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HomeMy WebLinkAboutDRC Meeting 811-24-000028-TYP2 SPR Bazer 1 AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616 / MS Teams Staff Review: Tuesday, February 13, 2024 9:00 – 9:30 a.m. 1. Site Plan Review 811-24-000028-TYP2 811-23-000116-PROJ Bazer Assessor’s Map: 17-03-35-23 TL: 04503 Address: 525 Mill Street Existing Use: Vacant school building Applicant Submitted plans to convert school building into apartments. Planner: Kelly Notary Meeting: Tuesday, February 13, 2024 9:00 – 9:30 virtual meeting via Microsoft Teams The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: https://www.springfield-or.gov/weblink8/browse.aspx SITE VICINITY MAP 811-24-000028-TYP2 Final Site Plan Submittal 17-03-35-23 TL 04503 525 Mill Street The Satre Group 1 City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 SITE PLAN REVIEW – TYPE 2 Application Type □ Site Plan Review Completeness Check □ Site Plan Review Submittal □ Final Site Plan Submittal Required Project Information (Applicant: Complete this Section) Applicant Name: Phone: Company: Email: Address: Applicant’s Rep: Phone: Company: Email: Address: Property Owner: Phone: Company: Email: Address: ASSESSOR’S MAP NO: TAX LOT NO(S): Property Address (if applicable): Size of Property: □ Acres □ Sq. Ft. Units Per Acre: Proposed Project Name: Proposal: Existing Use: New Impervious Area (Sq. Ft.): Required Project Information (City Intake Staff: Complete This Section) Associated Applications: Placard: Case No: Date: Reviewed By: Application Fee: $ Tech Fee: $ Notice Fee: $ TOTAL FEE: $ PROJECT NO: Ben Bazer Mill Street School, LLC 125 Redmont Rd., Ste. C-1, Charlotte, NC 28203 John Anderson 541-686-4540 The Satre Group JohnA@satregroup.com Ben Bazer Mill Street School, LLC 17-03-35-23 04503 525 Mill Street 1.12 Mill Street School Apartments Convert school building into apartments Vacant school building 0 375 W 4th, Ste. 201, Eugene, OR 97401 125 Redmont Rd., Ste. C-1, Charlotte, NC 28203 4 4 January 26, 2024 MILL STREET SCHOOL APARTMENTS Site Plan Review- Submittal- Written Responses Map 17-03-35-23, Lot 4503 WRITTEN STATEMENT In accordance with Site Plan Review requirements, this written statement describes the proposed development and demonstrates that the proposal complies with the standards contained in SDC 5.17-100 through 5.17-125. I. LAND USE REQUEST A. Development Objective The development objective is to rehabilitate and convert the existing school building into apartments, with associated parking and amenities. Subject Property RLID Maps 2023 B. Project Directory Owner/Applicant Mill Street School, LLC – Ben Bazer 125 Redmont Rd., Ste. C-1 Charlotte, NC 28203 Contact: Ben Bazer Planner (and Applicant’s Representative) Rick Satre, AICP, ASLA, CSI The Satre Group 375 West 4th Avenue, Suite 201 Eugene, OR 97401 Phone: (541) 686-4540 Email: rick@satregroup.com Landscape Architect Architecture John Anderson, ASLA Jenna L. Fribley, AIA, NCIDQ, LEED AP The Satre Group Campfire Collaborative 375 West 4th Avenue, Suite 201 341 Main St, Eugene, OR 97401 Springfield, OR 97477 Phone: (541) 686-4540 Phone: (541) 914-0334 Email: johna@satregroup.com Email:jenna@campfirelab.com II. THE SITE AND EXISTING CONDITIONS Mill Street Apartments Page 2 of 7 Site Plan Review Map 17-03-35-23 Lot 4503 January 26, 2024 The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com A. Development Site The site is located on the east side of Mill Street and has frontage on the north, off E Street, and frontage on the south of the lot, off D Street. The site is comprised of a single tax lot (Map 17-03- 35-23, Lot 4503) and was partitioned from the neighboring lot to the east. The site is approximately 1.12 acres in size. Abutting the property to the east is a warehouse and associated loading parking area owned by the Springfield School District. To the north and west of the site is a mix of residential and neighborhood commercial, and to the south is a mix of residential single- family and apartments. The project area is completely within Springfield city limits. B. Planning Context 1. Planning and Zoning. The zoning is consistent with the Metro Plan which designates the Mill Street Apartment property as High Density Residential (R-3) and the neighborhood refinement plan (the East Kelly Butte Refinement Plan) all designate the subject property as High Density Residential (HDR). There is no applicable overlay zone, and the site is outside the 99-year TOT of the Drinking Water Protection Overlay Zone. East Kelly Butte Refinement Plan 2. Transportation. a. TransPlan. The metro area adopted transportation plan, The Eugene-Springfield Transportation System Plan (TransPlan) shows no future projects adjacent to or directly affecting the subject property. b. Springfield 2035 Transportation System Plan. The City of Springfield’s TSP designates Mill Street as Major Collector. The two future roadway improvement projects are PB-20, a roadway street improvement including bicycle facilities, and PB-21, adding crosswalks on D, E, and F Streets at Pioneer Parkway. Local Street Network Map City of Springfield August 2018 c. Public Transit. Lane Transit District (LTD) provides transit service just to the east of the site on Pioneer Parkway via its frequent travel service EmX. 3. Utilities. Mill Street Apartments Page 3 of 7 Site Plan Review Map 17-03-35-23 Lot 4503 January 26, 2024 The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com a. Stormwater and Wastewater. The Springfield Stormwater Facilities Master Plan shows the property as being serviced for public stormwater infrastructure to the subject site with facilities in both Mill and West D Streets. Wastewater infrastructure exists in Mill Street on the west property line. The line in Mill Street is the Downtown Trunk line and is a 21-inch line. There is a 10-inch line that runs down D Street and turns north on to the subject property as well as the school district adjoining school property. Stormwater Facilities Master Plan City of Springfield, October 2008 Existing Storm and Sanitary Infrastructure City of Springfield 2018 b. Wellhead Protection. The subject property is just west and outside the Q Street 99-year Time of Travel Zone (TOTZ). Any redevelopment on the site would not require a Drinking Water Protection application. Wellhead Protection Areas Map Excerpt City of Springfield and Springfield Utility Board January 2013 c. Water & Electric. Existing water and electric infrastructure exist on and adjacent to the subject site. III. WRITTEN RESPONSES TO PRE-SUBMITTAL Mill Street Apartments Page 4 of 7 Site Plan Review Map 17-03-35-23 Lot 4503 January 26, 2024 The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com This section is presented in the same order as the City Pre-Submittal (Completeness Check). Applicable sections of staff comments are in italics, followed by proposed findings in normal text. PLANNING: 1. Provide a copy of the site plan reduced to 8 ½” x 11”. Response: See attachment 6G. 2. 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. Planning Note 1. Accessory structure use must be noted on the final site plan and be compatible with the residential zone of the property. If no designation is given, a site plan review could be triggered for a later use of the structure. Response: See Existing Site plan for features to remain and to be removed. The accessory structure is proposed to remain and will be an accessory use for the apartments. 3. Location, widths (of paving and right-of-way), and names of all existing streets, alleys, dedications, or other rights-of-way within or adjacent to the proposed development, including jurisdictional status other than City. Indicate connection points for roof drainage. Response: See Transportation section below. A draft easement document for the school property is provided as attachment 6D. Street ROW and paving widths are on Sheet L2.0 4. Location and type of existing street lighting. Response: See Transportation section below. See sheet L2.0 5. Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units, waterline backflow preventers and similar public facilities. Response: See Fire and Public Works section below. 6. Location and size of existing utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points. Details must be proportionate to the complexity of the proposed project. Planning Note 2. New electrical service will be required to be underground. Response: See Public Works section below. Electrical to the building and accessory structure are proposed to remain. The existing building is proposed to remain with minor changes to the exterior. 7. The approximate size and location of storm water management systems components Response: See Public Works section below. 8. Location, widths (of paving and right-of-way), and names of proposed streets, alleys, dedications, or other rights-of-ways within or adjacent to the proposed development Response: See Transportation section below. Mill Street Apartments Page 5 of 7 Site Plan Review Map 17-03-35-23 Lot 4503 January 26, 2024 The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com 9. Location and width of all proposed easements. Planning Note 3. Easement or PLA with the school district prior to construction for parking/waste bin area. Response: See attached easement for the school property for the parking area. The trash bin has been moved to the main property. 10. Location and type of proposed street lighting Response: See Transportation section below. See Sheet L6.0 11. Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units, waterline backflow preventers and similar public facilities. Response: See Public Works and Fire section below. 12. Written description, including specifications, of the permanent irrigation system. Response: See Sheet L7.0 13. Location and type of street trees Response: See Sheet L7.0 14. List in chart form the proposed types of landscape materials (trees, shrubs, ground cover). Include in the chart genus, species, common name, quantity, size, spacing and method of planting. Response: See Sheet L7.0 15. Lighting - Type and extent of shielding, including cut-off angles and type of illumination, wattage, and luminous area. Response: See Sheet L6.0 16. Photometric test report for each light source. Response: See Sheet L6.0 17. The narrative lists E Street as a local, but on this section of E it’s a major collector, please correct. 18. Light required on E Street, per Transportation there is an existing wood pole that could be reused for the new light. 19. The front gate cannot block the ROW, set gate back or change swing into site not into ROW. Confirm options with Fire & Building Departments Response: The street classification has been corrected on the plans. See sheet L 6.0 for new streetlight on an existing street pole on E Street (north side of property). See Sheet L6.0 to show gates swinging in towards the property. PUBLIC WORKS: 1. New street trees are required along Mill St. Response: Due to the City initiated street improvements proposed to Mill Street, the street trees for Mill street will be done during the street improvement project. Mill Street Apartments Page 6 of 7 Site Plan Review Map 17-03-35-23 Lot 4503 January 26, 2024 The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com 2. I did not see a soil type, but not sure it is important for this application. Response: See Sheet L 3.0. Soils are Malabon-Urban Land Complex. 3. Not sure what is the best mechanism, but as noted on the site plan an easement/joint use agreement? (This) will be needed for the portion of the site on the adjacent property. Typically, this is done with a PLA, not sure why this isn't done for this? as the operation in the adjacent property are fundamental to this site and separated from the adjacent lot. Response: The school district wanted the easement in lieu of a PLA. The easement document to be recorded is provided as attachment 6D, 6E, and 6F. 4. I think this will require an updated and expanded electrical service, and a complete change of use which requires the electrical services to be placed underground. A new transformer may be needed? I don't see any provision for an internal mail room-assuming a community mailbox will be installed, this can be done just about anywhere but CANNOT block any portion of the existing sidewalk around the site. Response: All electrical is proposed to remain. The building is being retained and the power pole off E Street is also proposed as a new streetlight. The mailboxes will either be internal to the building or around the perimeter of the building. It will not block any pedestrian pathways. 5. A planting plan and Operations and Maintenance agreement will be required for the stormwater treatment areas in the back parking lot. In addition, calculations for the treatment areas showing they are sized correctly is required (for treatment only) (the Eugene Manual spreadsheet calculators can be used). Response: See attachment 7H for the O&M plan. 6. I do not see any notes on the existing building storm drainage, assuming it is all in good repair? same for the northern parking lot. If Not, any deficient items must be cleaned/repaired/replaced (including things like a broken catch basin or one that doesn’t function any more due to settlement). Response: See existing conditions plan Sheet L2.0 TRANSPORTATION: 1. Location and type of existing and proposed street lighting. Response: See Sheet L6.0. A new light is proposed on the existing power pole on E Street. 2. Location, width, and construction material of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and trails. Response: See sheet L4.0 3. Location, widths (of paving and right-of-way) and names of all existing and proposed streets, alleys, dedications, access easements or other rights-of-way within or adjacent to the proposed development, including ownership and maintenance status, if applicable. Response: The width of ROW and paving is on Sheet L2.0, Existing conditions. Mill Street Apartments Page 7 of 7 Site Plan Review Map 17-03-35-23 Lot 4503 January 26, 2024 The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com 4. Location of existing and required traffic control devices. Response: See sheet L4.0 FIRE: 1. Location of existing and required fire hydrants and similar public facilities. Response: See Sheet L2.0 2. Fire sprinklers are required to be retrofitted in this building for this type of use per 2022 Oregon Structural Specialty Code/2022 Springfield Fire Code 903.2.8. Response: Understand and agree. 3.Standpipes are not required since the 3rd floor level and the mezzanine level is below 30 feet elevation from the lowest level of fire apparatus access. Response: Understand and agree. IV. CONCLUSION The above information represents known applicable planning, zoning, and site development requirements for the contemplated project. It presents known physical conditions and contexts. It captures the project’s primary development objective. Based on the information and findings contained in this written statement, associated attachments and plan set the proposed Mill Street Apartments project meets the Site Plan Review criteria of approval contained in the Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve the proposal. Both the applicant and the applicant’s representative are available for questions. We look forward to working with staff to ensure this project meets the goals and objectives of the applicant and the city. If you have any questions about the above application, please do not hesitate to contact John Anderson, at The Satre Group, 541-686-4540, or Johna@satregroup.com. Sincerely, John Anderson John Anderson, ASLA, Partner The Satre Group THE SATRE GROUP 375 West 4th, Suite 201, Eugene OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.satregroup.com DescriptionPhase Drawn By Checked Date Project Number THE SATRE GROUP, LAND USE PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS, EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF THE SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD THE SATRE GROUP HARMLESS.RevisionsDate#© 2023, THE SATRE GROUPL1.0525 MILL STREET 525 MILL STREET SPRINGFIELD, OREGON 2305 COVER SHEET JCA, HD JCA SITE PLAN REVIEW 09.13.23 VICINITY MAPNTS525 MILL STREET SCHOOL LLCSCHEDULE OF DRAWINGS THE SATRE GROUPLAND USE PLANNERS, LANDSCAPE ARCHITECTS & ENVIRONMENTAL SPECIALISTS375 WEST 4TH, SUITE 201EUGENE, OREGON 97401(541)686-4540CONTACT: JOHN ANDERSONjohna@satregroup.comLANDSCAPE ARCHITECT525 MILL STREETSPRINGFIELD, OREGONTax Map: 17-03-35-23 Lot: 04503L1.0COVER SHEETL2.0EXISTING CONDITIONS PLANL3.0SITE PLANL4.0LAYOUT PLANL5.0GRADING PLANL6.0SITE LIGHTING PLANL7.0 LANDSCAPE PLANDESIGN TEAM MEMBERSARCHITECTCAMPFIRE COLLABORATIVE341 MAIN STREETSPRINGFIELD, OR 97477(541)914-0334CONTACT: JENNA L. FRIBLEY jenna@campfirelab.comN525 MILL STREET SCHOOL, LLC125 REMOUNT RD, SUITE C-1, PMB 5012CHARLOTTE, NC 28203(541) 915 - 4062CONTACT: BEN BAZERben@redcedarco.comOWNER/APPLICANTLAND USEREVIEW SETNOT FORCONSTRUCTIONTHIS DRAWING IS09-13-2023S MILL STREET1023OREGONJOHN C. ANDERSONACCPACNDSAERE IHT RLGR EESTIT DE8-13-19DRAFTPROJECT SITES MILL STREETPIONEER PARKWAY WPIONEER PARKWAY EWATER STREET E STREETD STREETC STREETWEST C STREETTHE SATRE GROUPLAND USE PLANNERS, LANDSCAPE ARCHITECTS & ENVIRONMENTAL SPECIALISTS375 WEST 4TH, SUITE 201EUGENE, OREGON 97401(541)686-4540CONTACT: RICK SATRE, ASLA AICPrick@satregroup.comLAND USE PLANNERCIVIL ENGINEERBRANCH ENGINEERING310 FIFTH STREETSPRINGFIELD, OR 97477(541)746-0637CONTACT: NATHAN PATTERSON, PE nathanp@branchengineering.com.comSURVEYORBRANCH ENGINEERING310 FIFTH STREETSPRINGFIELD, OR 97477(541)746-0637CONTACT: DAN NELSON, PE dann@branchengineering.com.com 17-03-35-23-04503R-31.12 ACRES17-03-35-23-04500PL2.23 ACRES22'-0"24'-0"EXISTING STREETLIGHT ON POLEEXISTING TELEPHONEEQUIPMENT BOXEXISTING TELEPHONEEQUIPMENT BOXEXISTING TELEPHONEEQUIPMENT BOXEXISTING TELEPHONEEQUIPMENT VAULTEXISTING UTILITY POLE- SEE SITE ELECTRICALPLAN FOR REQUIRED LIGHT ADDITIONBUILDING CONTAINS NO EXISTINGEXTERIOR MAILBOXES, ORPROPOSED EXTERIOR MAILBOXESUNIDENTIFIEDUNDERGROUNDVAULTPROPERTY CONTAINS NO EXISTINGTRAFFIC CONTROL DEVICESEXISTING FIRE HYDRANTEXISTING CONCRETESIDEWALK 4'-10" WIDEE STREET (MAJOR COLLECTOR)66' RIGHT OF WAY- 40' PAVEMENTEXISTING BUILDING-UNUSED SCHOOL BUILDING11,000 FOOTPRINT101'111'91'94'EXISTING CURB CUT37' WIDEEXISTING CURB CUT21' WIDEEXISTING CURB CUT22' WIDEEXISTING PARKING AREA TOBE RECONFIGUREDEXISTING PARKING AREA TOBE RECONFIGUREDEXISTING SIDEWALKAND STAIRS TO BERECONFIGUREDEXISTING SIDEWALKTO BE RECONFIGUREDEXISTING MILLSTREET SIDEWALK TOBE RECONFIGURED ASPART OF THE STREETIMPROVEMENTPROJECT10' BUILDING SETBACK10' BUILDING SETBACK10' BUILDING SETBACK15' BETWEEN BUILDINGSEXISTING CONCRETESIDEWALK 5' WIDEEXISTING STOP SIGNEXISTING STOP SIGNREMOVEEXISTING TREESTUMPREMOVEEXISTING TREESTUMP10' BUILDING SETBACK37'-0"PROPOSED CURB CUT101'-8"110'-10"93'-5"91'-9"58'-1"58'-0"84'-9"46'-4"32'-10"53'-5"38'-6"D STREET (LOCAL ROAD)66' RIGHT OF WAY- 36' PAVEMENTMILL STREET (MAJOR COLLECTOR)60' RIGHT OF WAY- 40' PAVEMENT (EXISTING)28' (PROPOSED)1.PREPARED BY AN OREGON LICENSED ARCHITECT, LANDSCAPE ARCHITECT.·PLAN REVIEWED BY A LICENSED LANDSCAPE ARCHITECT.2.VICINITY MAP·SEE SHEET L1.0 FOR VICINITY MAP.3.THE NAME, LOCATION AND DIMENSIONS OF ALL EXISTING SITE FEATURES INCLUDINGBUILDINGS, CURB CUTS, PLANTING, AND IMPERVIOUS SURFACE AREAS, ARE CLEARLYINDICATED.4.THE TIME OF TRAVEL ZONES, AS SPECIFIED IN SDC 3.3-200 AND DELINEATED ON THEWELLHEAD PROTECTION AREAS MAP ON FILE IN THE DEVELOPMENT SERVICES DEPARTMENT.·PROJECT SITE IS LOCATED IN 1% FLOOD HAZARD ZONE.THE SATRE GROUP 375 West 4th, Suite 201, Eugene OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.satregroup.com DescriptionPhase Drawn By Checked Date Project Number THE SATRE GROUP, LAND USE PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS, EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF THE SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD THE SATRE GROUP HARMLESS.RevisionsDate#© 2023, THE SATRE GROUPL2.0525 MILL STREET 525 MILL STREET SPRINGFIELD, OREGON 2305 EXISTING CONDITIONS JCS, HD JCS SITE PLAN REVIEW 09.13.23LAND USEREVIEW SETNOT FORCONSTRUCTIONTHIS DRAWING IS09-13-2023LEGENDMAP AND TAXLOTSITE ASSESSMENT OF EXISTING CONDITIONSNOTESEXISTING STORM DRAINEXISTING OVERHEAD POWER LINEEXISTING WATER LINE(E)WPROPERTY LINEADJACENT PROPERTY LINEMAP #: 17-03-35-23TAX LOT: 04503 (1.12 ACRES)ZONING: R-3 (HIGH DENSITY RESIDENTIAL)1.THIS SHEET SHOWS EXISTING CONDITIONS OF THE CURRENT SITE. SURVEY PROVIDED BYBRANCH ENGINEERING.2.ALL DISTANCES SHOWN ARE IN FEET.3.VICINITY MAP PROVIDED ON SHEET L1.0.4.SITE CONTAINS NO EXISTING EASEMENTS- SEE SITE PLAN FOR PROPOSED ACCESS EASEMENTFOR EAST PARKING LOTSOILSNWELLHEAD PROTECTION AREAS MAP EXCERPTMALABON-URBAN LAND COMPLEXWELL DRAINED (0.20-0.57 IN PER HOUR)DEPTH TO WATER TABLE: MORE THAN 80 INCHESN.T.S. AUTOMOBILE PARKINGBIKE PARKINGEXISTING BIKE PARKING:0 PROVIDEDEXISTING VEHICLE PARKING:COMPACT 00REGULAR22ADA0TOTAL22TRANSIT FACILITIESEXISTING TRANSIT FACILITIES:THE NEAREST PUBLIC TRANSIT SERVICE IS THE LANE TRANSIT DISTRICT BUS LINE EAST OF THESITE ON PIONEER PARKWAY, LESS THAN A ¼ OF A MILE. THE ROUTE IS AN EMX BUS LINE, WHICH ISA MAJOR BUS LINE THAT CONNECTS TO THE EAST WEST EMX LINE AND ONTO SPRINGFIELD ANDEUGENE.WATER QUALITY LIMITED EXISTING SEWER LINE(AB)WWLEGENDFEMA FLOOD INSURANCE RATE MAP EXCERPTEXISTING TREESSCALE 1" = 20' - 0"0'10'20'40'N1023OREGONJOHN C. ANDERSONACCPACNDSAERE IHT RLGR E ESTIT DE8-13-19(E)OHW(AB)SDEXISTING SIDEWALKWATERCOURSES MAP EXCERPTNN.T.S.LEGENDSITE IS LOCATED IN ZONE X. ZONE X SHOWS 1% ANNUAL CHANCE FLOOD HAZARD FORFUTURE CONDITIONS.NN.T.S. DNUPUPREF REF REF REFREFREFREF REFREFREFREFREFREF REFD STREET (LOCAL ROAD)66' RIGHT OF WAY- 36' PAVEMENTE STREET (MAJOR COLLECTOR)66' RIGHT OF WAY- 40' PAVEMENT30'-4"18'-0"6'-0" MIN5'-0" WALK 8'-0"6'-0" MIN18'-0"24'-0"5@9'x18'9'-0"4@9'x18'16'-8"5@9'x18'5@9'x18' 9'-7"9@9'x18'6@9'x18'LAWNLAWN24'-0"18'-0"9'-0" 9'-0"34'-2"6'-0" MIN 6"6'-2"5'-0"24'-0"5'-0"10'-0"22'-6"SDSDSDSDSDSDSDSWTFSWTFEXISTING UTILITY POLE- SEE SITE ELECTRICAL FOR LIGHT ADDITIONEXISTING STREET LIGHT ON POLEMILL STREET (MAJOR COLLECTOR)60' RIGHT OF WAY- 40' PAVEMENT (EXISTING)28' (PROPOSED)10' BUILDING SETBACK10' BUILDING SETBACK10' BUILDING SETBACKTHE SATRE GROUP 375 West 4th, Suite 201, Eugene OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.satregroup.com DescriptionPhase Drawn By Checked Date Project Number THE SATRE GROUP, LAND USE PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS, EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF THE SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD THE SATRE GROUP HARMLESS.RevisionsDate#© 2023, THE SATRE GROUPL4.0525 MILL STREET 525 MILL STREET SPRINGFIELD, OREGON 2305 DIMENSION PLAN JCS, HD JCS SITE PLAN REVIEW 09.13.23LAND USEREVIEW SETNOT FORCONSTRUCTIONTHIS DRAWING IS09-13-2023SCALE 1" = 20' - 0"0'10'20'40'N1023OREGONJOHN C. ANDERSONACCPACNDSAERE IHT RLGR E ESTIT DE8-13-19DRAFTLEGENDSITE LAYOUT NOTES1.THIS SHEET SHOWS EXISTING CONDITIONS, SITE IMPROVEMENTS AND HORIZONTAL LAYOUT.2.INVESTIGATE ALL EXISTING SITE CONDITIONS PRIOR TO BEGINNING WORK.3.VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXCAVATION. REPAIR ANYDAMAGE TO EXISTING UTILITIES, PIPES, OR RELATED FACILITIES AT CONTRACTORS EXPENSE AND INA MANNER APPROVED BY OWNER'S REPRESENTATIVE.4.PROTECT FROM DAMAGE ALL EXISTING ELEMENTS TO REMAIN.5.NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES IN THE LAYOUT OF WORK PRIOR TOEXECUTION OF ANY WORK.6.OWNER'S REPRESENTATIVE SHALL BE NOTIFIED 48 HOURS IN ADVANCE OF ANY SITE REVIEWS.7.THERE SHALL BE REQUIRED REVIEWS BY OWNER'S REPRESENTATIVE PRIOR TO EXECUTION OF ANYWORK, INCLUDING AFTER STAKING AND LAYOUT, PRIOR TO CUTTING OR POURING CONCRETE, PRIORTO BACKFILLING AND ROUGH GRADING, IN ADDITION TO REVIEW OF ALL REQUIRED SLEEVING.8.ALL DIMENSIONS ARE TO FACE OF CURB, OR EXISTING ELEMENT UNLESS NOTED OTHERWISE. ALLANGLES ARE 90 DEGREES UNLESS NOTED OTHERWISE.9.PROVIDE SLEEVING UNDER HARDSCAPE TO ALL IRRIGATED LANDSCAPE AREAS.10.SEE DETAILS FOR INFORMATION ON CONSTRUCTION MATERIALS AND INSTALLATION METHODS.11.PROVIDE EXPANSION JOINTS AT INTERSECTIONS, CORNERS, OR WHERE CONCRETE SLABS MEETWALLS OR OTHER STRUCTURES. EXPANSION JOINT SPACING SHOULD EQUAL WIDTH OF PAVEMENTWITH MAXIMUM DISTANCE OF 30'.12.OMIT DOWELS AT EXPANSION JOINTS ABUTTING WALLS AND STRUCTURES.13.PROVIDE CONSTRUCTION JOINTS BETWEEN ALL POURS.14.ALL CONCRETE PAVING JOINTS NOT LABELED OTHERWISE ARE CONTROL JOINTS.15.PROVIDE SMOOTH TRANSITION IN ALL CHANGES IN GRADIENT, DIRECTION AND RATE OF SLOPE.16.ALL CONCRETE PAVING JOINTS SHALL BE EQUALLY SPACED BETWEEN SHOWN OR NOTED LIMITS,AND SHALL BE AT 90 DEGREE ANGLES TO EDGES OF PAVEMENT AND OTHER JOINTS UNLESSOTHERWISE INDICATED.17.THE CONTRACTOR SHALL NOT PERFORM WORK WITHOUT CITY INSPECTIONS WHERE INSPECTIONSARE REQUIRED BY THE PROVIDED SPECIFICATIONS.EXISTING STORM DRAINEXISTING OVERHEAD POWER LINEEXISTING WATER LINE(E)WPROPERTY LINEADJACENT PROPERTY LINEEXISTING SEWER LINE(AB)WW(E)OHW(AB)SDPROPOSED SECURITY FENCE18'-0"TYPICAL DIMENSION- ALL DIMENSIONSARE TO FACE OF CURB UNLESS NOTEDEXISTING SIDEWALKPROPOSED SIDEWALKSTORM WATER TREATMENT FACILITYSWTF DNUPUPREF REF REF REFREFREFREF REFREFREFREFREFREF REF (448.6 EXISTING,449.56 PROPOSED BYMILL STREETIMPROVEMENT PROJECT-MSP449.39450.65(450.7)450.4450.4(450.53)(451.22)(451.04)(448.39)450.65(450.58)STORM DRAIN (451.49)451.5(451.5)451.15(451.55)(451.18)450.9(450.14)DI(449.75)DI (449.6)(448.94)(449.8)451.0450.9451.3451.3450.0450.0451.3SANITARY DRAIN 449.8SEE CIVIL PLAN FORPIPE CONNECTION451.3451.3(451.39)(451.35)DI (450.44)(450.64)450.4CURB BREAK450.2450.7449.9SMOOTH CONSISTANTGRADE TO STREETSIDEWALKSMOOTH CONSISTANTGRADE TO STREETSIDEWALK(451.14)450.7450.7ABANDON EXISTING CATCH BASINSWTFSWTF450.9SMOOTH CONSISTANTGRADE TO STREETSIDEWALKSDSDSDSDSDSDSDNEW PIPE EXIT FROM SWTFSEE CIVIL C1.0EXISTING UTILITY POLE- SEE SITE ELECTRICAL FOR LIGHT ADDITIONEXISTING STREET LIGHT ON POLE449.56449.39MSP448.74MSPTHE SATRE GROUP 375 West 4th, Suite 201, Eugene OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.satregroup.com DescriptionPhase Drawn By Checked Date Project Number THE SATRE GROUP, LAND USE PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS, EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF THE SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD THE SATRE GROUP HARMLESS.RevisionsDate#© 2023, THE SATRE GROUPL5.0525 MILL STREET 525 MILL STREET SPRINGFIELD, OREGON 2305 GRADING PLAN JCS, HD JCS SITE PLAN REVIEW 09.13.23LAND USEREVIEW SETNOT FORCONSTRUCTIONTHIS DRAWING IS09-13-2023SCALE 1" = 20' - 0"0'10'20'40'N1023OREGONJOHN C. ANDERSONACCPACNDSAERE IHT RLGR E ESTIT DE8-13-19DRAFTLEGENDGRADING NOTESDRAIN INLET ELEVATIONPROPOSED GRADE499.40DI XXPROPOSED DRAIN STRUCTURE1.ALL SURVEY INFORMATION PROVIDED BY: BRANCH ENGINEERING SPRINGFIELD, OR.2.VERIFY EXISTING ELEVATION WHERE NEW WORK ABUTS EXISTING TO REMAIN. NOTIFY OWNER'SREPRESENTATIVE OF ANY DISCREPANCIES PRIOR TO ANY CONSTRUCTION.3.VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXCAVATION. REPAIR ANYDAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACILITIES AT CONTRACTOR'S EXPENSE AND INA MANNER APPROVED BY GENERAL CONTRACTOR.4.INSTALL ALL NEW STORM UTILITIES SO THAT RIM ELEVATIONS ARE FLUSH WITH FINISH GRADES ATLAWNS AND PAVEMENT AND 2" ABOVE FINISH GRADE AT PLANT BEDS. ADJUST RIM ELEVATIONS OFEXISTING UTILITIES ACCORDINGLY.5.THE CONTRACTOR SHALL NOT PERFORM WORK WITHOUT CITY INSPECTIONS WHERE INSPECTIONSARE REQUIRED AS PART OF BUILDING PERMIT.6.REQUESTS BY THE CONTRACTOR FOR CHANGES TO THE PLANS MUST BE APPROVED BY THEOWNER'S REPRESENTATIVE BEFORE THE CHANGES ARE IMPLEMENTED.7.OREGON LAW REQUIRES THE CONTRACTOR TO FOLLOW RULES ADOPTED BY THE OREGON UTILITYNOTIFICATION CENTER THOSE RULES ARE SET FORTH IN OAR 952-001-0010 THROUGH OAR952-001-0090. THE CONTRACTOR MAY OBTAIN COPIES OF THE RULES BY CALLING THE CENTER.(OREGON UTILITIES NOTIFICATION CENTER (503) 232-1987).8.THE GROUND SURFACE SHALL BE PREPARED TO RECEIVE FILL BY REMOVING VEGETATION, NONCOMPLYING FILL, TOPSOIL AND OTHER UNSUITABLE MATERIALS, AND SCARIFYING TO PROVIDE ABOND 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 BECONSTRUCTED PRIVATELY.EXISTING GRADE (499.40)EXISTING STORM DRAINEXISTING OVERHEAD POWER LINEEXISTING WATER LINE(E)WPROPERTY LINEADJACENT PROPERTY LINEEXISTING SEWER LINE(AB)WW(E)OHW(AB)SDPROPOSED SECURITY FENCETCTOP OF CURBBCBOTTOM OF CURBHIGH POINTHPLOW POINTLPTWBWMATCH EXISTING GRADE MATCHGRADE BREAK DIRECTIONOF DRAINAGETOP OF WALLBOTTOM OF WALLTSBSTOP OF STEPBOTTOM OF STEPNOTE: ALL PROPOSED ELEVATIONS BOTTOM OF CURBUNLESS SHOWN OTHERWISE.EXISTING SIDEWALKPROPOSED SIDEWALKSTORM WATER TREATMENT FACILITYSWTF DNUPUPREF REF REF REFREFREFREF REFREFREFREFREFREF REFD STREET (LOCAL ROAD)66' RIGHT OF WAY- 36' PAVEMENTE STREET (MAJOR COLLECTOR)66' RIGHT OF WAY- 40' PAVEMENTLAWNLAWNSDSDSDSDSDSDSDSWTFSWTFEXISTING UTILITY POLE- SEE SITE ELECTRICAL FOR LIGHT ADDITIONEXISTING STREET LIGHT ON POLEMILL STREET (MAJOR COLLECTOR)60' RIGHT OF WAY- 40' PAVEMENT (EXISTING)28' (PROPOSED)10' BUILDING SETBACK10' BUILDING SETBACK10' BUILDING SETBACK1.PREPARED BY AN OREGON LICENSED ARCHITECT, LANDSCAPE ARCHITECT.·PLAN REVIEWED BY A LICENSED LANDSCAPE ARCHITECT.2.VICINITY MAP·SEE SHEET L1.0 FOR VICINITY MAP.3.THE NAME, LOCATION AND DIMENSIONS OF ALL EXISTING SITE FEATURES INCLUDINGBUILDINGS, CURB CUTS, PLANTING, AND IMPERVIOUS SURFACE AREAS, ARE CLEARLYINDICATED.4.THE TIME OF TRAVEL ZONES, AS SPECIFIED IN SDC 3.3-200 AND DELINEATED ON THEWELLHEAD PROTECTION AREAS MAP ON FILE IN THE DEVELOPMENT SERVICES DEPARTMENT.·PROJECT SITE IS LOCATED IN 1% FLOOD HAZARD ZONE.THE SATRE GROUP 375 West 4th, Suite 201, Eugene OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.satregroup.com DescriptionPhase Drawn By Checked Date Project Number THE SATRE GROUP, LAND USE PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS, EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF THE SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD THE SATRE GROUP HARMLESS.RevisionsDate#© 2023, THE SATRE GROUPL3.0525 MILL STREET 525 MILL STREET SPRINGFIELD, OREGON 2305 SITE PLAN JCS, HD JCS SITE PLAN REVIEW 01.08.24LAND USEREVIEW SETNOT FORCONSTRUCTIONTHIS DRAWING IS01-08-2024LEGENDMAP AND TAXLOTSITE ASSESSMENT OF EXISTING CONDITIONSNOTESEXISTING STORM DRAINEXISTING OVERHEAD POWER LINEEXISTING WATER LINE(E)WPROPERTY LINEADJACENT PROPERTY LINEMAP #: 17-03-35-23TAX LOT: 04503 (1.12 ACRES)ZONING: R-3 (HIGH DENSITY RESIDENTIAL)1.THIS SHEET SHOWS EXISTING CONDITIONS OF THE CURRENT SITE. SURVEY PROVIDED BYBRANCH ENGINEERING.2.ALL DISTANCES SHOWN ARE IN FEET.3.VICINITY MAP PROVIDED ON SHEET L1.0.4.SIDEWALK IN RIGHT OF WAY RAISED TO PROPOSED ELEVATIONS OF FUTURE MILL STREETIMPROVEMENTS DUE TO PROJECT TIMING DISCREPANCY.SOILSMALABON-URBAN LAND COMPLEXWELL DRAINED (0.20-0.57 IN PER HOUR)DEPTH TO WATER TABLE: MORE THAN 80 INCHES AUTOMOBILE PARKINGBIKE PARKINGBIKE PARKING:REQUIRED40PROPOSED40 INDOORSVEHICLE PARKING:COMPACT 0ADA2REGULAR32 ON SITE14 ON STREETTOTAL48TRANSIT FACILITIESEXISTING TRANSIT FACILITIES:THE NEAREST PUBLIC TRANSIT SERVICE IS THE LANE COUNTY DISTRICT BUS LINE IS EAST OF THESITE ON PIONEER PARKWAY, LESS THAN A ¼ OF A MILE. THE ROUTE IS AN EMX BUS LINE, WHICH ISA MAJOR BUS LINE THAT CONNECTS TO THE EAST WEST EMX LINE AND ONTO SPRINGFIELD ANDEUGENE.EXISTING SEWER LINE(AB)WWSCALE 1" = 20' - 0"0'10'20'40'N1023OREGONJOHN C. ANDERSONACCPACNDSAERE IHT RLGR E ESTIT DE8-13-19DRAFT(E)OHW(AB)SDEXISTING SIDEWALKPROPOSED TREES5' PARKING SETBACKOUTDOOR USE SPACEPOTENTIALPED GATE160 L.F./ 18' = 8 PARALLEL SPACESAVAILABLE ON E STREET110 L.F./ 18' = 6 PARALLEL SPACESAVAILABLE ON D STREETPROPOSED SIDEWALKPROPOSED SECURITY FENCE595ONE SPACE PER UNIT REQUIRED - 4048 SPACES PROVIDEDSLIDE GATESLIDE GATELANDSCAPE BEDEXISTING ANGLE PARKINGPROPOSED MILL STREET IMPROVEMENTS -LINE WORK PROVIDED BY THE CITY OFSPRINGFIELD- PROJECT INCLUDESSTREET TREES AND STREET LIGHTINGEXISTING ROLLING GATEEXISTING STAIRS TO REMAINTIE TO EXISTINGFENCE/ GATESTREET PROJECT -BIKE PATH ATSIDEWALK ELEVATIONDECORATIVE FENCEDECORATIVEGATEFENCE LIMITS FLEXIBLEDEPENDING ON FUNCTIONOF OPEN SPACEEXISTING DRAIN INLET ABANDONED. THEPIPE RUNS BACK TO THE SCHOOL SITE.PARKING CROSSES EXISTING PROPERTY LINE-SEE ACCESS EASEMENT DOCUMENTSECURITY FENCECREATE VEHICULARACCESS PATHFLUSH CONDITION- ALLOW STORMWATER TO DRAIN AS EXISTINGRE-STRIPINGCURB CONDITION IN TREE ISLANDS-SLOTTED CURB WHERE SWTF PROPOSEDMAINTAIN EXISTING PARKING LOT LIGHTMAINTAIN EXISTING LANDING/ RAMP5610' STRUCTURE SETBACKTIE PROPOSED FENCE TO EXISTING FENCEPOTENTIALPED GATEMAINTAIN EXISTING CONCRETESIDEWALK- 4'-10" WIDEMAINTAIN EXISTING CONCRETESIDEWALK 4'-10" WIDE4EXISTING STREET TREES- 2 TO REMAIN- 1 TO BE REMOVEDDECORATIVE PAVINGSALVAGE/ REUSEFLAG POLEPBPBSAW CUT EXISTING ASPHALT AT EASEMENT LINENEW CONCRETENEW CURBVISION CLEARANCE TRIANGLESTREET TREES AND STREET LIGHTSPART OF THE STREET PROJECTPROPOSED MILL STREET IMPROVEMENTS -LINE WORK PROVIDED BY THE CITY OFSPRINGFIELDPLANT BEDPBPBPBPBPBPBPBFLUSH CONDITIONCONCRETE STRIPUNDER PERIMETERFENCE (TYP.)9'X18' PARKING SPACEADA PARKING SPACEEXISTING CURB CUTVISION CLEARANCETRIANGLEVISION CLEARANCETRIANGLEEXISTING CURBCUT TO REMAINEXISTING CURB CUT TO BE REMOVEDRELOCATE CURB CUTREPLACE ASPHALT,SEE CIVILCONCRETE WALK- 5' WIDTHCONCRETE WALK- 5' WIDTHCONCRETE WALK- 5' WIDTHCONCRETE WALK- 5' WIDTHCONCRETE WALK- 5' WIDTHEXISTING STOP SIGNSEE MILL STREET IMPROVEMENTSPROJECT FOR PROPOSED TRAFFICCONTROLEXISTING STOP SIGNSEE MILL STREET IMPROVEMENTSPROJECT FOR PROPOSED TRAFFICCONTROLEXISTING TREES TO REMOVEEXISTING TREES TO REMAINSTORM WATER TREATMENT FACILITYSWTFADDITIONAL LANDSCAPEAREAREQUIRED PARKINGLANDSCAPEREQUIRED SCREENINGPBPBSEE NOTE 4.THIS SHEETWASTE ENCLOSURE- SEE CIVIL FOR SANITARY CONNECTION10' BUILDING SETBACK10' BUILDING SETBACK DNUPUPREF REF REF REFREFREFREF REFREFREFREFREFREF REF AA1 FC 0.5 FC AA1 FC 0.5 FCCC AA1 FC0.5 FCAA1 FC0.5 FCAA1 FC0.5 FCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCSDSDSDSDSDSDSDMAINTAIN EXISTING PARKING LOTLIGHT POLE- DETERMINE POWERSOURCE-SEE WASTE ENCLOSURE PLANSFOR PROPOSED LIGHTINGADD CITY STANDARDSTREET LIGHT TO POLEEXISTING STREETLIGHT ON POLEAA1 FC 0.5 FC THE SATRE GROUP 375 West 4th, Suite 201, Eugene OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.satregroup.com DescriptionPhase Drawn By Checked Date Project Number THE SATRE GROUP, LAND USE PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS, EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF THE SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD THE SATRE GROUP HARMLESS.RevisionsDate#© 2023, THE SATRE GROUPL6.0525 MILL STREET 525 MILL STREET SPRINGFIELD, OREGON 2305 SITE LIGHTING PLAN JCS, HD JCS SITE PLAN REVIEW 09.13.23LAND USEREVIEW SETNOT FORCONSTRUCTIONTHIS DRAWING IS09-13-2023SCALE 1" = 20' - 0"0'10'20'40'N1023OREGONJOHN C. ANDERSONACCPACNDSAERE IHT RLGR E ESTIT DE8-13-19DRAFTLEGENDCC1 FC0.5 FC0.25 FCPARKING AREA LIGHTING AA"AA" = 1 FIXTURE STANDARD MOUNT20'-0" POLEPHILIPS GARDCO ECOFORM AREA LED ECFOR EQUIVALENTAACCBOLLARD LIGHTHADCO DB30 MODEL LEO BOLLARD 120 VACOR EQUIVALENTBBGROUND MOUNTED UP LIGHTHADCO FLEXSCAPE LED LANDSCAPE UPLIGHTOR EQUIVALENTLIGHTING NOTES ALL LIGHTING WILL MEET THE STANDARDS IN EC 9.6725 OUTDOOR LIGHTING STANDARDS TO INCLUDEBUT NOT LIMITED TO:SHIELDING:ALL LIGHTING FIXTURES SUBJECT TO A LIGHTING PERMIT SHALL BE CUTOFF ANDADDITIONAL SHIELDING SHALL BE REQUIRED, AS NECESSARY TO DIRECT THE LIGHTWITHIN THE BOUNDARIES OF THE DEVELOPMENT SITE.PARKING LOT LIGHTING:PARKING LOT LIGHTING, IF ANY, SHALL BE DESIGNED TO PROVIDE THE MINIMUMLIGHTING NECESSARY TO ENSURE ADEQUATE VISION AND COMFORT IN PARKINGAREAS, AND NOT TO CAUSE GLARE OR DIRECT ILLUMINATION ONTO ADJACENTPROPERTIES OR STREETS. DNUPUPREFREFREFREFREFREFREF REFREFREFREFREFREFREFD STREET (LOCAL ROAD)66' RIGHT OF WAY- 36' PAVEMENTE STREET (MAJOR COLLECTOR)66' RIGHT OF WAY- 40' PAVEMENTLAWNLAWNLAWNSDSDSDSDSDSDSDSWTFSWTFSTREET TREES ALONG MILLSTREET TO BE PROVIDEDBY THE STREET PROJECTPLANTER 2PLANTER 1(1) ACE GRI(112) DES TUF(6) SYM ALB(6) SYM ALB(1) ACE GRI(115) DES TUFMILL STREET (MAJOR COLLECTOR)60' RIGHT OF WAY- 40' PAVEMENT (EXISTING)28' (PROPOSED)PROPOSED STREET TREES(30' INTERVALS)EXISTING STREET TREESPROPOSED STREET TREES(30' INTERVALS)10' BUILDING SETBACK10' BUILDING SETBACK10' BUILDING SETBACKTHE SATRE GROUP 375 West 4th, Suite 201, Eugene OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.satregroup.com DescriptionPhase Drawn By Checked Date Project Number THE SATRE GROUP, LAND USE PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS, EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF THE SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD THE SATRE GROUP HARMLESS.RevisionsDate#© 2023, THE SATRE GROUPL7.0525 MILL STREET 525 MILL STREET SPRINGFIELD, OREGON 2305 LANDSCAPE PLAN JCS, HD JCS SITE PLAN REVIEW 09.13.23LAND USEREVIEW SETNOT FORCONSTRUCTIONTHIS DRAWING IS09-13-2023SCALE 1" = 20' - 0"0'10'20'40'N1023OREGONJOHN C. ANDERSONACCPACNDSAERE IHT RLGR E ESTIT DE8-13-19DRAFTPLANTING NOTES1.NO SUBSTITUTIONS ALLOWED WITHOUT PRIOR APPROVAL FROM OWNER'S REPRESENTATIVE.2.MAKE MINOR ADJUSTMENTS IN THE PLANTING AS NECESSARY TO ACCOMMODATE THE IRRIGATIONSYSTEM AS INSTALLED.3.NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES IN THE LAYOUT OF WORK PRIOR TOTHE EXECUTION OF THE WORK.4.VERIFY LOCATIONS OF EXISTING UNDERGROUND UTILITIES PRIOR TO EXECUTION OF WORK.REPAIR ANY DAMAGE TO EXISTING UTILITIES, PIPES OR RELATED FACILITIES AT CONTRACTOR'SEXPENSE AND IN A MANNER APPROVED BY THE GENERAL CONTRACTOR.5.PROTECT TRUNKS, LIMBS AND ROOT ZONES OF EXISTING TREES TO REMAIN FROM ABRASION ANDCOMPACTION. DO NOT CUT LIMBS OR ROOTS LARGER THAN 3" IN DIAMETER WITHOUT PRIORAPPROVAL OF LANDSCAPE ARCHITECT.6.CLEANLY SAW CUT TREE ROOTS 1 FOOT FROM FACE OF NEW IMPROVEMENT, WHERE TREES ORPLANT MATERIAL ABUT NEW BUILDINGS, STRUCTURES, CURBS, WALKS OR PAVEMENT.7.PLAN IS TO SCALE, INSTALL PLANTS IN SHOWN QUANTITIES AT SHOWN SPACING.IRRIGATION SYSTEM NOTES1.PROVIDE SLEEVING UNDER HARDSCAPE TO ALL IRRIGATED LANDSCAPE AREAS.2.IRRIGATION SYSTEM TO BE INSTALLED IN ALL DESIGNATED PLANT BED AREAS INDICATED ON THEPLAN. THE IRRIGATION SYSTEM NEED NOT PROVIDE WATER TO UNPLANTED AREAS.3.IRRIGATION TO BE AUTOMATIC ELECTRIC SOLENOID CONTROLLED UNDERGROUND SYSTEM. LOWWATER CONSUMPTION SYSTEMS ARE ENCOURAGED, INCLUDING THE USE OF WEATHER TRACKINGCONTROLLERS AND DEVICES.4.THE IRRIGATION SYSTEM SHALL BE MAINTAINED AND OPERATED IN A MANNER THAT PROMOTES THEHEALTH AND APPEARANCE OF THE PLANTS WHILE MINIMIZING WATER USE AND AVOIDINGEXCESSIVE WATER RUN-OFF.5.CONNECT IRRIGATION SYSTEM TO MUNICIPAL WATER SOURCE (LOCATION PER OWNER) WITH MAINSHUT-OFF VALVE, BACKFLOW PREVENTION DEVICE.6.PROVIDE AUTOMATIC CONTROLLER (WEATHER PROOF LOCATION PER OWNER).7.ELECTRIC REMOTE CONTROL VALVES (HUNTER OR APPROVED) AS SPECIFIED, WITH POP-UP SPRAYSPRINKLERS (HUNTER OR APPROVED), AND/OR APPROVED ROTOR HEADS.8.ALL VALVES TO BE LOCATED IN UNDERGROUND VALVE BOX (CARSON OR APPROVED).MASTER PLANT LIST CONTAINS ALL PLANTS INCLUDING STORMWATER AREA PLANTS.LEGENDPROPOSED LAWNEXISTING TREES TO REMOVEEXISTING STORM DRAINEXISTING OVERHEAD POWER LINEEXISTING WATER LINE(E)WPROPERTY LINEADJACENT PROPERTY LINEEXISTING SEWER LINE(AB)WWEXISTING TREES TO REMAIN(E)OHW(AB)SDPROPOSED SECURITY FENCESTORMWATER JUSTIFICATIONSYMBOLCODEBOTANICAL NAMECOMMON NAMESIZEQTYTREESACE GRIACER GRISEUMPAPERBARK MAPLE2" CAL.2SHRUBSSYM ALBSYMPHORICARPOS ALBUSCOMMON WHITE SNOWBERRY1 GAL.12SYMBOLCODEBOTANICAL NAMECOMMON NAMESIZESPACINGQTYSWTF GCDES TUFDESCHAMPSIA CESPITOSATUFTED HAIR GRASS4"12" o.c.227PLANT SCHEDULE STORMWATERSTORMWATER PLANT SCHEDULE REMOVE TWO EXISTINGTREE STUMPS AND ROOTSAREA TO MEET STANDARDS OF SPRINGFIELD DEVELOPMENT CODE 4.4.110 (B):SCREENING MUST BE VEGETATIVE, EARTHEN, AND/OR STRUCTURAL. UNLESS SPECIFIED ELSEWHERE IN THISSUBSECTION, SCREENING MUST BE CONTINUOUS TO AT LEAST 6 FEET ABOVE GROUND LEVEL. THE FOLLOWINGSTANDARDS APPLY:(1)VEGETATIVE SCREENING. EVERGREEN SHRUBS MUST BE PLANTED TO FORM A CONTINOUS HEDGE. WHENIMMEDIATE SCREENING IS NECESSARY, A SIGHT-OBSCURING FENCE MUST BE INSTALLED IN PLACE OF, OR INCONJUNCTION WITH THE SHRUBS. THE 6-FOOT HEIGHT STANDARD SPECIFIED IN SUBSECTION (B), ABOVE MUSTOCCUR WITHIN 4 YEARS OF PLANTING.PARKING LOT PLANTING AREA STANDARDAREA TO MEET STANDARDS OF SPRINGFIELD DEVELOPMENT CODE 4.4.105(F)PARKING LOT PLANTING AREAS MUST INCLUDE 1 CANOPY TREE AT LEAST 2 INCHES (DBH) IN CALIPER THAT MEETS CITYSTREET TREE STANDARDS AS MAY BE PERMITTED BY THE ENGINEERING DESIGN STANDARDS AND PROCEDURESMANUAL AND AT LEAST 4 SHRUBS, 5 GALLON OR LARGER, FOR EACH 100 SQUARE FEET OF PLANTING AREA. SHRUBSTHAT ABUT PUBLIC RIGHT-OF-WAY OR THAT IS PLACED IN THE INTERIOR OF ANY PARKING LOT MUST NOT EXCEED 2.5FEET IN HEIGHT AT MATURITY. PARKING LOT PLANTING AREAS MUST INCLUDE:(1)PARKING AND DRIVEWAY SETBACK AREAS SPECIFIED IN THE APPLICABLE LAND USE DISTRICT; AND(2)FIVE PERCENT OF THE INTERIOR OF A PARKING LOT, EXCLUSIVE OF ANY REQUIRED PARKING SETBACKS, IF 24 ORMORE PARKING SPACES ARE LOCATED BETWEEN THE STREET SIDE OF A BUILDING AND AN ARTERIAL ORCOLLECTOR STREET AND ARE VISIBLE FROM ANY STREET.CALCULATIONPARKING LOT PLANTING AREAS1,240 S.F.1 TREE PER 100 S.F. OF PLANTING AREA12 TREES REQUIRED(13 PROVIDED)MINIMUM 4 SHRUBS PER 100 S.F.50 SHRUBS REQUIRED(50 PROVIDED)CALCULATION5% OF INTERIOR PARKING LOT12,086 TOTAL S.F. X 0.05 = 604 S.F.1 TREE PER 100 S.F. OF PLANTING AREA6 TREES REQUIRED(56 PROVIDED)MINIMUM 4 SHRUBS PER 100 S.F.24 SHRUBS REQUIRED(223 PROVIDED)ADDITIONAL LANDSCAPEAREAEXISTING SIDEWALKPROPOSED SIDEWALKSYMBOLCODEBOTANICAL NAMECOMMON NAMESIZEQTYTREESACE BUEACER BUERGERIANUMTRIDENT MAPLE2" CAL.6ACE GRIACER GRISEUMPAPERBARK MAPLE2" CAL.2CER JAPCERCIDIPHYLLUM JAPONICUMKATSURA TREE2" CAL.9PAR VANPARROTIA PERSICA `VANESSA`PERSIAN PARROTIA15 GAL.4SHRUBSCHO TERCHOISYA TERNATAMEXICAN ORANGE5 GAL.22COR KLSCORNUS SERICEA `KELSEYI`KELSEY`S DWARF RED TWIG DOGWOOD1 GAL.21EUO MP2EUONYMUS JAPONICUS `MICROPHYLLUS`BOXLEAF EUNONYMUS5 GAL.23SYM ALBSYMPHORICARPOS ALBUSCOMMON WHITE SNOWBERRY1 GAL.23GRASSESCAL KARCALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`KARL FOERSTER FEATHER REED GRASS1 GAL.22SYMBOLCODEBOTANICAL NAMECOMMON NAMESIZESPACINGQTYGROUND COVERSARC UVAARCTOSTAPHYLOS UVA-URSIKINNIKINNICK4"36" o.c.227LIR BIGLIRIOPE MUSCARI `BIG BLUE`BIG BLUE LILYTURF1 GAL.24" o.c.284MAH REPMAHONIA REPENSCREEPING MAHONIA4"36" o.c.146RUB NIERUBUS CALYCINOIDESCREEPING BRAMBLE4"36" o.c.75SWTF GCDES TUFDESCHAMPSIA CESPITOSATUFTED HAIR GRASS4"12" o.c.227PLANT SCHEDULEMASTER PLANT SCHEDULE LANDSCAPE CALCULATIONS