11.1708:54:08- ' OREGON Z Z SPECIAL NOTES: BAC103LL HInI MAN ROCK FOR s' �r�.- PIN PAZSE MIST BE �. 40 I. PIPING LATIN B FT OF e."NG5 PVC MIN DTM SO.VETr- FOR OTHER PIPING IN 4 LfGfI0N5 EVERY 3O. 50MA6E ifBKH NST BASIN cM TRAP 11m _.. SECTION A -A EXPW£S DECEABFR 3( 2018 WELDED. 2. PLACE SaNI AGE MOO AT (EAST Ion FROM NEAREST 50AKAGE TRENCH SECTION VIEW (G) BUILDING title: PONT OF fESIr.Ba AND N)`T FROM PPOARM U.M. IU MN. 5E150a project 3. BELIE B01TCM 4f T`E' GE TR3J01 f -AQE5 LIAR TO SOVpkE iRB1LN RAI GRWDi CS 6 BBLW EYJ5rV C72AGF). OVER - EXCAVATE ND NWLL NTN LYLJN ROCK A5 NEEDED. O SOAKAGE TRENCH O VEGETATED RAIN GARDEN - NORTH SCALE: N.T.S. O /4 VERT. LGNDS (zN4 LOAD E0 PLANTINGS PER L.INDSGPE DRAWINGS VARIES PER PIAN SRIDNOTIO 6' 6' S%1 WLK DR4WKE' AtTral ro 9E 1.5' 2' 2.5' AT 18. Or AWL r� D=3" NWIL BARS SILEWX CLR. PFR R.YN cntAalCTED 5ILE1fYX L1aWA(E MOTOR ro LE I" LOWER TNW SILEKX EVERY 7' 10' as SLOPED ro FAGERY. l V N o I" LOWER DARN SOEMBgI( EVERY 16" = CRll9FDc VARIES PER PLAT INSTALL 2" MOCK MULCH/PEA GROVEL ALONG BOTTOM OF 10' as 900 TO FAfEITE.. -T Til FACILITY -y , 1 T CURB d I - E0. r --- - • 4/'V4i' 31 IMx✓' •.`....... - ;. I• M� STORMINATER FACILITY 3:T GUTTER •i ' Eq, pYVM'O. OZ1N J 4-/ pr OELTM�Q IFE PoC!!I. I7 .. (2 L "AROLC7t •fr�� • STORARW/IER FACILITY - 4 r i i 7 ^� - 24' GROWING MEDIL!N - 24" Il'A1W OCILITY � GRADED ) AGGREGATE WNL AS NECESSARY � _ ^�^ C) Z N GEOTME SRA9WNATER FACILITY ICa AVL i� - 1.5 'O 24' OFPTN FILTER - FILTER ANIW ABOVE PERF01d0m Fl°E IkDWAN AAYUE LESS THAN 24' AS NECESSARY li FILTER FABRIC 0- OF 2 1/2" - 3/4" Oil OPEN GRADED AGGREGATE A{AWIAW 1:1 SLOPE ERCN AATAf 5065 ro - 3" CLR MWRAN 1:1 SLOPE TDR POSOAE FLOW FGR IANl4R OgMd N N o CONTACT ENGINEER PRIOR TO ROCK INSTALLATION SSTORAGE, WRAPPED IN FILTER SIM OF PLAVU W41 '? .. j t14VTAN 1:1 SLOPE `, FRpI N111W: SOLS ]O �' FROM NATIVE SEWS TO BOTTDO OF RANTER NALL FOIOINIG FOR INSPECTION AND APPROVAL TO ENSURE ACCEPTABLE N111VE EASE MATERIAL ST.MffY BAS. t - �" OPEN GRADED BDTICN of FDOILS // 2" Com. 1'-6" GRAN'1 ROD( PRIOR TO ROCK NNSTALUTKNI. IE NFERF SpIWy W FtABAC am�STLRBED NIl11E J 6• SAYS WALL t •_3• HEEL PfRRXM7LD RPPE LAVA'S NCIH �T ES � r o 1FROVENEMT PLANS INA 6" iNCx 1'-9" TO BOTTOM DNA.FE 3" MN COVER OF DRAWN LA Z LD ROCK COAF%= 70 TOO BOTl� aTETR AA0K V'1 M1D FAMOR W O UJ SECTION D -D SECTION B -B PLANTER WALL J O C X PER PIP DESIGN LA 0 < OVEGETATED RAIN GARDEN - SOUTHEAST O RAIN GARDEN PLANTER IN RIGHT-OF-WAY O SHALLOW SWALE W L J -,*7Z SCALE: N.T.S. SCALE: N.T.S. SCALE: N.T.S. N N 0 UJ V w O LJJ Lu ce QLLJ clC C:) B" � LV r- ce Z LLJ C:f to I—L Q Springfield's U � x o Z OL We I I head Protection Area 1""� L L < N L/) Help protect our drinking water eV'S'°°' Report all leaks or spills to : HAZARDOUS MATERIAL RESPONSE 911 Site operator; Utility Board 541-746-8451 FINAL ITE Pi drNOV. 22, 2017 awn by AR % JAN 112�li, designer: NP —L� -' olann@C 4 project no: 14299 DETAILS NOTE: SIGNS ARE ALSO AVAILABLE FOR PURCHASE AT SPRINGFIELD UTILITY BOARD WATER DIVISION 541-726-2396 Sheet r 2 SPRINGFIELD UTILITY BOARD WELLHEAD PROTECTION SIGN - DRAWING # FF11DE40 O PRELIMINARY: FOR CITY SITE REVIEW ONLY (NOT FOR CONSTRUCTION) SCALE: N.LS. copyright 0 2014 Branch Engineering. Inc.