HomeMy WebLinkAboutApplication APPLICANT 9/17/2008
.,"
k:ity of Springfield
Development Services Department
~25 Fifth Street. "
.ipringfield, OR 97477
Site Plan Review
Date Received:
SEP 1 7 2008
Original Submittal
'I'
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ADDlicant Name:
Icompany:
Jack Mandel
760-804-5309
760-602-1018
Lowe's Hrw, Inc"
Address: 1530 Far~day Avenue. Suite 140. Carlsbad. CA 92008 I
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Icompany: WRG Desi~n. !nc" IFax: 503-419-2600 J
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Property Owner: Jeff Belle ~one: 775-853-4714
ICompany: JHB.lnc" IFax:" 775-853-4718
I ~dress: 7510 Longle); Lane, Suite 102, Reno. NV 89511 .1
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,ASSESSOR'S MAP NO: 17-03:25-11-. ... .. rT~X LOT NOeS): 02300
ProDertv Address: Northwest corner of Marc 01 a Road and 28th/31st Streets
"13"77 (following approval of separately submitted
Size of Property:cn=t ,,,hrl;v;,;nn hv nrnnprtv ownp,) Acres ~ Sauare Feet 0
I Proposed Name of Proiect: Lowe's Sprin~field . " j
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I Description of If you are filling in this form by hand, please attach your proposal description to this application. j
Proposal: A 171:,069 sq. it. home improvement store, with associated parking, landscape, and road imorovements
I Existina Use: Vacant lot I
New ImDervious Surface Coveraae CIncludinq BldQ. Gross Floor Area): 562.755 sf
Si natures: Please si nand rint our name and date in the a riate box on the next
, - -
Associated Applications: Signs: I j P AI
.Ipre-sub Case No.: 'PRf1.00&-a:obll Date: B-2Q-Og . iReviewed. ~y:
lease NO.:.D.&(' I)t)()~-Onn(o~ ., Date: <1- 11-061 Reviewed by: ~
I 'Dlication Fee: $ tX/)?Jl~ ITeChnical Fee: $ ('\q}I'AI.kd !postaae FefX~
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Hill'"
DEVELOPMENT
SERVICES
LAND
PLANNING
CIVIL
ENGINEERING
LAo" OSCA]",!::
ARCHITECTURE
I~I
LAND
SURVEY
5415 SW Weslgal, oL
Suil'100
Porlland, OR
97221
PH 503/419-2500
FX 503/419-2600
www.wrgd.com
O~I'.I.'JJ.W.IfIIfiII&ILd.eMrll
DES I G N INC.
TRANSMITTAL
To:
Steve Hopkins
City of SprinQfield
225 SW Fifth Street
Springfield, OR 97477
Amber Springberg
From:
Transmitting:
IRlAttached
D Separate Cover"
D Number,of Pages Including Cover
I Copies
It
118
11
13
I
I
Description
Site Plan Review Application
Dat~:
I'
Project:
"
WRG#:
Case/File#:
Via:
D,Mail ,[
IRl Messen'ger"
DFed-Ex (Standard) .
Date Received:
'SEP 1 7 2008
Original Submittal
September 17,2008
Lowe's SprinQfield
LOW5737
For Your:
IRl Review & Comment
D As Requested
Dlnformation/File
Site Plan Review Submittal PackaQes"
DWP Application
DWP Submittal PackaQes
COMMENTS:
Please do not hesitate to contact Jeremy" McPherson at 503-419-2500 with any.
" .
questions o[ comments that you may" have" Thank you
'i'
J:\data\LQW5737\Comm\Trans\5737 -TRANS_CITY. OF SPRINGFIELD_2008~09.17.doc
Date Received:
SEP 17 2008
0". I C..l- "tt,
nama, ""_'u,oml. a
541-726-3753Phone
541-726-3676 Fax
Description
CTY Site Plan Review
+ 5% Technology Fee
Postage Fee Type 11-$160
Trans
Code
1225
2299
1299
Fees Associated Y \t
Case #: DRC2008-0,,~o8
Vacant -Marcola
, LOWE'S HlW; INC _.
,
Revenue
Account Number
100-00000-425002
100-00000-425605
100-00000-425505
6/13/D?{
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Date. Calculated
CalcuJated By
Original
Amount
9/17/2008
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Amount
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$0.00
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9/17/2008
9/17/2008
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Total Due:
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Date Received:
SEP 1 7 2008
Original Submittal
\
CITY OF SPRINGFIELD
VICINITY MAP
DRC2008-00068
Vacant -Marcola Rd and 31st Street
SITE
Map 17-03-25-11
Tax Lot 2300
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Date Received:
SEP 1 7 2008
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_ -.JOWE S
OF
SPRINGFIELD
Springfield, Oregon
A Land Use Application for:
. Site Plan Review
SUBMITTAL
Submitted:
September 17,2008
Applicant:
Lowe's HIW, Inc.
1530 Faraday Avenue, Suite 140
Carlsbad, CA 92008
760/804-5300
Prepared by:
WRG Design
5415 SW Westgate Drive, Suite 100
Portland, Oregon 97221
503/419-2500
LOW5737
Date Received:
SEP 1 7 2008
Original Submittal .
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~O,WE S
OF
SPRINGFIELD
ii
Springfield, Oreg9n
A Land Use Application for:
. Site Plan Review
,
SUBMITTAL
'I'
Submitted:
Septeinber'T7,2008
Date Received:
~ [ .
SEPI,l 7 2008
Original SUb~ittFlI
"
Applicant:
Lowe's HIW, Inc.
1530 Faraday Avenue, Suite 140
II
Carlsbad, CA 92008
760/804-530Q
;i
.I:
Prepared by: '
WRG Design
5415 SW Westgate Drive, Suite 100
Portland, Oregon 97221
503/419-2500
LOW5737
1:-
Date Received:
~I
TABLE OF CONTENTS
SEP 1'7 2008
Original Submi!tal
EXHIBITS ............................:.........................................................................,...................................................~........ I
PROJECT TEAM..........................................................................................:..................~...:..................................... 2
.,
"
INTRODUCTION ...............................................,.....,.....................,.............:...................................................,........ 3
. ,
PROPOSAL . ............. ................... ........ ....... ...,..,.............. ...........,....... .,. .......:......... ............,.................... .................. 3
BACKGROUND........ ...... ............... .................. ...... . .......,. ......................... ....,.... .... ............ ................... .............. ....... 3
SITE INFORMATION.. ......................................... ....................................... .............................':........ 4
Site Description ................................... .............. .................. .........4
Description a/Surrounding Area....., .............. ............. ......,...................................... ....... 5
'.
PUBLIC UTILITIES.....................................................................................,............................................................ 5
!' 'I
TRANSPORTATION F ACILITlES............................................................:....................................................~........ 5
:1 "I.'
TRANSPORTATION, SITE ACCESS& CiRCUL\\ nON... ....... ..................... ................. .......................,.....,....... ......1........ 5
PARKING AND LOADING ............................ .........................................:......................................'............'........ 5
" I
LANDSCAPING..............................................................................................:.............................. ............ w..... .::........ 6
SPRINGFIELD DEVELOPMENT CODE ............................:........:...........,....................................................'........ 7
CHAPTER 3 -- LAND USE DISTRICTS.................... ...................................... .................... ..'........ 7
3.2-310- Schedule of Use Categories 7
3.2-315 -- Base Zone Development Standards.. ............... ...... ...... ............. ......... ........... .. 7
CHAPTER 4 - DEVELOPMENT STANDARDS ............ ........................................ ......................... .............. ........... 8
SECTION 4.2-100 --INFRASTRUCTURE STANDARDS-TRANSPORTATION .......... ................... 8
4.2-105 -- Public Streets ............ ........ ..................'...................... ............. 8
4.2-110 -- Private Streets .................... ......................................... ...... ................... ....12
4.2-115 -- Block Length 12
4.2-I20--Site Access and Driveways.. .............. ................ .................... .......... ......' ' ....12
4.2-125 --Intersectians ............. ........................ ................... .................... ..14
4.2-/30-- Vision Clearance ............................ .................. ................ ................ ....14
4.2-135 --Sidewalks. ......................... ............. ............. ....... .......... ............. .................. "T' ...15
4.2-I40-Street Trees ........................ ......................... ................. ............... .....16
4.2-145 -- Street Lighting ............. ........ .............:"....16
4.2-I50--Bikeways. ................. .............. .......... .............. ii ....17
4.2-155 -- Pedestrian Trails ................ .................. ................... ............... ............>'......17
4.2-160 -- Accessways.. .................................. ..............................................................................:.. ...17
SECTION 4.3,100-c Ii'fFRASTRUCTURE STANDARDS - UTILITIES ............... ................. ......18
4.3-105 --Sanitary Sewers: ...................... ...................... ................ .................... ....................... .....18
4.3-110 -- Stormwat~r Management. ................ ................. .............. ..18
4.3-115 -- Water Quality Protection.... ............... .................. ................ ..::......20
4.3-117 -- Natural Resource Protection Areas ............. .............. ..,'......20
4.3-120 -- UtilityPrpvider Coordination.. ................ ............ ..... .................... ..:'......21
4.3-/25 -- Underground Placement of Utilities ..................... .................. ....................... ....22
4.3-130 -- Water Service and Fire Protection ................ ........................ ............. .22
4.3-140 -- Public Easements. ......... ............... ................ ............... ............. ...23
SECTION 4.4-100 -LANDSCAPING, SCREENING AND FENCE STANDARDS......... ..23
4.4-105 -- Landscaping ................ ........................ .................. ............. ..:.....23
4.4-110 -- Screening ..... ............ ................. .................. ............... ............. ...............25
4.4-115 -- Fences.. ............... .............................. .......................................... . .....::.....26
SECTION 4.5-100 - ON-SITE LIGHTING STANDARDS .............. . ........ ............... ...........".....27
4.5-105 -- Purpose and Applicability ........................... ............. ..........).....27
4.5-110 --Illumination and Height.. ........................ ................. ....,...................................................:.....28
SECTION 4.6-100 -- VEHICLEPARKlNG, LOADING AND BICYCLE PARKING STANDARDS .....28.
4.6-110 -- Vehicle Parking -- General................. .. ........................ ............... ......28
4.6-115 -- Vehicle Parking -- Parking Lot Design.. .. ........... ....29
4.6-120 -- Vehicle Parking -- Parking Lot Improvements....:...... ...30
4.6-125 -- Vehicle'Parking -- Parking Space Requirements... ........... ..... ..31
4.6-135 -- Loading Areas-Facility Design and Improvements. ..... ......... ....................... ...32
4,6-145 -- Bicycle Parking -- Facility Design...................... .............. .........33
4.6-150 -- Bicycle Parking -- Facility Improvements......... ..... ........ ............... ......33
4.6-155 -- Bicycle Parking -- Number o/Spaces Required .......................................... ......34
CHAPTER 5 - THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS................................................................35
SECTION 5.17-100 -- SITE PLAN REVIEW.. ................ ..............35
5.17-105 -- Purpose and Applicability.. .......35
5.17-110 -- Review. ................................ .............. .......35
5.17-115 -- Phased Development.... ... . ....... .............. .................................. ......35
5.17-120 -- Submittal Requirements ...35
5.17-125 -- Criteria.. ........................ .............. ...........40
5.17-130 -- Conditions.. ................ .. ...... . .. ...... ............... ............... .41
5.17-140 -- Development Agreement.. ............. ............ ... ........................ ........................41
5.17-155 -- Maintaining the Use........ ............. ..................... ................ ......................... ...42
CONCLUSION ......................................................................................................................................................... 43
EXHIBITS
A. Development Plan Set (11"x 17" NTS) & Architectural Elevations
B. Land Use Application Forms
C. PropertY Deed & Preliminary Title Information
D. Geotechnical Report
E. Stormwater Scoping Sheet & Preliminary Stormwater Analysis
Date Received:
SEP \ ? '2.\l\lS
. 'na\ subm'lttal-
onQ'
Lowe's of Springfield
Site Plan Review
WRG Design, Inc.
September 2008
PROJECT TEAM
Applicant
Owner
Planning, Civil Engineering, Landscape Architecture
Architcct
Traffic Engineer
Lowe's of Springfield
Site Plan Review
2
Lowe's HIW, Inc.
I 530laraday Avenue, Suite 140
Carlsbad, CA 92008
(415) 923-0880 (ph) ,
(415) 923-0680 (fax)
C9ntact: Jack Mandel
Jeff Belle
SC Springfield, LLC
54401.Longley Lane, Suite 102
Reno; NV 89511
WRG Design, Inc.
5415SW Westgate Dr, Suite 100
. Portland. OR 97221
(503);419-2500 (ph)
(503),419-2600 (fax)
Contact: Jeremy McPherson, P.E.
:' Trina Whitman, AICP
Mike Andrews, ASLA
Mulvann~ G2 Architecture
1110112 Avenue, Sutie 500
BelleVue, W A 98007
(425)'1463-2000 (ph)
Contact: Terry Kim
Access Engineering
134 E. 13th Avenue, Ste. 2
Eugene, OR 97401
(541):485-3215 (ph)
(541)485-3253 (fax)
Contact: Michael Weishar, P.E.
Date Received:
SEP 1 7 2008
Original Submittal
WRG Design, Inc:
September 2008
INTRODUCTION
Proposal
The Applicant, Lowe's HIW, Inc., requests approval of a Site Plan Review application for the
development of a 171 ,069 square foot Lowe's Home Improvement Warehouse within the Marcola
Meadows Master Plan area of Springfield, The proposed Lowe's warehouse will be the first phase of a
larger master planned area, which will include future commercial and residential uses within the vicinity
of the site, The proposed Lowe's warehouse will have 118,560 square feet of interior sales floor area,
18,843 square feet of space devoted to storage, offices and receiving, and a 31,179 square-foot garden
center. In addition, the proposed development will include associated parking, loading and landscape
areas.
Background
In December 2007, the Planning Commission approved the Final Master Plan for the Marcola Meadows ..
Master Plan Area. The Marcola Meadows Master Plan is a multi-phased, mixed-use development which
will include residential, office, and retail uses on a 100-acre development site. The proposed Lowe's
warehouse' will be located in the southern half of the Master Plan area, which will be devoted to
commercial uses of varying degrees of intensity. The Master Plan will require several important road and
infrastructure improvements, which, with a Subdivision application submitted separately by the Master
Plan developer, will comprise the first phase of the development of the site, The approval of the Final
Master Plan contained 53 Conditions of Approval, three of which (Conditions 3,16, and 36) apply to the
development of the proposed Lowe's warehouse, which is the second phase ofthe Master Plan:
Condition #3: Construction of the required mitigation improvements at the sole expense of the
Applicant and shall be complete and accepted by ODOT prior to final occupancy of the proposed
home improvement center shown in Phase 2.
The Applicant understands that the required road improvements must be completed by the Master Plan
developer and accepted by ODOT prior to final occupancy ofthe proposed warehouse.
Condition # 16: Prior to Final Master Plan approval, the Applicant shall prepare a deed restriction
to the satisfaction of the City Attorney and the Development Services Director that states except
for the requirement pertaining to pervious surfaces in the parking lots, the Applicant and
successor owners shall comply with the following requirements requested by SUB at the time of
Site Plan Review application submittal for the home improvement center proposed in Phase 2 and
for any additional commercial development proposed that is within the Drinking Water Protection
Overlay District as shown in Phase 4,
. As noted in the report, each individual developer will need to follow the requirements of SDC
Section 3.3-300 Drinking Water Protection Overlay District Applications may be required,
. SDC Section 3.3-300 requires that all hazardous materials that pose a risk to groundwater be
stored in secondary containment In order to meet the secondary containment requirement,
the developer ofthe home improvement store will need to incorporate secondary containment
into the design of the building floor and any other areas where hazardous materials, including
fertilizers and other landscaping products, will be stored. Chemicals stored outdoors
(fertilizers, pesticides, etc.) must be covered and placed in secondary containment.
. The north-central portion of the site for the home improvement store lies within the 0-1
TOTZ. The 0-1 year TOTZ standards, including the 500-gallon storage limit, will apply to the
facility unless no hazardous materials are stored in or within 50 feet of the portion of the site
Lowe's of Springfield
Site Plan Review
3
WRG Design, Inc.
September 2008
that lies within the 0-1 TOTZ. (Hazardous materials offered for sale in their original sealed
conta}ners offivegallons or less are exempt from the 500~gallon storage limit.)
. All. lease agreements for the commercial spaces must include language requiring compliance
with Article 17 Drinking Water Protection (DWP)' Overlay District of. the Springfield
. Development Code. Occupants may need to complete a DWP Overlay District Application,
. No fill materials containing hazardous materials shall be tlsed on this site.
. Injection wells are prohibited within the two-year TOTZ. Any injection wells outside the
two-year TOTZ (if applicable) must be approved by bO\h the City of Springfield and DEQ
based on proximity to domestic/public drinking water wells, soils type, and depth to
groundwater. "
. The pictures in the application suggested that parking lot~ will have pervious surfaces. Please
consult with the City of Springfield Public Works Engineering regarding specific guidelines
and restrictions for pervious pavement within wellhead protection areas..
. The Applicant understands this condition and will comply with the requirements requested by the
Springfield Utility Board with regard to the Drinking Water Protectipn (DWP) Overlay district which is
present on the project site, Because a portion of the site lies within, the 0-1 year TOTZ, the Applicant
understands that the 0-1 year TOTZ standards will apply to the whole site. To demonstrate compliance
with the 0-1 year TOTZ standards, the Applicant is submitting a DWI' Overlay Development application,
including a narrative response to applicable code section, with the SikPlan Review submittal.
Condition #36: Prior to the approval of the Final Master" Plan, if EWEB requires bikeway
improvements, the Applicant shall describe the extent of those 'improvements and submit
construction plans with the Subdivision Tentative plan required for the implementation of Phase.
,
I. The construction of shall be complete and approved by the appropriate agency prior to the
occupancy ofthe home improvement center proposed in as part of Phase 2.
A bikeway within the northern portion of the Master Plan area will be required by EWEB. The Master
,
Plan developer will be responsible for submitting construction plans i"ith the Tentative Subdivision plan
required for Phase 1 of the Master Plan. The Applicant understands that the construCtion of the bikeway
"
within the Master Plan area must be completed by the Master Plan 'deve10per and approved by EWEB
prior to the occupancy of the proposed warehouse. '
Site Information
Tax Map and Lot Numbers:
17-03-25-11 Lot 02300
Site Size:
13.71 acres (proposed)
Date Received:
,..,
Zoning Designation:
Community Commercial (C,C)
SEP l' 7 2008
",I
Comprehensive Plan:
Commercial
OriginaISubmitt""
Site Description
The site is located in the northeast portion of the City of Springfield at the northeast comer of the
intersection of Marcola Road and Martin Boulevard. Upon approval of a separate Subdivision application
submitted for the Marcola Meadows' Master Plan area, the parcel for t~e proposed Lowe's warehouse will
have an area of 13.71 acres. The site consists of a grassy, undeve10ped'Ifield and is generally flat, with less
than five percent slope. There are no known wetland resources, floodplain, or earthquake hazards located
on the site.
Lowe's of Springfield
Site Plan Review
4
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
Description of Surrounding Area
Most of the land surrounding the proposed Lowe's warehouse is contained wqHmq~!~!!~itt~t~aJv~o
Master Plan area. To the north of the site is a large area of open space that will be dedicated to .restoring
the Pierce Ditch, a drainageway which flows east-to-west across the Master Plan area. Land to the east
and west of the site is zoned NC and will include areas of smaller-scale commercial uses. The land to the
south of the site across Marcola Road is zoned Low Density Residential and includes single-family
residential uses.
PUBLIC UTILITIES
15"
Marcola Road
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:.' IS ance; rom'.sl e",,':;V
N/A I
I
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Adjacent
I Water
I Storm Water Sewer
I Sanitary Sewer
Springfield Utility
. Board
Springfield Utility
Board
Springfield Utility
Board
12"
On-site
42"
On-site
N/A
Minor Arterial
Collector
45 feet
N/A
75 feet
N/A
Transportation, Site Access & Circulation
Access to the development site is proposed from Marcola Road to the south, Martin Boulevard to the
west, and 28th Street to the east. A full access driveway from Marcola Road is proposed approximately
631 feet west of the intersection of Marcola and Martin Boulevard. The site will also be accessible from
, .
Martin Boulevard via two full access driveways, with one near the northern end of the property that will
be utilized primarily by trucks accessing the loading area at the rear of the store. Another driveway from
Martin Boulevard will be located midway between the northern and southern property boundaries and
will also provide access to the smaller commercial out-parcels which front Martin Boulevard.
The Traffic Impact Analysis(TIA) which was prepared for the Marcola Meadows Master Plan application
by Access Engineering will be included with the Marcola Meadows PIP submittal. This T1A provides a
full analysis of the potential traffic impacts of the proposed warehouse and the specific traffic mitigation
measures that will be necessary. Refer to the PIP submittal documents for the traffic analysis.
Parking and Loading
The proposed Lowe's warehouse will include 653 off-street parking spaces for its use. The City requires
one space for'every 300 square feet of gross square footage, which for the proposed development would
be equivalent to 570 parking spaces. As the number of parking spaces for the proposed warehouse will
exceed the number of required parking spaces, the Applicant is allowed an exception for temporary sales
and displays of merchandise.
Loading for the proposed Lowe's warehouse will be provided in the rear of the building on the north side
of the site. Per the City's requirements, two loading berths will be included and the loading berths will be
screened from view,
Lowe's of Springfield
Site Plan Review
5
WRG Design, Inc.
September 2008
Landscaping
The Applicant will be providing landscaping per requirements for tlie proposed Lowe's warehouse and
will be designed, installed, and maintained in accordance with the', City's requirements. Most of the
landscaping will be within the parking.areas of the site, with several long landscape beds separilting rows
"
of parking, as well as planter islands approximately every nine parking spaces. The landscape beds and
islands will all be planted with trees, which will be selected to proyide an adequate amount of shade
. throughout the parki.ng areas,
Date Received:
SEP 1 7 2008
:i
9riginal Submittal
LO\ve's of Springfield
Site Plan Review
6
WRG Design, Inc.
September 2008'
SPRINGFIELD DEVELOPMENT CODE
Chapter 3 -- Land Use Districts
3.2-310 - Schedule of Use Categories
The following uses are permitted in the districts as indicated, subject to the provisions, additional
restrictions and exceptions specified in this Code. Uses not specifically listed may be approved as
specified in Section 5.11-100.
ResDonse: As the proposed development will involve the construction of a new home improvement
warehouse and an associated parking lot for the warehouse, a design review is necessary.
3.2-315 -- Base. Zone Development Standards
The following base zone commercial development standards are established.
I Minimum Area 6,000 sq~are feet
I Minimum Street Frontage(l). 50 feet
I All Panhandle LotslParcels Minimum Street Frontage 40 feet
I Maximum Lo.tlParc~.1 C. ov. erage Lot/parcel coverage limited only by standards
, other Sections of this Code.
I Minimum Landscaping . Minimum requirements defined by standards in other I
Sections of this Code.
I Maximum Parking, loading and vehicular circulation Lot/parcel coverage limited. only by standards in I
area coverage other Sections of this Code.
I Building Setback I 10 Feet I
I Parking, driveway, and outdoor storage setback I 5 Feet I
I Maximum Building Height(6) I No maximum, except as specified below I
(I) The Director may waive the requirement that buildable City lots/parcels have frontage on a puhlic
street when all of the following apply:
(a) The lots/par.eels have been approved as part of a Development Area Plan, Site Plan,
Suhdivision or Partition application, and
(b) Access has been guaranteed via a private street or driveway by an irrevocable joint
use/access agreement as specified in Section 4.2-120A.
ReSDonse:
The proposed home improvement warehouse complies with the minimum development
standards of the CC zone, It will be located on a 13.71 acre lot. As shown on the Site Plan,
the warehouse will be setback more than 10 feet from each adjacent property line and
parking, driveway, and outdoor storage areas will be setback at least five feet from
adjacent property lines. At its highest point, the warehouse will be 48 feet 10 inches tall,
which conforms to the maximum building height standard of the above criterion, The
subject lot is a panhandle lot which will have frontage along Marcola Road. Where the
property line of the panhandle abuts the right-of-way of Marcola Road, the subject lot will
have approximately 46 feet of frontage along Marcola, which conforms to the 40 foot
requirement in the above table.
Date Received:
SEP 1 7 2008
Original submittal
Lowe's of Springfield
Site Plan Review
7
WRG Design,. Inc.
September 2008
1.
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Date Received:
SEP 1 7 2008'
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Chapter 4 - Development Standards
SECTION 4.2-100 - INFRASTRUCTURE STANDARDS-TRAN'SPORTATION
,
Original Submittal
",.
"
4.2-105 -- Public Streets
A. General Provisions.
~ .
1. The location, width and grade of streets 'shaWbe considered in their relation to
existing and planned streets, to topographical conditions, and to the planned use
of land to be served by the streets. The street system shall assure efficient traffic
circulation that is convenieut and safe. Grades; tangents, curves and intersection
angles sh'all be appropriate for the traffic to be carried~ considering the terrain.
Street location and design shall consider solar iaccess to building sites as may be
required to comply with the ~eed for utility locations, and the preservation of
natural and historic invent~ried resources. Streets ,shall ordinarily conform to
alignments depicted iu TransPlan, the Regional Transportation Plan (RTP),
applicable Refinement Plans, Plan Distri~ts, Master Plans, Conceptual
Development Plans, or the Conceptual Local :Street Map. The arrangement of
public streets shall provide for the continuation or appropriate projection of
existing streets in the surrounding area, unless ,'topographical or other couditions
make continnance or confortrlance to existing Jt~eet alignments impractical.
. \.'
Resoonse: The improvements which will be made to the street ~ystem adjacent to the site were all
approved as part of the Master Plan process. The proposed Lowe's warehouse will not
vary from the street improvements approved by the Master Plan.
2. All streets and alleys shall be dedicated and im proved as specified in this Code.
Resoonse: All of the streets adjacent to the development site will be dedicated by the Master Plan
developer as spe~ified in this Code." .
3. Development Approval shall not be granted where a proposed application would
create nnsafe traffic conditions.
Resoonse: As explained in the Traffic Impact Analysis for the Marcola Meadows Master Plan and
contained in the Marcola Meadows PIP submittal, tJle proposed development will not
create unsafe traffic conditions. '
4. A developer may be required to prepare a Traffic Impact Study (TIS) to identify
.potential traffic impacts from proposed development and needed mitigation
measures. The study shall be included with a develop.ment application, in any of
the following instances:
a. Where the Public Works Director determines that a TIS is necessary to
support a request for a Variance frol!1" the transportation provisions of
this Code.
b. When a IllDd use would be estimated ,to generate 500 or more vehicle
trips per day as specified in the cUl"rent version of the Institute of
T;ansportation Engineers Trip Gener~tion Informational Report. The
basic requirements for a TIS are speci,fled in the Dep;trtment of Public
Works Standard Operating Procedure~ which may be amended by the
Public Works Director as necessary to address poteutialimpacts of
specific land development. proposals,
Lowe's of Springfield
Site Plan Review
8
WRG Design, Inc.
September 2008
><,
Date. Received:
Original Submittal
Where the Public Works Director determines that a TIS is necessary to
address known traffic safety or street capacity concerns associated with
the proposed development, the Public Works Director will determine the
nature and extent of the TIS.
d. The Director, in consultation with the Public Works Director, may
modify TIS requirements consistent with TransP1an and the intent of
this Code when existing conditions make their strict application
impractical or inconsistent with accepted site planning or transportation
planning principles.
.!lesnonse: The Traffic Impact Study which was prepared for the Marcola Meadows Master Plan,
includes a full analysis of the potential impaCts of the proposed Lowe's warehouse and the
mitigation measures which would be necessary to deal with those impacts, Refer to the
TIS submitted with the Marcola Meadows PIP application.
B. Streets shall be dedicated through the approval of a subdivision plat, or by acceptance
of a deed when approved by the City for general traffic circulation, as specified in the
Metro Plan and the TransPlan.
c.
SEP 1 7 2008
,Resnonse: Street improvements adjacent to the site, including the construction of Martin Boulevard,
the expansion of Marcola Road, the construction of a new roundabout at the intersection
of Martin and Marcola, and the construction of a new frontage road for residents along the
south side of Marco1a Road will be dedicated as part of the separately submitted tentative
subdivision plat proposed by the property owner.
C. Street right-of-way widths are as specified in Table 4.2-1, unless otherwise indicated in
TransPlan, the Conceptual Local Street Plan, or where necessary to achieve right-of-
way and street alignment.
Table 4.2-1
Street Right-of-way and Curb-to-curb Width Specifications
I~::,;(ii;i i:;::!ftype':otiStreefi: ..,"' iiMb1imuD1iiRigl1t~(jf;Way:'i ;:MiDiD1iiD1:@ur~to;ciirJ)i
I Major Arterial 100' 76'
I Minor Arterial 70' 48'
I Collector 60' 36'(3)
I Local Street
I <15 percent slope(1)
I > 15 percent slope(1)
I <1200' length and <1000
vehicle trips per day
I Cul-de-sac bulb 83'
I Alley 20'
(I) i.e., the average slope of the development area.
(2) 20' streets are allowed with approved parking bays of 8', 24' per vehicle.
(3) Additional right-of-way may be required to accommodate a center turn lane where
significant volumes of left-turn traffic occur.
(4) Alleys do not have curbs, 20' is the entire paving width.
50'
40'
40'
36'
28'(2)
28'
70'
20'(4)
ResDonse: Marcola Road is classified as a Minor Arterial by the City and, upon completion of
required impro,>;ements will have a right-of-way width of 75 feet with 48 feet of pavement
curb-to-curb. Martin Boulevard will be built to the Collector standard with 70 feet of
right-of-way and 48 feet of pavement curb-to-curb,
E. Dead-end Streets.
Lowe's of Springfield
Site Plan Review.
9
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
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I. Dead-end streets shall terminate in cul-de-~ac bulb, "ha~~mmii\\tIIP"
design that provides an adequate vehicular turn-around area as, may be
approved by the Public Works Director and t~e Fire Marshal. .
Resoonse: No dead-end streets are proposed within the project site, The criterion above is not
applicable,
F.
Resoonse:
G.
Resoonse:
Resoonse:
.R.esoonse:
Lowe's of Springfield
Site Plan Re\'iew'
Where necessary to ensure that ad.equate access.;will be feasible for the orderly
development and/or division of adjacent land or to provide for the transp~rtation and
access needs of the City as determined by the Public Works Director, streets shall be
extended to the appropriate boundary. of the property proposed to be developed,
partitioned or subdivided. A City standard barricade,.and/or signs aud markings as may
be necessary to adequately warn traffic. approachibg the end of the street shall be
constructed at the developer's expense.
The streets surrounding the proposed warehouse will be extended by the Master Plan
developer to the appropriate boundary of the Master Plan area, per the Subdivision
,.' application submitted separately by the Master Plan d~veloper.
"
Additional Right-of-way and Street Improvements. ,
"
I. Whenever an existing street. of inadequat~ width is abutting, or within a
development area requiring Development Approval, additional right-of-way is
required. Whenever street dedication resul~s in right-of-way that does not
connect with the City street system, a deed res'triction shall be recorded with the
Lane County Recording Officer stating that the property shall not be built upon
until a fully improved street is constructed to serve the property, and connect
,'I.
with the City street system. '
To accommodate for the construction of the new frontage road that will be built along the
south side of Marcola Road, the Master Plan developer will dedicate additional right-of-
way along the north side of Marcola Road. "
.' I
2. Whenever a proposed land division or develo'pment will increase traffic on the
City street system and the d~velopmeO:t site has unimproved street frontage, that
street frontage shall be fully improved to City, specifications in accordance with
the following criteria:
a. When fully improved street right-of-w.ay abuts the property line of the
subject property, street improvements shall be constructed across the
entire property. frontage.
Fully improved street right-of-way does not currently abut the property lines of the subject
property. As mentioned previously, the Master Pla~' developer will be responsible for
several improvements to the local roadway network, including: the construction of Martin
Boulevard, the expansion of Marco1a Road, the construction of a new roundabout at the
intersection of Martin and Marcola, and the construction of a new frontage road for
residents along the south side of Marcola Road. These improvements will be constructed
across theentire property frontage, per the above criterion..
b. When there is a fully. improved partial~width street opposite the frontage
of the subject property, street improve~ents shall be constructed across
the entire property frontage to provide a full-width street.
The subJect property does not have frontage along a fully improved partial-width street.
Thus, the criterion above is not applicable, .
10
WRG Design, Inc.
September 2008
Date Received:
,
SEP 1 7 2008
c.
Where property has frontage on unpaved street right-of-way, or where
unpaved street right-of-way extends to a side property boundary, the
;;illiimum level of street improvements necessary to provide for the safe
and efficient movement of vehicles and pedestriaus from/to the proposed
development shall be constructed.
The subject property does not have frontage along any unpaved street rights-of-way, nor
does any unpaved street rights-of-way extend to a side property boundary. The criterion
above is not applicable.
Original Submittal
Resnonse:
d. Where there is multifamily residential, commercial or industrial
development at the intersection of a fully improved street and an
unimproved street, if access is taken from the unimproved street, the
unimproved street frontage shall be improved.
The proposed commercial development will not be located at the intersection of a fully
improved street and an unimproved street. Thus, the criterion above is not applicable.
3. In subdivisions, an approved performance bond or snitable substitute in a
sufficient amount to ensure the completion of all required improvements,
inclul,ling the installation of sidewalks and accessways, prior to occupancy or
Fimil Plat approval may be required.
Resnonse: An approved performance bond or suitable substitute to ensure the completion of all
required improvements that are part of the separately submitted Subdivision proposed by
the property owner. may be required. The Applicant understands that the bond .may be
required prior to occupancy or approval ofthe Final Plat of the subdivision.
4. Partial-width streets shall be permitted only if both of the following approval
criteria are met:
Resnonse:
a. There is inadequate right-of-way to install a full-width street
improvement without chauging street alignments; and
b. The partial-width street is adequate to carry anticipated traffic loads
until adjacent properties are developed and the street is fully improved.
Resnonse:, No partial-width streets are proposed by this application. Therefore, the criterion above is
not applicable,
I. Signs and Signals.
1. All traffic control signs, traffic signals pavement markings and street name signs
shall be in conformance with the U.S. Department of Transportation's Manual
of Ii niform Traffic Control Devices for Streets and Highways (including Oregon
supplements), the City's Engineering Design Standards and Procedures Manual,
the Public Works Standard Construction Specifications and this Code.
Resnonse: The Master Plan developer will be responsible for installation of traffic control signs and
signals and will ensure that all signs, signals, and pavement markings comply with the
requireinents mentioned in the above criterion.
2. Unless otherwise approved by the Public Works Director:
a. The developer is responsible for providing and installing all traffic
control devices and street name signs as necessary to support the
proposed development.
Lowe's of Springfield
Site Plan Review
11
WRG Design, Inc.
September 2008
SEP 1 7 2008
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Date Received:
Original Submittal
b. . Where a proposed street inters'ection"will result in an immediate need
for a traffic signal, the developer shall bear the cost for the
improvements. Wben other property owners are benefited, other
equitable means of cost distribution may be approved by the City..
ResDonse: The developer of the Master Plan will be responsible for providing and installing all traffic
control devices and street name signs. .
J. Bus turn out lanes shall be consistent with adopted Lane Transit District construction
,
and design. staudards and location policies. '
ResDonse: No bus turn out lanes are proposed with this develoPll1,ent.
K. Street names are assigned as specified in the Springfiel,d Municipal Code, 1997.
~ .
ResDonse: . Proposed street names will be assigned in accordance with th.e above criterion.
4.2-110 -- Private Streets
A. Private streets are permitted withiu Mobile HomefManufac,tured Dwelling Parks and
singularly owned developments of sufficient size" to permit interior circnlation.
Construction specifications for private streets shall be,:the same as for public streets.
Resnonse: No private streets are proposed within the projec~ site. The criterion abo.ve is not
applicable.
4.2-115 -- Block Length
Block length for local streets shall uot exceed 600 feet, unless the developer demonstrates that a
block length shall be greater than 600 feet because of the existence of one or more of the following
conditions: j ,I .
No local streets are proposed as part of this Site Plan' Review application. Therefore, the
criterion above is not applicable,
4.2-120 -- Site Access and Driveways
Resnonse:
A. Site Access and Driveways-General.
1. All developed lots/parcels shall have an approved access provided by either
direct access to a: !i
a. Public street or, alley along the frontag~!'oftheproperty;
Resnol1se: The project site is proposed to be accessed from two public streets along the frontage of
the property, Marcola Road and Martin Boulevard, , .
2. Driveway access to designated State Highways!s subjectto the provisions of this
Section in addition to requirements of;: the Oregou Department of
Transportation (ODOT) Highway Division. W,bere City and ODOT regulations
co.ntlict, the more restrictive regulations shall apply.
Resnonse: There are no State Highways to \\chich the proposed development will have driveway
access. Thus, the crit.erion above is not applicable.
B. Driveway access to local streets is gcnerally encouraged in preference to access to streets
of higher classification.
EXCEPTION: Driveway access to arterial and collector streets may be permitted if
no reasonable alternative street access exists .or wh~re heavy use of local streets is
inappropriate due to traffic impacts in residential areas. '
Lowe's of Springfield
Site Plan Review
12
\VRG Design, Inc.
SepIember 2008
Date Received:
SEP 1 7 2008
1. Where a proposed development abuts an existing or proposed arterial or
Original Submittal c\llle~tllr street, the developmeut design and off-street improvements shall
minimize the traffic conflicts.
ResDonse: The proposed development will abut an existing minor arterial street, Marcola Road, and a
proposed collector street, Martin Boulevard. The street improvements approved for the
Master Plan will minimize potential traffic conflicts, as discussed in the Marcola
Meadows T1A contained in the PIP application.
2. Additional improvements or design modifications necessary to resolve identified
transportation' conflicts may be required on a case by case basis.
ResDonse: The Applicant understands that additional improvements and design modifications may be
necessary to resolve potential transportation conflicts on a case by case basis.
C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as
specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and
Procedures Manual and the Public Works Standard Construction Specifications.
Table 4.2-2
8 feet NA 18 feet(2) I
reasonable alternative exists to
I CommercialfPublic Land 12 feet 18 feet I 24 feet 35 feet(l)
(I) Driveway widths and throat depths may be varied if no other
accommodate on-site development needs and traffic safety is not impaired.
(2). Measured from the face of curb to the first stall.
ResDonse:
Each of the three driveways into the project site from adjacent streets will be two-way
driveways. As shown on the Site Plan, each of the driveways will meet the minimum 24-
foot width standard. The width of the driveway which accesses Marcola Road is proposed
to be 36 feet wide in order to accommodate anticipated traffic demands,
Table 4.2-3
I Commercial! Public Land
(I) Wider driveways
safety.
(2)
(3)
24 feet 35 feet 15 feet I 35 feet 60 feet
may be permitted to accommodate traffic demands and/or to improve traffic
Greater curb radii may be permitted where high volumes of large trucks are. anticipated.
Measured from the face of the curb to the first stall or aisle.
ResDonse:,
As stated above, each of the driveways will meet the minimum 24-foot width' standard.
The width of the driveway which accesses Marcola Road is proposed to be 36 feet wide in
order to accommodate anticipated traffic demands, .
Table 4.2-4
Minimum Separations between a Driveway and the Nearest
Intersection Curb Rcturn on the Same Side of the Street. (1)
Lowe's of Springfield
Site Plan Review
13
WRG Design, Inc.
September 2008
r
Uine l"(eC6lVea:
SEP 1 7 2008
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Original Submittal
L....,.
l'IOlind',Use',':';";,,::
I Commercialf Public Land
(1) Each category of street is
circumstances:
(a) Access is from a one-way street.
(b) The driveway is marked for "right-in-right-out only."
(c) The driveway is marked "exit only" and is designed to prevent left turns,
(d) In cases where an existing lot/parcel and/or use make, compliance with these specifications
unreasonable, a new driveway or an existing driveway required to be relocated by this Code shall be placed
at the furthest point from the intersection curb return, considering both safety and internal circulation
requirements of the development.
separately.
Stree6Type<
,.Collect6r:""
I 00 reet
Distances,' may
"~Arteriill'~
200 reet
considered
be reduced
75 feet
in the following
ResDonse:
The proposed access points to the project site will. maintain the mInImUm separation
between driveways and the nearest intersections. The distance from the proposed driveway
along Marcola Road and the intcrsection of Marcola and Martin. Boulevard is
approximately 631 feet, thereby exceeding the 200 foot arterial standard. The distance
from the proposed driveway along Martin Boulevard and the intersection of Marcola Road
is 440 feet, thereby exceeding the 1 OO-foot collector s~ndard.
4.2-125 - Intersections
Intersections shall he designed and constructed as specified i'1 the City's Engineering Design
Standards and Procedures Manual and the following requirements.'
A. In order to minimize traffic conflicts and provide ror efficient traffic signalization,
intersections involving curb return driveways and streets, whether public or private,
shall be directly opposed, unless a Traffic Impact Study indicates that an offset
intersection benefits public safety to a greater degree. !
ResDonse: As shown on the Site Plan, no off-set intersections are proposed.
B. Streets shall be laid out so as to intersect as nearly as possible at right angles. The angle
of intersection between 2 intersecting streets shall be at least 80. degrees. At
intersections, each local street shall be straight or have a radius greater than 400 feet for
a distance of toO feet from each intersection. At intersections, each collector or. arterial
street shall be straight or have a radius greater than 600 feet for a distance of 100 feet
from each intersection.
Where possible, the driveways which will intersect with Marcola Road and Martin
Boulevard will be laid out to intersect as nearly as possible at right angles.
4.2-130 -- Vision Clearance
ResDonse:
A. All corner lots/parcels shall maintain a clear area at e'~ch access to a ~ublic street and
on each corner of property at the intersection of 2 streets or a street and an alley in
order to provide adequate sight distance for approaching traffic.
ResDonse: The project site is not located on a comer lot or parcel. Nevertheless, adequate vision
clearance areas will be maintained at each access to a public street.
B. No screen or other physical ohstruction is permitted between 2-112 and 8 feet above the
established height of the curb in the triangular area (see Figure 4.2-A).
EXCEPTION: Items associated with utilities, or publicly owned structures for example,
poles and signs, and existing street trees may be permitt,ed.
Lowe's of Springfield
Site Plan Review
14
WRG Design, Inc.
September 2008
f)ate Received:
SEP 1 7 2008
c.
Original submitt~1
No screens or other physical obstructions, other than the exceptions mentioned above, will
be located in the triangular area of the vision clearance zone at the intersections on site,
The clear vision area shall be in the shape of a triangle. Two sides of the triangle shall
be property lines for a distance specified in this Subsection. Where the property lines
have rounded corners, they are measured by extending them in a straight line to a point
of intersection. The third side of the triangle is a line across the corner of the lot/parcel
joining the non-intersecting ends of the other 2 sides. The following measurements shall
establish the clear vision areas:
,ResDonse:
1:.':rYk~clifWtet~~ft!il~ '.
'::\:;:'.-~'f:;,~::::,' "_>f;;tft.-:~.:.~ ':~ ,
I Any Street
I Any Alley
I Any Driveway
Table 4.2-5
~'Me'a'siirenie~nt Along Each
'1'~:P;rri\~~ffi:,.JUh,(~, :",' ." " ;'~," ~;:i:;' - !c,:; .
25 feet(l)
] 5 feet(l)
10 feet(l)
ResDonse:
(I) These standards may be increased if warranted for safety reasons by the Public
Works Director.
The clear vision areas at the project site's access points to public streets and driveways
will conform to the standards in the above table,
4.2-135 -- Sidewalks
A. Sidewalks and planter strips abutting public streets shall be located wholly within the
public street right-of-way, unless otherwise approved by the Public Works Director.
ResDonse: Sidewalks and plant~r strips will be installed as part of the improvements required of the
Master Plan developer. The sidewalks and planier strips which will abut Marcola Road
and Martin Boulevard will be located wholly within the right-of-way of these streets, per
the above criterion.
B. Sidewalks shall be designed, constructed, replaced or repaired as specified in the City's
Engineering Design Standards and Procedures Manual, the Public Works Standard
Construction Specifications and the Springfield Municipal Code, 1997. New sidewalk
design shall. be consistent with existing sidewalk design in the same block in relation to
width and type.
ResDonse: All of the sidewalk improvements which will be installed by the Master Plan developer
will be designed and constructed in accordance with all applicable City requirements.
C. Planter strips may be required as part of sidewalk construction. Planter strips shall be
at least 4.5 feet wide and long enough to allow the tree to survive. Maximum planter
strip width is dependent upon the type of tree selected as specified in the City's
Engineering Design Standards and Procedures Manual.
ResDonse: The Master Plan developer will provide planter strips designed in accordance with the
above criterion as part of the proposed sidewalks which will abut Martin Boulevard and
Marcola Road.
D. Maintenance of sidewalks is the continuing obligation of the abutting property owner.
ResDonse: The Applicant understands that maintenance of sidewalks will be a continuing obligation.
Lo\ve's of Springfield
Site Plan Review
15
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
Original Submittal
4.2-140 -- Street Trees
Street trees are those trees required within the public right-of-way. The primary purpose of street
trees is to create a streetscape that benefits from the aesthetic :md environmental qnalities of an
extensive tree canopy along the public street system. Street trees are attractive amenities that
improve the appearance of tbe community, providing shade and visual interest. Street trees also
improve air quality, reduce stormwater runoff and moderate the micro-climate impacts of heat
absorbed by paved surfaces. Street trees may be located within planter strips, in individual tree
wells within a sidewalk, round-abouts, or medians.
EXCEPTION: In order to meet street tree requirements where there is no planter strip and street
trees caunot be planted within the public right-of-way, trees shall be planted in the required front
yard or street side yard setback of private property as specified hi the applicable zoning district.
A. New Street Trees. New street trees shall be at least 2 iuches in caliper. New street trees
shall be selected from the City Street Tree List and installed as specified in the City's
Engineering Design Standards and Procednres Manual. The Public Works Director
shall determine which species are permitted or prohibited street trees.
Resnonse: No new street trees will be planted as part of the proposed development, as the subject
property will only have street frontage along Martin Boulevard and Marcola Road at
driveway intersections, where no street trees will be present. Thus, the criterion above is
not applicable,
B. Existing Street Trees
1. Street Tree Retention Standards. Existing trees may meet the requirement for
street trees (i.e., trees on the City Street Tree List specified in the City's
Engineering Design Standards and Procedures Manual with a minimum caliber
of 2 inches) if excavation or filling for proposed development is minimized
within the dripline of the tree. Sidewalks of variable width, elevation and
direction may be used to save existing trees, subject to approval by the Director
and Puhlic Works Director.
Existing street trees shall be retained as specificd in the Engineering Design
Standards and Procedures Manual, unless approved for removal as a condition
of Development Approval or in conjunction with a street construction project.
Resnonse: There are no existing street trees on the subject property. Thus, the above criterion is not
applicable.
C. Street Tree Maintenance Responsibility
1. Maintenance of street trees in the public right-of-way shall be performed by the
City.
2. Maintenance of street trees on private property shall be performed by the
property owner.
Resnonse: The Applicant understands maintenance of street trees along Martin Boulevard and
Marcola Road will be performed by the City and that maintenance of street trees on
private property must be performed by the property owner.
4.2-145 -- Street Lighting
Public street lighting design and placement is specified in the CitY's Engineering Design Standards
and Procedures Manual and the Public Works Standard Construction Specifications and is
approved by the Public Works Director.
Lowe's of Springfield
Site Plan Review
16
WRG Desigl), Inc.
September 2008
Date Received:
SEP 1 7 2008
., A. b 'fi'~reet lightin'!..shall be included with all new developments or redevelopment. Existing
Orlglnal:)U ml sTreet lights shall be upgraded to current lighting standards with all new developments
or redevelopment as determined by the Public Works Director. The developer is
responsible for street Iigbting installation costs.
B. A developer may choose to install decorative streetlights, as niay be permitted in the
City's Engineering Design Standards and Procedures Manual and the Public Works
Standard Construction Specifications.
Resnonse: Street lighting will be installed along Martin Boulevard and Marcola Road by the
developer of the Master Plan, per the above criterion.
4.2-150 -- Bikeways
Bikeways. Development abutting existing or proposed bikeways identified in TransPlan or
Springfield Bicycle Plan shall include provisions for the extension of these facilities through the
development area by the dedication of easements or rights-of-way. The developer shall bear the cost
of bikeway improvements, unless additional property owners are benefited. In this case, other
equitable means of cost distribution may be approved by the City. Bikeways shall be designed and
constructed as specified in the City's Engineering Design Standards and Procedures Manual.
Resnonse: Bikeways will be included by the developer of the Master Plan as part of the dedication of
right-of-way for the construction of Martin Boulevard
4.2-155 -- Pedestrian Trails
A. Developments abutting existing or proposed pedestrian trails identified on the adopted
Willamalane Park and Recreation District Comprehensive Plan shall provide for the
future extension of the pedestrian trails through the dedication of easements or right-of-
way. The developer is responsible for trail surfacing, as approved by the Willamalane
Parks and Recreation District and/or the City. Trails shall be constructed to allow for
adequate drainage and erosion control.
Resnonse: The proposed development does not abut an existing or proposed pedestrian trail that is
identified in the adopted Willamalane Parks and Recreation District Comprehensive Plan.
This criterion is not applicable.
B. In dedicating an easement or right-of-way for public trails, the owner shall demonstrate
compliance with the following criteria:
Resnonse: No easements or rights-of-way for public trails are proposed within the development site.
The criterion above is not applicable,
4.2-160 -- Aecessways
A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets,
residential areas, neighborhood aetivity centers, industrial or commercial centers,
transit facilities, parks, schools, open space, or trails and paths where no public street
access exists. Accessways may also be used as a secondary emergency access.
Accessways shall be dedicated as public right-of-way during the development review
process.
Resnonse: No accessways within public rights-of-way as described in the criterion above are
proposed within the development.
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SECTION 4.3-100 - INFRAST~UCTURE STANDARDS - UTILITIES
Original Submittal
4.3-105 -- Sanitary Sewers
A. Sanitary sewers shall 'be installed to serve each new development within the city limits
and to connect developments to existing mains. Installation of sanitary sewers shall
provide sufficient access for maintenance activities and shall comply with the provisions
of this Code, with the Public Works Standard Construction Specifications, the City's
Engineering Design Standards and Procedures Manual the Springfield Municipal Code,
1997 and Department of Environmental Quality (DEQ) regulations.
ResDonse: Sanitary sewer service is available on-site with an existing 42-inch line which is located
within a utility easement which runs east-west across the middle of the project site. The
proposed warehouse will connect to the 42-inch sanitary line at a point near the southeast
comer of the building. The 42-inch sanitary line continues off-site to the west.
B. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to
development approval.
ResDonse: The Applicant understands that the City Engineer will approve all sanitary sewer plans
and proposed systems prior to approval of the proposed development.
C. Proposed sewer systems shall include' design consideration of additional development
within the area as projected by the Metro Plan. '
ResDonse: The proposed sanitary sewer system on the project site has been designed in consideration
of additional development within the vicinity of the site.
D. Proposed developments shall provide dedication and improvements indicated in an
adopted Capital Improvements Program or Public Facilities Plan. The developer shall
pay a proportional share of the cost according to adopted City Council policy.
ResDonse: The Applicant is proposing to connect to an existing public sewer system and pay the
associated system development charges. Therefore, this criterion has been met.
4.3-11 0 -- Stormwater Management
B. The Approval Authority shall grant development approval only where adequate public
and/or private stormwater management systems provisions have been made as
determined by the Public Works Director, consistent with the Engineering Design
Standards and Procedures ManuaL The stormwater management system shall be
separated from any sanitary sewer system. Surface ~ater drainage patterns shall be
addressed on every Preliminary Site Plan, or Tentative,Partition or Subdivision Plan.
ResDonse: As shown on the Drainage and Erosion Control Plan in Exhibit A and explained in the
Preliminary Stormwater Analysis in Exhibit E, the stofl:nwater management system for the
proposed development will be consistent with the Engineering Design Standards and
Procedures Manual. The storm system will be fully separated from the sanitary sewer
system.
C. A stormwater management system shall accommodate potential run-off from its entire
upstream drainage area, whether inside or outside of the development. The Public
Works Director shall determine the necessary. size of the facility, based on adopted
Public Facility Plans and Stormwater Facility Master Plans. The developer shall pay a
proportional share of the cost according to adopted City Council policy.
Resnonse: A Preliminary Storm water Analysis has been included within Exhibit E and provides
details on how the proposed storm water system will accommodate potential run-off from
Lowe's of Springfield
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. the entire upstream drainage area. Original Submitt"'l
D. Run-off from a development shall be directed to an approved stormwater management
system with sufficient capacity to accept the discharge. Where the Public Works
Director determines that the additional run-off resulting from the development will
overload an existing stormwater management system, the Approval Authority shall
withhold Development Approval until provisions, consistent with the Engineering
Design Standards and Procedures Manual, have been made to correct or mitigate this
condition.
Resnonse: The project site has been divided into two major basins for stormwater drainage, with the
dividing line between the basins approximately the front of the proposed building.
Stormwater generated by the northern half of the site will drain into' bioswales and
stormwater filters for treatment and then be discharged into the proposed Willow Creek
Greenway to the north of the site. The proposed stream will provide detention for
storm water generated from the north half of the site. The south half of the site will surface
drain into low bioswales within the parking lot for treatment where the storm water will be
collected in ditch inlets and be conveyed to a proposed public storm main located within
the access road to the south of the project site. The storm water management systems
proposed for the site will have sufficiel)t capacity to accept the discharge, as described in
the Preliminary Storm water Analysis in Exhibit E,
E. A development is required to employ drainage management practices approved by the
Public Works Director and consistent with the Engineering Design Standards and
Procedures Manual, which minimize the amount and rate of surface water run-off into
receiving streams. The following drainage management practices may be required in
order to relieve demand on the City's piped drainage system and to alleviate future
costs of treating the piped discharge; to promote water quality, to preserve groundwater
and the vegetation and rivers it supports, and to reduce peak storm flows:
1. Temporary. ponding of water;
2. Permanent storage basins;
3. Minimizing impervious surfaces;
4. Emphasizing natural water percolation and natural drainageways;
5. Preventing water flowing from the street in an uncontrolled fashion;
6. Stabilizing natural drainageways as necessary below drainage and culvert
discharge points for a distance sufficient to convey the discharge without
channel erosioD;
7. On-site filtration or skimming of run-off, which will enter natural drainageways
to maintain water quality; and
8. On-site constructed wetlands.
Resnonse: The proposed stormwater management system will be designed to utilize several of the
practices from the list above, including emphasizing natural water percolation and natural
drainageways, preventing water flowing from the street in an uncontrolled fashion, .and
on-site filtration of run-off which will enter natural drainageways to maintain water
quality,
F. Identification of Water Quality Limited Watercourses. The Director shall maintain a
Water Quality Limited Watercourses (wQLW) Map on file in the Development
Services Department, whicb designates certain watercourses and their direct tributaries
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Original Submittal
within the City and its urbanizing area. The WQLW Map shall contain watercourses
recommended by tbe Public Works Director. Any revision to the WQLW Map shall be
approved by the City Council as an amendment to this Code. Those watercourses and
their direct tributaries included on tbe WQLW.Map have been found to warrant
protective measures in support of the City's response to State and federal regulations
regarding surface and subsurface discharging stormwater management systems by
satisfying the following criteria: .
ResDonse: The City's WQLW map shows that there are no Water Quality Limited Watercourses on
the project site. Thus, the criterion above is not applicable,
4.3-115 -- Water Quality Protection
These regulations apply water quality protection to only those sites that require Site Plan Review
approval as specified in Section 5.17-100, and Land Divisions (partition Tentative Plan and
Subdivision Tentative Plan) approval as specified in Section 5.12-100. The following standards do
not apply to single-family homes and duplexes in the Low Density Residential District as of July 15,
2002, unless as specified in Subse~tion A.I., below. Existing buildings that are within the riparian
areas specified in Subsection A.I. and 2, below shall not be considered non-conforming. Subsections
A.2.a. and b., below provide additional protection from a non-conforming status.
A. When addressing criterion E. (as specified in Sections 5.12-125 and 5.17-125) to protect
riparian areas along watercourses shown on the Water Quality Limited Watercourses
(wQLW) Map, the following riparian area boundaries shall be utilized:
ResDonse: There are no watercourses within the project site which are shown on the WQL W Map.
Therefore, the criterion above is not applicable.
4.3-117 -- Natural Resource Protection Areas
B. This Subsection shall apply to natural resource protection areas that include land
within the wetland and/or the riparian resource boundary and the development setback
area, specifically:
,
I. Locally significant protected wetlands, listed in the Springfield Local Wetland
Inventory and shown on the Local Wetland Inventory Map.
ResDonse: The subject property does not contain any locally significant protected wetlands. The
criterion above is not applicable.
2. Locally significant protected riparian areas, listed in the Springfield Inventory
of Natural Resource Sites and shown on the Natural Resources Inventory Map.
The City has determined which riparian areas are significant in accordance with
rules adopted by the Oregon Department of Land Conservation and
Development (DLCD).
ResDonse: Neither the City's Inventory of Natural Resource Sites nor the Natural Resources
Inventory Map shows any locally significant protected riparian areas existing on the
project site, The criterion above is not applicable.
C. Dr velopment Setbacks for Locally Significant Wetland and Riparian Areas.
I. Development setbacks are the primary element of the City's protection program
for locally significant wetland and riparian areas. Development setbacks shall be
determined as follows:
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,Resnonse:
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Date KecelveU.
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Original Submittal
a. Locally significant wetlands on the Springfield Local Wetland Inventory
which are not shown on the WQLW Map shall be protected by a 25-foot
wide development setback.
As shown on the City's Local Wetland Inventory Map, the project site does not contain
any locally significant wetlands, nor does it contain any wetlands shown on the WQL W
Map. Thus, the criterion above is not applicabie.
b. Locally significant riparian areas identified on the Springfield Inventory
of Natural Resource Sites which are not shown on the WQL W Map shall
be protected by a 25-foot wide development setback.
The project site does not contain any locally significant riparian areas that are identified on
the Springfield Inventory of Natural Resource Sites, or any riparian areas shown on the
WQLW Map. Thus, the criterion above is not applicable.
c. Where a locally significant wetland or riparian area is only partially
shown on the WQLW Map, that portion which is not protected by the
City's Stormwater Quality Management Program shall be protected by
a 25-foot wide development setback. .
The project site does not contain any locally significant wetland or riparian areas that are
only partially shown on the WQL W Map. As such, the criterion above is not applicable,
d. Development setbacks from locally significant wetland areas shall be
measured from the delineated edge of the wetland as acknowledged by
DSL.
The subject property does not contain any locally significant wetlands; therefore, the
criterion above is not applicable.
e. Development setbacks from locally significant riparian areas shall be
measured from the "top of bank" as defined in Chapter 6.
The subject property does not contain any locally significant riparian areas; therefore, the
criterion above is not applicable,
f. Where locally significant wetlands and riparian areas overlap, the
development setback area shall be measured from the edge of the
delineated wetland.
Resnonse: The subject property contains neither locally significant wetlands nor significant riparian
areas; therefore, the criterion above is not applicable. '
Resnonse:
Resoonse:
D. Site Plan Review as specified in Section 5.17-100 shall be required for commercial,
industrial and multi-unit residential developments which are proposed within I50-feet
of a locally significant wetland or riparian area.
Resnonse: As shown on the City's map, a locally significant wetland area (also known as the Pierce
Ditch) is located within 150 feet of the site's northern property boundary. As such, Site
Plan Review is required for the proposed development.
4.3-120 -- Utility. Provider, Coordination
A. All utility providers shall be responsible for coordinating utility installations with the
City and the developer through the Development Review Committee or by separate
written correspondence.
Resoonse: The Applicant understands that all utility providers will coordinate utility installations
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Original Submittal
with the City, the Master Plan developer, and themselves through the Development
Review Comm ittee or by separate written correspondence,
B. The developer shall be responsible for the design, installation and cost of utility lines
and facilities to the satisfaction of the utility provider. .
. ResDonse: The Applicant understands that the design, installation, and cost of utility lines and
facilities will need to be completed to the satisfaction.of the utility providers.
4.3-125 -- Underground Placement of Utilities
Whenever possihle, all utility lines shall be placed underground. However, overhead and above
ground facilities are permitted for the following:
A. Emergency and temporary installations undertaken by utility providers for a maximum
of 30 days.
ff:
Electrical transmission lines and backbone distribution feeders that are consistent with
the Metro Plan's Public Facilities and Services Plan. These lines act as a main source of
supply to primary laterals and direct connected distribution transformers and primary
loads.
C. Appurtenances and associated equipment, including, but not limited to: surface-
mounted transformers, pedestal-mounted terminal boxes, meter cabinets, telephone
cable closures, connection boxes.
B.
D. Structures without overhead wires, used exclusively for fire alarm boxes, streetlights, or
municipal equipment installed with the approval of th~ City Engineer.
E. Power substations, pumping plants, and similar facilities necessary for transmission or
distribution of utility services shall be permitted subject to compliance with zoning
district regulations and the Metro Plan's Public Facilities and Services Plan. Required
landscaping and screening shall be approved by the Director under Type II procedures
for all these facilities prior to any construction being started.
F. Public television transmitters and receivers.
G. Industrial developments requiring exceptionally large power supplies may request
direct overhead power during the Site Plait Review process, without a Variance.
H. Existing non-backbone distribution feeders located on existing streets on developed or
undeveloped land.
ReSDonse: With the possible exception of appurtenances and associated equipment related to utility
service for the proposed warehouse, all utility lines will be placed underground,
4.3-130 -- Water Service and Fire Protection.
A. Each development area shall be provided with a water system havi~g sufficiently sized
mains and lesser lines to furnish an adequate water supply to the development with
sufficient access for maintenance.
ResDonse: There is an existing 12-inch water line which runs east',to west through the site roughly 45
feet south of an existing 42-inch sanitary line, The proposed development will include a
12-inch public loop water system which will run in front of and around the warehouse.
The water system will be designed to the standards and specifications of the Springfield
Utility Board. .
B. Fire hydrants and mains shall be installed by the developer as required by the Fire
Marshal and the utility provider.
Lowe's of Springfield
Site Plan Re\'iew
22
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
ResDonse:
All necessary fire hydrants and mains will be installed by the ~itl~e~\?fTl\\ta!rtJOve
criterion.
4.3-140 -- Public Easements
A. Utility Easements. The applicant shall make arrangements with the City and each
utility provider for the dedication of utility easements necessary to fully service the
development or land beyond the development area, as necessary. The minimum width
for public utility easements adjacent to street rights-of-way shall be 7 feet. The
minimum width for all other public utility easements shall be also be 7 feet. However,
the utility provider or the Public Works Director may require a larger easement for
major water mains, major electric power transmission lines, sanitary sewer lines,
stormwater management systems or in any other situation to allow maintenance
vehicles to set up and perform the required maintenance or to accommodate multiple
utility lines. Where feasible, utility easements shall be centered on a lot/parcel line.
ResDonse: The Applicant will make all necessary arrangements with Springfield Utility Board and
other utility providers for the dedication ot utility easements to service the site. Utility
easements will meet or exceed the minimum width of seven feet along public rights-of-
way as well as within the site, There are currently easements within the site for sanitary
sewer and water lines which exceed the seven-foot width requirement.
B. Watercourse or Riparian Area Maintenance Easements. Where the Public Works
Director has determined that a watercourse or riparian area will be part of the City's
Stormwater Management System, a maintenance easement shall be required in order to
maintain the functionality of these areas. For watercourses, the easement shall be
measured from either the top of the bank, ordinary high water mark or the delineated
setback line. The easement shall be a minimum of 10 feet wide where no equipment is
required for access or maintenance. The easement shall be extended to a maximum of
25 feet wide to allow City maintenance vehicles to set up and perform the required
maintenance.
,R.esnonse: As there are no watercourses or riparian areas within the site, there is no need for any
maintenance easements. Thus, the criterion above is not applicable.
SECTION 4.4-100 - LANDSCAPING, SCREENING AND FENCE STANDARDS
4.4-105 - Landscaping
B. Three types of landscaping may be required:
1. Landscaping standards for private property. as specified in tbis Section and
other Sections of this Code.
2. Street trees iothe public right-of-way. as specified in Section 4.2-140.
3. Curbside planter. strips in the public right-of-way as specified in Section 4.2-135.
ResDonse: The only landscaping standards which will be required for the proposed development are
the standards for private property. The areas of the project site which have frontage along
public rights-of-way are the access points onto Martin Boulevard and Marco1a Road,
which will not contain any street trees or curbside planter strips.
C. Materials and installation costs of planting and irrigation other than what is requircd
by tbe Minimum Development Standards (Section 5.15-100) sball not be required to
exceed 10 percent of the value of the new development, including parking facilities. The
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Original Submitta'
Director shall determine the location, quantity and quality of required landscapiug as
specified in this Code.
ResDonse: The Applicant understands that the materials and installation costs of proposed
landscaping on the project site will not be required to exceed 10 percent ofthe value of the
new development.
D. Unless othenvise spccified in this Code, the following areas of a lot/parcel shall be
landscaped:
I. All required sctback areas and any additional planting areas as specified in thc
appropriate zoning district.
2. Parking lot planting areas required in this Section.
ResDonse: As shown on the Landscape Plan attached in Exhibit A, all required setback areas and
parking lot planting areas will include landscaping.
E. At least 65 percent of each required planting area shall be covered with living plant
materials within 5 years of the date of installation. The living plant materials shall be
distributed throughout the required planting area. The planting acceptable per 1,000
square feet of required planting area is as follows:
I. As a minimum, 2 trees not less than 6 feet in height that are at least 2 inches in
caliper (at the time of planting, not inclnding root ball); and
2. Ten shrnbs, 5 gallons or larger.
3. Lawn and/or groundcover may be substituted for trees or shrubbery, nn1ess
required for screening when there are adequate provisions for ongoing
maintenance.
ResDonse: Each of the required landscape planting areas is proposed to be covered with at least 65
percent living plant materials within five years of the installation date. Required landscape
areas will be designed in accordance with the standards listed above and distributed evenly
throughout the site.
F. Parking lot planting areas shall include 1 canopy tree at least 2 inches in caliper that
meets City street tree standards as may be permitted by the City's Engineering Design
Standards and Procedures Manual and at least 4 shrubs, 5-gallon or larger, for each 100
square feet of planting area. Shrubbery that abuts public right-of-way or that is placed
in the interior of any parking lot shall generally ,!ot exceed 2- 112 feet in height at
maturity. Parking lot planting areas shall include:
I. Parking and driveway setback areas specified in the applicable zoning district;
and
ResDonse: Landscaping within the proposed development includes the five-foot 'Yide parking and
driveway setback areas as specified for the CC zoning district.
2. 5 percent of the interior of a parking lot, exclusive of any required parking
setbacks, if 24 or more parking spaces are located between the street side of a
building and an arterial or collector street, and are visible from any street.
ResDonse: Exclusive of the required parking setbacks, the interior of the parking lot has an area of
287,850 square feet. Approximately 37,713 square feet of landscaping is provided within
the parking lot, or 13.3 percent of the total area of the parking lot.
Lowe's of Springfield
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Qriginal Submittal
All new required planting areas shall be provided wIth a permanent underground
irrigation system unless where planted with native species or plant communities, or as
may be exempted by the Director.
As noted on the Landscape Plans in Exhibit A, all new required planting areas will be
provided with a permanent underground irrigation system.
Landscaped setbacks abutting required screening on the same property may be
exempted by the Director from planting requirements if the area is not visible from any
public right-of-way or adjacent property.
As the proposed development has no required screening areas, the criterion above is not
applicable.
Planting Installation Standards.
1. The applicant shall provide methods for the protection of existing plant
material, which will remain through the construction process. The plants to be
saved and the method of protection. shall be noted on the Planting Plan.
There is no significant vegetation on the project site, as it currently consists of a vacant
field of thick grass. None of the existing vegetation is proposed for preservation.
2. Existing trees to be retained on private property shall not have construction.
occur within the drip line, unless a landscape architect' certifies that affected
trees will have at least a 90 percent chance of survival over a 5-year period.
Trees to be saved shall be kept free from trunk abrasion.
ResDonse: The project site currently consists of a large, vacant field with no existing trees. As such,
the criterion above is not applicable.
G.
ResDoDse:
H.
ResDonse:
I.
ReSDonse:
. l)ate Received:
SEP 1 7 2008
3. The Planting Plan may be required to include specifications for topsoil,
including depth and organic matter requirements, to ensure the health and
vitality of required planting. Where planting areas have been excavated, the
Planting Plan shall provide for the replacement of topsoil. All waste material.
shall be removed from required planting areas prior to the application of
topsoil.
a. Inspection may be made by. the Director prior to planting to verify
proper rough grade and installation of irrigation systems.
b. Plant materials and soil preparation may be inspected prior. to or in
conjunction with the occupancy inspection to ensure that placement,
quantity, size and variety. conform to the approved Planting Plan and
the requirements of this Section. Nursery. tags identifying variety and
species shall remain on plant specimens until the Final Building
Inspection by the Building Official or the issuance of a Certificate of
Occupancy.
ResDonse: The Landscape Plan attached in Exhibit A provides details for topsoil in planting areas.
The Applicant understands that the City may inspect the construction site to verifY rough
grade and installation of irrigation systems, as well as to ensure that proposed plant .
materials are of the quantity, size, and variety to comply with the approved planting plans.
4.4-110 -- Screening.
A. Unless othenvise specified in this Code, screening shall be required:
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Date Received:
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Original SubmittFlI
1. Where commercial and industrial districts abut residential districts and no
approved screening exists;
2. For outdoor mechanical devices and minor and major public facilities;
3. For, outdoor storage yards and areas in non-residential districts abutting
residential districts along their common prope'rty line;
4. For trash receptacles;
ResDonse: Per the criterion above, screening will be included for all outdoor mechanical devices and
trash receptacles. The project site does not abut any residential districts.
B. Screening shall be vegetative, earthen and/or structural and be designed to minimize
visual and audible incompatible uses from adjacent properties. Unless specified
elsewhere in this Subsection, screening shall be cO'1tinuous to at least 6 feet above
ground level. The following standards shall apply:
3. Structural Screening. A fence or masonry wall shall be constructed to provide a
uniformsight-obscnring screen.
EXCEPTIONS:
a. No screen shall exceed 4 feet in residential district front yard setbacks,
. and all screening shall comply with vision clearance requirements of
Section 4.2-130.
Resoonse:
b. Wherever a required screen in the form. of a fence is adjacent to a
residential or commercial district or an arterial or collector street, it
shall be non-metallic and of a subtle color to blend with surrounding
vegetation. A slatted chain-link fence m'ay be approved by the Director.
c. Any refuse container or disposal area which would otherwise be visible
from a public street, customer or resident parking area, any public
facility, adjacent property, or any residential area, shall be screened
from view as specified in Subsections 1. and 3., above. All refuse
materials shall be contained within the screened area. See also Section
3.2-240D.3.b. for multifamily design standards. This standard does not
apply to single and 2-family dwellings.
d. When abutt.ing a street, outdoor sto'rage areas and yards shall be
provided with a 5-foot planting strip as specified in Section 4.4-100.
Structural screening will be included along the rear property line in the form of a eight-
foot high eMU block masonry wall. The screening wall will extend around the northern
portion of the site to ensure that the refuse containment area located to the rear of the
proposed warehouse and will be screened from view from adjacent public streets and
residential areas. None of the outdoor storage areas forthe proposed warehouse will abut a
street.
4.4-115 -- Fences
Fences shall not exceed the height standards in Table 4.4-1 and shall be located as follows:
A. General.
I. In any zoning, overlay or plan district not specifically listed in Table 4.4-1, fence
standards shall be determined based upon the use, for example a commercial
Lowe's of Springfield
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Date Received:
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Original Submittal
use in the Mixed Use Commercial District shall comply with fence standards for
the commercial districts in Table 4.4-1.
2. Fence height is measured from the average height of the grade adjacent to
where the fence is to be located. If a fence is to be constructed on top of a berm,
the height is measured from the top of the berm.
3. Fences shall be permitted as specified in the screening standards in Section 4.4-
110. Where permitted in the commercial, industrial and the PLO Districts,
outdoor storage of materials shall be screened by a sight obscuring fence when
abutting residential properties along common property lines. Partial screening
along rights-of-way and non-residential districts may be permitted when
necessary for security reasons.
ResDonse: A eight-foot high, eMU block wall is proposed to be built along the rear property line of
the proposed warehouse. The wall will provide screening for the new stream and walking
trails that will be constructed to the north of the proposed warehouse.
'.'
B.
Review procedure applicable to all zoning, overlay and plan districts. ..
1. A construction permit is required for fences over 6 feet in height.
Table 4.4-1
"",'B"iii/eiHetghtByiZoliiiig'DlsiTiCi;;:[
";$f:r:c""':',TC;/i1ime"i:c;al,;"; ,. (:i,i!f:"c't!l
[ Front Yard(1) 6'
I Street Side Yard(4) 6' I
I Rear Yard 6' I
I Heif(ht Exceptions 8' [
I Vision Clearance Area(7) 2Y,' I
I BarbedfRazor WirefElectric Y I
(1) The fence shall be located jehind the front yard setback in all districts unless allowed in
(2).
(2) Fences may be allowed within the front yard setback as follows:
(a) 4' high unslatted chain link-this standard does not apply to multifamily
developments.
(b) 3' high sight obscuring fence.
(4) In the residential districts, a fence may be located along the property line. In all other
districts, the fence shall be located behind the street yard setback.
(7) No fence shall exceed the 211z' height limitation within the vision clearance area as specified
in Section 4.2-130.
Resnonse:
An eight-foot high, CMU block wall is proposed to be built along the rear property line of
the proposed warehouse,
SECTION 4.5-100 - ON-SITE LIGHTING STANDARDS
4.5-105 -- Purpose and Applicability
B. On-site lighting standards apply to any development requiring Site Plan Review
approval.
ResDonse: As the proposed development will require Site Plan Review, the on-site lighting standards
will apply.
Lowe's of Springfield
Site Plan Review
27
WRG Design, Inc.
SepIember 2008
SEP 1 7 2008
'1;1
"j1
:;@
Date Received:
4.5-110 -- Illumination and Height
A. On-site lighting shall be tbe minimum illumination necessary for a given application
including parking areas and vehicle sales areas. All exterior light fixtures shall be
shielded or recessed so that direct glare and reflection are contained within the
boundaries of the property, and directed down~ard and away from abutting
properties; public rights-of-way; and riparian, wetlands and other protected areas
identified in this Code on the same property. .
Resnonse: As shown on Sheets SL-1 Site Lighting Plan and SL-2 Site Photometric Plan, the lighting
proposed for the exterior of the site will ensure that direct glare and reflection is contained
within the site boundaries, Light fixtures will be selected to direct light downward into the
site and away from abutting properties and adjacent public rights-of-way.
Original Submittal
B. Height.
I. The height of a free standing exterior light fixture shall not exceed 25 feet or the
height of the principal permitted structure, whichever is less. In this case, height
" is measured as the vertical distance between the paved surface and the bottom of
the light fixture.
Resnonse: Free-standing exterior light fixtures will not exceed the 25-foot height limit.
2. EXCEPTIONS:
Resnonse:
a. The Director may allow an increase to the standard in Subsection B.I.,
above when a determination is made that personal security is an issue,
special security needs exist, or where vandalism or crime are possible.
The Director may consider specific siie characteristics, level of vehicle
and pedestrian conflict, special security needs, and history or likelihood
of crimes in making the determination. Any approved increase shall be
the minim um necessary to achieve the desired result.
b. The height of a free standing exterior light fixture within 50 feet of any
residential district and riparian, wetlands and other similarly protected
areas shall not exceed 12 feet.
There are no residential districts within 50 feet of the project site. There will be a new
wetland area located within 50 feet of the northern property boundary that will be
constructed as part of the Master Plan. Any free-standing exterior light fixtures installed
along the rear of the store will not exceed the 12-foot height limit. .
SECTION 4.6-100 - VEHICLE PARKING, LOADING AND BICYCLE PARKING STANDARDS
4.6-110 -- Vehicle Parking -- General
A. Off-street parking spaces shall be provided for:
I. All new construction and expansion of multiple family residential, commercial,
industrial and public and semi-public uses.' If an existing development is
expanded, new.parking spaces shall be provided in proportion to the increase
only.
Resnonse: As shown on the Site Plan, off-street parking will be:provided for the proposed Lowe's
warehouse,
. ,
Lowe's of Springfield
Site Plan Review
28
IVRG Design. Inc.
September 2008
Date Received:
SEP 1 7 2008
Original Submittal
3. The Director may authorize a reduction in the number of required parking
spaces without a Variance:
Resnonse: No request for a reduction in the number of required off-street parking spaces is proposed
with this application.
C. Required parking spaces shall be available for the parking of passenger automobiles of
residents, customers, patrons, and employees only, and shall not be used for storage of
vehicles or materials. Parking for company motor vehicles that remain on the premises
overnight shall be provided in addition to the number of parking spaces reqnired by
this Section.
Resnonse: Per the above criterion, required parking spaces will be for the use of cllstomers and
employees only. No storage of vehicles will occur.
D. Unless joint use of parking facilities is requested as may be permitted in Subsection E.,
below the total requirement for off-street parking spaces is the sum of the requirements
for all uses. If the total number of required parking spaces results in a fraction, the
fraction shall be rounded up to the next whole number. Off-street parking facilities for 1
use shall not be considered as providing parking facilities for any other use, unless as
may be permitted in Subsection F., below.
Resnonse: Joint use of parking facilities is not requested as part of this application. The proposed
development will involve only one use, which is classified as general sales retail.
E. The Director, upon application by all involved property owners, may authorize joint use
of parking facilities, provided that:
I. The applicant shall demonstrate that there is no substantial conflict in the
principal operating hours of the buildings or uses for which the joint use of
parking facilities is proposed; and
2. The parties concerned in the joint use of off-street parking facilities shall
provide evidence of agreement for the joint use by a legal instrument approved
by the City Attorney. An agreement for joint use of parking facilities shall
provide for continuing maintenance of jointly used parking facilities;
3. The agreement shall be recorded at Lane County Deeds and Records at the
applicant's expense.
Resnonse: No joint use of parking facilities is requested for the proposed development.
F. Parking spaces in a public right-of-way directly abutting the development area may be
counted as fulfilling a part of the parking requirements for a development as follows:
For each 18 feet of available on-street parking, there will be 1/2 space credit toward the
required amount of off-street parking spaces. The developer is responsible for marking
anyon-street spaces.
Resnonse: The parking requirement for the proposed warehouse will be able to be satisfied with the
off-street parking areas provided on the site,
4.6-115 - Vehicle Parking -- Parking Lot Design
All off-street parking areas shall comply with the following dimensional standards:
Table 4.6-1
, "~I.I~l';;'~parkine1Ang1e~~~li
.~__._ ram_~J~1 ~6oll !il~Ir~~901i14!~jl
Lo\ve's of Springfield
Site Plan Review
29
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
'jj:'1
...'~
,'.1
Original Submittal
_~P,lrli.in21Ani!let!_li
~i! f,;foi1!Il'llt4s~.1 !l'f6OWl fiI~!~90\1':.~tli
Stall~idth:si';;;-d'lfdl-' A'!f'9o Jlu9:O'JI9~O J 9.0 I:
Stall w,'.' dth, com.'_l',a,C. t.'. -, ----- '--'-'----------1 A I !"8~in '-S':OIi-S:o'I-'-- 'io-~-I i
i Stalllength,standard I'-'s' W24:Gli-ls.o'IrT8:oJ'18.0 . II
! St.;Jllength:'Z~;:;oact 1--'-s---l['z2.01f]6.olii6:ol---.1ii:o..--1i
I Aisle width between stall lines --'r"C--'lnz:olrTi:OlrI6:01~---24~o.'-.ll
i Bumoer overh;;;'g (typical) I D Ii 6'.61'--1:5 Ii I T I . 2.0" P
i Cross-aisle; I-way '---..'..--.---...-'T E Ji'16:i5Ji 16:01;16.01-----.16-:-0'--1:
~_C!:.~~.~.ais~:,~~:".ay____....::.:::. .': . ,._._,____..L=:-T-=!L~~.~IC.~~~.II 24 .0 1~..,..__~2~:?_.... _l:
Resnonse: Off-street parking areas within the proposed development will utilize 90 degree angle
parking stalls that will be at least nine feet wi?e and 18 feet long. No compact stalls are
proposed, The aisle width between stalls will meet the 24-foot minimum requirement.
~,Ii
4.6-120 -- Vehicle Parking - Parking Lot Improvements
All parking areas shall conform to the setback, vision clearance, planting and screening provisions
of this Code and shall be completed prior to occupancy. Required"parking spaces shall be improved
as follows:
A. All parking areas shall have a durable, dust free 'surfacing of Asphaltic concrete,
Portland cement concrete or other materials as specified in the Bnilding Safety Codes
and approved by the Bnilding Official. Parking lot surfacing shall not encroach upon
the public right-of-way.
Resnonse: Each of the parking areas within the project site will be composed of a durable, dust-free
asphaltic concrete surface which will not encroach upon any public rights-of,way.
B. Adequate drainage improvements shall be provided to dispose of all on-site run-off.
Provisions shall be made for the on-site collection of drainage waters to elimin'ate sheet
now onto sidewalks, public rights-of-way, and abutting private property. All drainage
systems shall be approved by the Building Official and shall be constructed in
conformance with the Building Safety Codes.
~esDonse: As shown on the Drainage and Erosion Control Plan in Exhibit A and explained in the
Preliminary Storm water Analysis in Exhibit E, all on-site run-off generated by the
proposed parking areas will flow toward several bioswales within the parking areas for
treatment and then be collected in ditch inlets and conveyed to a proposed public storm
main just to the south of the site.
C. All parking stalls fronting a sidewalk, alley, street, landscaped area or structure shall be
provided with a secured wheel bumper or linear curb not less than 6 inches in height to
be set back from the front of the stall a minimu"! of 2 feet to allow for vehicle
encroachment. Wheel bumpers shall be a minimum of 6 feet in length. Curbs shall be
constructed in conformance with the Standard Construction Specifications.
EXCEPTION: As an option, the sidewalk or landscaped area may be widened 2 feet
beyond the minimum dimension required to allow for. vehicle encroachment. A curb not
less than 6 inches in height shall protect the widened sidewalks and planter areas.
Resnonse: None of the proposed parking stalls will front a sidewalk, alley, or street. For parking
stalls which front landscaped areas or pedestrian walkways, those areas will be widened
Lowe's ofSpringtield
Site Plan Review
30
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
b d h' .. . d d' . II < h' Oricinal ~ubmitt:::ll
eyon t eIr minImum reqUire ImenSlons to a ow lor ve IcTe encroaCliment. A six-inch
high curb will protect all widened sidewalks and planter areas.
D. Backing into the public rigbt-of-way, other than alleys is prohibited.
JtesDonse: None of the proposed parking areas will allow for vehicles to back into any of the public
rights-of-way nearby the project site.
E. All spaces shall be permanently and clearly marked unless the Director determines that
the spacesshonld not be marked for safety considerations. Old striping shall not be
visible after being replaced by new striping.
ResDonse: Parking spaces on-site will be permanently and clearly marked, per the requirements of the
above criterion,
F. Parking areas shall be designed to connect with parking areas on abutting sites within
the same zoning district to eliminate tbe use of the street for cross movements.
Resnonse:
As depicted on the Site Plan, the parking areas within the project site have all been
designed to connect with other adjacent parking areas, .
G. Not more than 30 percent of the total parking spaces in a parking lot may be designated
for compact cars. These spaces shall be signed and/or the space painted with the words
"Compact Car Only."
ReSDonse: No compact parking spaces are proposed with this development. Thus, the criterion above
is not applicable.
H. Parking Spaces for Disabled Persons.
"J
I. Parking spaces for disabled persons and accessible passenger loading zones that
serve a particnlar building shall be located as close as possible to a building
entrance.
ResDonse: As shown on the Site Plan attached in Exhibit A, 16 handicap-accessible parking spaces
will be provided near the front entrance of the proposed warehouse.
2. The number and dimensions of parking spaces for disabled persons shall be as
specified in Section 1104 ofthe Structural Specialty Code.
ReSDonse: The number and dimensions of the proposed handicap-accessible parking spaces conforms
to the requirements of Section 1104 ofthe Structural Specialty Code.
I. Motor Vehicle Parking Space Reduction Credit. Bicycle parking may. substitute for up
to 25 percent of required vehicular parking. For every 5 non-required bicycle parking
spaces that meet the short or long term bicycle parking standards specified in Table 4.6-
3, the motor vehicle requirement is reduced by 1 space. Existing parking may be
converted to take advantage of this provision.
Resnonse: The Applicant is not requesting a parking space reduction credit as part of the proposed
development. The criterion above is not applicable.
4.6-125 -- Vehicle Parking -- Parking Space Requirements
The following parking standards have been established according to use and apply to that use in
any zoning district.
Table 4.6-2
I ';,t'T';'i';,'~~~~"iii\~;r,;':ji~~.;.i~' 'i;i::IUsef"j; '..~:]",~~\t~;:.:i. {;if;~;;[:;;F":I?J~;ti1lfiiMinHn'iim~Riirk'i1lil'JReQilF;eme;fi;~?tj~~~~~1
I Retail sales, personal service, including small scale I for each 300 square feet of gross floor area. I
Lowe's of Springfield
Site Plan Review
31
WRG Design, Inc.
September 2008
bate ~$ceived: '!~"
"
,
SEP j 7 2008
,......,,;
-~
,.:
Original Submittal
Miiiiii[uinParkinfiRi'iiuifemfni "Yi;!~~i"4
I repair and maintenance "and offices
Based upon a gross floor area of 171,069 square feet, the Lowe's warehouse will be
required to have 570 off-street parking spaces. The Applicant proposes 653 parking
spaces, thereby 'satisfYing the minimum parking requirement.
Special Provisions:
Respopse:
B. Commercial Districts
2. Parking lots shall be used exclusively for the p~rkipg ofvehicles.
,
EXCEPTION: Parking spaces in excess of ttie number required by this Code
may be used for temporary sales or display of merchandise where the activity
does not create a hazard for au'tomobile or ped'estrian traffic. .
Response: The parking ar~as within the project site will be us~d for the parking of v~hicles and
temporary and/or seasonal sales and displays of merc.handise. As the number of parking
spaces for the proposed warehouse will exceed the nuihber of required parking spaces, the
Applicant is allowed an exception for temporary sales:and displays of merchandise. When
temporary and/or seasonal displays are located withi~ parking areas, the Applicant will
ensure that the required number of parking spaces is rilaintained at all times, and that the
displays do not create a hazard for vehicles or pedestrians.
3. A minimum of 4 off-street parking places shall be required for all commercial
uses that reqnire parking.
Response:' The proposed development will include 653 parking spaces, which satisfies the above
cri~ioo. '
.j
,
4.6-135 -- Loading Areas-Facility Desigp and Improvements
A. All necessary loading areas for commercial and indns~rial development s!Jall he located
off-street and provided in addition to the required parlfing spaces.
Respopse: The loading area for the proposed warehouse will be;'located off-street in the rear of the
building and provided in addition to required parking spaces.
"
B. Vehicles in the loading area shall not protrude into a public right-of-way or sidewalk.
EXCEPTION: When no other reasouable alternati,:e exists, loading areas shall be
located so that vehicles are not required to back or ma'neuver in the public right-of-way
or internal travel aisles.
Response: As shown on the Site Plan, the proposed loading area does not protrude into any public
rights-of~way or sidewalks.
C. The minimum sizes required for commercial and indusrrialloading areas are as follows:
"
3. Seven hundred fifty square feet for buildings in excess of 50,000 square feet of
gross floor area.
Response: As the proposed warehouse will have a gross floor are~ which exceeds 50,000 square feet,
the required loading area must have an area of at least 750 square feet. The area of the
proposed loading area will exceed 750 square feet, ther9by meeting the standard.
ji
D. The required loading area shall not he less than 10 feeCwide by 25 feet long and have an .
unobstructed height of 14 feet.
Lowe's o(Springfield
Site Plan Review
32
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
Original Submittal
Resnonse: The loading area for the proposed warehouse will be designed to be at leastJ 0 feet wide
by 25 feet long and will have an unobstructed height of at least 14 feet.
4.6-145 - Bicycle Parking -- Facility Design
A. The required minimum number of bicycle parking spaces for each principal nse is 3
spaces. Specific requirements per use are given in Section 4.6-155. Additional bicycle
parking spaces may be required at common use areas. Fractional numbers of spaces
shall be rounded up to the next whole space.
Resnonse: The proposed development will include 29 bicycle parking spaces both within and outside
of the warehouse. Refer to response below to Section 4.6-155 for more detail.
B. Each bicycle parking space shall be at least 2 by 6 feet with an overhead clearance of 7
feet, and with a 5-foot access aisle beside or between each row of bicycle parking, and
between parked bicycles and a wall or structure (the dimensions for commonly used
bicycle racks are shown in Figure 4.6-B.). Bicycles may be tipped vertically for storage
but ,not huug above the floor. Bicycle parking shall be provided at ground level unless
an elevator is 'easily accessible to an approved bicycle storag~ area. Each required
bicycle parking space shall be accessible without removiug another bicycle.
~esnonse: Bicycle parking spaces will be located and designed in accordance with the requirements
of the above criterion.
C. All required long-term bicycle parking spaces shall be sheltered from precipitation.
Short-term bicycle parkiug is not required to .be sheltered.
ResDonse: There will be 5 spaces within the proposed warehouse for the provision of long_term
bicycle parking spaces for employees and 2 long-term spaces provided in bike' lockers
near the front entrance.
D. Direct access from bicycle parking spaces to the public right-of-way shall be provided
with access ramps, if necessary, and pedestrian access from the bicycle parking area to
the building entrance.
ResDonse: The exterior bicycle parking areas will be located near the front entrance of the store
where there will be pedestrian access from the bicycle parking to the building entrance.
4.6-150 -- Bicycle Parking -- Facility Improvements
A. Bicycle Parking Location and Security.
1. BicyCle parking shall consist of a securely fixed structure that supports the
bicycle frame in a stable position without damage to wheels, frames or
components and that allow the frame and both wheels to be locked to the rack
by the bicyclist's own locking device; and be provided within a convenient
distance of, and clearly visible from, the main entrance to the building as
determiued by the. City. Bicycle parking racks, shelters or lockers shall be
securely anchored to the ground or to a structure.
ResDonse: Bicycle racks and lockers consisting of securely fixed structures will be provided near the
front entrance to the proposed warehouse, per the above criterion.
2. Bicycle parking shall be separated from motor vehicle parking by a barrier,
curb, or sufficient distance to prevent damage to parked bicycles.
ResDonse: Bicycle parking areas will be separated from the vehicular parking areas by the curb for
the walkway in the front of the store.
Lowe's of Springfield
Site Plan Review
33
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
';-
ResDonse:
Original Submittal
3. Where bicycle parking facilities are not directly visible and obvious from the
public right-of-way, signs shall be provided t,1> direct bicyclists to the parking.
Directions to sheltered facilities inside a structure may be signed or supplied by
the employer, as appropriate. Short-term parking shall be made available to the
general public.
,.(
ResDonse: The short-term, exterior bicycle parking facilities will.be directly visible and obvious from
the main drive aisle which runs along the front of the store.
,
4. Bicycle parking may be located inside a building on a floor, which has an
outdoor entrance open for use, and which does not require stairs to access the
space;
Long-term bicycle parking for employees will be provided within the proposed warehouse
in an area which does not require stairs to access the space. .
"
5. Bicycle parking 'and bicycle racks shali b~ located to avoid conflict with
pedestrian movement and access. Bicycle parking may be located in the public
sidewalk or right-of-way where there is a mi~imum 5 feet between the parked
bicycle and the storefront and does not conflict, with pedestrian accessibility.
ResDonse: The bicycle parking areas will be located within an ~rea along the front exterior of the
proposed warehouse where a minimum of five feet can be maintained between the bicycle
racks and the storefront. I
B. Businesses with changing rooms and shower facilities or other additional amenities that
encourage bicycling or other alternative modes of i'transportation by employees or
patrons may be eligible for a reduction of Transportation System Development Charges
"
if the City Engineer determined a decrease in vehicle trips will result.
i .
ResDonse: It is not anticipated that the proposed warehouse.:will include shower facilities for
employees. No reduction of Transportation System Development Charges is being
requested by the Applicant. .
4.6-155 - Bicycle Parking -- Number of Spaces Required
The following parking standards have been cstablished according to land use.
Table 4.6-3
i1iilillim)R'''KiI/''j:
Furniture and home furnishing stores,
hardware/home improvement stores,
including building material and supplies
1 per each 6000 square feet of floor area.
25% long term
75% short term
ResDonse:
Based on a floor area of 171,069 square feet, the prop~sed warehouse will be required to
have 29 bicycle parking spaces. The Applicant is' providing 29 spaces with seven long-
term spaces and 22 short-term spaces. The Applicant will provide 22 short-term bicycle
spaces in racks along the front exterior of the warehouse; 2 long-term spaces in bike
lockers located near the front entrance, and 5 long-t~rm spaces within the building for
employees.
Lowe's of Springfield
Site Plan Review
34
Ii
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
Original SubmittFlI
Chapter 5 - The Development Review Process and Applications
SECTION 5.17-100 -- SITE PLAN REVIEW
5.17-105 - Purpose and Applicability
B. Site Plan Review is required for:
2. Multifamily residential, commercial, public and semi-public, and industrial
development or uses, including construction of impervious surfaces for parking
lots and storage areas, including:
a. New developmeut on vacaut sites and redevelopment as a result of
demolition and removal of existing buildings and impervious surfaces on
a formerly occupied site.
ResDonse: The proposed development involves new development of a vacant site for a commercial
use; therefore, Site Plan Review is required.
C. No development permit will be"jssued by the City prior to approval of the Preliminary
Site Plan applicatiou.
EXCEPTION: As may be permitted in the Springfield Municipal Code, 1997 and/or by
Resolution No. 03-40, tbe Director may issue a Land and Drainage Alteration Permit
prior to approval of the Preliminary Site Plan.
ResDonse: The Applicant understands that a development permit cannot be issued by the City until
the Preliminary Site Plan application is approved.
5.17-110 - Review
A. Pre-Application Options. Although voluntary, prospective applicants are generally
encouraged to request a Development Issues Meeting (informal process) or Pre-
Application Report (formal process) as specified in Section 5.1-120.
ResDonse: The Applicant met with City Staff for a Development Issues Meeting on Thursday, April
17,2008.
B. Site Plans are reviewed under Type n procedure, unless othenvise specified elsewhere
in this Code.
~esDonse: The Applicant understands that the proposed Site Plan Review application will be
reviewed under a Type II procedure.
5.17-115 - Phased Development
The Director may approve phasing of development with the Site Plan Review application, subject to
the following standards and proced ures:
ResDonse: Phased development is not proposed with this Site Plan Review application. Therefore, the
above criterion is not applicable.
5.17-120 - Submittal Requirements
All Site Plan applications that contain structures over. 4,000 square feet of gross floor area shall be
prepared by an Oregon licensed Architect or Engineer. The services of an Oregon registered
Engineer may also be required by the City in order to resolve utility issues, especially stormwater
management, street design and transportation issues, site constraint and/or water quality. A Site
Plan shall contain all the elements necessary to demonstrate that provisions of this Code are being
fulfilled and shall include but not be limited to the following:
Lowe's of Springfield
Site Plan Review
35
WRG Design, Inc.
September 2008
Date Received:
SEP 1 7 2008
. . Original Submittal
A. General Requirements. A Site Plan shall be drawn in ink on quality paper and shall
contain the following information: ,I
1. The scale (appropriate to the area involved aitd sufficient to show detail of the
plan and related data, for example: 1" = 30~, 1;; = 50' or 1" = 100'), north arrow,
and date of preparation;
. - . p.
2. The street address and assessor's map and tax lot number;
. i'~
3. The dimensions (in feet) and size (either square feet or acres) of the development
area;
4. Proposed and existing buildings: location, dimensions, size (gross floor area),
conceptual floor plan, setbacks from property', lines, distance between buildings
and height;
5. The location and height of proposed or existing fences, walls, outdoor equipment
and storage, trash receptacles and signs;
6. Proposed number of employees and future expimsion plans;
7. Area and percentage. of the site proposed for':buildings, structures, driveways,
sidewalks, patios and other impervions surfaces. This information is necessary
to allow staff to determine the Site Plan Revie~, fee;
8. Observance of solar access requirements as sp'ecified in the appropriate zoning
district; "
9. Exterior elevations of all buildings and structures proposed for the development
site;
,
10. Area and dimensions of all property to be cOl)veyed, dedicated or reserved for
common open spaces, recreational areas and: other similar public and semi-
public uses.
Resnonse: Sheet DD3, Site Plan, includes the information requested in the .above criterion, It is
anticipated that approximately 150 people will be employed at the proposed warehouse,
which has no future expansion plans. Exterior elevations for the proposed warehouse have
also been included within Exhibit A.
i'
B. A Site Assessment of the entire development area prepared by an Oregon licensed
Landscape Architect or Engineer and drawn to scale" with existing contours at I-foot
intervals and percent of slope that precisely maps and delineates the areas described
below. Proposed modifications to physical featnres ;'shall be clearly indicated. The
I,
Director. may waive portions of this requirement if there is a finding that the proposed
development will not have an adverse impact on physical features. or water qnality,
either on th~ site or adjacent to the site. Adjacent prgperties include those within the
distances specified in Section 5.17-105. Information required for adjacent properties
may be generalized to show the connections to physicali'features. A Site Assessment shall
contain the following information:
1. The name, location, dimensions,. direction of flow and top of bank of all
watercourses that are shown on the Water Quality Limited Watercourse Map
on file in the Development Services Department;
2. ThelOO-year floodplain and floodway boundaries on the site, as specified in the
latest adopted FEMA Flood Insurance Rate Maps or. FEMA approved Letter of
Map Amendment or Letter of Map Revision; .
Lowe's of Springfield
Site Plan Review
36
WRG Design, Inc.
Seplcmbcr 2008
Date Receiv.ect....
SEP 1 7 2008
Original Submittal
3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the
Wellhead Protection Areas Map on file in the Development Services
Department;
4. Physical features including, but not limited to significant clusters of trees and
shrubs, watercourses shown on the Water Quality Limited Watercourse Map
and their riparian areas, wetlands and rock outcroppings; and
5. Soil types and water table information as mapped and specified in the Soils
Survey of Lane County.
6. Natural resource protection areas as specified in Section 4.3-117.
ResDonse: .
Sheet DD2, Existing Conditions, includes the applicable elements .listed in the above
criterion. There are no Water Quality Limited Watercourses or natural resource protection
areas on the site, nor does the site lie within a 100-year floodplain area. The Drinking
Water Protection Overlay Time of Travel Zones which are present on the site are noted in
the DWP application package that is submitted concurrent with this Site Plan Review
submittal. Refer to the DWP application for more detail.
'c&
C. An Access, Circulation .and Parking Plan complying with the provisions of this Code
and containing the following information:
I. The location, dimensions and number of typical, compact and disabled parking
spaces; including aisles, landscaped areas, wheel bumpers, directional signs and
striping;
2. On-site vehicular and pedestrian circulation;
3. Access to streets, alleys and properties to be served, including the location and
dimensions of existing and proposed driveways and driveways proposed .to be
closed;
4. Exterior lighting as specified in Subsection H. below;
5. The locatiou, type and number of bicycle spaces;
6. The amount of gross' floor area applicable to the parking requirement for the
proposed use;
7. The location of off-street loading areas;
8. Existing and proposed transit facilities;
9. A copy of a Right-of-way Approach Permit application, where the property has
frontage on an Oregon Department of Transportation (ODOT) facility; and
10. A Traffic Impact Study prepared by a Traffic Engineer as specified in Section
4.2-105A.4.
ResDonse: The Site Plan, Sheet DD3 includes the elements listed in the above criterion. The
Applicant is also including a Truck Circulation Plan, Sheets DD7-DD8, which indicates
all 19ading and circulation patterns for trucks, The property does not front onto an ODOT
facility, so a Right-of- Way Approach Permit application is not necessary.
D. A Landscape Plan, drawn by a Landscape Architect or other professional approved by
the Director, complying with the provisions of this Code that contains the following
information. .
1. Screening as specified in Section 4.4-110;
Lowe's of Springfield
Site Plan Review
37
WRG Design, Inc:.
September 2008
Date Received:
SEP 1 7 2008
Original Submitta'
2. The use of plantings in erosion control and stormwater treatment facilities, if
any;
3. A permanent irrigation system, unless specifically exempted as specified in
Section 4.4-100;
4. Street trees as specified in Section 4.2-140;
5. A specifications list for all materials to be used shall accompany the Planting
Plan. Plant sizes shall be listed at the time of installation, and shown on the
Planting Plan at matnre size; and
6. A description of planting methods as specified in Section 4.4-100.
Resnonse: The Landscape Plans provided in Exhibit A includes the elements listed m the above
criterion.
E. An Improvements Plan complying with the standards of Sections 4.1-100, 4.2-100 and
4.3-100 that contains the following information:
The name and location of all existing and pr,oposed public and private streets
within or on the boundary of the proposed development site inclnding the right-
of-way and paving dimensions, and the ownership and maintenance status, if
applicable; ..
Location of existing and required traffic control devices, fire hydrants,
streetlights, power poles, transformers, neighborhood mailbox nnits and similar
public facilities;
The location, width and construction material of all existing and proposed
sidewalks, sidewalk ramps, pedestrian access ways and trails; and
4. The location and size of existing and proposed utilities and necessary easements
and dedications 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.
Resnonse: Sheet DD5, Improvements and Utility Plan, contain~ the elements listed in the above
criterion.
i~
,
2.
3.
F. A Grading, Paving and Stormwater Management Plan drawn to scale with existing
contours at I-foot intervals and percent of slope that. precisely. maps and addresses the
information described below. In areas where the percent of slope is 10 percent or more, .
contonrs may be shown at 5-foot intervals. This plan shall show the' stormwater
management system for the entire development area. For Site Plans with more than
5,000 sqnare feet of new paving area, an Oregon licensed Civil Engineer. shall prepare
the plan. Where plants are proposed as part of the stormwater management system, an
Oregon licensed Landscape Architect may be required. The pIan shall include the
following components:
. I. Roof drainage patterns and discharge locations;
2. Pervious and impervious area drainage patterns;
3. The size and location of storm water management systems components,
including but not limited to: drain lines, catch basins, dry wells and/or detention
ponds; stormwater quality. measures; and natural drainageways to be retained;
4. Existing and proposed elevations, site grades and contours; and
Lowe's of Springfield
Site Plan Review
38
WRG Design, Inc.
September 2008
uale I'C\,,'="Vv"'"
SEP 1 7 2008
Original Submittal
5. A stormwater management system plan with supporting calculations and
documentation as required in Section 4.3-110 shall be suhmitted supporting the
proposed system. The plan, calculations and documentation shall he consistent
with the Engineering Design Standards and Procedures Manual to allow staff to
determine that the proposed stormwater management system will accomplish its
purposes.
Resnonse: Sheet DD4 Grading Plan and. Sheet DD6 Storm water Management Plan include the
elements mentioned in the above criterion.
H. An On-site Lighting Plan showing the location, orientation, and maximum height of all
proposed exterior light fixtures, hoth free standing and attached. The lighting plan shall
also detail the type and extent of shielding, including cut-off angles and the type of
illumination, the wattage, luminous area, and a photometric test report for each light
so u rce.
ResDonse: A Site Lighting Plan which shows the location, orientation, and maximum height of
proposed exterior light fixtures is provided within Exhibit !,>..
I. Additional information and/or applications required at the time of Site Plan Review
applications submittal shall include the following items, where applicable:
1. A brief narrative explaining the purpose of the proposed development and the
existing use of the property.
ResDonse: The narrative provided within this document satisfies the above criterion.
2. If the applicant is not the property owner, written permission from the property
owner is required as specified in Subsection 5.4-105B.2.
ResDonse: The Site Plan Review application forms provided in Exhibit B include the written
permission of the property owner for the Applicant's proposed development.
3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian
connections, fire hydrants and other transportation/fire access issues within 200
feet of the proposed development area.
ResDonse: A Vicinity Map is provided on the Cover Sheet of the plan set within Exhibit A.
4. How the proposal addresses the standards of the applicable overlay district,
where applicable.
ResDonse: The only applicable overlay district on the site is the Drinking Water Protection Overlay
district. The standards and approval criteria of this district have been addressed within this
narrative,
5. How the proposal addresses Discretionary Use criteria, where applicable.
ResDonse: There are no Discretionary Use criteria which are applicable to the proposed development.
Thus, the criterion above is not applicable.
6. A Tree Felling Permit as specified in Section 5.19-100.
ResDonse: As there are no trees existing on the project site, a Tree Felling Permit is not applicable to
the proposed development. .
7. An Annexation application, as specified in Section 5.7-100, where a development
is proposed outside of the city limits but within the City's urban service area
and can be serviced by sanitary sewer.
Lo\,.'e's of Springfield
Site Plan Review
39
WRG Design, Inc.
September 2008
Date Received: ~
SEt' f 7 2008
, Original Submittal.
The project site lies fully within the boundaries of the City of Springfield. As such, the
criterion above is not applicable.
8. A wetland delineation approved by the Department of State Lands shall be
submitted concurrently, where there is. a wetland on the property.
ResDonse: There are no wetlands on tlie project site. Thus, the criterion above is not applicable.
9. Evidence that any required Federal or State permit has been applied for or
approved shall be suhmitted concurrently.
ResDonse: No Federal or State permits have been applied for as of yet for the proposed development.
Thus, the criterion above is not applicable.
ResDonse:
10. A Geotechnical Report prepared by ani: Engineer shall be submitted
concurrently, if the required Site AssessmeDt specified in Section 5.17-120
indicates the proposed development area has unstable soils and/or a high water
table as specified in the Soils Survey of Lane C~unty. (6211)
,
ResDonse: A geotechnical report is provided within Exhibit D of this application package.
5.17-125 - Criteria
The Director shall approve or approve with conditions: a Type D Site Plan Review application
upon determining that approval criteria A. through E., below ~ave been, satisfied. If conditions
cannot be attached to satisfy the approval criteria, the Director shall deny the application.
A. The zoning is consistent with the Metro Plan diagram,':and/or the applicable Refinement
Plan diagram, Plan District map, and Conceptual Development Plan.
The Metro Plan designates the subject site as Commlrcial. The zoning' approved for the
site is CC, Community Commercial, which is consistent with the Metro Plan's
designation.
ResDonse:
B. Capacity requirements of public and private facilities, including but not limited to,
water and electricity; sanitary sewer and stormwater .nanagement facilities; and streets
and traffic safety controls shall not be exceeded and the pnblic improvements shall be
available to serve the site at the time of development, unless otherwise provided for by
this Code and other applicable regulations. The Pnblic Works Director or a utility
proyider shall detennine capacity issues.
. ,
Resnonse: The proposed de,ve10pment will not exceed the capacity requirements .of public facilities
on or near the site,
C. The proposed development shall comply. with all applicable public and private design
and construction standards contained in this Code andi'other applicable regulations.
"
ResDonse: As demonstrated in this narrative and the attached plans and supporting documents, the
proposed development will comply with all applicable public and private design and
construction standards contained in the DeveloPr1?ent Code and other applicable
regulations.
D. Parking areas and ingress-egress points have been iIesigned to: facilitate vehicular
traffic, bicycle and pedestrian safety to avoid conges~ion; provide connectivity within
the development area and to adjacent residential areas, transit stops, neighborhood
activity centers, and commercial, industrial and publ!c areas; minimize driveways on
arterial and collector streets as specified in this Code or other applicable regulations
and comply with the ODOT access management standards for. State highways. .
. .
Lowe's of Springfield
Site Plan Review
40
WRG Design, -Inc.
September 2008
Date Received:
SEP 1 7 2008
Original Submittal
ResDonse: As shown on the Site Plan, the location and design of proposed parking areas and ingress-
egress points will facilitate vehicular, bicycle and pedestrian traffic in a safe manner which
also avoids congestion; provides connectivity within the project site and to abutting and
adjacent commercial and public areas and tr~nsit stops. The number of driveways on
surrounding arterial and collector streets will be minimized, with one driveway on
Marcola Road (Minor Arterial) and two driveways on Martin Boulevard (Collector),
E. Physical features, including, but not limited to: steep slopes with unstable soil or
geologic conditions; areas with susceptibility of flooding; significant clusters of trees and
shrubs; waterconrses shown on the WQL W Map and their associated riparian areas;
other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open
spaces; and areas of historic and/or archaeological significance, as may be specified in
Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as
specified in this Code or in State or Federal law.
Resnonse: The project site does not contain any steep slopes with unstable soil or geologic
conditions; areas which are susceptible to flooding; significant clusters of trees or shrubs;
any Water Quality Limited Watercourses or associated riparian areas or other riparian
areas or wetlands; or any significant historic or archaeological areas,
5.17-130 - Conditions
To the extent necessary to satisfy the approval criteria of Section 5.17-125, comply with all
applicable provisions of this Code and to mitigate identified negative impacts to surrounding
properties, the Director may impose approval conditions. Conditions imposed to satisfy the Site
Plan application approval criteria shall not be used to exclude "needed housing" as defined iu OAR
660-08-015. All conditions shall be satisfied prior to Final Site Plan approval. Approval conditions
may include, but are not limited to:
*
Resnouse:
The Applicant understands that the City may impose conditions of approval on the
proposed development and that all conditions must be satisfied prior to Final Site Plan
approval.
5.17-140 - Development Agreement
A. To complete the Site Plan Review Process, a Development Agreement shall be prepared
by the Director to be signed by the applicant. The purpose of the Development
Agreement is to ensure that the terms and' conditions of Site Plan Review approval are
understood and binding upon both the applicant and the City. The Development
Agreement and the Final Site Plan approval are valid for. 2 years from the date the
document is signed. If construction does not begin within this timeline, both the Final
Site Plan and the Development Agreement shall become null and void. However, 1
extension, not to exceed 1 year may be granted by the Director. upnn receipt of a written
request by the applicant, including an explanation of the delay. Work under progress
shall not be subject to Final Site Piau or Development Agreement expiration.
EXCEPTION: No Development Agreement shall be required for a Final Site Plan
Equivalent Map application that is approved as specified in Section 5.17-135.
B. A ,Building Permit may be issued by the Building Official only after the Development
Agreement has been signed by the applicant.
C. No building or structure shall be occupied until all improvements are made as specified
in this Section, unless otherwise permitted in Section 5.17-150.
Lowe's of Springfield
Site Plan Reviev.'
41
WRG Design, Inc.
September 2008
D. Upon satisfactory completion of site development, as determined by a Final Site
. Inspection (prior to the final building inspection), the':City shall authorize the provision
II
of public facilities and services and issue a Certificate !If Occupancy. .
. Resnonse: . The Applicant understands that a Development Agree'mentwill need to be signed prior to
completion of the Site Plan Review process, The i' Applicant also understands that a
Building Permit can be issued by the City only after !l Development Agreement has been
signed by the .Applicant and that a Certificate of qccupancy can be issued only upon
satisfactory completion of site development.
5.17-155 -- Maintaining the Use
Once a Certificate of Occupancy has been granted or a Final Building Inspection has taken place:
A. 'The building and site shall be maintained as specified in this Code in order to continne
the use. . :f
I
B. It shall be the continuing obligation of the' property owner to maintain the planting
required by Section 4.4-100)n an attractive manner :free of weeds and other invading
vegetation. Plantings in the vision c1eanince area shaU>ibe trimmed to meet the 2_l/2-foot
heighfstandard as specified in Section 4.2-130.'
~I
C. Parking lots shall. be maintained by the property owner or tenant in a condition free of
litter and dust, and deteriorated pavement conditions shall be improved to maintain
conformance with these standards. .
D. Undeveloped land within 'a development area shall ;~e maintained free of trash and
stored materials in a mowed and attractive manner. Undeveloped land shall not be used
for parking.
ResDonse: The Applicant understands their responsibilities to '..maintain the building and site as
specified in the Code and in compliance with the stand!lrds in the above criterion.
Date Received:
SEP 1 7 2008
Original SubmittFlI
Lowe's of Springfield
Site Plan Review
42
WRG Design, Inc.
September 2008
CONCLUSION
. .
The findings included in the above narrative, as well as the attached development plans, set forth evidence
for how the proposed development meets all. applicable code requirements. Thus, the Applicant
respectfully requests approval for the proposed Site Plan Review application to allow for the development
of the proposed Lowe's Home Improvement Warehouse and associated parking and. landscaping
improvements.
'i
Date Received:
SEP \ 7 2008
"
Original submittal
"
Lowe's of Springfield
Site Plan Review
43
WRG Design, Inc.
September 2008 .
EXHIBIT
A
Development Plan Set (11 "x 17" NTS) & Architectural Elevations
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LOWE'S .OFSPRINGFIELD
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. PROJECT TEA~
OWNER' I CEVB...0F'Bt
LOWE'S HW; tIC.
WEBTBlN 0M8I0N.
ATJN! JACK MAf\DEL
1S3O FAAAtJAY AVE. SUITE '$40
CAR....SBAD. CA 92008
~~.
'NRG DE:S1CN INC. .
AnN: .EREMY "'CPHERSON, PE
OAEGON,PE I nSl1
5-$15 SW 'WESTGATE DR. SUITE.1OO
POlfl1..NlD, OR 97221
(5m) 419-2500 (PHOOE)
(500) 419-2600 (fAX)
. . GEOTEa-NCAL ea.EER
GEOOESlGl,INC.
"'TIN: 8RETI SHIPTON, P.E., G.E.
15575 SWSEOUOlA PKWY-SUITE 100
PO/ULAND, OR 97224
(503) 968-8787 (PHONE)
(503) 968--3068 (FAX)
PLANNm
'llRG,DESlGNINC.
'"ATIN: lRlNA'MillMAN
5""15 SW WESTGATE DR. SUITE 100 .
POR1l.AJ<D. OR 97221
(503) 419-2500 (PHoNE)
(503) 419-2800 (FAX)
1.4~Al:'F~
WRG DESIGN INC.
"Till: IllIKE ANDREWS
~15 SW WESTGATE DR. SUITE 100
PORTLAND. Of! 97221
(.5O.J) 4HI-2.500 (PHONE).
(SOJ) 419-2600 (F.AX) .
1:1. NJ.n AACHTECT
"'ULVANNY C2 AAOlIl[C1UR(
ATTN,TERRYKlt.I .
1006 SE GRAND A\IE., SlJITE 300'
PORllAND, OR 97214
(503) 5-46-1600 (PHONE)
(5OJ)5-46-1601(FAX)
TRAFRC o~ .
ACCESSENGlNEERlNG.INC.
ATIN: MIKE I'tflSHAR
134 EAST 13TH AVE., S1E.2
ElJGENE. OR 91401
('''l485-J215 (PHONE)
(541 ~J253~rAX)
~~,.......n1AL AN.) LmJTY CONTACTS
FFE DEP~Rll.AENT .
A TIN: At GERARD
225",FTHSTREET. '
SPRlNGFlELD, OR 97477
(S_41l'726-2294 (PHONE)
(541 741-2214 (FAX)..
WATER.
Sf'RINGFlELD UTIUTY BOARD
AnN: BART-MCKEE
202 SOUTH 18TH, smEET
SPRINGFlELD, 00 97477
(541) ?26-2~96
. POWBl
SPRlNcrni.n UTlUTY BO~D
AnN: fJ) HEAD
202SOUTl118THSTREET
SPRINGFlELD, OR 97477
.(541) 726':"'2J~5
'TREPHONE .
QWEST LOCAL NEiwORK
29JVI\U.EYRI~ CENTER
EUGENE, OR 97401'
(541)485-:1859.
PU8LJC WORKSJ= .''-.''~I,IQ
AT1N: LtS'BENOY
225FlFTHSlREET
SPRINGFlELO,OR97477
(541) 726-.3753 (PHONE)
(541) 721!l-J68~ (FAX)
8UlLqNq DEPARNENr
A T1N: JOHN PO.RSON
ClTYCKSPRINGflELO.
225",FTHSTREET
SPRINGFlElO,OR97477
(541) 726-03669 (PHOf'E)
NAnFlAL ~.
NW HA'TURAL
790 GOODPASTIJRE ISLAND RO
EUGENE; OR 117401 .
(541)0342-03661.
~
~~~CAJJJ"g~ COt.lt.l. ~ANGloIT, LLC
EUGENE,OR974Qa'
(54_1)226-1883
SPRINGFIELD,. OREGON
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SITE PLAN REVIEW PLAN SET.
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Date Received:
SEP 1 7 2008
. Original Submittal
.~
. ~INDEJ(
COVER SHEET
EXIS11NG CONllIT1ON8
. SI1E PLAN .
'GRAIJINQ PLAN
SANITARY AND WATER PLAN
STORM PLAN .
1RtICK 'ACCES8IBIUTY PLAN
. ~ LANDSCAPE PLAN'
FAOTYPICAL PLANTINO ENlAR<EMENrs
SI1E uoHr1NG PLAN, NOlES. DETAILS.
AM) SCHEDULES'
SI1E PHOTOMETR1C>.PLAN
AFICI-IITECnJRAL, SHEET IN')EX
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L1TI] ITY, STATfM.ENT'
lHE UNDERGROUND UTIUTlES SHOWN HA'>1:': BEENlOCAlED FROIoI FJELD SURVE'l' INFORt.tATlON AND EXISTING
ORA'MNGS. lHE SURVEYOR MAKES NO GUARAtHEES THAT THE UNDERGROUND UTlUTlES SHO\lIN CQI,lPRISE
ALL SUCH UTlUllES IN THE AREA, EITHER IN SER\>1CE OR AlIANOONED. THE SUR\f:YOR FURTHER' DOES NOT
'WARRANT THAT THE UNDERGROUND UTlUTlES SHO'l'lt<l, ARE IN THE EXACT LOCATION INOIC...TUI, ALTHOUGH
(S)fiE DOES CERnF"Y THAT 'THEY ARE LOCATED AS -ACCURAffiY AS posstBlE fROt.! INFORM...TlON AVAILABLE.
THE SUR'vf:'YOR HAS NOT PHYSICALLY LOCAlED THE UNDERGROUND UTlUTlES.
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NOTIFICATION CBNTBR'
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~11l1511653
PROPERTY REPORT, LANE COUNTY
Map, Tax Lot, & SIC # 17-()3-25-11-()2300
:3ile Address:
Owner Name & Address:
Sc Springfield Lie
7510 Longley Ln Ste102
Reno. NY 89511
IMulIiple Owners? No.
'Additional Account Numbers for this Tax lot & SIC:
Taxoaver Name & Address:
Sc Springfield Lie
7510 Longley Lo Ste 102
Reno I NV 89611
Approximate Tax 14.28 Subdivision School Springfield
Lot Acres 622,037' Name: District:
loe City: Springfield Phase: Elem Yolanda
IUGB: Springfield Lol# TL 02300 Middle IBriggs
ICensus TrJ8lkGrp: 12001/1 Recording # I High IThurston
I Zoning: Parent/Overlay CI
I Statistical Class;
I Land Use: 8040 Pasture, Cows, Sheep, Cattle
I Property Clas~: 300 Industrial, Vacant
Property Value and Taxes
land Value
Real Market
Improvement Value
Real Market
$0
$0
2007
2006
$6,480,794
$6.000,736
2007 Ta)ta~le_Value
$ 6,180,758
Tw.o Most Recent Sales
Date Price
04-10-2006 $8,000,000
('4-07-1997 $0
Grantor
Pierce Allan Hillar Te
Pierce T r
Residential Building # 0 (of 0 ) Characte~stics
Square feet
I Basement
IFirst
1 Second
IAttic
ITotaI
IYear Buill:
I Bedrooms
IFulI Baths
IHalf Baths
1~1o rmprovmt Complete
I Comments:
j
,
Total Value
Real.Market Assessed
$6,480,794
$6,000,736
$6,180,758
$6,000,736
2007 Iil-><n
$99,346,90
Tax Code Area
01900
Grantee
Se Springfield lie
In.strument #
20-06-024293
97-02296900
Base
Finished
18smt Garage Sqft
IAll Garage Sqft
I Det Garage Sqft
IAll Carport Sqft
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"This report extracts commonly used information from the Detailed Property Report. Ulric hpr!' fnr thl' full n!'t~lI!'cl Pmnl'rtv Rpf\(\rT.
hltp:llwww.rlid.orglOnePagePropertyReportlOnePagePropertyReport.cfm?taxlot_id~34 73... 5/13f2008
Date Received:
.'..
SEP 1 7 2008
Original Submittal
cD
if1.4 L.j ''V--'J ...
RETURN TO CAscADE mlE CD.
~. t;:uoS- 03"'''1 6fo'<,
, Il -0 ~ - ,,>-J\ "Z30o
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After reco~ewI~~
811 Willamf!tt~ St(B8.t
EUD.n. OR 97401-3107
.
(
lOO6-02~m '
IIIIIIII~IIIIIIIIIII 111111111111111 1II1111~1I11 $51.00
0ll7953122ll0B01l242ll30_7 O.\/IO/Z006 03:55:06 pn
RPR-OEED Crlt.1 Stn09 CRSHIER D4
$30.00 $11.00 SIO.OO
DlvA.lon of Chief o.pu~y Clerk
Lane County De.ds and Aecord.
Until a change is requested,
mail all tax statements to:
SC Sorinefield. LLC
5440 Louie Ln ste 102
Reno J NV
Tax Account No.
TRUSTEES' DEED
(Statutory BorgaID aud Sole Deed)
Allan Hillar Pierce and Norman J. LeCompte. Jr., as Co-Trustees pursuant to the
Last Will and Testament of Elizabeth C. Pierce. a deceased person, and Allan Hillar Pierce and
Norman 1. LeCompte, Jr., as Co- Trustees pumumt to the' Last Will and Testament of
Ralph H. Pierce, a deceased person (collectively, "Grantor''), convey to SC Springfield LLC, a
Delaware limited liability company ("Grantee"), the real J'....}"....J described on the attached
Exhibit A, together with all of the right, title and interest of Grantor in, to and under adjoining
streets, rights of way and easements..
The ttue consideration for this conveyance is Eight Million Dollars ($8,000,000), paid by
an accommodator pursuant to Section 1031 of the United States Internal Revenue Code.
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE 'PERSON
TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RlGfITS, IF
ANY, UNDER ORS 197,352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE
PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA nON OF APPLICABLE
LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS
INSTRUMENT, THE PERSON ACQUIRING FEE TmE TO THE PROPERTY SHOULD
CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO
VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST
FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS. IF ANY, UNDER ORS
197.352.
SIGNATURE PAGE FOLLOWS
TRUSTEES' DEED. Page 1
G:\usANJL\CIi~t\Pierce Trust\M.rtin SllIe\dcetI njl 060331.doc
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SEP 1 7 2008
Original Submittal
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DATED: April L 2006.
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~ Co-Trustee pursuant to the
Last Will and Testament of Elizabeth C. Pierce,
B deceased penon
~ ()Ad--/)
Norman J. ursuant
to the Last Will and Testament of
EI' C. Pierce, a deceased person
Allan Hillar Pierce, Co- rustee pursuant to the
Last Will and Testament of Ralph H. Pierce, a
deceased person
~~!tiuant
to the Last Will and Testament of
Ralph H, Pierce, a deceased person
STATE OF OREGON )
) ss.
COUNIT OF LANE )
This instrument was acknowledged before me on April /0 , 2006, by Allan Hillar
Pierce, Co-Trustee pursuant to the Last Will and Testament of Elizabeth C. Pierce, a deceased
person, and Co-Trustee pursuant to the Last. Will and Testament of Ran a d:ed
person. /(
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TRUSTEES' DEED - PIge 2
G:\usr\NJL\CliO'lI\Picrcc Trust\Martin Salc:\dced njl 06033 I.doc
Date Received:
SEP f 7 2008
Original Submittal
...
=
This instIUment was acknowledged before me on April ~ 2006, by Norman J,
LeCompte, Jr., Co-Trustee pursuant to the Last Will and Testament of Elizabeth C. Pi"",.. a
deceased person, and Co-Trustee puisuant to the Last Will and Testament of b H. Pierce, a
deceased person. ,~.. " ""'1'
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STATE OF OREGON )
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COUNTY OF LANE )
TRUSTEES' DEED - Page 3
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SEP 1 7 2008
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EXHIBIT A
Real Property Description
TRUSTEES' DEED - Exhibit A
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SEP t 7 2008
Original Submittal
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PARCEL 1:
'.
a~glnnlnq At a point on the North right-ot-way 1tno of Ha~cola Road. a&!d point being
North 89' ~7' 30. Ea.t 2G11.60 !e.c and No~th 00' 02' 00. WeBt 4'.00 roOt trom the
Southwest corner ot the Felix Beott Jr. D.L.C. No. S1 in Town.h!p 17 South, Rang. J
Hest or the will.mette Meridian: thenco along tho North rl;ht-ot-way I1ne of Marcol.
Road South 89' 57' 30. Meat 1419,22 teet to the Southeast corner DC parcol 1 of Land
Particion Plat No. 9.-POt'l/ thence leaving the North rl~ht-of-way line ot Mareola Road
and running along tho 8a~t boUndary ot said ~reel 1 and the Northerly exten.ion
thereot North DO' 02' 00. Hest 516.00 teot to & point on the South boundary ot NICOLE
PARX as pl.ttod and recorded in Fil. '., slid.. )0.)) of tho Lane County Oregon Plat
Recorda: thence along cha South boundary ot 8aid NICOLE P~ North 89' 57' 30. Bast
99.62 feet ~o tbe Sou~heast CQ~n.r ot said NICOLa PARK; thence alon~ the East boundary
of .aid NICOLE PARK North 00' 02' 00" N.lt 259.12 feet to the Northeast corner of said
NICOLE PARK, thence along ~e North ~ndary of aaid NlCOLK PARK South 89' SO, 00. WeRt
'.20 feee to the Southea.t corner of LOCH LOMOND TERRhCE FIRST ADDITXON, a. plAtted and
recorded in Book 46. Page 20 ot the Lane County Oregon plat Rlcords; thence along the
E..t boundary ot .aid LOCH LOHOND TERRACB FIRST ADDZTION North 00' 02' 00. We.e 112,88
teet to the Southw..t corner of AUS~N PARI SOOTH, as platted and rocorded in rile 'i.
slid.. 132-134 ot the Lane County Plat ~co~d., thence .long tho South ~dary of laid
AUSTIN PARK SOUTH North 8" 58' 00' &aet 260,00 leet to the Southeaat corner of Baid
A09TIN PARK SOUTH, thence along the Eaat boundary ot said AUSTIN PARX SOUTH North 00'
02' 00. West 909.69 feet to the Northeaat corner of .aid AUSTIN PARK $OUTH, ~aid point
being on the South boundary ot that elreain traet ot land described in a dacd r.eorded
July 31, 1941. in Book 359, Page ~85 ot tho Lane County Oregon Deed Recorda; thencs
along the South boundary ol said last de.cribed tract North ". 41' St. !ABC 1083.15
feee to the intersection of th~ South line of the l.at de'crlbed tract and the.Bast
11ne of that certain t~ac~.ot land convayad to A, H. Pierce and Elizabeth C. Pierce and
recorded in Beak 231, PAge 46t at the L4ne county Oregon Deed Rlcords, thence along the
Ea~t line of .aid l..t described tract South 00' 02' 00. Ea3t 1"1.28 teet to the point
ot': beginning, all in Lane county. Ore.gon. .
PARCEL 2,
Beginning at a paine in the center or County Road No. 75), 3470.24 feet Soutb and
1319.' teet Eaat or the Northwogt corner of the Felix Scott Donation Land C1oi~ No. 82,
in Township 17 South, Range 2 West ot the wi1lametto Meridian. artd being 8" feat South
ot the Southeast co~r of tract ot land conveyed by The Travelers InBuraneo ~pany to
R. D. Kercher by deed recorded in Book 189. Page 2'8, LAne County Oregon Deed Record_:
thence Heat 1310 teee to a poin~ 15 l!nko Bast of the Nest line or tbe Felix Scott
Donation Land Claim No. B2, Ho~1eic.tion No. 3255. in Township 17 South, kange 2 Neat
ot che Will_mette Meridian, and running t~enc. Bouth parallel with and 15 links distant
frOQ eaid West line of said Donation Land Claim _ diatance ot 2301.16 feet to . point
15 11nka East of the Southwest corner ot said Donation Land C1ai., thence RaGt
following along the ~ent~~ lin~ ot couney Road No, i78 . distance ot 131~ teet to a
point in the center of .aid COunty Road No. 2?S ~ue South ot tho placo ot beiinningl
thence North following the center lino at said county Ro~d No. 753 to the point or
b~9innin9, all in Lane County, Oregon I
EXCEPT the right of way of the Eugene-Wendling Branch of tha Southern pacitic
Railroad;
ALSO BXCEPT that portion de~cribed in a..a to The City ot Fugene. recorded in
500k 359, page 285, Lane county oregon Deed Records:
continued-
~.u:u..I. A, Page 1
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Date Received:
SEP 1 7 2008
Original SubmittFl'
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Property Description eontinued-IPARCEL 2)
ALSO EXCEPT beginning at a point whic~ 1. 1589.47 teet South and 1327.33 teet
Eagt of the Southwest corner ot Section 1!l, Town~hip' 17 South, Rallge 2 We:lt,
willametee Meridian, Lane county, Oregon, ~aid poine also being opposite and
20 teet easterly from Station J'.".4J P.O.S,T., SAid Station ~eing in the
center line ot th~ ol~ route 0' County Read No. 142-5 (tormerly .753), theneo
South O' 11' Hoat 193." t.ee to the interlection with tho Northerly Railroad
Right ot way line, thenee South 84' 45' w..t 117.33 f..t: thence South 79" )0'
West i8.37 feet to the intersection of said RailrOAd Right of Nay line with
the SoutherlY Right ot Way Une of the relocated l!laid county Road N,). "2-5.
thence along the Arc ot & 316.48 toot r&4iu~ curve left (th~ chord of wbi~h
bears North 3~' 03' 35- E~st 261.83 f~etl a dietance of 269.'. feet to the
place of heginning, in Lane county. Ore9onl
ALSO EXCEPT that portion described in deed to L<<ne County recorded Oecober 1'.
1955. Reception No. _.68852, Lane County Ore9on Deed Recordlil
ALSO EXCEPT that porcion dueribed in deed to Lane county recorded January 20.
1986, Reception No. 8602217, Lane County Oeticial Recorde;
ALSO EXCEPT that portion described in that Deed to WillamalaDe P~rk and
Recreation Di5trlct recorded December ., 1992, Reception No. 926B7t9, and
Correction Deed recorded February 9, 1'93, Recept10nNo. 930S4S9, LAne County
Otr1cial Records; .
ALSO EXCEPT that portion describ~d in Exhibit A ot that Deed to the City of
Springfield, recorded September 22, 1"3, a.ception NO. '360016, Lan. County
Oflici~l Records.
ALSO EXCEPT MArcola Road Industrial Psrk. &G platted' and recorded in Filo 75,
Slides Sg7, S9S and Big, Lane County Plat ReCQrd~, Lane County, Oregon.
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PARCEL 3:
An eaaement tor ingress and
certain Reciproc~l Ease~ent
Reception No. g4.9763, Lane
egrcss, parking and sign purposes as described in that
Agreement, recorded April 22, 1994, Reel No. 1~43.
County Ortic1~1 Record~. ~
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An eAsement for ingress, egreae And parking &8 described in that certain Declaration of
Reatrlction. and Grant ot Ea.ementa, recorded March 17, 1989, Reel No. 15'1, Reception
No, 99l1762, as amended by that certain pirst Amen~ent to DeclaratioD ot Re5trlctiona
and Grant of Easements. recorded October 31, 1ge" Reel No. 1~00, Reception No.
8949055, as modified by that certain Restated Declar~tion of ReatrictiQns and Crant of
Easemente, recorded May 10, 1'91, Reel No. 1S'5, Reception No. '1216'S, and by that
certain As5ignment and Assumption of Obiiiationl, recor~ed November 2, 1991, Reel NO.
20~9, Reception No. 9477951, all of LAne County Official Ro~ord8,
~IlUT A, Page 2
Date Received;
SEP f 7 2008
Original Submittal
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Geotechnical Report
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Date Received:
SEP 1 7 2008
Original Submittal
REPORT OF GEOTECHNICAL ENGINEERING SERVICES
lowe's Home Improvement Warehouse
The Villages at Marcola Meadows
Springfield, Oregon
For
lowe's HIW, Inc.
August 30, 2006
GeoDesign Project: lowesHIW-3-02
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Date Received:
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Lowe's HIW, Inc.
1530 Faraday Avenue, Suite 140
Carlsbad, CA 92008
SEP 1 7 2008
')
Original Submittal
Attention: Mr. Jack Mandel
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Report of GeotechnicaJ Engineering Services
L~we's Home Improvement Warehouse
TheVillages at Marcola Meadows
Springfield, Oregon
GeoDesign Project: LowesHIW-3-02
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GeoDesign, Inc. is pleased to submit this report of geotechnical engineering services for the
. proposed Lowe's home improvement warehouse in The Villages at M,arcola Meadows
development inSpringfield,Oregon.
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This report summarizes our findings regarding subsurface soil and groundwater conditions at
the site. Earthwork, foundation, pavement, and other releva(lt geote,chnical recommendations for
the proposed development area are included within this reP9i1:. Our services for this project were
conducted in accordance with our revised proposal dated Ju~e 19, 2006 and is intended to meet
Section 600 of the March 1, 2005 Geotechnical Requirements Section 600 - Geotechnical
Requirements of Lowe's Development Criteria.
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We appreciate the opportunity to be of service to Lowe's HIW;'lnc.
questions regarding this report. '
Sincerely,
GeoDesign: Inc.
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Scott V. Mills, P,E., G,E,
Principal Engineer
cc: Mr. Jeremy McPherson, WRG Design, Inc. (five copies)
BAS:SVM:kt
Attach.ments
Five copies submitted
Document ID: LowesHIW-3-02-083006-geor.doc
@ 2006 GeoDesign, Inc. All ~ights reserved.
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Please call if you have
Date Received:
'SEP 172008 '
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TABLE OF CONTENTS
1.0 INTRODUCTION
2.0 PURPOSE AND SCOPE
3.0 SITE CONDITIONS
3.1 Geologie Setting
3.2, Surface Conditions'
3.3 Subsurface Conditions
3.4 Infiltration Testing
4.0 CONCLUSIONS AND RECOMMENDATIONS
4,1 General
4.2 Site Preparation
4.3 Erosion Control
4.4 Excavations
4.S Structural Fill
4.6 Permanent Slopes
4.7 Foundation Support
4.8 Floor Slabs
4.9 Retaining Structures
4.10 Corrosion Potential
4.11 Drainage
4,12 Seismic Design Criteria
4,13 Pavement Design
S.O OBSERVATION OF CONSTRUCTION
6,0 LIMITATIONS
REFERENCES
FIGURES
Vicinity Map
Site Plan
APPENDICES
APPENDIX A
Field Exploration
Laboratory Testing
Key to Test Pit and Boring Log Symbols
Soil Classification System and Guidelines
Boring Logs
Test Pit Logs
Grain-Size Test Results
Atterberg Limits Test Results
Moisture-Density'Relationship
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Date RQceivecl:
SEP 1 7 2008
Original submittal
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Figure 1
Figure 2
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Table A'2
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Figure A-20
Figure A-26
Figure A-27
Figure A-28
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TABLE OF CONTENTS
ACRONYMS
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APPENDIX B
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Outside Laboratory Testing
Specialty Analytical Laboratory Report
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Jate Received:
SEP 1 7 2008
1.0 INTRODUCTION
Original Submittal
This report presents the results of GeoDesign's geotechnical engineering investigation for the
proposed lowe's home improvement >yarehouse (lowe's) store in Springfield, Oregon. The site
location relative to surrounding physical features is shown on Figure 1. Our work has been
conducted in general conformance with Section 600 - Geotechnical Requirements of-lowe's
Development Criteria. For your reference, definitions of all acronyms used are attached at the
end of this document,
We understand current plans are to construct a Single-story structure with an approximate
footprint of 140,000 square feet According to the Development Criteria, typical continuous wall
loads will be 6 kIf, column loads will be 100 kips, and floor slab loads will be approximately
300 psf. The remainder of the site wil.1 be developed with paved parking and truck access
roadways. We anticipate that site cuts and fills will be less than a few feet each, except in the
drainage ditch present on the northern portion of the site. This will result in cuts and fills of less
than 4 feet to achieve finished pad griides, We expect that earthwork may extend into the wet
fall/winter months and site winterization will be required, New streets, currently named Road "A"
and Road "B," will be constructed along the southern and eastern sides of the lowe's site.
(However, that work will be completed as part of the Keizer Station development construction.)
The existing lot layout, existing topography, and proposed building location are shown on
Figure 2,
2.0 PURPOSE AND SCOPE
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The purpose of our geotechnical engineering services was to explore subsurface conditions and
provide geotechnical engineering recommendations for foundation support and site
development We performed the following scope of work:
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. Coordinated and managed the field investigation, including utility locates, access preparation,
and scheduling of contractors and GeoDesign's staff,
. Completed the following explorations at the site:
. Nineteen borings within or adjacent to the building area to depths between 21 and
26.5 feet BGS
. Twelve test pits within the pavement area to depths between 12 and 1 3 feet BGS
. Conducted infiltration testing at a depth of 10 feet in one of the explorations. (We note that
this work item was not included in our proposed scope of work, though was conducted as a
courtesy to aid in preliminary stormwater design efforts.)
. Obtained soil samples for laboratory testing and maintained a log of encountered soil and
groundwater conditions in each boring,
. Completed laboratory analyses on disturbed and undisturbed soil samples obtained'from the
explorations as follows:
. Fifty-three moisture content and five dry density tests
. Four percent fines determinations
. Two Atterberg limits tests
. One moisture-density relationship (modified proctor test)
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. One CBR
. Two pH determinations
Developed 1 S-year 'pavement designs ba~ed upon the results of the laboratory testing and
Lowe's design criteria,
Evaluated liquefaction potential of site soils.
Prepared a geotechnical report summarizing our explorations, laboratory testing, analyses,
'and recommendations, including information relating to the foJlowirlg:
. Subsurface soil conditions
. Groundwater conditions " ,
. Site preparation, grading, and earthwork (including stripping depths, imported material
specifications, compaction criteria, wet/dry weather' considerations, utility trench
excavation and backfill, and ODOT specifications) 'I
. Options for site winterization, including cement amerldment or granular work pads
. Foundation alternatives and design parameters
. Floor slab subgrade preparation
. Asphalt pavements (iilc'iuding subbase, base course, binder course, and wearing surface)
. Seismic design parameters
. Corrosion potential
. Surface 'and subsurface drainage control
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3.0
SITE CONDITIONS
3. 1 GEOLOGIC SITTING
,The site is ,located along th'e eastern edge of the Willa'mette R'iver floodpiain an.d along the
southern edge of the McKenzie River floodplain ne,ar where the Willamette Valley meets the'
Cascade Range. The Willamette Valle'y physiographic province is a tectonically active lowland
located between the Coast Ranges to the west and the Cascade Mountains to the east (Orr and
Orr, 1999). Bedrock underlying the site is exposed in the mountains to the east, which consists
predominantly of basalt and basaltic andesite flows and tuffs ,associated with volcanic eruptions
f[om the Cascade Mountains tens of millions of year ago (Wal~er and Duncan', 1989).
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The area of the site is underlain by a series of Quaternary river terraces and other alluvium
,deposited within the last 1 million years. The Quaternary alluvium co';'sists of poorly
consolidated silt, sand, and gravel deposits, Well logs available from OWRD indicate that the site.
vicinity is underlain by approximately 4 to 12 Jeet of silt, which is then underlain by sand and
gravel alluvium at least 300 feet thick: One well penetrated the bottom of the sand ind gravel at
309, feet, encountering clay that may represent weathered bedrock,
'3. J.I Faults and Seismicity
Several regional fa.ults have been mapped in bedrock exposures and in the subsurface. Most of
the faults are interpreted to be older, inactive faults created during tectonic emplacement of the
, rocks forming the Coast Ranges. Two reverse faults c1oseto the site are the Corvallis Fault zone,
which is inferred to run approximately 36 miles northwest of the site, and the Owl Creek Fault,
which is located approximately 30 miles north of the site (Bel~, 1979; Walker.and Duncan, 1989):
The Corvallis Fault does not have evidence for Quaternary displacem,ent, but it is possible the
fault,is active with a long recurrence interval (Personius,' 2002;- Geomatrix, 1995), The Owl Creek
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Fault displaces Eocene bedrock and middle to late Pleistocene formations, but not latest
Pleistocene deposits and is not exposed at the s'urface (Personius, 2002). This signifies that
neither fault is thought to be active in approximately the last 15,000 years,
3;2 SURFACE CONDITIONS
The site is located on the 'northern side of Marcola Road in Springfield, Oregon. The site is bound
by agricultural land to north, west, and east. A residential dwelling is present on the
southeastern corner of the site. Unimproved access roads area also present The remainder of
the site appears to have been used for agricultural purposes. The site is relatively flat and is
approximately 14.5 acres in size. Much of the site appears to have been tilled for agricultural
purposes. Site elevations generally vary between 465 and 470 feet above MSL. An approximately
8-foot-deep drainage ditch extends from east to west and is located in the northern portion of the
site. Vegetation generally consisted of low weeds and grass at the time of our site visit.
3.3 SUBSURFACE CONDITIONS
3.3.1 General
We explored the subsurface conditions of the proposed site by advancing 19 borings (B-1
through B-19) to depths between 21 and 26.5 feet BGS and completing 12 test pits (TP-l through
TP-12) to depths between 12 and 13 feet BGS. All of the borings were located within the
proposed building footprint. Eight test pits were completed inthe parking area and proposed
roadway south of the building, and four test pits were located on the northern side of the
drainage ditch.
The site consists of alluvial silt and sand deposits underlain by alluvial gravel deposits with
interbedded sand layers. A tilled zone covers the entire site to a depth of between 12 and
18 inchesBGS, The following sections provide a more detailed description of the geologic units
encountered.
3.3.2 Root and Till Zone
A root- zone, approximately 4 inches thick, was obserVed in most of the explorations. The
organic material encountered in the root zone generally consisted mostly of small rootlets at the
time of our exploration, A till zone was observed across the site. The till zone was observed to
be between approximately 12 and 18 inches thick, The till zone generally consists native soils
that have been disturbed by the prior agricultural activities.
3.3.3 Alluvial Clay, Silt, and Sand
Interbedded clay, silt, and sand was encountered at or near the ground surface across the entire
site, except for TP-l, where they were absent. These interbedded layers of silt and sand were
encountered to depths ranging from 3.5 to 8 feet BGS, 'The silt and clay beds are medium stiff to
very stiff, brown to dark brown, and have trac!! fine sand and trace organics near the surface.
Sand beds are mostly loose to medium dense,brown to gray, fine sand with trace silt aml
occasional organics near the surface. The silt and sand represent primarily older terrace deposits
of the Willametteand Mackenzie rivers.
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SEP 1 7 2008
Original Submittal
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3.3.4 Alluvial Gravel , .
We encountered dense to very dense, gray-brown, fine to coarse gra~el with trace sand and silt
below the alluvial silt and. sand at all locations, except TP-1, where the unit was encountered at
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the ground surface, Layers of sand are interbedded in the alluvial graveL formation, The gravel
extends to the maximum deptn. explored (up to 26.5 feet BGS). We interpret the gravel to '
represent older alluvium from the Willamette and Mackenzie rivers.
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3.3.5 Groundwater'
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We encountered groundwater in test pits TP-1 through TP-4 at depths of 5 to 6 feet BGSand in
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'test pits TP-7 through TP-12 at depths of 8.5 to 12 feet BGS. .Shallowergroundwater was
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observed in the borings between depths of 2 and 10 feet BG~, In our. opinion, the shallower
groundwater levels observed in the borings :represent localized percned water levels. The depth
to groundwater may fluctuate below the site in response to seasonal,changes and other factors
not observed during our field work,
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3.4 INFIL TRA TION TESTING '
We attempted an infiltration test in the gravel unit encountered in test pit TP-lat a depth of
6 feet BGS, where a proposed detention pond is located. Infil,tration (ates were on the order of 3
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to 4 inches per hour. After the test pit was advanced pa~thi~ depth"groundwater was
encountered at approximately 6 feet BGS, with rapid groundwater flow into the test pit at 7 feet
BGS. No further infiltration testing was 'performed due to shallow groundwater depth.
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4.0
CONCLUSIONS AND RECOMMENDATIONS
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4. 1 GENERAL,
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Based upon our geotechnical investigation, it is our opinion the pro'p~sed development can be
constructed at the site. Geotechnical development of the site is primarily controlled by the
presence of moist, fine-grained soils and the possible plan to,conduct earthwork during wet
weather conditions.
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. In our opinion, the proposed structure, with the anticipat~d .foundation loads, can be
supported on conventional spread footings,
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. Earthwork at the site should b,e readily accomplished with conven~ional grading equipment
However, the native soils are fine'grained, moist;, and easily distur,bed, These soils are
sensitive to small changes in moisture content and difficult, if not: impossible, to adequately
compact when wet.
. The granular soils are prone to raveling and excavations in these soils should be sloped back
or shored to protect worker safety and adjacent improvements. ,
. Groundwater is relatively shallow and excavation dewatering will be required where the
excavation extend below groundwater.
Our specific recommendations for site development are presented in the following sections of
this report. These recommendations should beincorporated'inlO the',design and implemented
during construction of the proposed development.
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4.2 SITE PREPARATION
4.2.1 . Demolition
Demolition includescomplete removal of existing site improvements within 5 feet of areas to
re~eive new pavements, buildings, retaining walls, or engineered fills. Underground vaults, tanks,
manholes, and other subsurface structures should be removed in areas of new improvements.
Utility lines can be completely removed or grouted full iFleft in place.
Existing basements, crawls paces, or other voids resulting from removal of existing improvements
should be backfilled with compacted structural fill, as discussed in the "Structural Fill" section of
this report, The bottom of such excavations should be excavated to expose a firm subgrade
before filling and their sides sloped at a minimum of 1 H:1 V to allow for more uniform compaction
at the edges of the excavations.
Materiais generated during demolition should be transported off site for disposal or stockpiled in
areas designated by the owner. In general, these materials will not be suitable for re-use as
engineered fill. However, asphalt, concrete, and.base rock materials may be recycled in
accordance the "Structural Fill" section of this report,
4.2.2 ,Stripping and Clearing . .
The existing near-surface root zone should be stripped and removed from the site in all proposed
building, fiII,and pavement areas, and for a 5-foot margin around such areas. Based ,on our
explorations, we anticipate stripping depths of 4 inches, However, greater stripping depths may
be required to remove localized zones of loose or organic-soil, particularly within the landscaped
areas adjacent to the existing residences. Actual stripping depths should be based on field
observations at the time of construction. Stripped material should be. transported off site for
disposal or stockpiled for use in landscaped areas.
. Trees and their root balls should be grubbed out to the depth of roots greater than V,-inch in
diameter, which could exceed 3 feet BGS. Depending on the methods used to remove the root
balls, considerable disturbance and loosening of the subgrade might occur during site grubbing.
We recommend that soii disturbed during grubbing operations be removed to expose firm,
. undisturbed subgrade. The resulting excavations should be backfilled with compacted structural
fill,.as discussed in the "Structural Fill" section of this report.
4.2.3 Subgrade and Till Zone Improvement
A layer of loose tilled soil that varies in thickness betwe_en 12 and 18 inches is present across the
site. These soils will require improvement before they will be capable of supporting foundations,
floor slabs, or pavements. The till zone can be improved with one or a combination of the
following methods:
1, Remove the soft soil down to firm, native materials and backfill to grade with structural
fill. The removal depth will vary depending on the conditions observed during
construction. Structural fill can consist of moisture-conditioned on-site soils or granular
fill, as discu'ssed in the "Structural Fill" section of this report, . "ed'
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2. Amend the till zone with.cement or lime as discussed in the "50iIAmendment" section of
this report. A treatment depth of 12 to 18 inches. is typical for most amendment
equipment, so the thicker areas of the till zone may require special procedures,
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The test pit excavations were backfi'lIed using the relatively minimal (ompactive effort of the
backhoe bucket. 50ft spot areas can be expected at these 'locations. We recommend that these
relatively uncompacted soils be removed .from the test pits to a depth of 3. feet below finished
subgrade, The resulting .excavati~n should be backfilled to g'rade with structural fill.
4.2.4 5ubgrade Preparation and Evaluation
Upon completion of stripping and prior to the placement of fill, pavement, or structural
improvements,theexposed,s~bgrade should be evaluated by proofrolling. The sub'grade should
be ~roofrolled with a.,fullyloaded dump truck or similar heavY rubbe~:tire construction equipment
to identify soft,loose, or unsuitable areas. A member of'our geotech~ical staff should observe
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proofrolling to evaluate yielding of the ground'surface, Areas that appear to be too wet to
support proofrolling equipment'should be evaluated by probing with:'a'steel'rod, rather than by
proofrolling.
50ft or loose zones identified during the field evaluation should be m'oisture conditioned and
compacted to an unyielding condition or excavated and replaced witn compacted engineered fill
(in conformance with the "Structural Fill" section of this report),
In areas to receive pavement or .concrete slabs, the top 12 inches of native silt soil subgrade
should be compacted to at least 92'percent of the maximum dry density, as determined by ASTM'
D 1557, and proofrolling indicates an unyieiding, non-pumping subgrade is present. If imported
,granular fill is used in building or pave~ent s'ubgrade areas, then the' s~bgrade should be
compacted to at least 95 percent of the maximum drvdensi~, as determined by A5TM D 1557,
W,e note that the Lowe's Development Criteria indicates a min.il)1um required compaction level of
95 percent for building and 'pavement subgrades; however, siandardof practice in the Pacific
Northwest for silt-rich.soils such as those.encountered at.the'site is a',compaction level of
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92 percent. This standard is used due to the moisture-sensitive nature of the silts, the difficulty
,in achieVing 95 percent compaction, and .the minimal benefit 'associated with 95 percent
compaction compared to the 92 percent standard, The on-sit~ soils will be impossible to
compact during wet weather and may require cement amendrT)ent. Alternatively, the pavements
can be constructed over native, undisturbed subgrade, which::is typical construction practice in
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the Pacific Northwest. If this option is selected, pavement design should consider a reduced
resilient modulus value. '
4.2.5 Wet Weathe~/Wet Soil Grading
The fine-grained soiis at the site are ea~i1y disturbed during the wet season and when they are
moist. If not carefully executed, site preparation, utility trench work, and roadway excavation can
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. create extensive soft areas and significant subgrade repair c&ts can result. If construction is '
planned when the surficial soils are wet or may become wet, the construction methods and
schedule should be carefully considered with, respect to protecting the subgrade ~o reduce the
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need to over excavate disturbed or softened soil. The project budget ~!:i!ilIp.cri'&lll;rtIi'ilal
recommendations below if construction is planned during wet weather or when the surficial soils
are wet.
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If construction occurs when wet soils are present, site preparation activities may need t6 be
accomplished using track-mounted excavating equipment that loads removed material into
trucks supported on granular haul roads. The thickness of the granular'material for haul roads
and staging areas will depend on the amount and type of construction traffic. Generally, a 12- to
l8-inch-thick mat of imported granular material is, sufficient for light staging'areas and the basic
building pad, but is'generally not expected to be'adequate to support heavy equipment or truck
traffic. The granular mat for haul roads and areas with repeated heavy construction traffic
typically needs to be increased to between 18 to 24 inches. The actual thickness of haul roads
and staging areas should be selected by the contractor based on the contractor's approach to
site development and the amount and type of construction traffic. The imported granular
, material should be placed inone lift over the prepared, undisturbed subgrade and compacted
using a smooth-drum, non-vibratory roller. Additionally, a geotextile fabric should be placed as a
barrier between the subgrade and imported granular material in areas of repeated construction
traffic.
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The imported granular material and the geotextile fabric should meet the specifications in the
"Structural Fill" section of this report.
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As an alternative to placing thick rock sections to support construction,traffic, the subgrade can
be stabilized using a cement amendment. If this approad\ is used, the cement~amended soil
should meet the,guidelines provided in the "Structural Fill" section ofthis report,
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43 EROSION CONTROL
The soil at this site is moderately susceptible to erosion; therefore, erosion control measures
should be planned carefully and be in place before construction begins, Measures that can be
employed to reduce erosion include the use of silt fences, bio-bags, buffer zones of natural
growth, sedimentation basins, and granular haul roads.'
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4.4 EXCAVATIONS,
4.4.1 Excavations and Shoring
Conventional earthmoving equipment in proper working condition should be capable of making
necessary excavations for pavement, foundations, and utilities.
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Excavations in the granular soils will be prone to ra,:,eling and caving, Raveling and caving of
sidewalls into excavations could result in the undermining of adjacent utilities or structures. We
recommend that excavations in granular soils be laid back at an inclination of 1 YzH:I V or flatter.
Shoring will be required where flat excavation side slopes are not possible or where structures
. are too close to the excavations, The contractor should be responsible for selecting the
appropriate shoring system,
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Groundwater was encmmtered in our test pit excavations, Consequently, the contractor should
be prepared to 'encounter groundwater. Dewafering can consist of sumps or pumps in the base
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of the excavations or dewatering wells installed outside of the excavations. Soil permeability is
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high in the granuiarmaterials"so equipment with sufficient capacity' should be selected. If
groundwater is present in the excavations, w,e recommend piacing approximately 1 foot of
stabilization material at the base of the excavation. 'Stabilization material should consist of well-
graded gravel, crushed gravel, or crushed rock with a minimum particle size of 3 inches and less
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than 5 percent by dry weight passing the US Standard No, ~,sieve, The matecial should be free
of organic matter and other deleterious material. Stabilization materiai'should be placed in one
lift. .
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'Excavations should be made in'accordance with applicable OSHA and state regulations. While
this report describes certain approaches to excavation and dewaterihg, the contractor should be'
responsible for selecting excavation and dewatering methods, monitoring the excavations for
safety"and providing shoring, as required toprotecf personnel and adjacent utilities and
structures.
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4.5 STRUCTURAL FILL ... ", ",
rr .4.5.1 General _ ,
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Based on the available information, the maximum fill thickness will generally be less than 4 feet,
, except in the area of the drainage ditch where they may be on the order of 10 to 12 feet.
Fills should only be placed over subgrade that has been preR,ared in conformance with the "Site
Preparation" section of this report. ' "
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A wide range of material may be ~sed as structural fill at the .site, provided it meets the
specifications provided in the OSSC00330 (Earthwork) and 055(02600 (Aggregates), depending
on the application, These specifications can be found at http)!www.odot.state.or.us!tsspecs!
200Z-std-specs,htm, A brief characterization-of some of the acceptable materials and our
recommendations for their use as structural fill is provided below.
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4.5.2 Native Silt and Clay
Most of the material at the site should .be suitable ,for use as structural fill, provided it is free of
organic materials and particles over 6 inches in diameter, and meets the requirements set forth
in OSSC 00330,12 (Borrow Material).
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Our laboratory testing program .indicates that the optimum Ilwisture content of the near-surface
on-site soils is' approximately 19 to 21 percent. Consequently, moisture conditioning may be
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required if the on-site soils are to be used as structural fill. We expect that the use of on-site silt
for structural fill will be restricted to periods of prolonged dry weather unless the' soil is amended.
If on-site soils ~annot be adequately moisture conditioned, we recommend using imported
granular materials or other all-weather materials' as structural fill,
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When u'sed as structural fill, native soils should be placed in lifts with,a maximum uncompacted
thickness of 6 to 8 inches and compacted to not less 92 percent of the maximum dry density, as
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determined by AsTM D ! 557. .'
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',4.5.3, Imported Granular Material Original Submittal
Imported granular material used during periods of wet weather or for haul roads, building pad
subgrades, staging areas, etc, should be pit or quarry run rock, crushed rock, or crushed gravel
and sand and should meet the specifications provided in OSSC 00330.14 (Selected Granular
Backfill) or ossi: 00330. is (Selected Stone Backfill), However, the imported granular material
should als() be fairly well graded between coarse and ,fine material and have less than S percent
by dry weight passing the U.S, Standard No. 200 Sieve.
Imported granular material should be placed in lifts with a maximum uncompacted thickness of
8 to 12 inches and be compacted to not less than 9S percent of the maximum dry density, as
determined by ASTM D 1557. During the wet season or when wet subgrade conditions exist, the
initial lift should be approximately 18 inches in uncompacted thickness and should'be
compacted by rolling with a smooth-drum roller without using vibratory action.
. , .
We recommend a geotextile be placed as a barrier between the native soil subgrade arid
imported granular material. The geotextile should meet specifications provided in OSSC"
02320,20 (Geotextile PropertY Values for soil separation). The geotextile should be installed!n
co[1formance with OSSC 00350 (Geosynthetic Installation).
4.5.4 Floor Slab Base Rock
Imported granular material placed beneath building floor slabs should be clean, crushed rock or
crushed gravel and sand that is fairly well graded between coarse and fine. The granular
materials should contain no deleterious materials, have a maximum particle size of 1 Y, inches
and less than 5 percent by dry weight passing the U's, Standard No. 200 Sieve, and should meet
OSSC 2630.11 (Open-Graded Aggregate). The imported granular material should be placed in
one lift and compacted to not less than 95 percent of the maximum dry density, as determined
by A5TM D 1557.
4.5.5 Granular Retaining Wall Backfill
Granular wall backfill should consist of angular, granular material meeting OSSC 00510.12
(Granular Wall Backfill) or OSSC 00510.1 3 (Granular, Structure Backfill), We recommend the
angular, granular wall backfill be separated from general fill, native soil, and/or topsoil using a
geotextile fabric that meets the requirements provided in OSSC 02320.20 (Geotextile Property
Values for drainage geotextiles). The geotextile' should be installed in conformance with OSSC
00350 (Geo~ynthetic Installation),
4.5.6 Drain Rock
Drain rock should meet the specifications provided in OSSC 00430,11 (Granular Drain Backfill).
The drain rock should be wrapped in a geotextile fabric that meets the specifications provided !n
OSSC 02320,20 (Geotextile Property Values for drainage geotextiles), The geotextile should be
installed in ~onformance with OSSC 00350 (Geosynthetic Installation). .
4.5.7 Base Aggregate . ,
Imported granular material used as base aggregate (base rock) along roadway alignments should
be clean, crushed rock or crushed gravel and sand that is fairly well graded between coarse and'
fine. The base aggregate should meet the gradation defined in OSSC 00641 (Aggregate Subbase,
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, ; OriQinal Submittal
Base, and Shoulders Base Aggregate), with the exception tha} the aggregate has ~ss than
5 percent by dry weight passing a U.s. Standard No. 200 Sieve, The base aggregate should be
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compacted to not less than 95 percent of the maximum dry density, as determined by ASTM D
1557,
4.5.8 Soil Amendment with Cement
As an alternative to the,use of imported granular material for wet weather structural fill, ~n
experienced,contractor'may be able to amend the on-site soils with portland cement or with
limekiln dust and portland cement to obtain suitable support properties, Successful use of soil
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amendment depends on the use of correct mixing techniques, soil moisture content, and
amendment quantities. SpeCific recommendations, based udon exposed site,conditions, for soil
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amending can be provided if necessary, However, for preliminary planning purposes, it may be
assumed treatment depths of 16 inches for haul roads and 1'~ inches for staging areas are typical
(assuming a 7-day unconfined compressive strength of at least 80 psi). Soil amending should be
conducted in accordance with OSSC 00344 (Treated Subgrad~). '
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Portland cement-amended soils are hard and have low permeability; therefore, these soils do not
drain well, nor are they suitable for planting, Future planted areas should not be cement
amended, if practical, or accommodations should be planned'for drainage and planting.
4.5.9 Trench Backfill
Trench backfill placed beneath, adjacent to, and for at least 2" feet above utility lines (Le" the pipe
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zone) should consist of well-graded granular material with a maximum particle size"of 1)1, inches,
less than 1 0 percent by dry weight passing the U.S, Standard!'No. 200 Sieve: and meet OSSC
00405.13 (Pipe Zo~e Material), The pipe zone backfill should be compacted to'at least 90 percent
of the maximum dry density, as determined by ASTM D 1557" or as required by the pipe
manufacturer or local building department.
Within roadway alignments or beneath building pads, the remainder of the trench backfill should
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consist of well'graded granular material with a maximum particle size of 2)1, inches, less than
10 percen'i by weight passing the US Standard No. 200 Siev~: andsh:ould meet OSSC 00405.14
(Class B, C, or D Trench Backfill). This material should be compacted to at least 92 percent of the
maximum dry density, as determined by ASTM D 1557, or as 'required by the pipe manufacturer
or local building department The upper 2 feet of the trench backfill should be compacted to at
least 95 percent of the maximum dry density, as determined by AST~ D 1557,
Outside of structural improvement areas (e.g., roadway alignments or>buildi.ng pads) trench
backfill placed above the pipe zone may consist of general filt materials that are free of organics
and materials over 6 inches in'diameter and meet OSSC00405.14 (Class A, B, C, or D Trench
Backfi,lI), This general trench backfill should be compacted to, at least 90 percent of the
maximum dry density, as determined by ASTM D 1557, or as required by the pipe manufacturer
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or loc.al building department
4.5.10 Trench Stabilization Material
Trench stabilization'material should consist of pit or quarry r~n rock, crushed rock, or crushed
. gravel and sand and should meet the requirements se,t forth in OS5C 00330,1,4 (Selected
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Granular Backfill) or OSSC 00330.1 S (Selected Stone Backfill), except with a minimum particle size
of 4 inches and less than 5 percent by dry weight passing the US Standard NO.4 Sieve. The
material should be free of organic matter and other deleterious material. Trench stabilization,
material should be placed in one lift and compacted toa firm condition.
4.6 PERMANENT SLOPES
It is our understanding that no significant slopes are planned for the site; however, some'
landscaping mounds may be constructed. Any such slopes up to 6 feet high may be built to a
gradient as steep as 2H:1 V. Fill slopes should be over-built by at least 6 inches and then
trimmed back to the required slope to maintain a firm face.
siopes should be planted with appropriate vegetation to provide protection against erosion as
soon as possible after grading. Surface water runoff should be collected and directed away from
slopes to prevent water from running down the face of the slope.
4.7 FOUNDA TlON SUPPORT'"
Based on the foundation loads as previously stated, it is our opinion the proposed structure can
,be supported on conventional spread footings. However, the native silts have low to moderate
strength; therefore, the.use of compacted granular pads beneath some footings may be required.
4.7.1 Dimensions and Capacities
Continuous wall and isolated spread footings should be at least 16 and 20 inches wide,
respectively, The bottom of exterior footings ,should be at least 18 inches below the lowest
adjacent exterilJr grade. The bottom of interior footings should be established at least 12 inches
below the base of the floor slab,
Footings bearing on native silts should be sized based on an allowabie bearing pressure of
2,500 psf. These values represent net bearing pressures; the weight of the footings and
overlying backfill can be ignored in calculating footing sizes. The recommended allowable
bearing pressures apply to the, total of dead pius long-term live loads and may be doubled for
short-term loads such as those resulting from wind or seismic forces, Based on our' analysis and
experience with similar soils, total post-construction settlements should be less than 1 inch, with
differential settlement of less than Yz inch between similarly loaded footings,
4.7.2 Resistance to Sliding .
Lateral ioads against footings confined by native soils or structural fills may be resisted by an
allowable passive earth pressure of 250 pcf modeled as an equivalent fluid pressure. Adjacent
floor slabs, pavements, or the upper 12-inch depth of adjacent, unpaved areas should not be
considered when calculating passive resistance,
Additionally, for footings in contact with native soil, a coefficient of friction equal to 0.30 may be
used when dllculating resistance to sliding. Where footings bear on a layer of compacted
imported granular fill, a coefficient of friction of OAO may be used.
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4.7:3 'Construction cConsiderations.
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, All footing and floor subgrades should be evaluated by the p'roject geotechnical engineer or their
representative to confirm suitable bearing conditions, Obseryations,should also confirm that all
loose or soft material, organics, unsuitable fill, prior topsoil zones, and softened subgrades (if
present) have,been removed, Localized deepening of footing excavations may be required to
penetrate any deleterious materials. ,-
Original Submittal
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If construction is unde~aken during periods of rain, then werecomme~d a2- to 4-inch-thick layer
of imported granular material rock be placed over the prepared,footing subgrades to help protect
the subgrade from disturbance due to the elements and foot traffic.
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4.8 FLOOR'SLABS
Satisfactory subgrade support for building floor slabs supporting up to 300-psf area loading can
be obtained provided the building pad is prepared as described previously. To help reduce
moisture transmission and slab shifting, we recommend a minimum 6-inch-thick layer of floor
slab base rock be placed and compacted over 'a subgrade that has been prepared in conformance
with the "Site Preparation" sectio~ of this report. The floor slab base 'rock should meet the
requirements in the "StructuralcFill" section, of this report.
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While groundwater is not likely to be encountered within the slab subgrade materiais, the native.
soils are fine grained and will tend to maintain a high moisture content. The installation of a
vapor barrier may be warranted in order to reduce the potential for rr1'oisture transmission
. through, and efflorescence, growth on".the floor slabs. Additionally, flooring manufacturers often
require vapor barriers to protect flooring and flooring adhesives and will warrant their product
only if a vapor barrier is installed according to their recommendations, Actual selection and
design of an appropriate vapor barrier, if needed, should be based on discussions among
members of the design team.
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Slabs'should be reinforClid according to their proposed use and per tlie structural engineer's
recommendations, Load-bearing concrete slabs may be designed assuming a modulus of
subgrade reaction, k, of 1 00 pounds per square inch per inch'.
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4.9 RETAINING STRUCTURES
4.9.1 Assumptions
No significant retaining walls are proposea for the site; however, some walls may be required at
the loading dock area. Our retaining wall design recommendations are based on the follOWing
assumptions" (1) the walls consist of conventional, cantilevered retaining walls, (2) the walls are
less than.8 feet in height, (3) the backfill, is drained, and (4) the backfill has.a slope flatter than
4H: 1 V" Re-evaluation of our recommendations will be required if the retaining wall design criteria
for the project varies from these assumptions:
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4.9.2 Wall Design Parameters ' ,
For unrestrained retaining walls, an active pressure of 45 ptf modeled as an equivalent fluid
pressure should be used for design where supporting native silty soil or 35 ptfwhere supporting
imported granular materials, 'Where retainingwalls are restrained from rotation prior to being
backfilled, a pressure of 55 pet should be used.
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'Our wall pressure recommendations do not include surcharge indice~l<\girnilaattbrpil<l~or "
surcharges (e.g., retained slopes, building foundations, vehicles, etc.) are located within a
horizontal distance fro.m the back of a wall equal to twice the height of the wall, then additional
pressures will need to be accounted for in the wall design. Our office should be contacted for ,
appropriate wall surcharges based upon the actual magnitude and configuration of the applied
loads.
The base of wall footing excavations should extend a minimum of 18 inches below lowest
adjacent grade. Then, the footing excavations should be lined with a minimum 6-inch-thick layer
of compacted imported granular material. The granular materials should meet the imported
granular material requirements provided in the "Structural Fill" section of this report, placed in
,
one lift, and compacted to not less than 95 percent of the maximum dry'density, as determined
. by ASTM D 1557.
The wall footings should be designed in accordance with the guidelines provided in the
appropriate portion of the "Foundation Support" section of this report.
4.9.3 Wall Drainage and Backfill .
The above design parameters have been provided assuming that back-of-wall drains will be
installed to prevent build-up of hydrostatiC pressures behind all walls. If a drainage system is not
installed, then our office should be contacted for revised design forces.
Unless the retaining walls are designed to resist pressures from native silty soils, the backfill
material placed behind the walls and extending a horizontal distance of YzH, where H is the
height of the retaining wall, should consist of granular retaining wall backfill as specified in the
"Structural Fill" section of this report.
The wall backfill should be compacted to a minimum of 95 percent of the maximum dry density,
as determined by ASTM D 1557. However, backfill located within a horizontal distance of 3 feet
from the retaining walls should only be compacted to approximately 92 percent of the maxi';'1Um
dry density, as determined by ASTM D 1557. Backfill placed within 3 feet of the wall should be
compacted in lifts less than 6 inches thick using hand-operated tamping equipment (such as
jumping jack or vibratory plate compactors). If flat work (sidewalks or pavements) will be piaced
atop the wall backfill, we recommend that the upper 2 feet of material be compacted to
95 percent of the maximum dry density, as determined by ASTM D 1557.
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A minimum 2-foot-wide zone of drain rock, extending from the base of the wall to within 6 inches
of finished grade, should be placed against the back of all retaining walls, Perforated collector
pipes should be embedded at the base of the drain rock. The drain rock should meet the
requirements provided in the "Structural Fill" section of this report. The perforated collector
pipes should discharge at an appropriate location away from the base of the wall. The discharge
pipe(s) should not be tied directly into stormwater drain systems, uniess measures are taken to
prevent backflow Into the wall's drainage system,
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Settlements of up to 1 percent of the wall height commonly occur immedlatel~ adjacent to the
wall as the wall rotates and develops active lateral earth pressures. Consequently, we
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re,cotlltnend,thatconstruction of flat Work adjacent to retaining walls be postponed at least
4 weeks after backfilling of the wall, unless survey data indicates that settlement is complete
prior to that time.
4.10 CORROSION POTENTIAL
Two near-surface soil samples were submitted to Specialty Analytical laboratory in Tualatin,
Oregon, for pH testing. The tests indicate pH values of 6,0 and 6.5, The results from Specialty
Analytical are included in Appendix B. We also note that resistiVity testing on soil samples from a
nearby site indicate soil resistiVity values between 5,800 and:6,600 qhm-cm. Based on the
results of the laboratory testing, it is our opinion.the site soils shoul9 be considered t~ be
moderately corrosive to unprotected steel and/or ductile irol).
4. II DRAINAGE.
4.11.1 Temporary Drainage
During the mass grading at the site, the contractor should be made responsible for temporary
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drain'!ge of surface wat~r as necessary.to prevent standing water and/or erosion at the working
surface. During rough and finished grading of the building ~ite, the 'contractor should keep all
footing excavations and building pads free of water . .-
4.11.2 Surface-
The finished ground surface around the b'uilding should be sloped away from its foundations at a
mini~um 2 percent gradient for a distance of at least 5 fee!.'; Downspouts or roof scuppers
, should discharge 'into a sto'rm drain system'that carries the collected- water to an appropriate
storm-water system. Trapped planter areas should not beCI'eated adjacent to the building
without providing means for positive drainage "
4. 12 SEISMIC DESIGN CRITERIA
4.12.1 Site Response,
We understand that the development will be,designed and constructed in accordance with
SOSSCA, which is based on the 2003,IBC Base shear forces can be computed using the
parameters provided in Table 1 ,
,.' Date Received:
SEP j 7 2008
Original SUbmittal
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Table 1. Seismic Design Parameters
Original Submittal
Parameter
Short Perio~
(T, = 0.2 second)
1 Second Period
(T ,: 1.0 second)
,
Maximum Credible Earthquake
Spectral Acceleration, S
Site Class
Site Coefficient, F
Adjusted Spectral Acceleration, S. I'
Design Spectral Response
Acceleration Parameters, S
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S = 0.69 g
,
S, = 0.36 g
D
F = 1.2S
.
F, = 1.67
S = 0.60. g
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S = 0,86 g
MS '.
S = 0.57 g
os
S = 0.40g
01
Design PGA, S
"'"
0.35 g
4.12.2 Liquefaction .
Liquefaction is caused by a rapid increase in pore water pressure that reduces the effective stress'
between soil particles to near zero. Granular soils, which rely on interparticle friction for
strength, are susceptible to liquefaction until the excess pore pressures can dissipate. In
general, loose, saturated sand soils with low silt and clay contents are the most susceptible to
liquefaction, Silty soils with low plasticity are moderately susceptible to liquefaction under
relatively higher levels of ground shaking. Based on our subsurface exploration, the risk of
liquefaction under design levels of ground shaking is considered low,
4.13 PA VEMENT DESIGN
The site surface has been previously tilled, and pavements will be constructed over compacted,
native subgrade or new engineered fills prepared in conformance with the "Site Preparation" and
"Structural Fill" sections of this report. Our pavement recommendations are based on the
following assumptions:
. The top 12 inches of silt soil subgrade below the roadway alignment is compacted to at least
92 percent of the maximum dry density, as determined by ASTM D 1557. However, if
imported granular fill is used in the subgrade areas, then the subgrade should be compacted
, to at least 95 percent of its maximum dry density, as determined by ASTM D 15S7, (As
mentioned previously, the standard of practice in the Pacific Northwest for silt-rich soils, such
as those encountered at the site, is a compaction level of 92 percent.)
. A CBR value 5,
. A IS-year design life.
. initial and terminal seIViceability index of 4.2 and 2:5, respectively,
. Reliability and standard deviation of 85 percent and 0.45, respectively,
. Structural coefficient of 0.42 and 0,10 for the asphalt and base rock; respectively,
If any of these assumptions are incorrect, our office should be contacted with the appropriate
information so that the' pavement designs can be revised, Our pavement design
recommendations are summarized in Table 2,
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SEP 1 7 2008
Original Submittal
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Design ESALs were calculated for standard duty and heavy duty pavement sections. ESAL
calculations are for a design life of 1 5 years, with an assumed traffic'growth of 2 percent: Per
Section 4 of Lowe's Development Criteria, ESAL values for the heavy duty section are calculated
with 2S loaded tractor trailers per day and 2,500 cars per,day. We have also provided a light duty
section that considers 2,500 cars per day. Tractor trailers are assurT)ed to have an ESAL factor of
0.8646 and cars are assumed to have an ESAL factor of 0.0008,
,
Table 2. Pavement Design Recommendations
Traffic Levels
(ESAL)
Light Duty - 17,800
HeaVy Duty- 136,500
Design Structural
Number,
.1.90
2.40
Base Aggregate
(inches)
6.0
9.0
AC
(inches)
3.0 -
3.0
;r)
The AC should be Level 2, 12.5-mm, dense HMAC according,:to 05SC 00745 and compacted to
91 percent of Rice DensitY of the mix, as determined by ASTM D 2041, Minimum lift thick~ess
, "
for 12.5-mm HMAC is 1.5 inches. Asphalt binder should be performance graded and conform to
PC 70-16. The specifications for the base aggregate are provided inrhe "Structural Fill" section of
this report.
If rigid concrete pavement,is selected, the concrete shall be underlain by 6 inches of base
aggregate and have a minimum PCC thickness of 6 inches,and 8 inches for standard and heavy
duty, respectively. PCC sections assume dowel bar load tran5fer atj()ints with untied asphalt
shoulders, 'a PeC 28-day modulus of rupture of at least 575 psi and an elastic modulus.of at least
3,600,000 psi, and conform to OSSC 00756, . .
The pavement subgrade should be prepared in accordance with the "Site Preparation" and
, ,
"Structural Fill" sections of this report.
Construction traffic should be limited to non,building unpaved portions of the site or haul roads,
Construction traffic should not be allowed on new pavements. If construction traffic will be
allowed on newly constructed, road seaions, an allowance for this additional traffic will need to be
made in the design pavement section,
5.0 OBSERVATION OF CO~STRUCTION
.
Satisfactory earthwork, foundation, and paverT)ent performan~e depends to a large degree on the
quality of cOl)struction. Sufficient monitoring of the contract9rs' activities is a key part of
determining that the work is completed in accordance with the construction drawings and
specifications, We recommend that CeoDesign be retained to observe footing excavations, fill
placement, and pavement subgrades, and to review laboratory compi\ction and field moisture-
density information,
Subsurface conditions observed during construction should be compared with those encountered
during the subsurface explorations, Recognition.of changed,conditions often requires
rmDESIGM,
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experience; therefore, qualified personnel should visit the site with sufficient frequency to detect
whether subsurface conditions change significantly from those anticipated,
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6.0
LIMITATIONS
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We have prepared this report for use by Lowe's, HIW, Inc. and members of their design and
construction teams for the proposed project. The data.and report can be used for biddingor
estimating purposes', but our report, conclusions,. and interpretations should not be construed as
warranty of the subsurface conditions and are not applicable to other nearby building sites.
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Exploration observations indicate soil conditions only at specific locations and only to the depths
penetrated. They do not necessarily reflect soil,strata or water level variations that may exist
between exploration locations. If subsurface conditions differing from those described are noted
during the course of excavation and construction, re-evaluation will be necessary.
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The site development plans and design details were preliminary at the time this report was
prepared. When the design [las been finalized and if there are changes in the site grades or
location, configuration, design loads, or type of construction for the building and walls, the
conclusions and recommendations presented may not be applicable, If design changes are
madei.we request that we be retained to review our conclusions and recommendations and to
provide a written modific~tion or verification,
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The scope of our services does not include services related to construction safety precautions,
and our recommendations are not intended to direct the contractor's methods, techniques,
. sequences, or, procedures, except as specifically described in our report for. consideration in
design.
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Within the limitations of scope, sched,ule, and budget, our services have been executed in
accordance with generally accepted practices in this area at the time the report was prepared. No
warranty, expressed or implied, should be understood,
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SEP f 72008
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Original Submittal
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We appreciate the opportunity to be of seIVice to you', PI~ase call if 'IOU have questions
concerning this report or if we can provide additional seIVices,
<Sincerely, ..
'~
rett A. ShiPtO!, G-E.
Assodate Engineer
~--,,~
'" Scott V. Mills, P,E., G.E. '
Principal Engineer
Date Received:
SEP f 72008
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REFERENCES
Bela, James l., 1981, Geology of the Rickreall, Salem West, Monmouth, And Sidney 7.S Minute
Quadrangles, Marion, Polk, and Linn Counties, Oregon, Oregon Department of Geology and
Mineral Industries, GMS-1 8, scale 1 :24000.
Burns, Scott, Growney, Lawrence, Brodersen, Brett, Yeats, Robert S., and Popowski, Thomas A,
1997, Map Showing Faults, Bedrock Geology, and Sediment Thickness of the Western Half of the
Oregon City 1:100,000 quadrangle, Washington, Multnomah, Clackamas, and Marion Counties,
Oregon, Oregon Department of Geology and Mineral Industries, IMS-4, scale 1:100,000.
Gannett, Marshall W., and Caldwell, Rodney R., 1998, Geologic Framework of the Willamette
Lowland Aquifer System, Oregon and Washington, U. S. Geological Survey, Professional Paper
1424-A
Robertson and CaIilpanella, 1985, "Interpretation of Cone Penetration Test, Part 1: Sand,"
Canadian Geotechnical Journal, V.20, pp 718-733.
Uniform Building Code, 1997.
Williams, Lynne H., 1972, Soil Survey of the Marion County Area, Oregon, Us. Department of
Agriculture, Soil Conservation Service
Youd, T.L and Idriss, I.M, eds., 1997, Proceedings ohhe NCEER Workshop on Evaluation of
Liquefaction Resistance of Soils, Technical Report NCEER-97-0022, National Center for Earthquake
Engineering Research (NCEER)
Date Received:
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Original Submittal
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SEP 1 7 2008
Original Submittal
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lS575 SW SeqLlola Parkway-Solte. 100
Portla"d OR 97224
OffS03.968.8787 Fax 503.968.3068
lOWESHIW-3-02
SITE PLAN
AUGUST 2006
THE VilLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
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APPENDIX A
SEP 1 72008
FIELD EXPLORATIONS
Original Submittal
GENERAL
We explored subsurface conditions at the site by drilling 19 borings (8,1 through 8-19) and
excavating 12 test pits (TP-1 through TP-12), The explorations were completed betWeen July 5
. and'l!, 2006, Drilling and excavation services were 'provided::by Western States Soil
,Conservation, Inc. of Aurora, Oregon. The borings were drilled using a combination of hollow,
stem and mud-rotary techniques, The test pits were excavated by a small, track'mounted
excavator, The approximate locations of the explorations are shown on Figure 2, The
exploration logs are presented in this appendix,
A member of our geologic staff observed the borings and test pit excavations, We obtained
representative samples of the various soils encountered in the borings for geotechnical
laboratory testing, Samples were obtained from the borings using 1 Yz-inch,inner diameter, split-
spoon sampler (SPT sampler) in general accordance with guidelines presented in ASTM D 1 586.
The SPT sampler was driven into the soil with a 140-pound hammer free-falling 30 inches. The
sampler was driven a total distance of 18 inches, The number of blows required to drive the
sampler the final 12 inches is recorded on the boring logs, unless otherwise noted, Additionally,
relatively undisturbed samples were obtained by pushing thin-walled standard Shelby tubes into
the base of various borings in general accordance with guidelin'es 'presented in ASTM D 1587,
Soil classifications, sampler type, and sampling intervals are presented on the boring logs
included in this appendix. Grab samples from the test pits were obtained from the excavation or
back-hoe bucket.
SOIL CLASSIFICA T/ON
The soil samples were classified in accordance with the "Key to Test Pit and Boring Log Symbols"
(Table A-1) and "Soil Classification System and Guidelines" (Table A,2), copies of which are .
included in this appendix, The exploration logs indicate the depths at which the soils or their
characteristics change, although the change actually could b~ gradual. Classifications and
sampling intervals are presented on the exploration logs included in this appendix,
LABORATORY TESTING,
We visually examined soil samples obtained from the explorations to confirm field classifications,
We also performed the following testing,
MOISTURE CONTENT
We tested the natural moisture content of selected soil samples in general accordance with
ASTM D 2216, The natural moisture content is a ratio of the weight of the water to soil in a test
sample and is expressed as a percentage, The values are presented on the exploration iogs
included in this appendix, '
_DEsiGN~
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PARTICLE SIZ ANALYSISG
We' compl~ted particle size analyses on two soil samples in general accordance with ASTM C 136,
This test is a quantitative determination of the soil particle size distribution expressed as a
percentage of soil weight. The test results are presented on Figure A-26.
A ITERBERG, LIMITS TESTING
The Atterberg limits (plastic and liquid limits) of two samples of silty soil were determined in
accordance with ASTM D 43,18, The plastiC limit is defined as the moisture content where the soil
becomes brittle. The liquid limit is defined as the moisture content where the soil begins to act
similar to a liquid. The plasticity index is the difference between the liquid and plastiC limits. The
results of the testing are presented on the appropriate explorations logs and are presented on
Figure A,27,
MOISTURE-DENSITY RELA TIONSHIP
Two moisture-density test was conducted in accordance with ASTM D 1557 on a near-surface
native soil sample to determine the soil's maximum dry density, This test provides relationships
between soil moisture content and dry density for a specific amount of compaction energy, The
maximum dry density is the greatest density achieved during the testing, The moisture content
at which the maximum dry denSity occurs is termed the optimum moisture content. The
moisture-density test results are presented in this appendix on Figures A-28 and 29,
CBR
Two CBR tests were conducted in general accordance with the standard procedures in ASTM D
1883, The CBR test determines penetration or deflection of a soil under various loadings. The
test results are utilized for design of street sections (pavement and ba~e rock thicknesses), The
CBR values at a compacted density of 95 percent of the maximum dry density are presented in
the table below:
TP-4
TP,8
Sample Depth
(feet)
2
2
eRR
Sample Location
4
12
Date Received:
SEP \ 1100S
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KEY TO TEST PIT AND BORINLo LOG SYMBOLS
SYMBOL
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SAMPUNG DESCRIPTION
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Location of sample obtained in general accordance with ASTM D 1586 Standard Penetration Test
with recovery ,
Location of sample obtained using thin wall, shelby tube, or Geoprobe" sampler in general
accordance with ASTM D 1587 with recovery .
Location of sample obtained using Dames & Moore sampler and 300'pound hammer or pushed
with recovery
Location of sample obtained using Dames & Moore sampler and 140-pound hammer or pushed
with recovery
Location of grab sample
Rock coring'interval
~
Water level during drilling
Water level taken on date shown
I
GEOTECHNICAL TESTING EXPLANATIONS
PP Pocket Penetrometer
TOR T orvane
CON Consolidation
DS Direct Shear
P200 Percent Passing U.S. Standard No, 200
Sieve
HYD Hydrometer Gradation,
UC Unconfined Compressive Strength
SIEV Sieve Gradation
ENVIRONMENTAL TESTING EXPLANATIONS'
. CA Sample Submitted for Chemical Analysis
PID Photoionization Detector Headspace
Analysis .
ppm Parts Per Million
P Pushed Sample
l":I.lUESIGN~
GraphiC Log of Soil and Rock Types
<i"~""y Observed contact
'~'~~:',,-: ,: between soil or rock units'
,'-'~:':: (at depth indicated)
~l..
/, ' Inferred contact between
soil or rock units
(at approximilte depths
;:-. ;-. -, - indicated)
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DD Dry Density
All Atterberg Limits
CBR California Bearing Ratio
OC Organic Content
P Pushed Sample
RES Resilient Modulus
VS Vane Shear Date Received:
kPa kiloPascal
SEP. I 7 2008
Original SIJbmiHel_
ND Not Detected I
NS No Visible Sheen
SS Slight Sheen
MS Moderate Sheen
HS Heavy Sheen
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KEY TO TEST PIT AND BORING LOG SYMBOLS
TABLE A-I
I Consistency Standard Penetration I Dames & Moore Sampler Dames & Moore Sampler
Resistance (14o-pound hammer) (30o-pound hammer)
I Very 50ft Less than 21 Less than 3 Less than 2
150ft 2-4 I 3-6 2-5
I Medium 5tiff 4 - 8 I 6 - 12 5 - 9
I 5tiff 8 - 15 I 12 - 25 9, 19
I Verv5tiff 15.30 I 25-65 19-31
I Hard I More than 30 I More than 65 More than 31
I SOil ClASSIFICATION NAME
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I SOil ClASSIFICATION SYSTE...
/CONSISTENCY , COARSE-GRAINED SOILS
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Standard Penetration
Resistance
Verv'Loose 0 - 4
Loose 4-10
Medium Dense I 10 - 30
Dense I 30 - 50
Very Dense I More than 50
CONSISTENCY, FINE'GRAINED SOILS
Relative Density
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Name and Modifier Terms
GRAVEL. 5AND
sandy, oravellv
silIV. c1avev
some (oravel. sand)
I some (; ill. c1av)
I trace (oravel. sand)
I trace (silt. c1av)
I CLAY, 51LT
I silIV. c1avev
I sandy. oravellv
I some (sand. oravel)
I some (silt. c1~v)
I trace (sand. oravel)
I trace (silt c1av)
I PEAT
oroanic (soil name)
I (soil name) with some orqanics
I MOISTURE ClASSIFICATION
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~ dry
~I moist
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~ I GRAIN SIZE ClASSIFICATION
~
; I Description
.~ I boulders
t cobbles
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Dames & Moore Sampler
(14o-pound hammer)
0.11
11 - 26
26 -74
74 - 120
More than 120
I
very low moisture. d,rv to touch
damp. without visible moisture
visible free water. usuallv saturated
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coarse
fine,
coarse
medium
fine
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l":l'jDESIGN~
Sieve*
0.75",3"
#4 - 0.75"
#10-#4
#40 . #1 0
#200 - #40
<#200
Dames & Moore Sampler
(30o-pound hammer)
0-4
4 -10
10 - 30
30 - 47
More than 47
Unconfined Compressive
Strength (tsf)
Less than 0,25
0,25,0,50
0,50'1,0
1.0. 2,0
2,0 - 4,0
More than 4,0
Constituent Percentage
>50%
30 . 50%
15 - 50%
15.30%
5 -15%
<5%
>50%
30 - 50%
15 - 30%
5 '15%
50 - 100%
15' 50%
5.15%
Field Test
LiCl!t: r\t:lit:ivcJ.
~I:.'" 1 I lUUts
Original Submittal
Observed Size
>12"
3".12"
0,75"' 3"
0,19".0.75"
0.079" - 0.1 9"
0.017". 0.079"
00029".0,017"
<0,0029"
I
J
I
I
I
I
I
!
'.
lSS7S9NSotq~~.Sulttl00
I'onland OR 97224
00503_9688787 Fa>S03.968.306S
SOIL ClASSIFICAT'ON SYSTEM AND GUIDELINES
TABLE A-2
1
1
:I
:1
'I
'1
")
J
1
.I
OJ
.J
,I
1
1
1
I
j
1
I
i
..
z
Q:t: l.) ...
!;;:~ ~ ~
Gj 15 !;:; :::!i
.... ... <(
loJ I- Vl
Q
iQ
~
'<
=
~
=
w
~
<
Q
~
Z
"
~
"
o
~
DEPTH u
FEET :E
;:i
-ilC "
'~
:~
2'S~~
: i~-'5ense-:-grav:-fineGRAYawith-trace---- 3.2
. ~~ sand and silt; moist, poorly graded,
- ,.. 1 ~!!.r.Q.uJ:lQ.e.Q':T____"'________/' 4,5
5,0, - ,:,~' Very dense, uark gray, Tine to coarse,
- ;~) gravelly SAND with trace silt; moist,
. "':,'~ poorly graded, subrounded,
-;~~..:
~ "~"':
- ,'.'."
:'.f ..~.
7,5 -: ~ 'Yery-dense.darkgrav;-finerocOarse--- 75
. ~, GRAVEL with trace to some sand and
. p. trace silt; wet, poorly graded,
, ~.' subrounded.
10.0- Q ,
4s '.
- ~.
1>.
. 0 .
.li"
.~
0'
12.5- ~ '.
. }g.~
.~
. b "
3'.
lS.0-:~, silt grades out at 1 S,O feet
.:0',.
.~,
Q'
.~. '."
17,5-~'
o.
-b'.
.~.
.0
0""
200 ~.
.-0.:
.li "
.~.
Q
I
MATERIAL DESCRIPTION
Soft, brown, sandy CLAY with trace silt
and organics; moist (4-inch-thick root
zone, till zone 12 to 18 inches),
becomes medium dense at 20,0 feet
Exploration completed at 21.S feet,
21.5
22.5-
~
Q
"
Z
"
i1i
Q
o
w
"
25.0-
27.5-
'"
"
N
;;:
"';
~
0;
'"
:;:
~
:r
::J
~
~
30.0
DRIllED BY: Western Stales Soil Conservation, Ire.
, . BlOW COUNT
II MOISTURE CONTENT"
IIIIl RQll% ~ CORE RECX
50
~~.
[ :043
:.
[ .
~
:61 :
.'
L
J
:82:
.:
~
,27
:.
INSTALLATION AND
COMMENTS
lvO
t-.j
'5:!!
.;.2
.0.
. .
~ .
m~
..
~ii
~a.
~!5
;:'v
Q
%
90
.
Cunlngs contain gravtl (up
to 3-lnch dlameter) at 6.5
,..,
: 93
;a.
Date Received:
$P 11 2008
("\ril1inalS lbmitta\
o
50
BORING METHOD: hoI1oow-stam auger (see report ll!lxt)
LOGGED BY: SSP
BORING SIT DIAMETER: 8-frch
"
s
"
z
"
o
=
LfJD.JUESIG N~
LOWESHIW-3.02
lunSWSequol.o_-..y_Su!t.100
PonIand 0Jl~7224
OIJ 'OJ.96',1187 Fax SOl,HI.1Gll8
AUGUST 2006
BORING B,2
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
, 100
COMPLETED: 07/00I0O
I FIGURE A,2
'. '
',','
'I
"
9
u
i:
..
~
"
MATERIAL DESCRIPTION
:1
DEPTH
FEET
:J
--o,^
.~
~
2,S - ~ becames stiff and brown at 2.S feet
.~
SO-~
_ becomes very stiff; wet at 5.0 feet
Very dense, dark gray, fine to. caarse
GRAVEL with trace to same sand and
trace silt; wet, paarly graded,
subrounded.
becames dense with same sand at 7,5
feet
]
Medium stiff, dark brawn CLAY with
trace to. same silt; maist (4-inch-thick
raat zane, till zane to. 12 to. 18 inches).
:J
becomes very dense at 10,0 feet
:I
:J
J
:J
:.., .
,"f:J;.:
, .o!~,
, ~!S\
.B~S
lS.0-:O~'(
.:~~ becames dense at 15.0 feet
. ~(s\
,:9;,.~
17s-11~
<>.
o
0'
200 ..
c ;:".:- Medium dense, dark gray, fine to
l: . '::.,; caarse SAND with trace to. same gravel;
'? .:2 wet, paarly graded, subrounded to.
~ _ \subangular.
:' 22.S _I Explaratian campletedat 21.S feet.
~
<
c
'i:
iii
~
J
:I
.J
:I
J
~
c
'-'
Ii
'-'
in
c
8
'-'
2S,O-
J
27,S-
'"
~
~
.I
~
~, .
~
J
,;;:; 30.0
N
o
'"
;i;
'\;;;,'
I Z;.
10....
_:I: l:J
"f-f-z
<( c.. ;::
> UJ ~
~rO ~
1,1
20.0
f 21.1
UJ .. BLOW caUNT
....
Q. . MOISTURE CONTENT"
~ ITID RQD% IZZI CORE RECX
V1
o .50 lQO
INSTALLATION AND
COMMENTS
DO
.: P .
00-74 pet
;\l
- .
. "
"..
.o.
.:~
"'~
-oS
'.
i~
o
v
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J 1, ·
: 93
:4
,
48
I
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61
A'
~
~2
Driller <:ommenu: softer at
-17.0 feet
~I
,IS
:A'
Dc: ,te Received:
:lEP I 7 2008
Originallubmittal
o
10
100
~
~
"
BORING METHOD: hollow-stem auger (see reporlle)(J)
DRILLED BY; Western Slates Soil Conservation. Inc. LOGGED BY: SSP
BORING 81T DIAMETER: B-indl
J
9 lfIuJUESIGN~
lOWESHIW.3.02
1
I SS7S SWs.q.......'.r~"'.' .SuII.l00
I'ofTl....tOR97124
Off ~Ol96.,.781 Fa>< SOUr.a,lOlia
AUGUST 2006
COMPLETED: 07106106
BORING B-3
THE VilLAGES AT MARCO LA MEADOWS
SPRINGFIELD, OR
I, FIGURE A.3
J
'I
:1
:I
'1
:I
'I
'I
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1
I
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0
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s
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"
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s
"
9
"
z
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>:
j
.i
DEPTH
FEET
"
9
u
'i:
"-
:l
"
MATERIAL DESCRIPTION
.~
:~
2S"':~
' . 0 grades with some sand and few gravel
~ clasts at2, 5 feet
, Very dense, dark gray-brown, tine to
coarse GRAVEL with trace to some sand
and trace silt; moist, subrounded to
subangular.
< ::~~{~~
12.5 - ;~.:.:::
Medium stiff, dark brown CLAY with
trace silt, sand, and organics; moist (4-
inch-thick root zone, till zone to 12 to
18 inches). -
loose to medium dense, dark gray, fine
to coarse SAND with trace silt; wet,
poorly graded.
. :~:':'.'::
.::;':":,
.:.~. ~,.~
J;~~~;
15.0- :;...~..,;
-",-, becomes medium dense to dense and
: ~ \dark brown with trace fine gravel; wet
. ..~~ and subrounded to subangular at 15,0
,?, feet
17,S"': .g,l:1' Very dense, dark gray, tine to coarse
. .~,' G RAVEL with trace to some sand and
. ,g,r,,' trace silt; wet, poorly graded,
. :~. '" subrounded,
..og'
"0_-"
20,0 -l',."", "
",..
oj,
0",
:..
<'>~. -
o
~
~
co
'<
~
N
,
~
~ 22.5-
~
o
>-
z
'"
0.
2S.0-
27.S -
30,0
Exploration completed at 21.5 feet,
DRILLED BY: Western Slales Soil Conservation. Inc.
BORING METHOD: hollow.stem auger (s.ee report lexl)
lfJD.JUESIG N~
LOWESHIW.3.02
I~SHSW~Par.w.y.s...qt 100'
Ponl.o.n<lOR972H
orrSOJ,96U717 r.. SOJ96I.I061
AUGUST 2006
z
QJ: t.:l .... .. BLOW COUNT INSTALLATION AND
!;(t z ...J COMMENTS
f= "- . MOISTURE CONTENT"
>.... ::<
....0 Vl IIlII RQ~ I2ZI CORE RECX
...J UJ <(
.... f- Vl
0 50 100
1 5' ~
.a"
0
0.
.
.
~
.E
~p ~
'0.
l'E
.0
3,5 .- v
.
..
N
,,;
[ 1:
. 90
...
[ :43 Sample is Wl!!t at 7.5 feet.
:.a.
8,5
Upper 2 inches of sample
10 : contains trace gravel at 10.0
P20a ... . feet.
L P200-~
r 15,8
:61:
...'
21.5
~
75
:.Ir.:
Da1 e Received:
!,EP 1 7 2008
?
.....
.,
1
.:.
. Original Submittal
o
50
100
LOGGED BY: BBP
COMPLETED: 07106/06
BORING BIT DIAMETER: B-inch
BORING B'4
THE VILLAGES AT MARCO LA MEADOWS
SPRINGFIELD, OR
FIGURE A-4
1
:.,
:I
J
:1
: I
J
]
J
'I
J
.I "
~
~,
U:~
~'
~.
r:;
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:t .,
>-
, ~'
"
>-
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"
"
z
"
Vi
.I :::
"
~
"
.,
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~
~
"
.I ~
;>
'i'
~
~
~
s
.J "
9
"
z
'"
"
~
"'
9
DEPTH u
FEET ~
~
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MATERIAL DESCRIPTION
--0,'
.~
:~
2S~~
l;~I:Jl"
._~i>
.Pil)'
:0'."
s.o-,..Q"
. :gjJ. becomes very dense at 5,0 feet
. ~~6'
'3~<;;
-~~~~
,.(y
7.S- 'gJJ<;; becomes dense; wet at 7,5 feet
. il;'~
..:",
100-:~JJ b d 100 f
'6'., .ecomes very ense at . eet
. . :~~.. .'
'PJ:'i
._~6?
.c.t:
1 2 S - ~IJj'
'9.
Q
'c
,.
.c.
. PJj
lS 0 0_
f~ . Medium dense, dark gray, fine to
'0 coarse SAND With some fine gravel;
~. wet, poorly graded, subrounded
'QO
'cO! Very dense, dark gray, fine to coarse
17 s - ~.'" GRAVEL w,th trace sand and silt; wet,
g!'i poorly graded, subrounded,
.(y
:.<:>..<::
oJj<
'~cl
20.0 -{qjJ,.~
~G~
?..~
. "g.;
Medium stiff, brown CLAY with trace
silt, sand, and organics; dry to moist (4.
inch.thick root zone, till zone to 12 to
18 inches), "
Dense, dark brown, fine to coarse
GRAVEL with trace sand and silt; moist,
poorly graded, subrounded:
Exploration completed at 21,5 feet,
22.S -
25.0-
27.S -
lO.O
DRILLED BY: Western Slates Soil Conservation. Inc.
BORING ~ETHOD;'hollow-slem auger (see report lext)
lftUlUESIGN~
LOWESHIW.3.02
1 SS7l SW.5elluola Pll1<w.~. Sur.. 100
PortI.ndORgHH
Off ~O),96!8a1 fa. ~OJ_968)068
AUGUST 2006
'-;;
z ,~.
0'
_I <.:J
!;;tt z
>l.IJ ~
wO VI
...J w
UJI f-
LLl . BLOW cau NT
~ . MOISTU RE CONTENT"
~ om RQDll ~ CORE RE0'
VI
~ so lvO
.~~. ,.
]] ,
l.O : 44
:...
~ ~7-5~16., t-
r 15,0
15.3
21.5
LOGGED BY: BBP
40
...
L
I
~
: 28:501~.s- ~
~'
is.50I4'J.
~
50 :
"
INSTALLATION AND
COMMENTS
o
1"2
. 0
Z]-
. .
-~
~ 0
,..,;o:l
%i
E
8
,
uate Received:
SEP I 7 2008
Origidal Submittal
:'1
o
50
BORING BIT DIAMETER: 8-irlCh
BORING B.5
THE VILLAGES AT MARCO LA MEADOWS
SPRINGFIELD, OR
100
COMPLETED: 07106106
I FIGURE A,S
~I
:1
:1
'I
"]
:1
: I
:J
:1
J
"I
,I
J
I
1
.I
J
J
'1
I
'"
9
u
:;:
..
~
'-'
-{),C .~
'~
2S~~
DEPTH
FEET
"
~
"
.;;
o
,
~
,
m
'"
>-
<
"
>-
z
"'
..
22,S-
>-
"
u
Z
u
;;;
w
"
o
w
U
2S.0-
27,S-
'"
u
N
0:
>-,
~
:c
<;>
~
z
::J
'"
S
u
g
u
z
"'
o
m
30,0
M-:.TERIAL DESCRIPTION
becomes very dense at 1 S,O feet
Exploration completed at 2'1 .0 feet.
DRILLED BY: Western States Soil Conservation. Inc.
BORING METHOD: hollow-slem auger (see report text)
\"J.IJUES IG N~
LOWESHIW-3-02
lSS75SWS.quollPorl<....y.SUII.100
Portland OR 97224
Off SO).%1,8717 FI> 503.%8.1061
AUGUST 2006
ZI
'QJ: <.:i '"
~t ~ ~
> UJ V') ~
~O lJJ <{
~ I- Vl
21.0
LOGGED BY; B8P
.. BLOW COUNT
. MOISTURE CONTENT"
lIID RQ~ EZJ CORE RE~
INSTALLATION AND
COMMENTS
SO 100
,
, 4.
,.
7'
.
:41
.
Cuttings contain cobbles (up
to 4-inch diameter) at 13.0
feet.
,7S
,. ,
[I
~2.5l?'6', ~
U8' e Received:
. ~EP 1 7 2008
. 0'"", t",mit~1
o
50
100
COMPlETED:,07f06106
BORING 81T DIAMETER: B-inch
BORING B-6
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
FIGURE A'6
-
..-I!
t:.f!
-..
MX
..
N~
:t.~
c.
E
o
u
.
"
.
'"
:,~
,..".
."
'I
"
o
~
DEPTH u
FEET. :E
~
"
~I
---{) C
.~
:~
2'S~~
.~
.~
;O~~
.~
:~
.QJ!"
7.5-~:.'"
,~;;
:g~
.:... .
..~;;
,<w
~ O~I:
10.0 - :~~... .
on,
. '6~''!
. "ey
.t::>...c:.
.p~'i
125 <~~
'~CY
. :3~S
''''(:;\
.:~;.;~
15.0 - ~~~~
.....Cj
.:9;;C
.,,,~,,
<~~
'Q~"
175- :<;D\
. :~~S
".-'(
. :~C:f
.~...S
. .'61J''(
200- .:... .
, ',"',.-
~ . ~q~.
0:- .0....
.L; ,
12 .\:S",.
00
N
~'
:1
: 1
:1
'I
:I
:J
'I
:J
.I
1
I
~I 22.S-
e,
..,
~I
~'
I
b 25.0-
'-=1
z
~
in
::!
8
u
I
'"
U
N
27,5-
J
~
~
.,:
.I
;;;
N
9
m
;<
~
"
::;
'-'
9
'-'
z
01
o
00
30,0
/'
~..:+~
~;j': .'
MATERIAL DESCRIPTION
Medium stiff, dark brown CLAY with
trace silt, sand, and organics; moist (4-
inch-thick root zone, till zone to 12 to'
18 inches),
becomes stiff, brown, and sandy;
organics grade out at 2,5 feet
Very dense, dark gray. brown, fine to
coarse GRAVEL with trace to some silt
and sand; moist, poorly graded,
subrounded,
becomes wet at 10.0 feet
becomes dense at 15,0 feet
Exploration completed at 21.5 feet.
DRILLED BY: Weslem Stales Soil Conservation, Inc.
BORING METHOD:" hollew.slem auger (see reporllext)
LOWESHIW-3.02
.,
lSilS SWStiluol.l ,..,~...,. Sulu 100
1'on1.....0Il.91n.
Off '>Ol.961..717 Fn SOl9U,l061
AUGUST 2006
z
O'
_:1: '-'
. ~~ ~
~O VI
...J u.J
u.J f-
6,7
21.5
LOGGED BY: SBP
ATT
UJ ... BLOW COUNT
...J
0.. . MOISTURE CONTENT"
~ om RQIll' ~ CORE RECX
Vl
o 50
j 6:
..... ..
L
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
CA
:12:
...'
, 66
,....,
,76
,....,
I
58
....
~
, ,
'-44
:.
~;
:41
.
:"
:,1
INSTALLATION AND
COMMENTS
1 '0
LL _ 44"
PL- 23"
c
o
~
o
0.
.X
.
~
-2
,
"
~
..
o
.,;
.\1
Driller comments: softer at
14.0 feet
[ ate Received:
SEP 1 7 2008
Orig[n~ I Submittal
o
50
lfmJUESIGN~ I'
I
BORING BIT DIAMETER: 84ndl
BORING B'7
100
COMPLETED: 07107106
I. FIGURE A-7
'I
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'I
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'I
'I
')
')
J
I
I
I
I
I
J
.I
]
"
o
~
DEPTH u
FEET ~
~
"
.~
:~
2S~~
:~
:~
s,o
MATERIAL DESCRIPTION
Medium stiff. dark brown CLAY with
trace to some silt and trace sand and
o"rganics; moist (4-inch-thick root zone.
till zone to 12 to 18 inches),
becomes brown; organics grade o~t at
2.5 feet
Stiff. light gray-brown SilT with some
clay; moist,
z'
~'~ ..., t.u
~t ~ ~
Gj~ II") :i
.... UJ <(
UJ f- V>
5,0
7.5 -: g. "~c' \becomes wet at 7.5 feet , r 7,.
'1';,', Dense, gray. tine to coarse GRAVEL with
. pJ trace to some silt and sand; wet. poorly
. 2,'. graded, sub rounded,
'c'
10,0- Q~
,0"", becomes very dense at 1 0.0 feet
:.". .
_ ,:9.
.0
-0 .'
:... .
-,~..
0.'
12,S - "6'",:
51
~
oD
~
~
N
,
~
~
<
e
!;;
"'
~
l-
e
"
Z
"
~
e
e
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27,S-
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"
N
~
1-,
~
30,0 ~
..
N
o
...
;!;
"
:n
~
~
"
e
~
"
z
"'
fil
Exploration completed at 25.4 feet.
DRILLED BY: Western States Soil c......". ....v... Inc.
. BC?RING METHOD: hoIlow-stem auger (see report text)
LfmJUESIGN~
LOWESHIW.3.02
ISS1S SWs..quolo I'ulo...., .!ou11.100
.,.""III>ClOR97221
Of\' ~03.~a,'7'7 fl>< SOJ.!l6a,lotil
AUGUST 2006
25.4
lOGGED BY; SSP
... BLOW COUNT
. MOISTURE CONTENT"
IIIIl RQOll I2ZJ CORE RECX
INSTALLATION AND
COMMENTS
50
100
II ..
5:
....
:11.
... .
J
39
...
Driflercomments: gravel at
7.5 feet
57
...
Driller comments: augers
filled with water
r
: l8
[
I
9.
....
Date Received:
SP , 7 2008
LJ.J
Ori9\11~..:bmittal
o
50
100
COMPLETED; 07107106
BORING BIT DIAMETER: 8-indl
BORING B-8
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
FIGURE A-S
""
. "
" 0
0"
t:i
"'D
"":'~
i}
8
:1
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:1
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..
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m
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9
..,
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~
1
I
DEPTH
FEET
--o.r
-~
2":~
5.r :i~~
o'
-0 '.
7S l' 3&1
.,;C).
:W!,~
:"'~
- :9.
0"
10.0- o",~
- :.,::.~,'
17.5':"'- ~.:~~:.-_
25,0
"
9
u
:;:
~
~
"
MATERIAL DESCRIPTION.
Soft, dark brown CLAY with some silt
and trace to some organics; moist (4-
inch-thick root zone, till zone to 12 to
18 inches),
Medium stiff, brown SilT with some
clay; moist. '
Dense, gray, fine to coarse GRAVEL with
trace to some sand and silt; wet, poorly
graded, subrounded.
becomes very dense at ],S feet
Medium dense;darkgray;-fiiie-iCi --- -- 14,0
medium SAND with some gravel; wet,
poorly graded.
Very dense, gray-brown, fine to coarse
GRAVEL with trace to some sand and
trace silt; wet, poorly graded,
subrounded.
',,"..' Medium dense, gray-brown, gravelly
_ ':. .-; SAND with trace silt; wet, poorly
..:.:;::;; ,graded, subrounded.
Exploration completed at 26.S teet.
27,5-
i
30,0
DRILLED BY; Weslem States Soil Conservation, Inc.
BORING METHOD: hollow..slem auger (see repor1 ted)
~":l'lUES I G N~
LOWESHIW-3-02
I SSH 9N Sequoll Pvb.~ . SUlII 100
Portland 011 97224
OffiOI.96I.1117 FuS01.96U061
AUGUST 2006
Z
Q:I: l.]
~~ ~
~O VI
..J UJ
UJ f-
18.0
25.0
...- 26.5
2.5'
5,0
LOGGED BY: sap
INSTALLATION AND
COMMENTS
UJ .. BLOW COUNT
~ . MOISTURE CONTENT"
~ ITIIl RQllll {:ZI CORE REel
Vl
o so
13 '
l.~
I.
5:
., .
1 '0
"-
~ eo
"-
.~
E~
-m
me
,..,j..
~i
E
e
Driller comments: gravel at
4.9 feet
~-5(,lf5.,1.
102
..
SQI6", ~
Date 1 ~ecaived:
SEP 1 7 2008
, )fig;,.! sutom,
so
100
~
38
.
BORING BIT DIAMETER: B4nCh
COMPLETED: 07/07106
BORING B-1 0
THE VilLAGES AT MARCO LA MEADOWS
SPRINGFIELD, OR
I FIGURE A-10
~
[ .
L
18
.
I
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27
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~
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.I 9
~
~
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9
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z
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~
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DEPTH
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--{J.e
..~
:~
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2.5 J
5.0 v. t;".
-~~
- ,~o..~
,P~1
..~~
,~ioe
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- :~6?:
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1 0.0 ~ :~f~~~'
. :>';':.::
: 0~~~
:"t :.~
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12,S-:'::<j
~ '.,f'":.
l<?JJ
. 0 I"
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,0. .
22.5 - '''61
:~~
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,:.c;.-~
. QO"
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25.0- ,,~
~"
:~~
27,5-
30.0
'~<...-J':" ~ H
"
9
u
;:
..
~
"
MATERIAL DESCRIPTION
Soft to medium stiff, dark brown CLAY
with trace to some silt and organics;
dry to moist (4'inch.thick root zone, till
zone to 12 to 18 inches),
Medium stiff to stiff, brown SILT with
trace to some clay; moist,
Very dense, gray, fine to coarse GRAVEL
with trace sand and silt; wet, poorly
graded, subrounded.
Medium dense, brown, fine to coarse
SAND with trace silt and trace to some
fine gravel; moist to wet, poorly
graded, subrounded,
Very dense, gray.brown, fine to coarse
GRAVEl with trace to some sand and
trace silt; wet, poorly graded,
subrounded.
Exploration completed at 26.5 feet. 26.5
DRILLED BY; Western Stales Soil Conservation, Inc.
BORING METHOD: hollow-slem auger/see repOl1 (elC1)
lfIgUESIGN~
LOWESHIW.3,02
lSSlSSWS.quo/.oPa'\""V.SuIt.l00
PcnIAnd OR 91214
Off 5(1).96&,8787 fa> 103.96&.306'
AUGUST 2006
Z"
, Qfi:
. .... f-
<"-
>IUJ
UJO
..J
UJ
- 13.0
::. ,. "
\~
. !~7--
u
Z
i=
V1
UJ
f-.
UJ oil. BLOW COUNT
..J
"- . MOISTURE CONTENT"
~ [[]]] RQ0l' I2ZI CORE RECX
V1
o so
1.
2.5
1. .
'-
5.0
IJ
67
....
9,0
~I
:12:
...'
~
58
...
~ .
.23-~B-sqf5.. ~
~
:5OI~.5o; .
INSTALLATION AND
COMMENTS
1>0
" .
.g
.
~
0.
. :
.~
-<
.~
..
:lQ.
-E
:;s
l'
Driller com menu: sohat
9.0 feet
Date Received:
SEP I 7 2008
40
oil.
. Or;! inal Submittal
o
so
lOGGED BY: SBP
BORING arT DIAMETER: 8-ind!
BORING B-II
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
100
COMPLETED: 07107106
FIGURE kiT
:'1 '" z
0 Q:z: <.J '" .. BLOW COUNT INSTALLATION AND
~ 1-1;: z
DEPTH u ...J COMMENTS
:;:'" i= 0- . MOISTURE CONTENT"
FEET ;E MATERIAL DESCRIPTION ",0 V1 :::< IIID RQDll IZZJ CORE RE~
J ;:; ...J '" <(
'" I- V1
'" 50 100
Medium stiff, dark brown CLAY with ~ 7
trace to some silt and organics; dry to CA Ac
'I moist (4-inch,thick root zone, till zone Water level not measured.
to 12 to 18 inches),
,becomes brown; moist and organics ~ J. .: .
:1 .!!
grade out at at 3,0 feet Driller comments: gravel in ;
li
shoe at3.3 feet D.
x
.
5,0 ~
Very dense, gray-brown, fine to coarse 5,0 ~ . 65 E
:1 ,
. GRAVEL with trace to some sand and :.: ~
silt; moist to wet, poorly graded, :f
"
subrounded, ~
~
:I becomes wet at 7,5 feet >l
:61 :
.'
1
:I ~ :19~5-50/5'. .
J Driller comments: easil!:r
drilling from 12.0 to 15.0
feet
:t
: 74
:..: J
J 'c
:I
,I S\ ~I 75
~ :..
..
'<
m
N
,
m
.I "'
~
< . Date F eceived: i1i'
0
~ :..::~
z . . . . .tt
~
~ :"'('
J ~ SfP 7 2008
0 IJ 5016", .
u
Z Exploration completed at 25,S feet, 25.5
,U Orgi'nal Subn iltal
i1i
.I 0
0
w
U
'" 27,5 -
u
~
J a:
..,
~
;;; 30,0 0 100
N 50
J <;>
; DRILLED BY: Western States Soil Conservation, Inc. LOGGED BY: SBP COMPLETED: 07107106
:J:
~
~ BORING METHOD: hollow-stem auger (see report text) BORING BIT DIAMETER: 8-inCh
c: I
J u .1I:aIJLJESIG N~ LOWESHIW-3-02 BORING 8- 12
0
~
u
z
'" lSS7~SWs.q...ola"'.*.y'SuII. 100 " THE VILLAGES AT MARCOLA MEADOWS I
0 PortI.wlOR912N AUGUST 2006 FIGURE A-12
m OffS01.96'.,7.7 rnSOI.96'.106t SPRINGFIELD, OR
1
I
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J
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,/
J
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DEPTH
FEET
--(),C
.~
~
2,5 -. f
5.0-
_ J~,'N:
'-'
o
~
u
:;:
~
;2
'-'
MATERIAL DESCRIPTION
Stiff, dark brown CLAY with some silt
and trace to some organics; maist (4'
inch.thick root zane, till zone ta 12 ta
18 inches),
Stiff, dark brown SilT with same clay
and trace organics; moist,
..becames very stiff a'nd brown with
. trace gravel; organics grade aut at S,O
. _ ~ _ feet. '
. ~V'i Very dense, brawn;-fine t.o caarse
7,5- ,)S<y GRAVEL with trace to same sand and
.}?J)' silt; moist, poarly graded, subraunded
.:~,'" ta subangular,
,:~,,'
.00,
. '6"".
100 .:9....
, - ,g,.' becames gray'brown at 10,0 feet
-:...,
.$>";>
oj,
.~ }',
5;'
~
CD
!2
.'
~.
.'
"
>-
<
Q
>-
Z
"
~
22,5
>-
Q
~
Ii
~
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8
~
25.0-
27.5-
"
"
~
0:
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~
~
N
9
'i
.-~
w
~
"
30.n
~
9
~
z
"
Q
~
becomes medium dense at 1 S.S feet
becomes wet at 20'.0 feet
Explor~tion completed at 21.S feet,
DRILLED BY: Western Slales Soil Conservation, Inc,
BORIN.G METHOD: hollow-slem auger (see repO!1 text)
lfllfJUESIGN~
LOWESHIW.3-02
lHn swSequoll hrk....v.Sut,. 100
.......1&ndOR97224
Off ~Ol.%a_8117 r.... 10).968,)061
- AUGUST 2006
-,
1 " . ~!~: "~.>:
, I"
z
.' 0J: <.:J
. .f. p: I- Z L.I.J
'<(o...-ii
>W f- ~
UJO VI <::
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u.J f- '"
2.5
.- 6.5
21.5 .
,~
LOGGED BY: BSP
I
I
. ~ 'f..
_ _ ,v
1
9
..
... BLOW COUNT
. MalSTURE CaNTENT"
ITIIl RQall IZZI CaRE RE~
INSTALLATION AND
COMMENTS
I ~
i-I
I
~
w
:,
"
:..
o
50,
110
. "
.
,.:
Driller comments: gravel at
6.5 feet
: 93
A
63
,. '
Top of sample,is wet at 10.0
feet.
: 14
,.:
54'
.
Dat~ ~eCeived;
SI!P f 7 2008
, .,. I:'
. qriginal Slib"niltal
i
50
100
COMPLETED: 07/10/06
BORING BIT DIAMETER:.S-inch
BORING 8-13
"
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
FIGURE A-13
,I
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FEET :E
~
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---{).c . ~
:~
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- 'StifCbi'own 5ILT- With son-ie clay; mOTst. -::'
5,0-
o
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.;;
o
,
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,
~
~ 22.5-
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o
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0:
e-,
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~
9
~
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~
~
30,0
'-'
g
'-'
z
Oi
o
~
MATERIAL DESCRIPTION
Stiff, dark brown, gravelly CLAY with
trace silt and organics; dry to moist (4-
inch-thick root zone, till zone to 12 to
18 inches).
Very dense, gray-brown, fine to coarse
GRAVEL with trace sand and silt;.wet,
poorly graded, subrounded.
Exploration completed at 21.S feet.
, DRILLED BY; Western Stales Soil ConserVation, Inc.
BD,RING METHOD::holJow-stem auger {see report text)
LltBUESJGN~
" LOWESHIW. 3-02
IH75 SW'>t<luolll'lrI<;...~. SuIIIIOO
I'on\andOR91224
OIfSllJ.%11717 Fu IOJ.96alOfi'
AUGUST 2006
z
Q:z:: l) LI.l
!q:t z ~
>LU ~ ~
.~O ~ <{
u.J1 I- V')
.,
.4.0
21.5
6.9
LOGGED BY: B6P
.. BLOW COUNT
. MOISTU RE CONTENT"
rrm RQD% I2ZI CORE' RECX
INSTALLATION AND
COMMENTS
c
50
100
:11'
.'
ill "
B ~
~
. 0
"
x
.
0
~
=
J ~
. ' 35 .
.' '"
0
~
.'l
r '8
..
~ 58
.
~
, 66
.
~I
!
:62"
.
Date REceived:
C~r I 7 2008
""i
Or~inal Subm tt",
o
ICO
10
COMPLETED; 07/10/06
BORING BIT DIAMETER: 8..JnCh
BORING 8-14
r
J
I
THE VilLAGES AT MARCOLA MEADOWS
, SPRINGFIELD, OR
I FIGURE A'14
'I
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J
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J
.'.
t.J
9
u
'i:
Q.
;2
t.J
--o.e ,~. Stiff, dark brown CLAY with some silt
~ and trace to some organics; moist (4-
: 0 inch-thick root zone, till zone to 12 to
~ 18 inches).
2 - . // .
: .1U Stiff, dark brown SilT With, some clay
, and trace to some organics; mOist.
. ;:,,:~, MecJTum-dense:graY::brown:-fmeiO--~ 3.5
'.~<j medium SAND with trace silt; moist,
5,0 - ,,:.;,:" poorly graded. '
..... ~_.
DEPTH
FEET
MATERIAL DESCRIPTION
Very dense, gray,brown, fine to coarse
GRAVEL with trace to some sand and
trace silt; moist, poorly graded
subrounded to subangular.
becomes wet at 7,5 feet
, becomes dense at 15.0 feet
Exploration completed at 21.5 feet,
22,5-
.,
25,0-
27.5-
30,0
DRtL~ED BY: Western Slales Soil ConservaliO/l. Inc.
BORIN.G MI7THOO: hOllow-stem auger (see report lext)
~".'1UESIGN~ I-
I
LOWESHIW-3-02
IlSH SWS4-quolo P"'~"'"f. Su~. 100
Portland OR 9722.
otf.\O!.9U.8787 ~.. St)l.96a.}061
AUGUST 2006
~' ,'..,
"1f
Z
QI '-'
~b: Z
>LLJ ~
W 0 VI
... UJ
UJ I-
2.5
5.5
21.5
LOGGED BY: BBP
UJ
...
"-
;:;
<(
VI
o
... BLOW COUNT.
. MOISTURE CONTENT ~
0llJ RQD% I?ZJ CORE RECll ,
50
~ 1
~
.33:
c.i.,
~
:81:
...
INSTALLATION AND
COMMENTS
100
Shut down drilling on
07/10/06 at 1630. Resume
drilling on 7/11/06 at 0712.
Daiie Received:
~I fP I 7 2008
Original Sllbmittat
o
50
,
"
BORING BIT DIAMETER: 8-inch
BORING B-15
THE VILLAGES AT MARCOLA MEADOWS
, SPRINGFIELD, OR .
100
. COMPLETED: 07/'''06
I FIGURE A-IS
'1
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,
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D
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in
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D
Iii
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.I 0:
...,
m
a;
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;<
"
:D
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0
~
"
Z
'"
0
~
1
DEPTH
FEET
c:>
9
u
;:
"-
;2
C>
MATERIAL DESCRIPTION
-{),~
'?a
:~
''0
25 .
-'?a Stiff, brown CLAY with trace silt; moist,
.~
50"':~
.~~-----------------------
,'>:- Very loose, gray-brown, fine to medium
. ,0/; SAND with trace silt; wet, poorly
::c< graded,
7.5"': .gJf VerY dense;-gray-orown-;- fine to-coarse---
. :<>.' GRAVEL with trace sand and silt; wet,
. g~ poorly graded, subrounded to
.", , subangular.
{g~
10,0-.:.......
'c" becomes medium dense at 1 0.0 feet
'i>Jj
''0/-.
,:... ."
-,t=:>i>
00:
. '6~''(
12.5 - .",Si]
{gJJ'
, -..t~:'(
g4i
15.0~ ~2".;.
. oWl
:~~
L;:,::-~-;
Medium stiff, dark brown CLAY with
trace to some silt and organics; moist
(4-inch,thick'root zone, till zone to 12
to 18 inches),
becomes dense at 1 S ,0 feet
........
Medium dense, dark gray, fine to
coarse SAND; wet, poorly graded.
17,5-::-:>
~ 0:~~;
;.'~ :.,
-..,....;:
20.0 - )~r:.;
~ S:;~:
:::~. ~-~
becomes very dense at 20,0 feet
Exploration completed at 21.S feet, 2J5
22.5 -
25.0-
27,5-
30,0 ~
DRILLED BY: Weslern Slates Soil Conservation. Inc.
BORING METHOD: hollow-slem auger (see report lext)
(":I'lUESIGN~
LOWESHIW-l'02'
1 SSlS sw Sequoia P.",w.~. Suit. 100
I'oItland OR 97224
011503.968.8717 Fax SOl.%U068
AUGUST 2006
z
Q:r: <.:J
!;;:t z
>UJ ~
wO VI
-" W
w f-
UJ .. BLOW COUNT
..J
"- . MOISTURE CONTENT"
~ []I] RQD% ~ CORE RECX
VI
o SO 100
I 6
1 4
2,5
8 ..
ATT I. .t.
5,5 4
4:
J
7.0
j
~ 2S
:4
16.0
LI
I
,
o
LOGGED BY: SSP
, 76
4:
,35
:4:
o
89
4
INSTALLATION AND
COMMENTS
lL- 49%
PL- 25"
Driller comments: gravel at
7,0 feet
ij
"dj
..:~,'r:t
, '~f
,.~
:'t
I late Rec! ~ived:
~cr ' i 7 2008
Origir aISl.lbmittf-!
, , , , I
.. ....
50
BORING BIT DIAMETER: 8-inch
BORING 8-16
THE VILlAGES AT MARCOlA MEADOWS,
SPRINGFIELD. OR
100
COMPLETED: 07111/06
I FIGURE A-16
~,C .~
:~
2S~~
.~
.~
5.0 ,11 r Stiff, brown, sandy SILT with trace clay; . 5,0
U mOist.
:;;,~.:~ Loose-tO' medium dense; gray-:-brown,- ~ 6,0
. ":/"i fine to medium SAND with trace silt;
7.5 ~ ?:;:~,; moist, poorly graded,
. .~~:..:
.. .h.l
-~,._----------------------
. pij Very dense, gray-brown, fine to coarse .,5
. ~<)) GRAVEL with trace to some sand and
10.0 _ ,p",' trace silt; wet, poorly graded,
J~, ", subrounded to subangular.
.:9..
-,0
''6>.
.'~..'
. "
12.5 - ~~:".'.
. .:9.
,"
..~~
.,:p..~
,g~
150- ':"'\...y
, lr
..... .
';C..
",
- 6" ",
17.5 ~ ~~~~..
01
:1
DEPTH u
FEET ~
:i
lJ
'I
:1
l
:1
l
:I
:I
.I
J
-:~...'
:~~
"'1>
20,0 - p~'i:
~ . ~<:Y
~ -,q~
<<
;: 22.$_1
~;
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.I
Iz
'"
~
J
...
o
'-'
Ii
'-'
i1i
o
o
w
'-'
2S,O-
I
27.5-
'"
"
~
I
0:
...,
m
m 30.0
N
~
3:
'r
:n
~
J
J
...f'--';.
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..
,
lJ
9
z
0"
_I <.:J
. """'.... z
<n.. i=
>"'0 '"
'" '"
Ld. ~
MATERIAL DESCRIPTION
Stiff,dark brown, gravelly CLAY; dry (4.
inch.thick root zone, till zone to 12 to
18 inches),
,
Exploration completed at 21,S feet,
21.5
DRILLED BY: Western Slales Soil Conservation. Inc. LOGGED BY: BSP
BORING METHOD: hOllow-stem auger (see report teKt)
~ ~UESIGN~
z
0:: IU1SswSellL>Oll Puk.....y.s..rc.IOO
o Putland OIl 97124
CD otrSOJ.96I.IJ17 fuSOl.96I,J06'
1
LOWESHIW+02
'"
..J
"-
;:;:
<
'"
o
.. BLOW COUNT
. MOISTURE CONTENT"
ITID RQD% I2ZI CORE REC%
50 100
~
:11:
...'
III ...
W ... '
,'13:
:4.
i
:n
...
.63:
'...0
!I-
:81:
..
~
,INSTALLATION AND
COMMENTS
Driller comments: gravel at
6.5 feet
:91
A
Date I ~eceived:
SEP I 7 2008
,.
I.
C riginal Subl nittal
o
so
BORING BIT DIAMETER: 8-indl
BORING B-17
AUGUST 2006
THE VILLAGES AT MARCO LA MEADOWS
SPRINGFIELD, OR
1O0
COMPLETED: 07/10106
I FIGURE A-17
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01
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nsJ
Exploration compieted at 21.5 feet,
>-
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v;
w
o
o
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U
25,0-
27.5-
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:r
~
w
'"
'"
30,0
DRILLED BY: Weslem Slales Soil Conservalion, Inc,
BORING METHOD: hOIlow--stem auger (see repol1 text)
~ LfmJUESIGN~
~ lH7SswSeQUOl&~":lv.SuI1eloo
o Portland OR 97224
co Off ~OJ,%U111 Fl' SOl.96I.l061
LOWESHIW-3-02
AUGUST 2006
[
21.S
~
LOGGED BY: B8P
:41
.
;.
"
,
49 :
A
t Date Re,:eived:
;.
C:FP I . 2008
Orilinal $lIbmit:~1
o
50
100
BORING BIT DIAMETER: 8-ind1
BORING B'18
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
COMPLETED: 07/10/06
.1
i'til
.:<~
,\j
,
I FIGURE A.18
'I
:1
'J
:]
:I
:I
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l
]
]
I
J
J
J
I
I
J
J
1
\;>
9
DEPTH u,
FEET :E
;2
\;>
MATERIAL DESCRIPTION
--{) ^
. ~ Medium stiff, dark brown CLAY with
o some silt and trace to some organics;
.. ~ dry to moist (4-inch-thick rodt zone, till
~ zone to 12 to 18 inche~),
2 s - ~ becomes very stiff and brown with '
. g?~ 1\ trace to some clay; organics grade out. r 30
.~~ ~!...2.:..S..!~e.!._______z;:______.J
. tJ':.~ Very dense, gray-brown, line to coarse,
5.0 ...J~1)j GRAVEL with trace to some sand and
. $&1 silt; moist, poorly graded, subrounded
. '~I)j to subangular.
. . ~i becomes dry to moist at S,O feet
7,5 - '2jr,
:tt~
~k
-.....\..).
.~j>c
] 0.0 ~ ,gJ':.1 becomes wet at 10,0 feet
.r;;!
. ::9..~
'il~'
12.5- ~,:...,..
. ~:9j>
, ,gJ1
..:"'. .
.:9"R::
, X'J':.oi
15.0-.~~
.g?oi
, ",',ct,
:<::>;.:\..-
tgJ':.oi
175 - ,~S?1
.,gJ':.1
becomes medium dense at 20,0 feet
S!
.,
<i.;
E'
.1
^'
-,
.,
~; 22.5-
~i
~I
'"
~
Exploration completed at 21,S feet,
>-
"
~
.%
~
in
"
"
~
25.0-
.,
27.5-
'"
~
N
0:
>-,
~
1
30.0
;;;
N
'0
.;,
~
DRILLED BY: Westem Stales Soil Conservation, Inc.
__r"';
. BORING METHOD: hollow-slem auger (see report telct)
~
"
~
~
z
'"
Iii
ltiDJUESIGN~
LOWESHIW-3-02
1 Sin SWSeq_ Parkway. S..II~ 100
Portl.J.nd0ll97224
Off 501,%8,87'1 fn 501.961.3061
AUGUST 2006
". .!~ ;'" .
21.5
z',-
0'"
_I l:J
1"1-' Z
<( 0.: j:::
>cs V1
~ UJ
UJ, I"
LOGGED BY: BBP
UJ 4 BLOW COUNT
c: . MOISTU RE CONTENT"
~ []]] RQDll I2ZI CORE REC%
Vl
.0 . 50
.1 .s,,'
W--
~
: 7l
...:
, 67
...
II:
i':
l .' '00
,.
II t: : 64
,...:
, '
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~
52:
. '
l
:42
...
INSTALLATION AND
COMMENTS
]'0
,Oa,tE ReCeived'
. ~,. , .
,t::t:/l
17 2008
(jriginal Sui mittaL-
u
'"
" BORING BIT DIAMETER: S'.inch
BORING B,)9'
THE VILLAGES AT MARCO LA MEADOWS
SPRI~GFIELD, OR
w
COMPlE!ED: 07/11/06
I FIGURE A')9
'I
fl
'I
:1
:I
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:J
:I
:I
:J
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:I
'I
J
.I
J
J
I
-i
I
J
TP,2
o.n
'. // Hard, dark brown CLAY with some
:<< gravel and trace silt and organics; dry
. ~ to mois~ (3-inch-thick root zone, till
. ,;:.".:. \zone to 24 Inches), r 1.8
2.5 - ";':";~ Dense, brown, tine to coarse, silty
. -,...." SAND with trace gravel; moist, poorly
\graded; subrounded gravel. r 3,5
Dense, gray-brown, fine to,coarse
GRAVEL with trace to some sand and
trace silt; moist" poorly graded,
subrounded, weak cementation; few
cobbles.
without cementation at 5.5 feet
DEPTH
FEET
TP,l
0.0
15.0-
"
~
~
.;;
~
ro
N
,
ro
W
e-
<{
o
e-
z
'"
~
e-
o
"
Z
"
Vi
~
8
"
'"
"
N
;;:
e-,
~
12.5
ro
N
0;>
~
,~ 150-l
6
~
w
"
"
~
w
~
'"
g
"
~
G
e-
'"
9
u
:;:
"'
;2
'"
MATERIAL DESCRIPTION
Dense to very dense, brown, silty
GRAVEL with some fine to coarse sand;
moist, poorly graded, subrounded (3-
inch-thick root zone),
becomes gray-brown and fine to coarse
with trace silt and trace to some sand;
moist at 1.5 feet
becomes very dense, dark gray, and
cobbly with trace sand and without silt;
wet at 7.0 feet
Exploration completed at 12,0 feet.
with some cobbles at 10.5 feet
becomes, wetat 11,0 feet
Exploration completed at 12.S feet.
EXCAVATED BY; Western Slates Soli Conservation,lnc.
EXCAV~T10N METHOD: tracl\hoe (see report text)
lfJD.JUESIGN~
LOWESHIW.3.02
lS5nSWSflj....... P.rJ,....ay.sun~ 1D{l
Portland OR 972H
Off 503.968.87.7 fl. Slll.968,1(l6!
AUGUST 2006
z
QJ: '-' UJ
!;(~ ~ ~
~IO ~ ~
S'EV [8] e:
]2.0
pp
pp [8].
pp
SlEV [8] .
12.5
LOGGED BY: B6P
I
[8]
[8] :.
[8]
[8]
[8]
. MOISTURE
CONTENT %
COMMENTS
SO 1"0
[8]
Slow groundwater seepage
observed at 6.0 feet.
[8]
Rapid groundwater seepage
observed at 10.0 feet.
[8]
No caving observed to the depth
explored,
o
50
SO
100
100
PP = 4,0 tsf
PP = 3,25 tsf
PP = >4.S tsf
Slow groundwater seepage
observed (perched) at 5.0 feet.
Minor caving observed at 5.0 feet..
<
,.2
:;
1.2
, ~
.
.
~
<
z
C.
E
8
<'!
.
]-
~
Rapid groundwater seepage
observed at 11 .0 feet.
Severe caving observed at 11.0
feet.
1:
Date Received:
';1
5J
lUO
~t'" 1 7 2008
COMPlETED: 071t1/06
G,iYIIIClI ,=>uOmiltat
TEST PIT
THE VILLAGES AT MARCO LA MEADOWS
SPRINGFIELD, OR
FIGURE A-20
"
,-
el Z:."
" O. l)
0 _I ....
~ f"f- Z '" . MOISTURE
DEPTH u <0.. i= 0.. COMMENTS
FEET i: MATERIAL DESCRIPTION >.... ::; CONTENT %'
....0 Vl
~ UJ <
')- ~ '"
.... f- Vl
, , "
TP-3 51 100
:1 00 :~ Hard, brown CLAY with some gravel r2l ..
and trace silt and organics; dry to
moist; subrounded gravel (4-inch-thick
.~: root zone, till zone to 12 inches), r2l pp = 3.75 !Sf
2,5 ~ ~ becomes very stiff to with some sand .pp pp = 2.0 !Sf c
:1 pp :ji: PP=1.5!Sf .g
~
:. ''\ and clay; gravel and organics grade r 3.3 pp 0
. g, ": out; moist at 1.1 feet r2l 7i
, , x
- '<s?' Very dense, gray.brown, fine to coarse .
~
U S.o- g~' GRAVEL'with some sand and .trace silt; ~
. '<sQ., mOist, poorly graded, subrounded, 7i
Slow groundwater seepage E
' . 8
- P-!.! observed at 6.0 feet.
~~~ :,,: .
"
.
] 7.S - P-!o! :,1: :;
.9ty Rapid groundwater seepage '"
- \:~.::-: Dense, gray, fine to medium SAND;'wet, 8,0 :.,: observed at 8.0 feet. e
r2l . m
:;~;~:.1 poorly graded. :r
:J - ~."" ::: ";1.
10_0 - gf~ Very den,se, gray.brown, fine to COarse 10.0 :1':
,,-C:;, GRAVEL with trace silt and trace to
] - i?Jj' some sand and cobbles; wet, poorly r2l No caving observed to the depth
,""'" ,graded, subrounded, r 12.0 .". explored.
12.5- Exploration compieted at 12.0 teet.
] 15.0-,
TP'4. 0 5) 100
0 51 100
J 00 -~ Hard, dark brown CLAY with trace to
pp PP = >4,5 Isf
~ some sill and trace sand, gravel, and pp PP = 4,25 Isf
~ organics; dry to mOist (till zone to 12 ~ PP = 4,25 Isf
r ,"",,). pp PP = 3,0 Isf
:I s: 25- ~ pp '4)". PP =.3,25 Isf
~
.;; /.---------------------. pp PP = 2,25 !Sf
" Very stiff, brown SILT With some Clay 3.0
, PP = 2,25 Isf
m and trace sand, mOist r2l .
N pp PP ~ 2,0 tsf
,
m pp
] '" Slow groundwater seepage
>- SO 4.9
< ~f-( Very dense, gray.brown, fine to coarse observed at 5.0 feet. c
" 0
>- GRAVEL with trace to some sand, trace r2l ~
z ...(J..
go ~..'C::: silt, and some cobbles; moist, poorly 0
,?g~t 7i
:I ~~ graded, subrounded, ~
>- 7,S 'j: ~
" "fo! "
'-' Minor caving observed' at 8.0 feet.
z ~6~: 7i
'-' 'c.", .t: E
in g~:< S
w
:J D .
@ .~~ ..
'-' <:>"
1 0.0 t>.?; o,ate Received: -
'" ~'
'-' ~&
~ ~p~ e
"l-i N
:J 0: 0". . SEP 1 7 2008 :r
>-, ~~<;t ~
~ 12.;-
Exploration completed at 12.5 feet, 12.5
..
N . I )riginal Submittal
J :J:
"
:r
~ 15.0-
':1 0 so lvO
J EXCAVATED BY: Westem Slates Soil Conservation, Inc. LOGGED BY: BBP COMPLETED: 07/11106
- ~
~I EXCAVATION METHOD: trackhoe (see report lext)
J '-' ~DESIGNg I
g LOWESHIW3.02 TEST PIT
"
~
>- !S57SSW~"uoiaPm....y.Suil.IOO I THE VilLAGES AT MARCO LA MEADOWS I FIGURE A-21
~ I'nnt.ndOR972H
W AUGU5T 2006
>- Off SOl.961.1717 FuS03.%I.I061 5PRINGFIElD, OR
1
"I " z
0 QJ: t.:l w
~ f-f- Z
DEPTH ..J . MOISTURE
u MATERIAL DESCRIPTION <0:"- i= "- COMMENTS
FEET 'i: >w ::E CONTENT %
~ wrCl Vl
J ;;; ..J W <0:
w f- Vl
"
TP,5
0,0 50 1"0
'] ..~ Hard, dark brown CLAYiNith some silt , ,
- and trace gravel and organics; dry to pp PP ~ >4.5 t5f
- - , \ moist (4-inch,thick root zone, till zone r 1.5 pp pp ~ >4.5 t5f
, to 1.8 inches). pp pp = >4.5 t5f
"I 2.5- Very stitt to hard, brown SILT with 18] ".: PP = >4,5 tsf
some sand and trace to some clay; pp PP = 2,75 tsf
pp PP = 2,25 t5f
moist. pp PP = >4,5 tsf
pp 18] PP = 4,0 tsf
J 5.0 .:~~ pp
Very dense, gray-brown, fine to coarse 5.0
GRAVEL with trace to some sand, trace
"-I silt, and some cobbles; moist, poorly
"I graded, subrounded,
, . gJi becomes gray at 7.0 feet
- ts~ " 18].
J ' :~&
10.0- 3~S
- o~,~
:...D~
- :9;.:~'
- o"Otl:c No groundwater seepage observed
:I -{<;t, 18]
12.5 to the depth explored.
Exploration completed at 12,S feet, 12.5 No caving observed to the depth
explored.
:1 15.0-,
TP,6 5J IJO
,I 00 50 no
'~ Hard, dark brown CLAY with trace to pp PP = >4.5 ISf
some silt; moist (4.inch,thick root zone, pp PP = >4.5 tsf
.~ till zone to 14 inches). pp PP~ 1.75 ISf
] 0 2S-~ becomes very stiff and brown with pp PP = 2.0 ISf
~1 some clay at 1,2 feet 18] 'e: PP= 1.75 ISf
Ii:; pp PP = 2,25 tsf
'< .~ pp
~ PP=l,751Sf
N pp
, ;:0 PP = 3.75 ISf
~ pp
] " "Jr" Very dense, gray-brown, fine to coarse 4,5
,.
< so-.."'t
0 . - - ~t:f GRAVEL with trace to same sand and
,. ''3-';~ Date Received:
z trace silt and cobbles; moist, poorly
01 . '6~'i
~ graded, subrounded to subangular.
J ,. 3~ SEP 17 2008
0 7s-:~6;
"
z - .O"C
" . og,-
in t't 'Origi1al Submittal
J 0 :..:CY.
8 ,o;,;~
" 100-J1
.,
'-< :I~
~ No groundwater seepage observed
J ;;: 18] to the depth explored.
",
~ 12,S- , Exploration completed at 12.0teet. 12.0 No caving observed to the depth
t;i explored.
N
0
.J ,;,
~
I
~ 15,0-
'"
~ J 50 lvO
S
J ~
" EXCAYATED BY: Weslem Slales Soil ConservaliOll, Inc. LOGGED BY: SSP COMPLETED: 0711 1/06 -'
~
ffi
~ EXCAVATION METHOD; lrackhoe (see report le:d)
N
j "
0 LIlltJLJESIGN~ LOWESHIW.3.02 TEST PIT
~
,.
~
in IH75SW~quolaPark...ay.Soit..IOO THE VILLAGES AT MARCO LA MEADOWS I
~ f'or!land OR 97214 AUGUST 2006 FIGURE A.22
~ otf50).%IS787 f.,50J.968.3068 SPRINGFIELD, OR
,
!
i
'I '" z
9 Q:z: LJ UJ
DEPTH u ....t Z ..J e MOISTURE
<UJ i= "- COMMENTS
FEET i: MATERIAL DESCRIPTION ~la Vl ::E CONTENT %
~
,\ ;2 UJ <(
.... Vl
'"
TP-9
0,0 0 so 1)0 .
"] Hard, dark brown CLAY with trace to
some silt; dry to moist (4-inch,thick
root zone, till zone to 14 inches),
'I ~ e: PP = 2.75 !Sf
pp
:I Very dense, gray-brown, fine to coarse 4,S
GRAVEL with trace to some sand and 0
-"
trace silt and cobbles; moist, poorly ~
0
graded, subrounded, 0.
,
:I .
~
-"
Z
0.
E
0
v
:I B
..
...
"
0
"
:I ~ Slow groundwater seepage "-
12.S- Exploration completed at 12,0 feet, 12.0 observed at 12,0 feet.
No caving observed to the depth
explored.
:I 15.0-
TP-l0 0 5) 100
,) 00 0 50 100
'~ Hard, dark brown CLAY with trace to pp pp. >4,5 tsf
some silt; dry to moist (4-inch-thick pp pp. >4,5 !Sf
~ root zone, till zone to 14 inches), pp PP = 3.5 !Sf
'I 0 2S-~ becomes very stiff to hard and brown pp PP = 3,0 !Sf
~ with some clay and trace sand and pp pp. 2.0 !Sf
~
.;; pp= 1.75 !Sf
0 :~ gravel at 1.3 feet ~ e'
, pp pp = 2,0 tsf
=
N pp
, <0, PP = 2.75 tsf
= pp
'I UJ
... i~ Very dense, gray-brown, fine to coarse 4.S 0
< 5.0 ~""'. i:
0 GRAVEL with trace to some sand and
... ~I~.~ ~
z trace silt; moist, poorly graded, 0
if 0.
subrounded, ,
.
:I .g~ ~
... ,"
0 7.5- '6..',. Date Received: Difficult excavation at 7.5 feet z
'-' . "Q; 0.
Ii t=:>"R ~. E
'-' .0&1 0
i:i v
:~~ .
I 0 Slow groundwater seepage "
@ SEP 1 7 2008 .
0, observed at 9.5 feet.
'-' 10.0- 0'.'" ...
0: "
'-' ~
" Original Submittal
\ 0: "-
...,
m
a; ~ No caving observed to the depth
N lSJ Exploration completed at 13,0 feet. 13.0 explored.
0
.I .;,
~
"
::J
is 0 5J 100
~
1 ~
'-' EXCAVATED BY: Western Slales Soil Conservation, Inc. LOGGED BY: BBP COMPLETED: 01/11/06
;::
~
~ EXCAVATION METHOD: tracllhoe (see repol1lext)
~
N
I '-' ~DESIGN~
g LOWESHIW-3-02 TEST PIT
...
0:
... IISnSW5e<;uOlap.,k...,.Sult.lOO THE VILLAGES AT MARCO LA MEADOWS I
~
~ Por1I&ndOR9l224 AUGUST 2006 FIGURE A-24
... Off SOl.968.8787 ~.. 10'.968.1061 SPRINGFIELD, OR
"
.
!
, .
:1 z'
CJ 9:I: l:l
0 UJ
~ , f- I- Z ..J . MOISTURE
DEPTH u <a. ;::: a. COMMENTS
I MATERIAL DESCRIPTION >UJ ::;: CONTENT %
FEET UJO Vl
"- UJ <
~I ;2 ..J
UJ, f- Vl
CJ
TP'll 0 so 100
:1 00 ~ Hard, dark brown CLAY with trace to
.~ some silt; dry to moist (4-inch-thick
'~ root zone, till zone iO 12 inches),
:1 25~~ l8J :. PP = 2,0 t5f
:~ PI'
:~ c
-"
:1 5 0 "
QN Very den5e, gray. brown, fine to coar5e 5.0 0
_0. I "
:t~ GRAVEL with trace to some sand, trace ~
silt, and 50me cobble5; moist, poorly ~
-s
'I 75~;~~ graded, 5ubrounded. .
"
l8J E
. i"Jl e
9"'., Moderate groundwater seepage .
- :~..' observed at 8.5 feet. "
oJl' , , .
'I ~ i:)'. /~ Minor caving observed at 8.5 feet. ~
:w.
10.0 - 2;.: ; N
- 0'.'..
t l'
i?jj, l8J
] o",.'~
Exploration completed at 12,0 feet, 12.0
12.5-
:I 15.0-
TP-12 0 50 100
0 so 100
J 0,0 ~ Hard, dark brown CLAY with trace to
pp PP=>4,5tsf
.~ some silt and gravel; dry to moist (4. pp , , PP = 3.75 ISf
inch. thick root zone, till zone to 14 pp PP = 2.75 tsf
I 5: 2S-~ inches). l8J . PP = 2,5 tsf
becomes very stiff and brown with pp PP = 2.6 t5f
o' pp
.;; PP = 1.5 tsf
0 ~ trace gravel; moist at 1',1 feet ' pp
~ PP = 2,25 tsf
:e pp
~ pp PP = 3.75 tsf
~ ~(-----------------~---_.
J "' 45
,.. so -" \;; \ Very dense, gray'brown, fine to coarse c
~
0 GRAVEL with trace to 50me sand and J 0
,.. 5,0 Date Received: ::
~ . trace Silt and cobbles; mOist, poorly l8J 0
ii' ~
"- graded, subrounded,
.
.I Stitt to very stitf, light gray-brown SILT 1 72008 ~
,.. 7.5- SEP E
0 with some clay to clayey SILT; moist. ;;
" "
Z E
~
in : . )riginal Subri1ittl"l e
~ ,
J 0
8 ';;;
~ 10.0- ;;'
'" "
~
N ~
", ::
I 0: l8J .. Slow groundwater seepage l'
,.., Exploration completed at 12.0 feet, 12.0 observed at 12.0 feet.
~ 12.5-
~ No caving observed to the depth
N explored.
1 <;>
;
'i'
~ 15.0-
'"
~I 0 so 100
J EXCAVATED BY: Western Slales Soil Conservation,lnc. lOGGED BY; SBP COMPLETED: 0711 1106
0
~I EXCAVATION METHOD: Irackhoe (see reportlelctl
J " I
g lIIlt.JUESIGN~ LOWESHIW-3-02 TEST PIT
,..
0:
,.. IH7SSWs.~uo;aP...k"'I"\".Sutt.1OO I THE VILLAGES AT MARCO LA MEADOWS I
;:) PonlaJOdO/lgTZH AUGUST 2006' FIGURE A.2S
" Off ~Ol.g6!.e1l7 Fa. ~O).%a.l~a SPRINGFIELD, OR
'j
J
---
""'--
---
-
-
---'
-
- --
- -
rRAIN SIZE NO P200 LOWESHIW+02.8J -19JPl-12.GPJ GEODESIGN.GDT PRINT DATE: 8/2B/06:RSD
f-
J:
..,
Uj
~
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'"
...
Z
u:
f-
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...
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...
"-
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(0
S'
~
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c I'T1
r:r ""'CI
3 -
= -..
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=
<::::>
co
lOu'
90
80
70
60
so
40
30
20
1:0' ' '
~ ~:i,
d ~, '
I,W
a>
o
~OULDERS I
"
U.S, ST ANOARO SIEVE NUMBERS
3" 1 1/2" 3/4" 3/8" 4 10 20 40 60 100 200
1 _ I I I I I I I I I I
Hfqq ".+qqlq
",.,',qqq",' ,.":I,:",,,qql "'+ 'qq ",
qq+.... qql. q+q,
,qf-:: ..."".,ql. . ql-
qFqll-q
qq,q+""q"q,q+ ' "qqql,qq q",';
qqq~...q, ES .1,' . qqql-q,
'q".q,~, ~,qq+'
',,:.. '..~"~..
...-..... j.~.:.: ....:....... ",')'j' i..:..~.~.....~.........r!.0..:..i.
'qHf-" q'q'qq I",q,q~. ,q",
10
qqqj-
q+
qq,q q{ ",,'....
I.,
, .. I" ·
........................lfT.:
q+
q+
qqq, qq+ ".'"
-
. "
-
, ,
-
, ,
-
-
100
0,1
+. , . , "
q+q
""},.",,, .,...".""
f,,",q, q,qq,
qh,:
qf-::
'qf-:::
· I....
............... n.t.! ....., H' ....0
0.01
FINES
SILT
,CLAY
O,L91
rlKEY ' EXPLORATION SAMPLE DEPTH I MOISTURE CONTENT 060 050 030 010 05 I GRAVEL SAND SILT I CLAY
NUMBER (FEET) (PERCENT) (PERCENT) (PERCENT) (PERCENT) (PERCENT)
I . TP-l 6,0 I 12 27.93 22,39 10,55 0.3 0.1 I 78 18 5
I III TP-2 B,5 I 16 27,02 I 20,61 1.94 I 69 15 ' 16
I I I I I
I I I I I
I I I I I
~fI:a:.IUESIGN~
l'sn<;WSe<!UOl.,.rk....y.~'l00
',nd01\ 97lH
Off SO. " f.. S03.961.]06'
,
GRAIN SIZE IN MILLIMETERS
COBBLES
GRAVEL
COARSE FINE
I
I COARSE I
FINE
SAND
MEDIUM
LOWESHIW+02
GRAIN-SIZE TEST RESULTS
AUGUST 2006
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
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Date Received:
SEP f 7 2008
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EXP, LORA TION I SAMPLE DEPTH I MO;STURECONTENT ' LIQUID LIMIT ~~~-il~! 5~~nrei~ IILlI Y INUU
NUMBER , (FEET) . (PERCENT) (PERCENT) (PERCENT) (PERCENT)
B-71 0,0 I 22 44 23 21
B-16 I 2,5 I 33 49 1 '25 ,I 24
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IU7l5WSe~h"'.*...SultrlOO I
Portland OR 91224
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LOWESHIW.3-02
AlTERBERG LIMITS TEST RESULTS,
THE VILLAGES AT MARCO LA MEADOWS I FIGURE A.27
SPRINGFIELD, OR
AUGUST 2006
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Source of Material
Description of Material
TP'4 2,0
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TEST RESULTS
Maximum,Dry Density
Optimum Water Content
101.0 PCF
20,5 %
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Curves of 100% Saturation
for Specific Gravity Equal to:
2,80
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Date Received:
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WATER CONTENT (PERCEND
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lOWESH'IW-3-02
MOISTURE-DENSITY RELATIONSHIP'
AUGUST 2006
THE VilLAGES AT MARCO LA MEADOWS
SPRINGFIELD, OR '
I FIGURE A.28
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Description of Material
Test Method
TP,S 2,0
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TEST RESULTS
Maximum Dry Density ,
Optimum Water Content.
107.5 PCF
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WATER CONTENT (PERCEND
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LOWESHIW.3-02
Curves of 100% Saturation
for Specific Gravity Equal to:
2.S0
2,70
2,60
35
40
45
MOISTURE.DENSITY RELATIONSHIP
AUGUST 2006
THE VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OR
FIGURE A.29
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APPENDIX B
OUTSIDE LABORATORY TESTING
This appendix contains the pH and soluble sulfate test results conducted by Specialty Analytical
ofTualatin, Oregon,
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Date Received:
SEP I 7 2008
Original Submittal
8,1
lowesHIW,3,02:083006
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Specialty~nalytical
19761 S.W. 95th Avenue
Tualatln. OR 97062
(503) 612-9007
Fax (503) 612,8572
1 (877) 612,9007
July 25, 2006
AECEIV!~f)
IAUG 09 2006
GEODESIGIII, lhl...,
Jodie Schell
GeoDesign, Inc,
15575 SW Sequoia Parkway
Suite 100
Portland, OR 97224
TEL: (503) 968-8787
FAX: (503) 968,3068
RE; Lowes HIW-3,02
Dear Jodie Schell:
Order No,: 0607075
Specialty Analytical received 2 samples on 7/18/2006 for the analyses presented in the
following report,
There were no problems with the analysis and all data for associated QC met EP A or laboratory
specifications except where noted in the Case Narrative, or as qualified with flags, Results
apply only to the samples analyzed, Without approval of the laboratory, the reproduction of this
report is only permitted in its entirety,
If you have any questions regarding these tests, please feel free to call.
Sincerely,
Ned Engleson
Project Manager
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Date Received:
\.
SEP 1 7 2008 '.
Original Submittal
Specialty Analytical, An Oregon Corporation
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Specialty Analytical
Date: 25-Jul-06
CLIENT:
Project:
GeoDesign, Inc.
Lowes HIW,3,02
Lab Order:
0607075
Lab ID: 0607075-01
Client Sample 10: B,7 2.5'
Collection Date: 7/6/2006
Matrix: SOIL
Result Limit Qual Units OF Date Analyzed
04972 Analyst: are
6.5 pH Units 7/20/2006
T288,91 Analyst: are
6600 1000 ohm-em 7/24/2006
T290,95 Analyst: are
3,06 1,50 mglKg 7/20/2006
Collection Date: 7/7/2006
Matrix: SOIL
Result Limit Qual Units OF Date Analyzed
04972 Analyst: are
6,0 pH Units 7/20/2006
T288,91 Analyst: are
5800 1000 ohm-em 7/24/2006
T290,95 Analyst: are
3.30 1,50 mglKg 7/20/2006
Analyses
PH OF SOIL
pH
SOIL RESISTIVITY
Minimum Soil Resistivity
WATER SOLUBLE SULFATE
Sulfate
Lab ID: 0607075-02
Client Sample 10: B-120.0'
Analyses
PH OF SOIL
pH
SOIL RESISTIVITY
Minimum Soil Resistivity
WATER SOLUBLE SULFATE
Sulfate
Date Received:
SEP I 7 2008
Original Submittal
Page 1 of I
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Specialty Analytical
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Date: 26,Ju/,06
CUENT:
Work Order:
Proje~t:
GeoDesign, Inc.
0607075
LowesHIW,)-02
ANALYTICAL QC SUMMARY REPORT
TestCode: PH_ASTM
Sample 10 060707!H12AOUP
CtientIO: 8,120,0'
Analyle
pH
Qualifiers:
SampType: CUP
Balch 10: R42545
Result
5.92
0
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ND - Not Detected at the Reporting Limit
J . Analyte detected below quantitation limits
TeslCode: PH_ASTM
T BstNo: 04972
Unils: pH Units
Prep Dale:
Analysis Date: 712012006
Run 10: PHACCUMET _ 060720A
SeqNo: 404657
POl.
SPKvalue SPKRefVal
~ LowLimit HighUmit RPDRefVal
%RA) RPOI.irit Qual
o
o
o
o
o
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5.95
0,505
20
S - Spike Recovery outside accepted recovery limits
R. RPD outside accepted recovery limits
B - Analytc detected in the associated Method Blan"
Page /of2
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CLIENT; GeoDesign, Inc.
Work Order: OOJ7075
Project: LowesHIW-3-02
Sample 10 MB-R42553 SampType: MBLK
ClienllO: ZZZZZ Ba/cl110: R42553
Analyte Result
Sulfate 0.69
Sample 10 LC5-R42553 SampType: LCS
ClienllO: ZZZZZ Ba/cl110: R42553
Analyte Result
Sulfate 30.66
Sample 10 A0607071'010MS SampType: MS
Cia:rt 10: ZZZZZ Batch 10: R42553
Analyte
Sulfate
Result
32.25
Units: mg/Kg
Sample 10
ClienllO:
A0607071-01DMSD
ZZZZZ
SampType: MSD
Ba/cl110: R42553
Analyte Result
Sulfate 32.16
Sample 10 CCV Samp Type: CCV
Cient 10: ZZZZZ Batch ID: R42553
. Analyte Result
Sulfate 38,73
Qualifiers:
ND - Not Detected at the Reporting Limit
J . Analyte detected below quantitation limits
TestCode: T290_95
T estNo: T290-95
Units: mg/Kg
POL
SPK value SPK Ref Val
o/J'EC LowLimit HighUmit RPD Ref Val
1.50
T estCode: T290_95 Units: mglKg
T estNo: T29ll-95
POL SPK value SPK Ref Val o/JE;
1,50 30 0.69 99.9
T estCode: T290_95 Units: mg/Kg
T estNo: T290-95
POL
1,50
SPK value SPK Ref Val
ANALYTICAL QC SUMMARY REPORT
Testeode: T290_95
Prep Date:
AnalysisDate: 7/20/2006
Run 10: IC_060720B
SeqNo: 404719
O/~ RPDUrrVt
Qual
J
Prep Date:
Analysis Date: 7/20/2006
LowLimit HighUmit RPD Ref Val
80
120
Prep Date:
AnalysisDate: 7/20/2006
16.02
O/~ lowLimit HighUmit RPD Ref Val
120
Prep Date:
AnalysisDate: 7/20/2006
"%ftC LowLimit H~hUm~ RPO Ref Val
108 80 120 32,25
Prep Date:
AnalysisDate: 7/20/2006
o/JE; lowLimit HighUmit RPD Ref Val
103 80 120 0
15
TestCade: T290_95
TestNo: T290-95
POL
SPK value "SPK Ref Val
1,50
15
16,02
TestCode: T290_95
TestNa: T290-95
Units: mg/Kg
POL
1.50
SPK value SPK Ref Val
37.5 0
108
80
Run 10: IC_060720B
SeqNo: 404718
%RHJ RPDLirrit
Qual
o
o
Run 10: IC_060720B
SeqNo: 404715
o
%RPD RPDLirrit
o
Qual
RL>110: IC_060720B
SeqNo: 404716
o/oRFO RPOLirTit
Qual
0,279
20
Run 10: IC_060720B
SeqNo: 404717
%RHJ
RPOLirTit 0 Qual
6'
5'
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S - Spike Recovery outside accepted recovery limits
R - RPD outside accepted recovery limits
.....
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B . Analyte detected in Ihe associated Melh .d Blan. ~
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KEY TO FLAGS
A
This sample contains a Gasoline Range Organic not identified as a specific hydrocarbon product. The result was quantified
against gasoline calibration standards.
AI
This sample contains a Diesel Range Organic not identified as a specific hydrocarbon product: The result was quantified
against diesel calibration standards.
A2 This sample contains a Lube Oil Range Organic not identified as a specific hydrocarbon product. The result was quantified
against a lube oil calibration.standard.
A3 The result was determined to be Non-Detect based on hydrocarbon pattern recognition. The product was carry-over from
another hydrocarbon type.
B The blank exhibited a positive result greater than the .reporting limit for this compound.
CN See Case Narrative,
D
Result is based from a dilution.
E
Result exceeds the calibration range for this compound. The result should be considered as estimate.
F
The positive result for this hydrocarbon is due to single component contamination.. The product does not match any
hydrocarbon in the fuels library.
H
Sample was analyzed outside recommended hold time.
HT At clients request, sample was analyzed outside recommended hold time.
J
The result for this analyte is between the MDL and the PQL and should be considered as estimated concentration.
K Diesel result is biased high due to amount of Oil contained in the sample.
L Diesel result is biased high due to amount of Gasoline contained in the sample.
M Oil result is biased high due to amount of Diesel contained in the sample.
N Gasoline result is biased high due to amount of Diesel contained in the sample.
MC Sample concentration is greater than 4x the spiked value, the spiked value is considered insignificant.
MI Result is outside control limits due to matrix interference.
MSA Value determined by Method of Standard Addition.
o Laboratory Control Standard (LeS) exceeded laboratory control limits, but meets CCV criteria. Data meets EPA requirements.
p
Detection levels of Methylene Chloride may be laboratory contamination, due to previous.analysis or background levels.
Q
Detection levels elevated due to sample matrix.
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Date Received:
R
RPD control limits were exceeded.
RF
SEP 1 7 2008
....
Duplicate failed due to result being at or near the methDrl-reporting limit.
RP
Matrix spike values exceed established QC limits, post digestion spike is in control.
Original Submittal
S Recovery is outside control limits.
sc
Closing cev or LCS exceeded high recovery control limits, but associated samples are non-detect. Data meets EP A
requirements.
.
The result for this parameter was greater that the maximum contaminant level of the TCLP regulatory limit.
Rev Dee [5.2004
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Turn Around TIme
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IODY RECORD
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CHAIN OF Cl
Specialty Analytical
19761 S,W: 95th, Avenue
Tualatin, OR 97062
(503) 612.9007, Phone
(503) 612,8572, Fax
Specify
Rush Analyses Must Be Scheduled With The Lab In Advance
I Date
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R-I:l D,D' J
RelinquIShed By ~ (~. Date T,me
Company (' 'Tt2.0 De...' ~ T/~hr.. 11:CO
Unless Reclaimed, Samples x'1I Be Disposed of 60 Days After Receipt
Copies: Whrte-Original Yellow-Project File
Matrix
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Conlact Person/Project Manager 500.\ e., ~ Qj \
Company C~9^r\P_<.,iQ<i\ 'I: ~
Address \5S 1-t1 <)lJ~io... VI<IUv~ A i~.. \(1)
~JN~ 61i. ~~dl.\ I
Phone .1)D~ q/oP' Fr=tA1- Fax !,D'2., qb,8 ,~
Project No, ~ \h.0-3~ojectN~me LDwe.~ 1f~\J-3-6'J..
Invoice To ~o{\+n.c* 'YeAv..,~ P,O, No .
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For Laboratory Use
lab Job No. Dc'D 7 0 7~
Shipped Via
Air Bill No.
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Temperature On Receipt oC
Specialty Analytical Containers? Y I N
Specialty Analytical Trip Blanks? Y I N
Comments Lab I.D.
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Company: - .--.
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Received By:
Company:
Pink-Customer Copy
Date Received:
SEP 1 7 2008
Original Submittal
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ACRONYMS
AC
ASTM
CBR
ESAL
g
H:V
HMAC
IBC
kif
mm
MSL
ODOT
ohm,cm
OSHA
OSSC
OWRD
PCC
pcf
PG
PGA
psf
psi
SOSSCA
SPT
.,
.
i
~UESIGN~
asphalt concrete
American Society for Testing and Materials
California Bearing Ratio
equivalent single'axle load
gravitational acceleration (32.2 feet/second')
horizontal to vertical
hot mix asphalt concrete
International Building Code
kips per lineal foot
millimeter
mean sea level
Oregon Department of Transportation
ohm-centimeter
Occupational Safety and Health Administration
Oregon Standard Specifications for Construction (2002)
Oregon Water Resources Department
portland cement concrete
pounds per cubic foot
performance grade
peak ground acceleration
pounds per square foot
pounds per square inch
State of Oregon 2004 Structural Specialty Code Amendments
standard penetration test
Data Received:
SEP 1 7 2008
Original Submittal
lowesHIW. 3-02:083006
EXHIBIT E
Stormwater Scoping Sheet & Preliminary Stormwater Analysis
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Phone: (541) 726-3753
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PUBLIC WORKS DEPARTMENT / Engineering Division
Fax: (541) 736-1021
STORMW A TER MANAGEMENT SYSTEM SCOPE OF WORK
...., (Area below this line filledollt by Applicant) ---
(Please return to Matt Stollder@ City of Springfield Public Works Engineering; Fax # 736-1021, Phone # 736-1035,)
Project Name: Lowe's Springfield
Assessors Parcel #: 019,00
Land Use(s): Commercial
Project Size (Acres): 13,71
Approx. Impervious Area: 11.84
Applicant:
Date:
Phone #:
Fax#:
Email:
WRG Design
08/29/08
503-419,2500
503,419,2600
rawley. voorhies(cqwrgdesign.com
Project Description (Include a copy of Assessor's map): The project will be a commercial building with garden center and
associated parking and loading areas in the Marcola Meadows Development. Assessors map is attached. (Please note: The final
subdivision ofthe property will result in an area of 13.71 acres, however, currently the area is published as 14,27 on the assessors
map).
Drainage Proposal (Public connection(s), discharge locatlon(s), etc. Attach additional sheet(s) if necessary:
The north half of the property will drain to a new creek per Marcola Meadows Masterplan after treatment. The south half of the
property will drain through swales and then to Marcola Meadows property,
Il'roposed Stormwater Best Management Practices: The property will be treated with a combination of storm filter catch
asins and vegetation swales.
-{Area below this line filled out bv the Citv and Returned to the AonlicanO -
(At a minimum, all boxes checked by the City on thefront and back of this sheet shall be submitted
for an application to be complete for submittal, although other requirements may be necessary.)
Draina!!e Study Tvne (EDSPM Section 4.03.2): (Note. UH may be substituted for Rational Method)
o Small Site Study - (use Rational Method for calculations)
o Mid-Level Development Study - (use Unit Hydrograph Method for calculations)
o Full Drainage Development Study - (use Unit Hydrograph Method for calculations)
Environmental Considerations:
o Wellhead Zone:
o Wetland/Riparian:
o Soil Type:
Downstream Analvsis:
o N/A
o Flow line for starting water surface elevation:
o Design HGL to use for starting water surface elevation:
o Manhole/Junction to take analysis to:
o Hillside Development:
o Floodway/F1oodplain:
o Other Jurisdictions:
Date Received:
~fP I 7 'no~
Origin"!l ~lIbmitt"!l
Return to Matt Stouder (/iJ City of Soringfield. email: mstouder(/iJci.sorinl!field.or.us. FAX: (541) 736,1021
Revised 1/1/08 Molly Markarian
9 of 10
COMPLETE STUDY IT.L"IS ir'u,JrliCialuSCOnIY:
* Based upon the information provided on theji-ont of this sheet, the fallowing represents a minimum a/what is needed/or an
application to be complete for subn:-ittal with respect to drainage: however, this list should not be used in lieu of the Springfield
Development Code (SDC) or the City's Engineering Design /y[anual. Compliance with these requirements does not constitute site
approval: Additional site specific information may be required. Note: Upon scoping sheet submittal, ensure completed form has ::.
been signed in the space provicled below:
Interim Design Standards/Water Quality (EDSPM Chapter 3)
Req'd N/A
o 0 All non-building rooftop (NBR) impervious surfaces shall be pre,treated (e.g. multi,chambered catchbasin wloil
filtration media) for stonnwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be
. treated by vegetated methods.
o Where required, vegetative stormwater design shall be consistent with interim design standards (EDSPM Section 3.02),
set forth by the Bureau of Environmental Services (BES) or Clean Water Services (CWS).
o For new NBR impervious area less than l5,000 square feet, a simplified design approach may be followed as. s.pec~fied
by the BES for vegetative treatment.
o If a stonnwater treatment swale is proposed, submit calculations/specifications for sizing, velocity, tlow, side slopes,
bottom slope, and seed mix consistent with either BES or CWS requirements.
o Water Quality calculations as required in Section 3,03.1 of the EDSPM
o AU building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
be provided with secondary containment or weather resistant enclosure.
o
o
o
o
o
Date Received:
General Study Requirements (EDSPM Section 4.03)
o 0 Drainage study preparedby a Professional Civil Engineer licensed in the state of Oregon. SEP j 7 2008
o 0 A complete drainage study, as required in EDSPM Section 4.03,1, including a hydrologicai study map,
o 0 Calculations showing system capacity for a 2-year storm event and overflow effects ofa 25~year storm event.
o 0 The time of concentration (Tc) shall be determined using a 10 minute start time for developQrig~1 Submittal
Review of Downstream System (EDSPM Section 4,03.4.C)
o 0 A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC),
o 0 Elevations ol'the HGL and flow lines for both city and private systems where applicable,
Design of Storm Systems (EDSPM Section 4,04)
o 0 Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set.
o 0 Minimum pipe cover shall be l8 inches for reintorced pipe and 36 inches for plain concrete and plastic pipe materials,
or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb
load without failure of the pipe structure,
o 0 Manning's "n" values lor pipes shall be consistent with Table 4-1 of the EDSP, All storm pipes shall be designed to
achieve a minimum velocity of three (3) leet per second at 0,5 pipe full based on Table 4,1 as well.
Other/Mise
o 0 Existing and proposed contours, located at one foot interval. [nclude spot elevations and site grades showing how site
drains
o 0 Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to
another
o 0 Dryv;ells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3,03.4.A), Additional provisions apply to this as required by the DEQ. Reier
to the website: www.cleo_state.or.us/wCl/QTOundwa/uichome.hcm for more information.
o 0 Detention ponds shall be designed to limit runo ff to pre-development rates for the 2 through 25.year storm events
.IrThis form shall be included as an attachment, inside the front cover, of the storm water study
* IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN!
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study and,
plan set,
Signature: Date:
Revised 1/1/08 Molly Markarian
La of 10
DRAINAGE REPORT
Septemeber 16, 2008
LOWE'S OF SPRINGFIELD
SPRINGFIELD, OREGON
~~~0"~~*1!
Pre Dared For
Lowe's HIW, Inc.
1530 Faraday Avenue, Suite 140
'1 ,: Carlsbad, California 92008
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Dat@ ~ee(!t;ved:
SEP 1 7 2008
Original SUbmittal
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I EXPIRATION DATE:I'6{ lID J
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Prepared By:
WRGDesign, Inc.
5415 SW Westgate Dr.
Portland, Oregon 97221
WRG PROJECT NO, LOW5737, 2055737
TABLE OF CONTENTS
VICINITY,MAP ........................,...:...........:.......,.................................."............................................1
EXECUTIVE SUMMARY ..............................................................,....,......,...:,.....:.:.........................2
PROJECT DESCRIPTION ....................................,..........................................................................3
EXISTING CONDITIONS ..........,...,.......................................................................'......,...................,3
T opog raphy .'.. ........,... ........ ..................... ..........,. ""....",,'. ""................. ..."......,...."...,..""",..,'...... 3
Climate ........................"""",...........".",..""",,,,...................,....,.....:............,..."..,.,."................."." 3
Site Geology ."",..",................."..,,,...............,,./...,,...,,,,....,,,,.........;'....,,.....................""..."."......... 3,
Existing Hydrology"...,." ................ ", ".."" ......,... ........ ."."............,... "..""".............................",,'. 3
Clirve Num ber /.............,...., ......,..... "..... ....,... ".", "....,...,........ ........ :'....... ..............."... ........... .......... 4
Ti me of Concentration ,............,." "" ................ .......... ",...",,,'..".. ..:'......."....,...... ....."..."""",,'....... 4
Sasi n Areas .......... ."...... ....,"............ ............" "....... ....."........... ...../............ ......, .......,..............,. ,.." 4
POST DEVELOPED CONDITIONS ....................................................:...,............................,.,..:......5
Hydrology...,'" ..........., ..........., ........... ................ "..".."""""", '.....'..,'...'.............."""" ,............... ..,.. 5
HYDROLOGIC ANALYSIS .,....................,..................................,..,....)........,...................,...............5
Design Guidel i nes,,,..,,,:..,..............,, ,,,,'..,,, ........... ........... "'"'' '" "..." ""......,... ........,..........""",...... 5
Hydrograph Method.., "..".. .."............,... "..,,,..,,,, ............ ,.. '............",.... ....,..".........",........,.." "...., 5
XP,SWMM Runoff.."...."...,....,........,.."............".............."."..",."",....""""",'.."'..'..""",.."",,....... 5
Design Storm........ ........ .................. .""....,..,..", ...................,,,.,, "....,,,..,,,,,,,,'........,..... ".....""......... 5
Basin Runoff....................... ........ .....n _",......... ...... ...........................;:............................................... 6
Developed Sasin Runoff..,. ............." ".." ............ "....,... ..... "......"..:'""", "..........,....., ..,,,....... .....,.... 7
HYDRAULIC ANALYSIS AND DESIGN CHARACTERISTICS......................................................7
Manning's 'n' Values for Pipes "",........................ ".."".................:............ "........".................... '" 7
Proposed Conveyance.." ..,............""...., ",..".."" ..........................,.. .......".".........'........" ".. ..,...... 7
System Capacities..... ......."", ,........... ............" , ,,,....,,'.'..' ,........ ,.... .1....... ..."".....,'...... "........"........ 7
System Performance ..".........,.......... ......"""", ,..................,.....,. ",/..,.. ,,,,,,,,....... ............. ,..,. ,,'....... 7
XP.SWMM Hydraulics ".,..............,.."..,..,.............."""..........."....,.,:............."".........................",.. 7
WATER QUALITy.............................................,,,..........................................................,..,..,..,........8
Water Quality Guidelines....,.,........." ......."""" .........'..'..,."....", '" ",.... ,,,,,,,,,,,,...,,,,,.,,, ".................. 8
~:~:~ g~:::~ ~~~~ity':::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::!::::::::::::::::::::::::::::::::::::::::::::::::
WATER QUANTITY .................................................,............................../..,..,....................."..,..:.....9
No detention/flow control is required for this project..............,,,,:.....:....,..,...........,,,,,.................. 9
SUMMARY .................."..................................................".........................,:..........:.................,.......9
TECHNICAL APPENDIX ..,...,.,.................,........................,..,,,,,..,.......,....................,..................'.., A
REFERENCES ........................................,....,............,.......,..,...'............:.............,..,............':..'...r:.. B
Date Received:
SEP 1 i 2008
"
Original Submittal
ii
LIST OF FIGURES
Figure 1 - Vicinity Map......................................................,.........,...................................................1
Figure 2 - 25 Year SCS Type 1A Rainfall Distribution...............................................................:.5
LIST OF TABLES
Table 1 - Soil Characteristics .............................................,...............................,..........................3
Table 2- Lowe's Basins .....................................,............................,.................................,............4
Table 3, Design Storms ..................................................................................................................5
Table 4 ' Existing Runoff Rates for the Existing Site..................................................................5
Table 5 - Developed Runoff Rates.......................,....,.........................,.........~............................... 7
Table 6 - Water Quality Swale Calculations ...................................................,............................8
Table 7 - Stormfilter Catch Basin calculations ...........................................................................9
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Date Received:
SEP , 7 2008
Original submittaL
-
iii
Lowe's of Springfield
Springfield, Oregon
DO Drainage Report
. September 16, 2006
VICINITY MAP
14
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Figure 1 - Vicinity Map
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Oat€) RElJceived: '
SEP I 7 2008
Original Submitta'
1
Lowe's of Springfield
Springfield, Oregon
DO Drainage Report
September 16, 2008
EXECUTIVE SUMMARY
The proposed development of Lowe's Springfield will be part of the Marcola Meadows
Development on currently undeveloped land. The property will be 13,71 acres. The back half of
the Lowe's property will drain to the newly created channel behind the building, the remaining
area will drain to a water quaiity treatment facility provided as a part of the Marcola Meadows
Development. The Lowe's building will be built onsite with a total roof area of 139,410 square
feet and a garden area with 31,659 square feet. The site is located at Marcola Road and Martin
Blvd Springfield, Oregon (See Figure 1 - Vicinity Map),
Runoff from the site will be collected and conveyed through a series of catch basins, swales and
ditch iniets, No detention will occur prior to being conveyed offsite, No detention will be required
. ensite per the Subdivision Tentative Plan Decision dated September 11,2008 (SUB2008,00036).
The proposed water quality treatment will meet the required design standards set forth by the City
of Springfields Engineering Design Standards and Procedures issued by the City of Springfield in
April 2006, which refers to the City of Portland Stormwater Management Manual issued
September 2004, All water quaiity will be managed'by swale or Contech Stormfilter catch basins.
The proposed Lowe's storm system has been designed using the 25'year storm event and was
analyzed to ensure sufficient capacity to convey the 1 OO,year storm event.
Date Received:
SEP \ 7 2008
original Submittal
2
Lowe's of Springfield
Springfield, Oregon
00 DrainageReport
September 16, 2006
PROJECT DESCRIPTION
The proposed development of Lowe's Springfield is,13,71 acres in total. The Lowe's building will
be built onsite with a total roof area of 139,410 square feet and a garden area with 31,659 square
feet. The site is located at. Marcola Road and Martin Blvd Springfield, Oregon (See Figure 1 -
Vicinity Map),
This drainage report will provide the details of the proposed storm drainage design.
Date Received:
EXISTING CONDITIONS,
SEP 1 7 2008
Topography
Lowe's Original Submittal
The existing site is undeveloped and has been rough graded by the Marcola Meadows
Development. The site has been graded to within two feet of the finished grade, The building
pad is the highest point on the site at an elevation of 466,5. The site is graded away from the
building pad to the property line in all directions except for south of the building where there is a
small depression at elevation 464,00 (See Technical Appendix - She,~t DR1 Existing Conditions),
Climate
The site is located approximately 50 miles inland from the Pacific Ocean, There is a gradual
change in seasons with defined seasonal characteristics, Average daily temperatures range from
440F to 820F. Record temperatures recorded for this region of the, state are ,180F and 1080F,
Average annual rainfall recorded in this area is 42 inches, Average annual snowfall is
approximately 3 inches between December and February. '
Site Geology
Lowe's
The United States Department of Agriculture Soii Survey of Lane Cpunty, Oregon classified the
soil on this property. There are two soil types on this site, They include Malabon silty clay loam
and Salem gravelly silt loam. These two soils are identified below in Table 1 (See Technical
Appendix - NRCS Soil Map - Lane County).
Soil Type
Malabon silty clayloam !75)
Salem gravelly silt loam (118)
Hydrologic Group
C
B
Table,1 - Soil Characteristics
,
The majority of the soil on the site is classified as Malabon silty clay loam, roughly 75 percent,
and Salem gravelly silty loam makes up the remaining 25 percent; The majority of the'site is
categorized as hydrologic group C, Therefore, the proposed property will be conservatively
analyzed as hydrologic group C, Group C soils have low infiltration rates (0,05,0.15 in/hr) when
thoroughly saturated, The textures of gro,up C soils are moderately fine to fine,
Existing Hydrology'
Lowe's
The runoff from the existing site will be managed by the existing offsite storm system, The site
will mitigate runoff and sediment entrainment per DEQ guidelines and, approved 1200C plans,
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Lowe's of Springfield
Springfield, Oregon
DD Drainage Report
September 16, 2008
Curve Number
The curve number represents runoff potential from the soil. The major factors for determining the
CN values are hydrologic soil group, cover type, treatment, hydrologic condition, and antecedent
runoff condition,
Lowe's
The existing site consists of newly graded dirt that has been treated for surface runoff per DEQ
requirements, The site is pervious with no vegetation cover, Newly grated C soils have a
pervious curve number of 91 (See Technical Appendix, Table 2,2a TR,55).
Time of Concentration
The time of concentration (T cl as described in the National Engineering Handbook, Section 4
(NEH,4) Chapter 15is defined in two ways; the time for runoff to travel from the furthermost point
of the watershed to the point in question, and the time from the end of excess rainfall to the point
of inflection on the trailing limbof the unit hydrograph,
The minimum time of concentration is 5 minutes in highly developed urban areas (Le" parking
lots) and the m~ximum is 100 minutes in rural areas.
Lowe's
A time of concentration of 37 minutes was calculated for the existing site conditions since the site
is completely undeveloped and mostly void of vegetation,
Basin Areas
Lowe's
Impervious and pervious surface areas for the existing and post-developed conditions on the
Lowe's ,site arE),shown in Table 2 below. The existing and, post developed condition basins in
Table 2 account for the Lowe's property only and do not account for any offsite area, The existing
site is approximately 0% impervious, while the post-developed area is approximately 86%
impervious.
Lowe's Basin
,sq, ft.
Existing Conditions
acres
Impervious Area
Pervious Area
Total Pre,DeveloDed Basin Area
Post,Developed
o
597,208
597,208
0,00
13,71
13.71
Impervious Area
Pervious Area
Total Developed Basin Area
516,622
80,586
597,208
11,86
1.85
13.71
Table 2- Lowe's Basins
Date Received:
SEP I 7 2008
Original Submitta'
4
;..J
Lowe's of Springfield
Springfield, Oregon
DO Drainage Report
September 16, 2008 '
POST DEVELOPED CONDITIONS
Hydrology
Lowe's
The runoff from the proposed site development will be collected through a series of new catch
basins, roof drains, swales and ditch inlets then conveyed to the pond or the creek depending on
the location within the site.
HYDROLOGIC ANALYSIS
Design Guidelines
The site is located within the jurisdiction of the City of Springfiel~, The analysis and design
criteria used for stormwater management described in this section will follow Engineering Design
Standards and Procedures (EDSP) issued by the City of Springfield in April 2006,
Hydrograph Method
Naturally occurring rainstorms dissipate over long periods of time':: The most effective way of
estimating storm rainfall is by using the hydrograph method, The S<:;SCurv,e Number method is
described in the SCS National Engineering Handbook, Section 4 (NEH,4), The SCS runoff
method equation is:
Q= (p-!J'
(P-I,)+S
Where
Q = direct runoff (in,)
P = rainfall (in,)
S = potential maximum retention after runoff begins (in.)
I, = initial abstraction (in,)
Date Received:
SEP 1 7 2008
Original Submittal
The above equation is used to compute the incremental runoff depth to produce the design storm
hydrograph, .
XP,SWMM Version 10,5 was used for our hydrology and hydraulics analysis, XP,SWMM is based
on the public domain SWMM program. SWMM is an approved method of analysis by the City of
Springfield.
XP-SWMM Runoff :
The runoff function of XP-SWMM generates surface and subsurface runoff based on design or
measured rainfall conditions, land use and topography, XP,SWMfI{1 has preset design rainfall
patterns. The SCS Type IA rainfall distribution with total precipitation depth multiplier was used in
the model.
Design Storm
The rainfall distribution to be used within the City of Springfield jurisdiction is the design storm of
24,hour duration based on the standard NRCS Type 1A rainfall distribution, A typical NRCS Type
1A 24,hour rainfall distribution for a 25'year storm event is shown in Figure 2.
5
i';
.
Lowe's of Springfield
Springfield, Oregon
DO Drainage Report
September 16, 2006
09
Rainfall. 25 Year SCS
~,u
0:8
0.7 . -,-_..-..
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~ 0,5
=
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c
&. 0.4
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5
10
Time (hOUrs)
15
20
Figure 2,25 Year SCS Type 1A Rainfall Distribution
Table 3 shows total precipitation depths for different storm events which were used as a multiplier
for the NRCS Type 1A 24,hour rainfall distribution in XP-SWMM, The precipitation depths were
taken from the Engineering Design Standards and Procedures, section 4,03.3,
Recurrence
Interval (years)
WQ
25
100
Design Storm Distribution
Total
Precipitation
Depth (in,)
0,83
4,80
5,20
Table 3- Design Storms
Basin Runoff
The peak runoff value for the existing site during the 25 and 100 year storm events are shown in
Table 4 below,
Runoff Rates
Recurrence Peak Runoff Rate
Interval (years) (cfs,)
2511,04
100 12,18
Table 4, Existing Runoff Rates for the Existing Site
Date Received:
SEP 1 7 2008
6
Original Submittal
Lowe's of'Springfield
Springfield, Oregon
DD Drainage Report
September 16, 2008
Developed Basin Runoff
The peak runoff rate for the proposed site improvements is shown in Table 5,
Peak Runoff Rate
Recurrence Peak Runoff Rate
Interval (years) (cfs.)
25 14.94
100 16.24
Table 5 - Developed Runoff Rates
HYDRAULIC ANALYSIS AND DESIGN CHARACTERISTIC$
Manning's 'n' Values for Pipes
A Manning's 'n' value of 0,013 was selected for all of the storm drain pipes, To account for
entrance, exit, junction, and bend head losses, an exit loss coeffici<;;nt between 0.2 and 1.4 was
added where necessary, The value is dependent upon the angle of the pipe at catch basins,
network bends, network junctions or manholes. '
Manning's n Values for Pipes
A Manning's, 'n' value of 0,25 was selected for all of the swales, This value is based on a grassy
swale and is commonly used, The value is dependent on the length" density and thickness of the
vegetation.
Proposed Conveyance
System Capacities
The proposed storm conveyance system will have sufficient capacity to handie all storm events
up to and including the 25'year storm event. The proposed storm drainage system will not
experience any flooding during the 100-year storm event and consequently will not impact any
habitable structures, '
System Performance
Maximum 'possible fiow in a storm drainage pipe occurs at approximately O,94do (Depth of fiow
section (do) = depth of fiow normal to the direction of fiow), At 0.94do the section factor of
uniform fiow has a maximum value which results in optimum fiow for a circular section without
surcharge conditions, One foot of freeboard between the water surface and the ground surface
elevation exists during all 'storm events up to and including the 100 year event. The conveyance
system will have the capacity to convey all events up to and including the 100 year storm event
without any flooding,
XP-SWMM Hydraulics .
The hydraulic mode of XP-SWMM solves equations throughout the'drainage network and
includes modeling of backwater effects" fiow reversal, surcharging, looped connections, pressure
fiow and interconnected ponds,
Date Rec@ived:
SEP I 7 2008
Original SUbmittal
7
Lowe's of Springfield
Springfield, Oregon
DD Drainage Report
Septem ber 16, 2008
WATER QUALITY
Water Quality G,uidelines
The City of Springfield Engineering Design Standards and Procedures (EDSP) outlines water
quality procedures, In addition to the City of Springfield guidelines the Clean Water Services,
Design and Construction Standards will be used as directed in the EDSP,
The water quality facility was designed using a rainfall intensity of 0,83 inches/24 hours and 0.25
inches/hour depending on the application,
Water Quality Flow
All paved areas will be treated as weli as the roof areas with mechanical equipment. The roof
areas with no mechanical equipment will not be treated,
Water quality swales and Contech Stormfilter will be the technologies used to treat storm runoff,
Each sub basin will be analyzed and the water quality treatment facility will be sized for each
specific basin, The water quality flow will be calculated in the following manor:
Water Quality Flow is calculated with the rati;nal method Q = CIA.
C = 0,9
I = 0,25
A = VARIES
Water Quality Facility
The proposed BMP for water quality treatment is water quality swales and Contech Stormfilter
catch basins,
Water Quality Swales
The water quality swales will be designed, sized and constructed per Clean Water Services
Design and Construction Standards (See Technical Appendix - Water Quality Swale Design
Criteria),
Basin C A Q Swale WQVel Swale Residence
Area Iftlsl lenath Time
0,9 0.25 0,64 .
2 0,144 0,06 0.11 190 29
7 0.9 0.25 0.58 0,131 0,05 0,11 190 29
8 0.9 0,25 0.29 0,065 0.03 0,08 190 40
9 09 0.25 1.13 0.254 0,10 0,14 190 23
10 0,9 0,25 1,17 0.263 0,11 0.14 190 23
11 0,9 0,25 1,11 0,250 0,10 0,14 190 23
12 0,9 0,25 1,21 0,272 0,11 0,15 190 21
13 09 0.25 0.86 0,194 0,08 0,13 190 24
14 0,9 0,25 0.29 0,065 0.03 0,09 190 35
Table 6 - Water Quality Swale Calculations
Stormfilter
The Contech Stormfiiter catch basins will be sized and constructed per Contech guidelines, The
details of the Stormfilter systems that will be used on this project are in the Technical Appendix
(See Technical Appendix - Contech Stormfilter catch basins)
!.
Date Received:
~.' SEP 1 7 2008
8
Original Submittal
Lowe's of Springfield
Springfield, Oregon
DD Drainage Report
Septem ber 16, 2008
The basins utilizing the' Stormfilter and the number of filters necessary has been detailed in Table
7 below, The required number of fiiter is calculated by divided Q by 0.033 and then rounding up
to the nearest whoie number. .
Basin
1
3
4
5
6
16
C
0,9
0,9
0,9
0.9
0.9
0,9
I
6,25
0,25
0,25
0,25
0,25
0.25
, A
,:0,52
..0.36
'0,20
0,09
0.44
0,10
,Q
0,117
0:081
0,045
0,020
0,099,
0:023
# Filters
4
3
2
4
3
1
Table 7 - Stormfilter Catch Basin calculations
WATER QUANTITY
No detentionlflow control will be implemented on the Lowe's property. All detention/flow
control requirements will be managed by the Marcola Mea~ows Development.
SUMMARY
Storm conveyance and water quality designs followed the Engineering Design Standard and
Procedures issued by the City of Springfield in April, 2006, '
The proposed water quality will meet city requirements by treating all required impervious area,
In conclusion, the proposed storm water management system will meet or exceed the
requirements issued by the City of Springfield'for storm water.
Date Received:
SEP 1 7 2008
Original Submittal
9
Lowe's of Springfield
Springfield, Oregon
DD Drainage Report
September 16, 2008
Page A
TECHNICAL APPENDIX
DR1 - Existing Basin Delineation
DR2 - Post Developed Basin Delineation
Basin Detaiis
Sheet DD2 Existing Conditions
Sheet DD3 Site Plan
Sheet DD4 Grading Plan
Sheet DD6 Storm Plan
USGS Soils Map - Lane County
Table 2,2a Runoff Curve Numbers - Tr55
Contech Stormwater Fiiter catch basin (8 pages)
'_'I
A
po;.
Date Received:
SEP 1 7 2008
Original Submittal
Lowe's of Springfield
Springfield, Oregon
DD Drainage Report
September 16,2008
Page B '
REFERENCES
1,
Soil Survev of Lane Countv Are<1
2.
Storm water Manaoement Manual issued in September of 2004 - City of Portland
3,
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2 SWALE 0.64 28,044 0'07 3,207 89%
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4 CB 0.20 8,745 000 0 100%
5 CB 0.09 3,982 0,00 0 100%
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8 SWALE 0,29 12,556 0,01 549 96%
9 SWALE 1.13 49,118 0,15 6,625 87%
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11 SWALE 1.11 48,391 O,~4 6,162 87%
12 SWALE 1.21 52,702 0,17 7,243 86%
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18 ROOF DRAINS 3,22 140,131 090 0 100%
19 CREEK 0.61 26,574 0.61 26,629 0%
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Properly 13.71 606,445 089 38,571 90%
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SEP I 7 2008
Original Submittal
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HYDROLOGIC GROUP RATING F\... . LANE COUNTY AREA, OREGON
LOWES SPRINGFIELD
l!ane
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WebSoilSUfWY 1.1
National Coopt:rativt: Soil Survey
10/1912006
rage I uf4
USDA NalWlII K_~n
..... (',*",",..w. !Wl"k..
HYDROLOGIC GROUP RATII\i~ iOR LANE COUNTY AREA, OREGON
LOWES SPRINGFIELD
MAP LEGEND
MAP INFORMATION
Hydrologic Group
{Dominant Condition, &It;}
_A
_NO
_B
c=:J BiO
c:=J C
_C/O
_0
c:=J Not rated or not available
Soil Map Units
o Cities
c::::l Detailed Counties
c:::::J Detailed Stales
Interstate Highways
- Roads
-+---+- Rails
---.. Water
Hydrography
~ Oceans
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL: hllp:/Iwebsoilsurvey,nrcs.usda,gov
Coordinate System: UTM Zone 10
Soil Survey Area: Lane County Area, Oregon
Spatial Version of Data: 2
Soil Map Compilation Scale: 1 :20000
Map comprised of aerial images photographed on these dates:
5/24/1994
o
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en
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The orthophoto or other base map on which the soil lines were compiled and
digitized probably differs from the background imagery displayed on these maps,
As a result, some minor shifting of map unit boundaries may be evident.
-,
,...,
=
=
co
Web Soil Survey 1.1
National Cooperative Soil Survey
10/19/2006
Page 2 of 4
Hydrologic Group Rating
LOWES SPRINGFIELD
Tables - Hydrologic Group
Summary by Map Unit. Lane County Area, Oreg~l1
Soil Survey Area Map Unit Name
Map Unit
Symbol
Rating
Total Acres in Percent of AOJ
AOJ "
118
Salem gravelly silt loam B
5.6
23,3
Date Received:
SEP 1 7 2008
Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to 'doe offaur groups according to the
rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitatiDn from
long-duration stonns.'
The soils in the United States are placed into, four groups A, H, C, and D. and threi dual classes, AID, BID, and C/D.
Definitions.ofthe classes are as follows:
Description - Hydrologic Gr;oup
" !I .
Original Submittal
The fDUf hydrologic soil groups are:
Group A. Soils having a high infiltration rate (low runoff potential) whenthorough}y wet.. These consist mainly of deep, well
drained to excessively drained sands or gravelly sands. These soils have a high rateof water transmission.
"
Group B. Soils having a moderate infiltration rate when- thoroughly wet. Thcseeorisist chiefly of moderately deep or deep,
moderately well drained or well drained soils that have moderately fine teXOJTe to moderately coarse texture. These soils have
a moderate rate of water transmission.
Group C. Soils having a slow infiltration rate when thoroughly wet. These consist ~,hiefly of soils having a layer that impedes
the downward movement of water or soils of moderately fine texture or fine texture. These soils have a SIDW rate of water
transmission.
Group D. Soils having a very slow infiltration rate (high runoff potential) when tho~oughly wet. These consist chiefly of
clays that have a high shrink-swell potential, soils that have a high water table, soils, "that have a claypan or clay layer at or
near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water
transmission. "
If a soil is assigned to a dual hydrologicgroup (AID, BID, or CID), the first letter is'"for drajned areas and the second is for
undrained areas. Only sOlis that are rated D in their natural coriditionare" assigned to d\Jal classes.
Parameter Summary - Hydrologic Group
Aggregation Method: Dominant Condition
Aggregation is the process by which a set of component attribute values is reduced t9 a single value that represents the map
unit as a whole.
A map unit is typically composed of one or more "components"..A component is either some type of soil or some nonsoil
entity, e.g., rock outcrop. For the attribute being aggregated, the first step of the agg~egation process is to derive one attribute
value for each ofa map unit's components. From this set of component attributes, the next stepofthe aggregation process
deriv~s a single value that represents the map unit as a whole. Once a single value f~'r each map unit is derived, a thematic
map for soil map units can be rendered. Aggregation must be done because, on any soil map, map units are delineated but
components are not. .
For each 'of a map unit's components, a corresponding percent composition is recorded. A percent composition of 60 indicates
that the corresponding component typically makes up approximately 60% of the map unit. Percent composition is a critical
factor in some, but not all, aggregation methods.
USDA Natural Resourres
~-"'" COll5eri<arlonSenire
Web Soil Survey].1
. National Cooperative SoiJ.Survey
10/19/2006
Page 3 of4
Hydrologic Group Rating
LOWES SPRINGFIELD
The aggregation method "Dominant Condition" first groups like attribute values for the components in a map unit. For each
group, percent composition is. set to the sum of the pc-reent cDmpositio[i afaIl components participating in that group. These
groups now represent "conditionslt rather than components. The attribute value associated with the group with the highest
cumulative percent composition is returned. Ifmore than one group shares the highest cumulative percent composition, the
corresponding "tie-break" rule determines which value should be returned. The "tie-break" rule indicates whether the lower
or higher group value should be returned in the case ofa-perccnt composition tie.
The result returned,by this aggregation method represents the dominant condition throughout the map unit only when no tie
has occurred.
Component Percent Cutoff:
Components whose percent composition is below the cutoff value wIJl not be considered. Jfoo cutoffvaJue is specified, all
cDmponents in the database will be considered. The data for some contrasting soils of minor extent may not be in the
database, and therefore are not consid~red.
Tie,break Rule: Lower
The tie-break rule indicates which value should be selected from a set of multiple candidate values, or which value should be
selected in the event of a percent composition tie.
Date Received:
"
SEP 1 7 2008
Original Submittal
USDA NatU1':ll1 ResourCe!;
~---c rn"-~('nall(ln Ser<ice
WebSoilSurvcy I.J
National Cooperative Soil Survey
10/] 9/20G6
Page 4 of4
Chapter 2
Estimating Run.off
Table 2-2a
R1ll1Off curve numbers for urban areas if
Cover description
Cover type and hydrologic condition'
Fully developed'urban areas (vegetation established)
Open space (laWns, parkS, golf courses, ~emeteries, etc.) 31:
Poor condition (grass cover <,50%)... ...............
Fair condition (grass cover 50% to 75%)
Good condition (grass cover> 75%)
Impervious areas:
Paved p<uking lots, roofs, driveways, etc.
(excluding right-of-way) ........................
Streets and' roads:
Paved; curbs and storm sewers (excluding
right-of,way) , .............................. ...... ,..........
Paved; open ditches (including right~of-way) ..................
Gravel (including right-of-way) ........ ..............................
Dirt (including right-or-way) .................... ........
Westem desert urban areas:
Natural desert landscaping (pervious areas only)..v
Artificial desert landscaping (impervious weed barrier,
desert shmb with 1- to 2-inch sand Dr gravel mulch
and basin bo-rders) ... .......................... ................. .......
V rban districts:
Commercial and business
Industrial. ........................
Residential districts by average lot size:,
1/8 acre or less (town houses) ........................
1/4 acre .......... .................. .
1/3 acre ...................... ...... .......................
1/2 acre ................... .......................................
] acre. ........................... ...................
2 acres ... ...................... ......... ............. ......................
Deve/oping llrbaI} areas
Newly graded areas
(pervious areas, only, no vegetation) 51"
Idle lands (CN's are determined using cover types
similar to those in table 2-2c).
Average percent
impervious ared':y
85
72
65
38
30
25
20
12
Technical Release 55
Urban Hydrology fo~..w~sheds .
IJdlt; necelved:
SEP f 7 2008
Original SUbmittal,
Curve numbers for
-hydrologic soil group
68
49
39
98.
98
83
76
72
63
96
89
81
77
61
57
54
5]
46
77
A
98
89
85
82
77
96
92
88
85
75
72
70
68
65
86
B
79
69
61
86
79
74
c
D
98
98
89
84
80
98
98
93
91
89
88
96
95
93
92
87
86
85
84
82
94
I Average runoff condition, and Ia == 0.28.
2 The average percent impervious area sho\vn was used to develop the composite eN.s. Other aSsumptions are as follows: impervious areaS are
directly connected to the drainage system, imperiious areas have a CN of 98, and pervious areas are considered equivalent to open space in
good hydrologic condition. CN.s for other combinations of conditions may be computed'using figure 2-3 or ~-4.
3 CN's shO\vn are equivalent to those of pasture. Composite eN's may be computed for other combinations of open space
cover type.
4 Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2--4 based, on the impervious area percent<lge
(eN", 98) and the pervious area CN. The pervious area CN's are assumed equivalent to desert sl1mb in poor hydrologiC condition.
5 Composite eN's to use for the design of temporary measures durmg grading and constniction should be comput.ed using figure 2-3 or 2--4
based on the degree of developinent (impervious area percentage) and the CN's for t.he r;ewly graded pervious areas. '
(210-Vl-TR-55, Second Ed., June 19SG),
98
92
89
87
85
96
94
91
90
63
81
80
79
77
91
2-5
.
Date ReceIVeu;
\
cV ~
SEP 1 7 2008
Original submittal
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GENERAL NOTES
I) STORMFILTER BY CON TECH STORM WATER SOLUTIONS; PORTLAND, OR (800) 548,4GG7; SCARBOROUGH, ME (877) 907.867G;
ELKRIDGE, MD (8GG) 740.3318.
2) FILTERS TO BE SIPHON,ACTUATED AND SELF.CLEANING,
3) STEEL STRUCTURE TO BE MANUFACTURED OF 1/4 INCH STEEL PLATE.
4) STORMFILTER REQUIRES 2,3 FEET OF DROP FROM RIM TO OUTLET, INLET SHOULD NOT BE LOWER THAN OUTLET. INLET (IF
APPLICABLE) AND OUTLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR,
5) CBSF EQUIPPED WITH 4 INCH (APPROXIMATE) LONG STUBS FOR INLET (IF APPLICABLE) AND OUTLET PIPING. STANDARD OUTLET
STUB IS 8 INCHES IN DIAMETER, MAXIMUM OUTLET STUB IS 15 INCHES IN DIAMETER, CONNECTION TO COLLECTION PIPING CAN
BE MADE U51NG Fl.EXIBLE COUPLING BY CONTRACTOR,
G) FOR H.20 LOAD RATING, CONCRETE COLLAR 15 REQUIRED. CONCRETE COLLAR WITH QUANTITY (2) #4 REINFORCING BARS TO BE
PROVIDED BY CONTRACTOR.
7) ALL STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE GUIDELlNE5 FOR MORE
INFORMATION.
3.CARTRIDGE CATCHBASIN
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5tormFllter~
u.s. PATENT No. 5.322.629,
No. 5.707,527. No. 6,027.639
No. 6,649,045; No. 5.624,576,
AND OTHER u.s. AND fOREIGN
iSl2006 CONTECH Stormwater Solutions PATENTS PENDING
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I FILENAME: CBSF4-S-DTL
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GENERAL NOTE5
I) 5TORMFILTER BY CONTECH 5TORMWATER 5OLUTION5; PORTLAND, OR (800) 548.4667; SCARBOROUGH, ME (877) 907-8676;
ELKRIDGE, MD (86G) 740.3318,
2) FILTERS TO BE 5IPHON.ACTUATED AND 5ELF-CLEANING,
3) 5TEEL 5TRUCTURE TO BE MANUFACTURED OF 1/4 INCH 5TEEL PLATE,
4) 5TORMFILTER REQUIRES 2,3 FEET OF DROP FROM RIM TO OUTLET. INLET 5HOULD NOT BE LOWER THAN OUTLET, INLET (IF
APPLICABLE) AND OUTLET PIPING TO BE 5PECIFIED BY ENGINEER AND PROVIDED 'BY CONTRACTOR,
S) CB5F EQUIPPED WITH 4 INCH (APPROXIMATE) LONG 5TUB5 FOR INLET (IF APPLICABLE) AND OUTLET PIPING, 5TANDARD OUTLET
5TUB 15 8 INCHE5 IN DIAMETER, MAXIMUM OUTLET 5TUB 15 15 INCHE5 IN DIAMETER, CONNECTION TO COLLECTION PIPING CAN
BE MADE U51NG FLEXIBl.E COUPI.ING BY CONTRACTOR,
6) FOR H-20 LOAD RATING, CONCRETE COLLAR 15 REQUIRED, CONCRETE COLLAR WITH QUANTITY (2) #4 REINFORCING BARS TO BE
PROVIDED BY CONTRACTOR. '
7) ALL 5TORMFILTERS REQUIRE REGULAR MAINTENANCE, REFER TO OPERATION AND MAINTENANCE GUIDElINE5 FOR MORE
INfORMATION.
/"' INLET GRATE
;... "..:, ,.;~X):':';:
'II
,-
4,CARTRIDGE CATCHBA51N
5TORMFILTER DATA
I STRUCTURE ID
I WATER QUALITY FLOW RATE (d5)
I PEAK FLOW RATE (< I d5)
i ,ETURNPERIOD OF PEAK FLOW (ye5)
I CARTRIDGE FLOW RATE 115 OR 7.5 ~pmJ
I MEDIA TYPE (CSF, PERLITE, 2PG)
I ,~IM ELEVATION
I PIPE DATA.
I INLET 5TUB
OUTLET 5TUB
CONFIGURATION
I I.E,
I XXX.XX'
I XXX.XX'
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. U.s, FATENT No. 5,322,629,
No. 5,707,527. No, G,027,G39
No. ',G49,040, No. 5,G24.576,
AND OTHER. U.S. AND FOREIGN
F'A TENTS PENDING
@2006 CONTECH Stormwater Solutions
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u.s. PATENT No. 5.322.629,
No. 5.707.527. No. b,D27.G39
No. 6,649.048, No. 5.(;24,576,
AND OTHER U.S. AND FOREIGN
PATENTS PENDH~G
DRA'MNG
STEEL CATCHBASIN STORMFILTER
PLAN AND SECTION VIEWS
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1
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I DATE: 11/01/05 I SCAlE: NONE
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u.s. PATENT No. 5.322,G29,
No. 5,707,527, No. G,027,639
No. G,G49,04B, No. 5,624.57G.
AND OTHER u.s. AND fOREIGN
{:)2006 CONTECH Stormwater Solutions PATENTS PENDING
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I DATE; 11101105 I SCAlE: NONE
ORA 1MNG
I FILE NAME:CBSF1.s.on
213
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GENERAL NOTES
I) STORMFILTER BY CONTECH STORMWATER SOLUTIONS; PORTLAND, OR (800) 548,4GG7; SCARBOROUGH, ME (877)
907.8G7G; ELKRIDGE, MD (8GG) 740,3318,
2) FILTERS TO BE SIPHON.ACTUATED AND SELF.CLEANING.
3) STEEL STRUCTURE TO BE MANUFACTURED OF 1/4 INCH STEEL PLATE,
4) STORM FILTER REQUIRES 2,3 FEET OF DROP FROM RIM TO OUTLET. INLET SHOULD NOT BE LOWER THAN OUTLET, INLET (IF
APPLICABLE) AND OUTLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR,
5) CBSF EQUIPPED WlTH 4 INCH (APPROXIMATE) LONG STUBS FOR INLET (IF APPLICABLE) AND OUTLET PIPING, STANDARD OUTLET
STUB IS 8 INCHES IN DIAMETER, MAXIMUM OUTLET STUB 15 15 INCHES IN DIAMETER, CONNECTION TO COLLECTION PIPING
CAN BE MADE USING FLEXIBLE COUPLING BY CONTRACTOR,
G) FOR H,20 LOAD RATING, CONCRETE COLLAR 15 REQUIRED, CONCRETE COLLAR WITH QUANTITY (2) #4 REINFORCING BARS TO
BE PROVIDED BY CONTRACTOR,
7) ALL STORM FILTERS REQUIRE REGULAR MAINTENANCE, REFER TO OPERATION AND MAINTENANCE GUIDElINES FOR MORE
INFORMATION,
I-CARTRIDGE CATCHBASIN
STORMFILTER DATA
(STRUCTURE ID I XXX
I WATER QUALITY FLOW RATE (cfs) X,XX
I PEAK FLOW RATE (< I cfs) X,XX
I Rt"TURN PERIOD OF PEAK FLOW (yes) I XXX
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5tormf,lter0
u.s. FMENT No. 5.322.62::3.
No. 5,707,527, No. 6.027,G38
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3
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I DATE: 11/01105 I SCALE: NONE
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u.s. PATENT No. 5.322;629,
No. 5,707.527. No. b,027,(;39
No. 6.(;49,048. No. 5.G24.576,
AND OTHER u.s. AND fOREIGN
PATENTS PENDING
02006 CONTECH Stormwater Solutions
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TME 5TORMWATER MANAGEMENT
5tormF,lcer@
U.5, PATENT No_ 5.322.G2:3.
No. 5.707,527, No, G,027,G39
No_ b,G-19,048, No. 5,624,576.
AND OTHER u.s. AlJD FOREIGN
PAHN1S PENDING
~~I~IU...r~u.
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DATE: 11101105 I SCAlE: NONE
I FILE NAME;CBSF2..s~n.
2/3
I DRAWN: MJW I'CHECK<:-O: ARG
GENERAL NOTES
I) STORMFIL TER BY CONTECH STORM WATER SOLUTIONS, PORTLAND, OR [800) 548'4GG7, SCARBOROUGH, ME (877) 907.8G7G,
ELKRJOGE, MD (8GG) 740,3318,
2) FILTERS TO BE SIPHON-AcTUATED AND SELF-CLEANING,
3) STEEL STRUCTURE TO BE MANUFACTURED OF 1/4 INCH STEEL PlATE.
4) STORMFILTER REOUIRES 2,3 FEET OF DROP FROM RIM TO OUTLET, INLET SHOULD NOT BE LOWER THAN OUTLET, INLET (IF
APPLICABLE) AND OUTLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED,BY CONTRACTOR.
5) CBSF EOUIPPED WITH 4 INCH (APPROXIMATE) LONG STUBS FOR INLET (IF APPLICABLE) AND OUTLET PIPING, STANDARD OUTLET
STUB IS 8 INCHES IN DIAMETER, MAXIMUM OUTLET STUB IS 15 INCHES IN DIAMETER, CONNECTION TO COLLECTION PIPING CAN
BE MADE USING FI.EXIBLE COUPLING BY CONTRACTOR, ,
G) FOR H.20 LOAD RATING, CONCRETE COLLAR IS REOUIRED, CONCRETE COLLAR WITH OUANTITY (2) #4 REINFORCING BARS TO BE
PROVIDED BY CONTRACTOR,
7) ALL STORMFILTERS REOUIRE REGULAR MAINTENANCE, REFER TO OPERATION AND MAINTENANCE GUIDElINES FOR MORE
INFORMATION,
2-CARTRIDGE CATCHBASIN
STORMFILTER DATA
I. STRUCTURE ID I
I WATER QUALITY FLOW RATE (efs)
I PEAK FLOW RATE I < I cfs)
I RETURN PERIOD OF PEAK FLOW [yes) I
I CARTRIDGE FLOW RATE (15 OR 7 ~S "pm) I.
MEDIA TYPE (CSF, PERLITE, ZPG) I
I RIM ELEVATION I
I. PIPE DATA,
I INLET STUB
I. OUTLET STUB
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Stormfllter@ .
U.5. PATENT No. 5.322,629.
No. 5.707,527, No. 6,027,639
No. G,b49,O",8. No. 5.624,576,
A~ID OTHER U.S, AND'fOREIGN
PATENTS PENDING
~2006 CON TECH Stormwater Solutions
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3
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J DATE: 11/01105 I SCALE: NONE
I FilE NAME:CBSF2-5.oTL
3/3
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