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HomeMy WebLinkAboutMMD2013-00029 MMD2O13 - 00029 GREENWAY TOWN CENTER NOTICE OF TYPE I DECISION MINOR MODIFICATION (MMD) 2013-00029 ISs 111 IS GREENWAY TOWN CENTER T I G A R D 120 DAYS = 11/7/2013 SECTION I. APPLICATION SUMMARY FILE NAME: Greenway Town Center CASE NO.: Minor Modification (MMD) MMD2013-00029 PROPOSAL: The proposed application is to modify the existing site and building to accommodate a new anchor tenant in the Greenway Town Center. Improvements include: building facade modifications, upgraded public plazas, restriping and parking lot improvements including new trees,landscaping and lighting. APPLICANT: Regency Centers Craig Ramey 5335 Southwest Meadows Road, Suite 295 Lake Oswego,OR 97035 OWNER: Same as applicant LOCATIONS: 12220 SW Scholls Ferry Road WCTM 1S134BC,Tax Lot 00300 ZONING DESIGNATION: C-G: General Commercial District. The C-G zoning district is designed to accommodate a full range of retail,office and civic uses with a City-wide and even regional trade area.A wide range of uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360.060.0 SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED WITH CONDITIONS the above request. The findings and conclusions on which the decision is based are noted in Section IV. 1. Obtain a sign permit for all new signage. 2. Prior to final inspection, obtain a CWS storm water connection authorization. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION N1N11)2013-00029GRJi1:NW.\V IoWN CENTER Pagc 1 43 Site Information: The project is located at 12220 SW Scholls Ferry Road; south of SW Scholls Ferry Road, west of SW 121" Avenue and east of SW North Dakota Street. The site, known as the Greenway Town Center, is approximately 7.6 acres and contains three commercial buildings and site improvements that include landscaping and associated parking lot. The entire site has 332 parking spaces. Proposal Description: The proposed application is to modify the existing site and building to accommodate a new anchor tenant in the Greenway Town Center. The applicant proposes the following: 1. Parking lot improvements include: minor repaving, restriping, upgrading parking space ADA requirements, replacing landscape islands, and installing new trees, landscaping, and lighting. 2. Beautification of public plazas, upgrades to meet ADA accessibility requirements and construction of an additional 512 square feet of covered seating area. 3. The existing sign pylons will be upgraded to match the retail center building facades. 4. Building facade improvements include: installing new canopy, accent lighting, cladding and architectural ("lanterns") features, new paint, and new roofing. The proposal includes an increase in building height from 24' 3/8" to 28'9.5",an increase of less than 20 percent. 5. New signage for the new anchor tenant. The new tenant is does not result in a change of use, therefore no additional parking is required. As demonstrated below, the site has sufficient parking for existing uses. Use Square Footage Parking Required Mixed Use Reduction Retail 71,867* 71.867 x 3.0 = 215.6 100% = 215.6 Eating& Drinking 13,408 (fast food) 13.408 x 7.0 = 93.83 85% = 79.75 Establishments 4,395 (other) 4.395 x 9.0 = 39.55 70% = 27.68 Indoor Entertainment 2,295 2.295 x 4.3 = 9.86 60% = 5.91 Personal Services 1,750 1.75 x 2.5 = 4.37 60% = 2.62 TOTAL PARKING 332 REQUIRED: * Includes the addition 512 square feet SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS MINOR MODIFICATION OF SITE DEVELOPMENT REVIEW: The proposed change in use requires a Minor Modification to approved plans or existing development. Section 18.360.060.0 states that a minor modification shall be approved, approved with conditions or denied following the Director's review and as follows: 1. The proposed development is in compliance with all applicable requirements of this title;and FINDING: Upon review of the proposal's plans and narrative, staff finds that the proposal complies with TDC 18.360.050 and TDC 17.765 as demonstrated above. The proposal is in compliance with all applicable requirements of this title. This includes but is not limited to building height, setbacks, and parking requirements. This criterion is met. �I.\ID2U13-00029 \v°OWN(:I:N rI R Page 2 of 3 2. The modification is not a major modification. FINDING: Staff finds that the changes listed in TDC18.360.050.B.1-11 are either satisfied or do not apply. Therefore, the proposed development is not a major modification. This criterion is met. CONCLUSION: The proposal is a minor modification of existing site development and is in compliance with the applicable requirements of this title. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies • Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON JULY 22, 2013. AND BECOMES EFFECTIVE ON JULY 23, 2013. Questions: If you have any questions, please call Agnes Kowacz at the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. 0� -Q July 22.2013 APPROVED BY: Agnes Kowacz DATE Associate Planner 503-718-2427 agneska tigard-or.gov \I\II)2(1I3 O$)2)(;RI.I.\\\ \) I( )\\\ ( I \II:I( Page 3of3 APPLICANT MATERIALS 1 RECEIVED JUL 1 0 2013 i IIICity of Tigard CITY OF TIGARD s ' ^'^'aNG/ENGINEERING Minor Modification — Type I Application TIGARD GENERAL INFORMATION Property Address/Location(s): In addition, the Director must find that the proposed 12220 SW Scholls Ferry Road change is in compliance with all applicable requirements of Tax Map&Tax Lot#(s): Map: 1S134BC00300 Title 18 of the Tigard Development Code. To complete Tax Acct. No.:R983537 this review, the Applicant's proposal must include a Site Size: 323,810 (7.64 AC.) discussion indicating how the site expansion/change will continue to comply with the maximum setback, building Applicant*: Regency Centers height, parking, and landscaping standards. Other Address: 5335 Southwest Meadows Road, Suite 295 requirements of this title such as dear vision, solid waste City/State: Lake Oswego, OR Zip: 97035 storage, non-conforming situations, signs, and tree Primary Contact: Craig Ramey removal may also be applicable depending on the type and Phone: 503.603.4700 Fax: 503.624.0336 location of the proposed modifications. E-Mail: CraigRamey@RegencyCenters.com Propert. Owner/Deed Holdcr(.)*: (Attach list if more than onc) Regency Centers REQUIRED SUBMITTAL ELEMENTS Address: 5335 SW Meadows Rd., Suite 295 Phone:503.603.4700 (Applications will not be accepted without the City/State: Lake Oswego, OR Zip: 97035 following required submittal elements) *When the owner and the applicant are different people, the ® Application Form applicant must be the purchaser of record or a lessee in ® Owner's Signature/Written Authorization possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application XI Title Transfer Instrument or Deed in the space provided on the back of this form or submit a ® Site Plan(4 Large Plans&One—Reduced to 8'/:"x 11") written authorization with this application. ® Applicant's Statement/Narrative(4 copies) ® Filing Fee $ Minor Modifications; Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria discussed within Section 18.360.050(B) — Site Development FOR STAFF USE ONLY Review or Section 18.330.020(B)(2)—Conditional Use. If the mmP2/4-)1�j0 modification exceeds the maximum allowed under any one or Case No.(s): more of the criteria, a Major Modification review is required. Other Case No.(s): Major Modifications are processed in the same manner as a new Site Development Review or Conditional Use Permit. Receipt No.: 1ci 2 ul0 t 2, P2.169 Z Applicant's Statement: Date: 10 1 3 The applicant's statement must include a summary of the proposed changes. Criteria in either 18.360.050(B) or Application Accepted By: A 18.330.020(B)(2) must be addressed with a detailed response Date Determined Complete: 1I�13 to each criterion. Failure to provide the information needed Revised: 7/1/12 to process the application would be reason to consider an \eurp6�\misten\Irnd use apphcaoom\minor modJxanon app.docx pplication incomplete and delay review of the proposal. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 of 2 ITo consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the site plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued,based on this application,and may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 6 day of ,20 1� Amax F - EJV kipy TOWN CWN7 Own s Signature H. I( Ey £VP Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 2 of 2 111111 CITY OF TIGARD RECEIPT = 13125 SW Hall Blvd..Tigard OR 97223 503.639.4171 T IC;AR0 Receipt Number: 192161 - 07/09/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2013-00029 Minor Modification to an Approved Plan '__-CCCC-.:.? S 5 e.7 C_ Total: $567.00 PAYMENT METHOD CHECK# CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 00002605 AKOWACZ 07109i2013 $627 00 Payor Regency Centers Total Payments: $627.00 Balance Due: $24 00 Page 1 of 1 CITY OF TIGARD RECEIPT III a = 13125 SW Hall Blvd..Tigard OR 97223 503 639 4171 TIGARD Receipt Number: 192162 - 07/09/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2013-00029 Minor Modification to an Approved Plan- 1 00-0000-43 1 1 7 $24 CO LRP Total: $23.00 PAYMENT METHOD CHECK# CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 00002606 AKOWACZ 07/09/2013 $24 00 Payor Regency Centers Total Payments: $24 00 Balance Due: $0 00 Page 1 of 1 Washington County,Orapon 2006-025678 3 03/03/2006 03:35'03 PM D•M Cnte2 SWel! O HORMAN $340.00 MOO$6 00$11.00•Total a S312.00 III IIII IIII �I I I III IIII II 00916956200600256780680684 411/4-i I,Jery Hansen,Director of 20080 ont and Taxation �UPON RECORDATION RETURN TO: and on do County Clara for Washington County, Ae „ Oregon,do hereby certify that the within Instrument of _, A, r \ writing was received and recorded In the book of A^ Return to: record*of said county. I l,,,tio.. Jerry IL Hanson,Otrector seasemeM and Tauten, 1 � LandAmerica Financial Group,Inc. EzCffldo County Clerk Attn: Denny White 06-001075 1015 15th Street,N.W.,Suite 300 I. Washington,D.C.20005 • FW OR-GREENWAY TOWN CENTER,LLC, as trustor (Borrower) to 3 M o� LAWYERS TITLE INSURANCE CORPORATION, as trustee (Trustee) for the benefit of 7 WACHOVIA BANK, NATIONAL ASSOCIATION, as beneficiary (Lender) 0 U DEED OF TRUST AND SECURITY AGREEMENT This document serves as a Fixture Filing under the Uniform Commercial Code. Dated as of March 1, 2006 The name and address of the entity holding a lien or other interest created by this instrument is Wachovia Bank, National Association Commercial Real Estate Services, 8739 Research Drive URP—4, NC 1075, Charlotte, North Carolina 28262 The tax account number(s) of the property subject to the lien of this Deed of Trust: R983537 NCLIB 1323033.4 TIlIS DEED OF TRUST AND SECURITY AGREEMENT (the "Security Instrument") is made as of the ls' day of March, 2006, by FW OR-GREENWAY TOWN CENTER, LLC, a Delaware limited liability company, having its principal place of business at c/o Regency Centers, L.P., 121 West Forsyth Street, Suite 200, Jacksonville, Florida 32202, as trustor ("Borrower"), to LAWYERS TITLE INSURANCE CORPORATION, a Virginia corporation, having an address at 1120 NW Couch Street, Suite 500, Portland, Oregon 97209, as trustee ("Trustee"), for the benefit of WACHOVIA BANK, NATIONAL ASSOCIATION, a national banking association, as beneficiary, having an address at Commercial Real Estate Services, 8739 Research Drive URP — 4, NC 1075, Charlotte, North Carolina 28262, as beneficiary (together with its successors and/or assigns, "Lender"). RECITALS: Borrower by its promissory note of even date herewith given to Lender is indebted to Lender in the principal sum of TEN MILLION THREE HUNDRED SEVENTY FIVE THOUSAND AND NO/100 DOLLARS ($10,375,000.00) in lawful money of the United States of America (the note together with all extensions, renewals, modifications, substitutions and amendments thereof shall collectively be referred to as the "Note"); with interest from the date thereof at the rates set forth in the Note, principal and interest to be payable in accordance with the terms and conditions provided in the Note. Borrower desires to secure the payment of the Debt (as defined in Article 2) and the performance of all of its obligations under the Note and the Other Obligations (as defined in Article 2) and also to secure payment of the indebtedness described in Article 24. The total principal amount of all such indebtedness (including, without limitation, the Note) is $213,000,000.00 and the final maturity date of all such indebtedness is March 16, 2016. ARTICLE 1 GRANTS OF SECURITY Section 1.1 PROPERTY CONVEYED. Borrower does hereby irrevocably, grant, bargain, sell, pledge, assign, warrant, transfer and convey to Trustee and its successors and assigns in trust, with power of sale and right of entry and possession and grant a security interest to Trustee and, with respect to the personal property described below. Lender, in all of Borrower's right, title and interest in and to the following property, rights, interests and estates now owned, or hereafter acquired by Borrower (the "Property"): (a) the real property described in Exhibit A attached hereto and made a part hereof(the "Land"); (b) all additional lands, estates and development rights hereafter acquired by Borrower for use in connection with the Land and the development of the Land and all additional lands and estates therein which may, from time to time, by supplemental mortgage or otherwise he expressly made subject to the lien of this Security Instrument; (c) the buildings, structures, fixtures, additions, enlargements, extensions, modifications, repairs, replacements and improvements now or hereafter erected or located on the Land (the "Improvements"); (d) all easements, rights of way or use, rights, strips and gores of land, streets, ways, alleys, passages, sewer rights, water, water courses, water rights and powers, MEMO RECEIVED JUL 1 0 2013 CITY CT TIGARD ..NNIN&-NGINECRING to: CITY OF TIGARD: TYPE 1 MINOR MODIFICATION APPLICATION dat. 09 JULY 2013 project. GREENWAY TOWN CENTER from: MATTHEW BRAY. GBD ARCHITECTS On Behalf o/ Craig/Drury. RtgLn y Centers GREENWAY TOWN CENTER: Address: 12220 SW Scholls Ferry Road Zone: C-G:General Commercial District(PD) Use: No Change(Commercial- Market(Anchor Tenant)-All Other:Retail/Restaurant) 18.360.050.E EVALUATION CRITERIA The jollowing is the required narrative outlining the rationale for the proposed modification addressing the changes listed in Section 18.360.050.B. 1.AN INCREASE IN DWELLING UNIT DENSITY.OR LOT COVERAGE FOR RESIDENTIAL DEVELOPMENT; Not Applicable. Application does not include Residential development. 2.A CHANGE IN THE RATIO OR NUMBER OF DIFFERENT TYPES OF DWELLING UNITS: Not Applicable. Application does no!include Residential development. 3.A CHANGE THAT REQUIRES ADDITIONAL ON-SITE PARKING IN ACCORDANCE WITH CHAPTER 18.165: Not Applicable.No Change. Exterior modifications to Anchor Tenant proposed are for same use:Commercial (Grocer). New striping is required over new parking area seal coat application. Stall quantity(334 stalls)to be consistent with current parking layout. Parking required is consistent with current codes(Per recently adopted DCA 2013- 00001-May 14, 2013 for 0.9-Street Parking). See attached parking summary by Tenant/use. Per current codes, the proposed potential Covered Outdoor Seating area can be up to 4,400 sf.Actual new proposed covered Seating area i.c c 12 SF.) Ref r to Section 6(Binder). 4.A CHANGE IN THE TYPE OF COMMERCIAL OR INDUSTRIAL STRUCTURES AS DEFINED BY THE UNIFORM BUILDING CODE: Not Applicable.No Change. Exterior modifications to Anchor'Tenant proposed are for same use:Commercial(Grocer)-M Occupancy. pp ARCHITECTURE SPACE PLANNING INTERIOR DESIGN MEMO GBD 5.AN INCREASE IN THE HEIGHT OF THE BUILDING(S)BY MORE THAN 20%; NUMBER OF STORIES: ONE STORY HEIGHT(EXISTING): 24'-0 3/8" HEIGHT(MAXIMUM): 28'-10" (24.03125 feet X .10=28.8375 feet= 28=10") HEIGHT(PROPOSED): 28'-9 1/2" Modifications to the existing building height include a new anchor tenant Main Entry feature along the front(North) facade as well as overall parapet height increases limited to the new anchor tenant area to accommodate for new rooting(5"new insulation+ 1"protection board above the existing roof sheathing) to better address waterproofing details and current building energy codes. Additionally, five (5) new architectural features (lanterns)will extend approximately 12 inches above the existing parapet to articulate the façade along the balance of the retail center along the North and East facade. 6. CHANGES IN THE TYPE/LOCATION OF ACCESSWAYS AND PARKING AREAS WHERE OFF-SITE TRAFFIC WOULD BE AFFECTED: Not Applicable.No changes to the existing site accessways or curb cuts off SW Scholls Ferry Road are proposed. All current access and vehicular circulation will be maintained. 7. INCREASE IN VEHICULAR TRAFFIC TO/FROM SITE(EXCEEDING 100 VEHICLES PER DAY): Not Applicable.No increase in vehicular traffic to or from the site is anticipated. Modifications proposed are predominately cosmetic with limited site work. New tenant proposed in the existing is the same use therefore no additional vehicular traffic to/from the site by 100 vehicles per day is anticipated. 8. INCREASE IN FLOOR AREA PROPOSED FOR NONRESIDENTIAL USE BY MORE THAN 10% (EXCLUDING EXPANSIONS UNDER 5.000 SF): BUILDING AREA: GROUND FLOOR(EXISTING): 37,916 GSF MEZZANINE(EXISTING-OFFICE): + 1,834 GSF MEZZANINE(EXISTING-MECHANICAL): + 974 GSF TOTAL AREA: 40,724 GSF' OUTDOOR SEATING AREA: 1,494 NSF (512 GSF(COVERED))" • No increase in floorarea is proposed. " The new(covered)outdoor seating with perimeter landscaped areas modifies an existing, currently underutilized, common public Plaza area. ARCHITECTURE SPACE PLANNING INTERIOR DESIGN MEMO GBD 9. REDUCTION IN THE AREA RESERVED FOR COMMON OPEN SPACE AND/OR USABLE OPEN SPACE WHICH REDUCES THE OPEN SPACE AREA BELOW THE MINIMUM REQUIRED BY THIS CODE OR REDUCES THE OPEN SPACE AREA BY MORE THAN 10%; Not Applicable.No reductions to Common Open space are proposed. The new(covered) outdoor seating with perimeter landscaped areas modifies a portion of an existing, currently underutilized,common public Plaza area. RePr to Civil and Landscape plans. 10. REDUCTION OF PROJECT AMENITIES BELOW THE MINIMUM ESTABLISHED BY THIS CODE OR BY MORE THAN 10%WHERE SPECIFIED IN THE SITE PLAN: Not Applicable.No reductions to project amenities are proposed. The new(covered) outdoor seating with perimeter landscaped areas modifies a portion of an existing, currently underutilized,common public Plaza area.Refer to Civil and Landscape plans. 11. MODIFICATION TO THE CONDITIONS IMPOSED AT THE TIME OF SITE DEVELOPMENT REVIEW APPROVAL WHICH ARE NOT THE SUBJECT OF SUBSECTIONS B.1 THROUGH 10 ABOVE OF THIS SECTION. Not Applicable. The proposal does not modify conditions imposed at the time of site development review approval which are not subject to BI through 10 above of this subsection. ARCHITECTURE SPACE PLANNING INTERIOR DESIGN MEMO GBD GREENWAY TOWN CENTER: SCOPE OF WORK SITE • Limited to minor repaving located at the current handicap accessible parking stalls as required to address current ADA code compliance. • Existing concrete plazas along the existing tenant storefronts will also be repaved in order to facilitate the facade improvements and to address ADA code compliance. • Extension of existing loading dock at the South(Anchor Tenant) and new concrete apron,small building canopy extension and guardrail. • The concrete plaza east of the existing Thriftway store will be improved to provide a level outdoor seating area that will be partially screened from the parking area by a low planter wall and new landscaping areas. • 3 existing trees will need to be removed to accommodate the new outdoor seating area. • The Plaza directly in front of the entrance to the existing Dollar Tree will be improved to include an accessible ramp and stairs as well as two raised planter beds. In front of the existing McMenamins,a similar low planter wall will be installed to level and screen the current outdoor seating area. • Existing parking lot islands: Overgrown/deteriorated landscaping in the existing parking lot islands will be removed and replaced. (The basic landscape planting material and irrigation in the islands along the frontage will also be removed and upgraded.) • Existing parking lot islands: Concrete curbs are deteriorated and will be replaced. • Existing parking area lighting is currently measured at an average 1-2 Fc (footcandlesJ. Lighting improvements are proposed to increase light levels at the parking area(using existing light fixture pole locations) to an average of 4 Fc. • Modifications to the existing sign pylons will provide new cladding materials to complement the new cladding on the retail center buildings.Updated sign copy will be provided to address new anchor Tenant. Signage to be applied for under separate permit. BUILDING- NEW TENANT EXTERIOR IMPROVEMENTS • New Tenant exterior modifications will replace existing storefront at the north façade as well as add storefront at the east facade to provide access to a new outdoor seating area. • Existing wood-framed canopies and soffits will be removed and replaced with new steel canopies and support columns. Now canopy elevations will align with existing canopies/soffits to maintain the continuity and complement the existing elevation datums on the overall retail center. • New exterior(accent) lighting will be provided at the public face of the existing pilasters. • New exterior cladding material to be provided above storefront at north elevation. ARCHITECTURE SPACE PLANNING INTERIOR DESIGN MEMO GBD BUILDING- NEW TENANT EXTERIOR IMPROVEMENTS CONT. • New anchor tenant signs will be provided (proposed locations illustrated on exhibits). Signage to be applied for under separate permit. • Roof: to improve energy efficiency and maintenance, a new roof including insulation above the roof deck, protection board and new membrane is proposed. Roof drainage is proposed to remain consistent with existing(sloping north to south). Currently, only a small curb currently exists along the north building edge. Existing roof parapets are minimal along the north,east and west elevations and will necessitate new curbs to accommodate new insulation thickness,cant strips, membrane and coping. Increased parapet height will be limited to Anchor Tenant location,but are below the 20%maximum increased building height limitation. • A new Entry feature is proposed for the new anchor Tenant. Roof drainage of the new Entry feature will slope to the existing roof area to the south to minimize exposed downspouts at the façade.The new Entry element extends beyond the existing parapet height,but is below the 20%maximum increased building height limitation. BUILDING- RETAIL CENTER EXTERIOR IMPROVEMENTS Retail Center building improvements proposed are cosmetic and proposed to refresh the existing building façade as well as increase visibility to the Retail Center from SW Scholls Ferry Road: • New cladding materials are proposed at all existing fascia.Existing Tenant signage will be replaced over new cladding. • The building and coping is to be cleaned and painted throughout. • New exterior(accent)lighting will be provided at the public face of the existing pilasters. • (5) new architectural features("lanterns") are proposed at existing roof depression areas and are proposed to be a painted steel frame with slatted cladding. New lighting will be provided internally creating a glowing feature in evening hours.Additionally, the additive element complements and helps amplify the Anchor Tenant Entry.Refer to sheet A202-Section 7. ARCHITECTURE SPACE PLANNING INTERIOR DESIGN Agnes Kowacz From: Seth GaRey <Seth.GaRey@cardno.com> Sent: Monday, July 22, 2013 12:55 PM To: Agnes Kowacz Cc: Pat Gaynor; Matthew Bray (Matthew@gbdarchitects.com) Subject: Greenway Town Center - Tree Species Hi Agnes. I've reviewed our tree selection with Pat Gaynor our Landscape Architect and below is our summary. As you will see, all street trees and parking lot trees are from City lists and have been selected for valid reasons. The trees that are not on City lists are used in plaza spaces or immediately adjacent to building canopies that preclude the use of larger trees Armstrong Red Maple On City "Columnar Tree" Table. We have proposed this to be used along the street frontage. This matches the existing trees on the frontage and its columnar attribute works with the adjacent power lines Red Maple-Pacific Sunset We are proposing this is a Red Maple variety to be used in the parking lot islands. Red Maple is on the City "Parking Lot Tree" Table Honeylocust—Shademaster This tree is on the City "Street Tree-Large Stature Tree" Table. In this redevelopment situation. this tree is better suited to flourish in the existing narrow landscape islands than trees on the parking lot list and still provide a large canopy. Shore Pine This tree is located adjacent to the proposed Whole Foods plaza not in the parking lot. Columnar European Hornbeam This decorative tree is proposed to be used in plaza spaces and adjacent to building canopies where larger trees will not be suitable. Coral Bark Maple This decorative tree is proposed to be used in plaza spaces only. Please let us know if these trees will be acceptable or if the city will require any substitutions. Thank you. Seth GaRey, PE PiiOJE:,i MANAUtr CARDNO (Jr, Cardno Shaping the Future Phone (+1) 503-419-2500 Fax(+1) 503-419-2600 Direct(+1) 503-419-2566 Mobile(+1)503-915-8028 Address 5415 SW Westgate Drive, Suite 100 Portland, OR 97221 Email seth.garev@cardno.com Web www.cardno.com This email and its attachments may contain confidential and/or pnvileged information for the sole use of the intended recipient(s) All electronically supplied data must be checked against an applicable hardcopy version which shall be the only document for which Cardno warrants accuracy If you are not the intended recipient,any use.distribution or copying of the information contained in this email and its attachments is stnctly prohibited If you have received this email in error, please email the sender by replying to this message and immediately delete and destroy any copies of this email and any attachments The views or opinions expressed are the author s own and may not reflect the views or opinions of Cardno 1 -.� ' __--— .. 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TYPE 1 APPLICATION CR') Camino GREENWAY SHOPPING CENTER PARKIN( 1 STUDY - PER PROPOSED TIGARD CODE AMENDMENT Shaping the Future Regency Centers Prepared by: Thatch Moyle Date: April 4, 2013 PROPOSED CODE AMEND. PROPOSED CODE AMEND. MIXED USE CURRENT CODE PARKING CURRENT CODE REDUCTION UNIT TENANT USE SF REQUIRED PARKING REDUCTION ALLOWANCE REQUIRED ALLOWANCE 12150 HAVA JAVA FAST FOOL ) 100 0.6 0.5 1.0 0.9 12220 LAMB'S THRIFTWAY GENERAL RE I AIL 37,500 112.5 112.5 138.8 138.8 12230 RITE AID GENERAL RET AIL 17,000 51.0 51.0 62.9 62.9 12244 DOLLAR TREE GENERAL RET AIL 12,000 36.0 36.0 44.4 44.4 12260 CLASSY NAILS PERSONAL SER VICE 1,750 4.4 2.6 4.4 3.5 12264 SNAP FITNESS INDOOR ENTERTAI INMENT 2,295 9.9 5.9 9.9 7.9 12266 DOTTY'S DELI FAST FOOT ) 3,105 18.6 15.8 30.7 27.7111111 12272 GREENWAY PUB RESTAURANT- SI I - DOWN 4,395 35.2 24.6 67.2 53.8 12280 LITTLE CAESARS FAST FOOT ) 2,100 12.6 10.7 20.8 18.7 12282 BOARDWALK BURGERS FAST FOOL ) 2,025 12.2 10.3 20.0 18.0 States POStC 12286 BAJA FRESH FAST FOOT - - - ) 4,947 29.7 25.2 49.0 44.1 .ted 12288 COLD STONE CREAMERY FAST FOOT ) 1,128 6.8 5.8 11.2 10.1 12262 VACANT GENERAL RE AIL 1,750 5.3 5.3 6.5 6.5 12268 VACANT GENERAL RE-1 FAIL 3,105 9.3 9.3 11.5 11.5 TBD COVERED SEATIN G AREA 4,400 TOTAL PARKING REQUIRED 343.9 315.6 478.2 448.6 . Parking Standard Information Used GENERAL RETAIL COMMERCIAL_ RESTAURANT- SALES ORIENTED PERSONAL SERVICES RESTAURANT- SIT-- DOWN FAST FOOD INDOOR ENTERTAINMENT ,10 • i t 1 3/1,000 SF 2.5/1,000 SF 8/1,000 SI 6/1,000 SF 4.3/1,000 SF PROPOSED PARKING STANDARD _ 3.7/1,000 SF 2.5/1,000 SF 1 15.3/1,000` ,F 9.9/1,000 SF 4.3/1,000 EXISTING PARKING STD _ ..sr�': i NOTES: Parking based on gross floor areareenveaLin Parking in mixed-use projects allows for reduced parking based on the phi Aenary, secondary and subsequent uses. Primary determined by use with largest proportion of total floor area. Primary-- 100%of min vehicle parking Secondary-- 85%of min vehicle parking Tertiary-- 70%of min vehicle parking All other uses-- 60%of vehicle parking Parking spaces in the public street shall not be eligible as fulfilling any part of the parking requirement except for religious institutions The Director may reduce the total required off-street vehicle parking space - ---.s by a total up to 20% by means of a parking adjustment reviewed through a Type II procedure PREPARED BY GBD ARCHITECTS III ,__ -.-,::,.:;,-77 14.....;•,,,_ . -.- -.• ,,,k '• '4c.1:5,:"7. •• .-...,•.•_ . . .- isirag:a.1104111 -45!-* S' wr"..• !.,..-,..• . ,illailli i 0000001100.0000000000.0000000110.1110.11111.1111111111 ..... 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SCALL NTS . _ SITE INFORMATION f BASIS OF BEARINGS VERTICAL DATUM r SITE DATA OP.EOON UTILITY NOTIFICATION CENTER LOCATED ON THE SOUTH SIDE OF SW SCROLLS FERRY RD [ BASIS Of BEATING WAS DERIVED FROM THE FOUND AND ELEVATION DATUM CITY Of TIGARD(NWT)29) TOTAL SIZE AREA 7 64 ACRES (STATE HWY 210) I HELD MONUMENT MARKING THE SOUTHERLY BOUNDARY BENCHMARK?BRASS DISK MUM.BOX TOTAL DISTURBED AREA.0.95 ACRES I.800-332.2344 LOCATED IN SECTION 34,TOWNSHIP 1 SOUTH RANGE 1 WEST r OF THE SUBJECT PROPERTY.BERIG 1b9-ST2TE PER BONG SECTION COR 27125/33131 0I. G WILLAMEITE MERIDIAN.CITY OF BEAVERTON.WASHNGTCN DEED AND SN 20.833. LOCATION.INTERSECTION OF SW CONESTOGA DR I 4�( p� COUNTY,OREGON AND SW 125TH AVE. (/ Ode tO� I ELEVATION 240.07 FEET -W� _ - ATTENTIONS.OR IL OREGON LAW REQUIRES YOU TO FOLLOW RULES ADOPTED BY THE a OREGON UTILITY NOTIFICATION CENTER THOSE RULES ARE SET FORTH IN OAR _ 062-001.0010 THROUGH OAR 062001-0090 YOU MAY OBTAIN COPIES OP THE RULES Ill / CALLING THE CENTER.(NOTE-THE TELEPHONE NUMBER FOR THE OREGON UHU TY NOTIFICATION CENTER 16 15031332-19871. `EITEOPHOFfss `I, 4M61 fE9 b'Fi. 7787IIPE 1.A 1.4 PROJECT TEAM sF7"C `"QE. I01•4104 IMF O6/0A1/ OWNER CONTRACTOR CIVIL ENGINEER SURVEYOR ARCHITECT GEOTECHNICAL ENGINEER REGENCY CENTERS JR ABBOTT CARDNO CARONO GBO ARCHITECTS INCORPORATED OEODE8IGN INC. DAIS I I077A13 ATTN.CRNG RAMEY ATTN.ANDY SPRAGUE ATTN.SETH GAREY ATTN.ERIC LYNCH ATTN MATTHEW BRAY ATTN JULIO VELA LWMN I ORB 5335 SW MEADOWS,SUITE 295 307 SE HAWTHORNE AVENUE.SURE 150 5015 SW WESTGATE DR SUITE 100 5415 SW WESTGATE DR SUITE 100 1120 NW COUCH ST,SUITE 300 15575 SW SEQUOIA PKWY.SUITE 10U OEM® I LOT LAKE OSWEGO,OR 97035 VANCOUVER.WA 9B660 PORTLAND.OR 97221 PORTLMND.OR 97221 PORTLAND.OR 97209 PORTLANO.OR 97224 I E 0Of/O 15B1 PHONE(503)1303-4726 PHONE(360)597.2030 PHONE(503)419.250° PFg5*.(503)419.2500 PHONE.(503)22-9658 PHONE(503)9668767 T/ I 21303,700 U) _ OW MLA F' COVER SHEET KAMM CC CO.O UNDERGROUND ACCURACY STATEMENT BASIS OF BEARING OFIAMMGE TABLE LEGEND RE UOESGTGro MITES SHOWN TAM MEN tnuTD tiOl MID Mly O.OAPP.°rME MEW,MOM n!FOUND MO MED , EMMY , ,ND ,TMT ,� f. .-t,y..,NG INS tW,KM.Ia10,OrL AOFTM TOPOGRAPHIC SURVEY c '"""",. m 21 ----"- �"'°°D�DM"`K TM xAltT IEIOEEINr R«o IM STIR MN®AID SM 101m NILAUr Mq,].rC,E.o]Ir elan,Nc ofx,RaaE mmEs MOWN COSMETIC ALL SUER IlILi10 p THE AMA FITIMI M OUT N SI OW IL•1N r M8 2 •• MINCE OR ASMDG�GO S,WNAnOW MIISP DOES POT WMTMNI LOCATED IN SECTION 34.TOWNSHIP 1 SOUTH, RANGE 1 WEST,WILLAMETTE MERIDIAN, IOW ii.43Tar - - ex=nM . .*S"" ' may no LMOROPOUD Minn/MOON!M TIE ID CT IDGTIW 5 ppGTm.OLn.000N RIM 009 Dswnrr TINT TEr AM LOCATED AS DATUM : pGIOOw"w.N.,..GS . 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STORM DRAM GUMMY E' mw r— mr sTGrulDarMIL PCC • 51 - jj I(I. u �� I \ '� mar i (� STORM DRArM MANNOIE mN I t E mr , :A '\l 19v • - AREA ORAN m II G ---", / B i - E1' t , �� ROOF DRAIN ,A iA I l / mr , 0 ) ( p :, - A,� GAS METER Wrr-i1 ,•u- • t' i p I ma Q� ` i, - WATER METER ISM 17 e i 41011114111 _IG mr iI 'p IL- 1. - CL FETE NYOMN,T 71C N 1 �' -r' w'►" ma - - 2? - FRE DEPARTMENT CONNECTER r; ► T-_ - Nn , Q • UPDERGROUND WATER VAIAT -0,i• LLJ 4 •, ��{ w� p ' 9 ' 6 WAILER VALVE Jl�� r ,, �1p Yi ► �r IlkI �j SwMBa6FVAlvE INC N- E - ,-� 14, � ,. p weal p �•� *p © o--3t • STREET LIGHT COBRA MEN z YCN �A L 13,;n! • '.. 1 ,,' .I.- MOO °` war % �' • STOFDO,I LIGHT lm7l� w 'YiLl p p 11 ,fir I ELECTRICAL VALET U IKN .I•. TIC N grill I. {__ f �rIli t`. ► ` i CJ . STREET UGINT JUICTICN KM IOC Si - p/ '. CI El /f ��Y rim r '.a. . t"----- •.. /,.F . mr /1: Y O UTILITY POLE v/ _IW we re---!' H - mtl 4 / 1' p /� �y i• ♦ �mM • ELECTRICAL RISER O W TKf i!•u mr/ ` W a A -.� O - OECO110167AEE �J4 F Z REla E RE T _ m / . _ • 1 • • SfRl1mERT TREE O NCN ..4tI (, �F� MD IS ( I 1� 1 B 1 � P��M�IG� V L-Y ' - �4 /� 's • ,� , \� '• , CONIFEROUS TREE J op, 11 mr 1 ;� d Z Z O y., „ ID / �,/ - r ® .b Y`,aj . 1 x REMOVE EXOTIC TREE 1 , 1 Q mN T Q� • A.0 a• _�y a E mr / T� CO IB OSYNN aEmwa,T C W /Fl ce , .,1•i�,rI . --- .ww01.MWf a fi^o 're.:•- � :►•,,'^v. _ - •- \, •• 1 • ,. GUY PARE CW 1 vw Q TMIC 7, T • ' I 'Iw aau ��,\ , U m' .... BOLLARD4+I , sloTt V F- %14 ,lo.r 11 SSS �..'.f - -a .T,' 1,` ',! • - • 1 CONSTRUCTION NOTES = TIO.a '■ T --,-- . ...` m \ meMw a 0/ I , Ai 1:1 .r ...T�:W A7 � H REMOVE EXILING TREE(TYPE Il • L ©Q_O_80000 p � . nC N-I In •fV v ,' e 6 - \ ,RD�� ,, _ -`. `•f/L� / �3, O v_ _. . L ] REMOVE EXISTING CURB In r iF Inc N I ' 6• T ti, 4 , no NA. ` , .1 J m� - .:n ; 1 3 I REMOVE EXITING RtDBG CANOPY SEE BIA.JI+'J PJMS FOP REMOVAL Lurts (r,E, e :;.�y' i r` ,�l I I :J- •`�`` 7MIGtl 6•ti , A RELOCATE REDMNCI slDt1 Ilia X •" .� .• ' ' w .• - •- +E CD ar.oa -V '• • NE REMOVE EN/MG EEL STOP f�o TIC.N • '-4 - - Y • - - -t-•- A--J _ n, _,_. _,- . -_v--. -_ i IRONSIRONSE. RFJgVE FAB77A ACM SYMBOL NO STRPMG Uill� -.- —\ + o • TIWr , ROVE EASING CONYETE WWI SAMWT MITS. to. m'r_,� 4 •I REMOVE COSTING EXTRUDED CURB SLAM D IMOSCAPE » •� 1 `�-IT�.a• L-J Ell REMOVE EX STAG CONCRETE RANTERS NOD 7,ile ,�no.a ,e REMOVE EXISTING SMONALIL ENS TING RE IA1 IM;WoSE1:.HAXF FOODS I - „ RFAMWE EX1ST9ls dMOl9WA/119TRRPBE'1 1 ,2 REMdvEEXISTNGCATCIIBASHpPROffE�; �I • ,] gE(JVF EXIS,Ifi 90H ��\ Mj1BB�!.T�4�M» ill ITEpvE EX6,9.G fElCE AIO coNEcnMG GATE -A may-` /- � " ,S RBIONE EXISTNG BOTTLE WAN STATION. OREGOm ! 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TR0.w i� r 1 1, nb _ T'o•�"» ca.- �9RD•1W i TMwa �- maleTTA �91O.r i'� � BOILER/ I nuu•o ' ` » Cl)♦a 7F��X • • ; SIffI TIRE _ .{ �' DEMO NINO / �TTo�f�,Rr.IB MOM ,(to.w TRAcw •�710.N♦ mow nuw \-Maw tMBD.y m'tl Lwc.r\- w ,' `�,MD.w • � sEET NUee OWN S-IiE'YEA �y WC 1 .1 ,, IS __-- LSO USE - -______ r LEGEND __ - 1 —— - - — -EXISTING RIGHT OF WAY LIE _ ---- - '- �,y.. -- - •Ew6Trq LOT LPE - --- � fir•---` - -EMITTING CENTF%IE B7�� 6g '__ PROPOSED SAWCUT LINE 1- I Li 0 - _-- - -- " ���..•r.. - p ♦-•,••-•—— .EXISTING BUILDING FACE }tt}SS -.•-- MY SPO0.1S IffMY11D I$' NWV71d --.J-•-_. •--Y- - _ .PROPOSED CURB d'- - r -- - -- --411 © rl�_ .• _ . -PROFILED CdNCRETE a 8 A -� Lb .�rr+e -i_-_ - r- ••emu-' --- _ e 1 I _ PROPOSED AC PAVEMENT N d _ _ ,.�--F- `,47-- -•_ - ii: - -------- - ) - PROPOSED SIGN aN 0 1 1 { ar1-7,- � c a I a CONSTRUCTION NOTES 1 . , ' F 1 CONSTRUCT STANDM�CURS PER DETAIL ON SHEET CS.O. _-/`S+rI'` + --•'''''' •/° O10 ,./ \ n INSTALL/-WIDE YELLOW PAINTED STRPE.TWO COATS W N • •`. •\ / / \ r U CONSTRUCT STANDARD SIDEWALK PER UV AIL ON SHEE7 C5.0 SEE •!,�„ - 6 A O \ O . SHEETS C3 0 i C3 I FOR DETAILED GRADING - ��'� \ / , .1 � ((. A\ �1 CONSTRUCT ADA CURB RAMP PER GRADING PLAN AND DETAIL ON O 0 �. • 91W C50. RUM.{ STRE AISIANT --__ -�_- / O O O � .•' . �TDTiti. S ES- U INSTALL WIDE WN rE PAINTED STRIPE.TWO COATS ass ITNT CAL• I ...•''',,, O O �� O �� 0 \ + Q INSTALL STANDARD ADA AK,(fiacy PAFIGNG STALL STRIPING �/ Nob ;- WI'r � O , M O y. \. % �1 AND s+GNAGE PER DETAi ON SHEET CS.O. '• I • `TX'TOa• O� \ , I/ 33 Z O OONSTRUCT CAST IN PLACE RE,AINBRG WALL Sff GRADNO PLAN SHEETS { i , •, 0 `• 0 0 O �. i ■ C3.0 i C3.1 FUR WALL GRADES AND DETAE ON SHEET C.0. I ' 1,. - O ° ° o 0 / _ NBTAu*N .CP/w ONLY ADA AccESBIBLE PARNO G STA L X ;i e . O O O O �` ° 0? . . C1`1M BTR..Me A10 BKGNAGE PER DETAIL DN 9/IEET CS 0 ( ,'. ,„1,.' O OA\Va -• I • E CONSTRUCT CONCRETE STAIRS.SEE GRADING PLAN 91EET5 Q 0 6 CJ, '•i. R. ..CI O d - SEE DETAIL ON SHEET 03.0 / _ (.�_�r + 'U ., :.fie J�1.. ° ;+� / I U INSTALL NEW BIKE RACKS,SEE ARCHMDTURAI HANS POR DETAILS. f 6 _ LLJ \ { 77 BgTALL LOADING DOCK CONCRETE PER SECTION ON THIS SHEET 4-1" f +�( w W ( I - .. /� D / , ° \ [] INSTALL HEAVY ASPHALT PAVEMENT PER SECTION ON TIES SHEET. ! �-"- / �I �� , t3 CONTRACTOR TO SEAL COAT EXISTING PARKING LOT AND RESTRIPE USING �� i 77/�///4 f.,;, .I-- 0 / �� \ / . 1 I I 4.WIDE WHITE PAINT(2 COATS MN} w 1'•' /'�J 1� a �.\ f • „ PROPOSED�IANDSCAPE PLANTER SEE ARCHITECTURAL PLANS U 1♦ i / �}'.... O die---- rt� PROPOSED CONCRETE PLAZA SEE GRADING PLAN FOR MORE INFORMATION - SEE SIDEWALK CONCRETE SECTION ON SHEET C6.0. Cl) Yl ry. �P� \ r, LL `- ° / \ ` u PROPOSED HANDRAIL PER DETAIL ON SHEET C5.0.IIr ; p Niiiii; i O w '• .P�. _..__ iiie /, Milk 17 CONSTRUCT ADA PEDESTRIAN RAYA.SEE DETAIL oN'WEET CS 0 �` II O• --©U+ \ *-'1 / �� ` \ \� • 16 INSTALL LIGHT ASPHALT PAVEMENT PER SECTION ON THIS SHEET >- W Z T- I✓ EVRIWO - \ (Dr1. \ /'S-F: • _• ,6 .'CONCRETE EXTENSION TO LOADING DOCIK PLATF0 4 UFOER 0O vREXA4{RES/MRWT ' ' /10 / ; I SEPARATE PERMIT• ,F,�y'' .�. I I wsTALL FLUB/I CURB SEE OLADING iLN1 sOR Clfi EXPOSURE ' O ... - °` `Z ,,` • i e -- TAA ISOTONS.SEEDETALGIISHEETC7AaI ' ZYY v .. .T. �I ° 6 ,� [7,] INSTALLDRECTIOWLLTURNARROW SEEDETAILONSHEET03.0 w 0•e •$ \ _ �� 6 II ! • B • r. O�• CO I j I PARKING INFO Ea iJ� IY : Olt; J STANDARD 254 • ` •Y/ ° le / ' - Y�r, ▪ ! ��../ •. m ©° COMPACT n l / '•1 __ © - -5116 N., ;� / •• '1 � r WHEF.LC/WR 7• . / :J�. -.- B - / '' J Alp V I STAXDAT>flTH ,'•' ®RH:✓ .. • .I S I �� hF rI . TOTAL tJ. . • 1 %/1". "-,''''.•r ,,,,• ..... 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LOADING DOCK CONCRETE PAVEMENT SECTJON 'O'r3tr sEEr NuMI�e�R Ct •REQUIRED COMPACTION AND MATERIALS TO MST REOUREMRENTS OF I �').O GEOTECMNICAL REPORT PREPARED BY GEOOESIGN DATED ARMY 6.2013 •� I 41 U L IY WO1re — r ,r ----- LEGEAO �1- -- - •- FJUSTINO RIGHT OF WAY l!E R �- ..„_- ....1)- --_ - - •EXOBTING LOT LINE 8 B 6 g -__-- - - r.•.... -. -- - - - -COSTING CENTERLINE . yp� - - _ ~✓ rcT.r�-�--ram PROPOSED 9AVICUT Ll1E I LL A ----- - r�R \Y - I -EXISTING BOLDING FACE -� SIN WOWS R N''ND!STATE eta'T”Ot �-Il`--..r„' - -_� .-_ p 4- PROPOSED CURB •' _ �• -_v _-- -'E1 r• , -PROPOSED CONCRETE a 5 igt ;-'�-------`—=.; --- - • ---y~--=- _ rr.--O----vim—r rJ� 1 • .PROPOSED SIGN 4 maraw -7� dZJ -9.---- '1 1 tr.:- ....e.e. • 7:.......... . .. ,,, i ir J. ` Ernc T�i p 9 O I / .'1„.., \ . •. n/r 4 - RErAA t Rf5rAna0r - . s •i 1----- ....-- O o9 OO • � -�` `\ a -, - f f • 'coo > / 4 _ a \ O / \ 1 \ a .o o• � 1. DETAIL A I , ,i vn °p \ o \ � \,t _ p \ \ roc //� • 6:?2 snr / I` r 1 q Ce _ LCc,�•._.L.->, �� •-y, `'T.+:.1��- — \ \\ \ 1 , , r , ' I-� W Zi— I is- .. ,;.,ii'�1,:�, �/ Set OINEnsoRaDRwA : / � ' k • II - / 1 3z, - \ / © ski. I Z I � 7 \vl i � amm›/ g Z .0.-. EXIS TING ErAt 6 RES1411.07 ='. \\ / F . IP �*. Q ' ,, ' I W } w� T;:,` I' Z U O 4.0 \\ / —/` \\\ t % ,• 161 •. ,fY/„i 1 0 W W /• � `i 7••'i'_ ` gem \ ,l' fit. 1 ,F • • as W Wy V (/ I. „ HD�.....uPc \ / ® v ram- - " P T. 1 .�, 1 • 1 • H LL �! \ \ \ \ Jaz - j/• ;�.%.., I .1 I-••; , j CO V ce H ® • y;/'' r; :: f _ I T",, —i�112::ii I iTi� ICI /Ic , 4-.-,c.4,141 .1: C, - - - ,., 1 I I ,,. SEE pIB6gR ll0MtDB • �- i--'�ti- ^ --.� -.• ♦�-' -t ..lei.-/._- -- , ,1� .. . yj!Tiiir7i"ir iN, 4Q CI T Xj�+/�yE • „.... r1 ii. • .),,, t.,,... . \ ,, . . . —L-1----- nr. , LI a • i. it-, '' BURNS!EVE NiC.OSED NGF FOODS ,� { > , �' xa' fe �'/] 1! • 'CV,' "/,'Il, ic."..,•1 • , -,-.,, .,. . ,/,‘*,406?,:a.,N. f • /�' �' DETAIL C `, I/� 1-!. ./ , 8(i1LE 1'�P��� I I ( /pC GAP ._ ''• Cllaaali.:{tLIF /'.�'///,•_i!i'/•vl/i/w%__G' - .-p—.�..._!..'.:r a--�'iC.'r1:i ,?,4i�/,1-aft: wwerol wrt moons 1 " ' ' I I I 11 ave I sworn '/.•' ,'ii"/,�ii///ii/'1". �_ ^ , /EI ii�_ 41 _- DRAWS r �, .. L�l11Ghl1LL . _1 I '11 oEslalm I urn ' - F- cREa® 1- _-m— . _ (.4' W P OECTI nrinw , _.. \ ;1 ` 1 :, r q "t5 ; 1,j ..,^'�ilaC^ n -x - - -\�r- sir mE .�.� _ DIMENSION �— -X i 1- �.: `�� -4""a' 1✓ !` ....._ _F r — _ii �_ at-, ...� SCALE.1+W' SLEET KAISER N Ct ,D 15 D 30 W C2.1 IY .... - GENERAL GRADING NOTES ABBI�VIAIIONS [EGEA97 01Q I SEE AROSTECTURAL PUNS FOR ADDRN]fNL I FOR►MI1011 AND PF -f NISH BOOR ELEVATION - - -EJCRTIq TBLIIT OF WAY INC ]'Dt6'WWI LAYER SIT I•MELON sDHYALX GRADE r R -PROPOSED RN/ELEVATION .EriSTIIG LOT LNE 8 ; I� 1 ADVISE ARCHITECT!ENGINEER Of ANY ONOEPANCIES. TL -PROPOSED TOP OF ELEVATION CURB ELEVATION --. - .DOSTNG C sTLF WA1E SEE LAIDSfXE PLAN Fdl PIOAFUTION .IT I+ C—�{ 9 PROPOSED SPOT ELEVATION PARES I T- POSITIVE DRNHEAOE TO BE MNNTNNED AWAY FROM BUIDNGS AT ALL TTYES • j CONCRETE PLATA - A Mk BC PROPOSED BOTTOM OF CURB ELEVATION. :" -COSTING S CONTOURlie LL $ -CAST N RAGE MALL i ALL PROPOSED GRADES TO MATCH INTO EXISTING GRADES ON T9 -PROPOSED TOP OF STARS ELEVATOR .......__ .. .E70STIIG I'DONTOUR D F p p�.yy / SEE OETAE ON SETT CS O SURROUNDING STREETS.PROPER Tr S NOTIFY ENGINEER OF ANY SS PROPOSED BOTTOM Cr SITUPS ELEVATION i TW PROPOSED TOP OF WALL ELEVATION •RIOPOB®S COMOI/1 O� .`jiy^ • PROPOSED SIENNA f>•a<'QFPAN('IE9 FO -FRAM.°RRACE Y BOTTOM FACE OF WALL 2w - •PROPOSED VOMIT:OR n g re.MOOED TO►SOL S;Z''. PROPOSED N SLOPE+OIECTIOR ARROWS SHOWN ARE.OR REFERENCEOP&Y IMP)DENOTES EXISTS.°ELEVATION 2 -- SEE LANDSCAPE PLAN FOR NFORMATIS. t . T% NEEAIOLE>D N�08EC aFa 'ALL CURBS ARE 6-EXPOSURE UNLESS OTIERWnSE NOTED PROPOSED BAEYCi1T ll�E •IONNO/F/l FILTER FAESL AfRAF1,N0N1 O EGIW i_mpEB POO-. 5 SEE GEOTECHNIC/LL REPORT FOR ALL INFORMATION REGARDING •• - .EJ0.4TIA BIALDNC FACE g' _ SUBGRADE PREPARATION.PL A:-FEFNT PREPARATION ETC PRpSgyp}OVERIM FDGFS.•1MEM s.-', fi Ati E%RTNG CONTOURS SHOWN A!E N'PRONMATE MD ARt PROVIDED LON Oe^+I-MAN ROCIt LAYER TO EMIR)ENTFE —i REFERENCEONLrACTUAL 54lBGRADEELEVATKlPIS9HALI�CONSTRUCT�DADANOTE I1LDEGTR O REIANIC NAIL AC PARPf LOT BASED UPON TlE FINAL SPOT ELEVATIONS AND CONTOURS NDICATED OM 0PAVE/AENT S.A OA PARKING AREA TO BE $viBOTTOM OF FOOTNO RAU PEIETRATI N FOR.'M N THIS SHEENGELEY DUI MERE SPORN OR PING 2AiMA%11111MSIOPEN ANYDIRE ,° ISECTIONA-A1. fj..... c4.7 7: :TT: SG1LE NTS I ;r-S _ _-_ _ _ ____ _ . --,.te "r _� ____:ef. - ____ •_ _-_ - KW _caF,-__-••-- .=.f - y•- _x _a,- ~w'•.,- _ •-��! 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'/ f ocas • :` • • •'t 3I 4p� Poop • /INall� IPI40 . . • • I I 3 • • 14C. 1 - - - ' amEm- .1 '� Nap �A A i I 7} t,:l +./. '/' /i, BaTALEI RARN '.FR • 0 • .} ,, • I,aa77 DUSTING 1 C�YM • ` E 1�4-1, • TFBTIF RETAIL 6 RESTAURANT TWsnw •• (:1% 2 .. . . , . FF.s238 38 °3f1' - SOX HI • NT • I e h C.6N_ 2 i 's1.:*.s1M%.0.MEM =ii. solle#°:9- aims ..mmii... _ tp+rlTlal Wu ovals MATCHLINE:SEE SHEET C3.1 RAfN I we 111) rEmoEn 1IG* F' OEOEO IAA III PASECT I i2'II119 9fET TTTLE GRADING-NORTH SCALE 7y2Er S 9EEI NuIMER 2°,° p w C3.0 ___- - -- _ �� — LAND UN ._ MATCHLINE:SEE SHEET C3.0 .�•I•�• ..,. ���✓ - v �__ l fGfNO �1 r 7. 1 - - - "EXISTING RIGHT Of WAY LIE R OUSTING LOT rE LL s } F,, .. ..- / A I • •EXISTING CDITERLNE 1+ t -. H , - - WRrI L�IaT1 7 / 11 • __ 23'� •DUSTING 5'COMOW is - EXISTING ; Ile ;"' `"7�' •�1 I '+ .EXISTING I'CONTOUR KK RETAIL&RESTAURANT ° : : -� J �� `� , I V. ` 236- POSED S CONTOUR Ff.t238.38 •1:: )1. / "� ` i! •I 1 ,�; f6- T ROlOBm r CONTOIAI / �R4 . r - •PRDPONIDaAWCRJFEJE g g I • <i. 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N .cssF \ _ .scorn Km / •Tura 1 really. aRrsU '. saw, , ® M� /. : /, 1 wa® ,' �, �I I ADA NOTE atayl .Lranm � sc / ��/ . -�.. �� wan yam: �I+ - I PAV!►ENT IN ADA PAfOIING AREA r0!! —_�- -y-•�,� aas / mile.y ' `SC7yJ6 aa.y MAT Pi ` 7RY EEA%BAIM SLOPE N ANY DRECTION -__--_-+ ��fsayn gawk n � -� atar� sea» se�yy ? . 8 FYsr -� • ' T _ .�fa. - i.ei / a naq � a • } GENERAL GRADING NOTES T.F$. �— .F, IN scaa 1 $(1 .ar "/• 1m. I scaF _ c ateagus' �/ '� I. SEE ARG.TECTIAtK PINS F011 ADDITIONAL TM16y - y IIRMO SCANT !, MINN T1My.y • scams I , IIC we SR .-:� 'X 3 I ' 1Mr�0 �$ % ICss IIC.a. J^ /I/i A�'� / INFORMATION AND ADVISE AROSTECi OF ANY �S�j HEMP F0�" ��^ ' ',' l ,� • j �J DISCREPANCIES ttraM • aat TCas! _-yF�• �•- • '. • Fyp M�.7 // !-I, 2 FRO•ABUILMVE OpNGS DRAINAGE ALLTIMES 1Ml/TIWED AWAY V .ara+ p, V�y21 p�FLLI • Qs •• II 1 & ALL.PROPOSED GRADES T01M rcH PTO DUSTING -' ... / //i.7/.q/� ,/-i ' ")rI77, 7, ��'!,,•rt'.' .�7�.�- / 1 GRADES ON Slltlt(%1NOM0 6T1�E•tS, z ca1a. / alx r • //. /r,,!/ /!•/ /. / / asn o '\H�l. / { ♦ Fr ENGINEER OF ANY - . s- �.�.N w(� -` ♦ •AIiDR\CSgRARROWSSTAWNAPEFOR 2 U i .//A-•' J i. I !!OSOTec7NFx REPOR1 FOR Au `` INFORMATION REGARDING SUBGRADEAR O // PREPARATION.PLACE/RENT.PREPARATION.ETC. Ci) O W EXISTING RETAIL PROPOSED WHOLE F /OODS / a ALLOBSTINO CONTOURS SHOWN ARE I 1— H FF t140.40 FF 1239.31 1 j1 R ONLY ACTUAL PROVIDEDAPPEOMMATE AND ARE % AME Z Z • IF ELEVATIONS SHALL BE CONSTRUCTpEA� < > w Z k \ UPON THE FINAL SPOT EIEVATIONBND ,,1J�1 U 0 /:/,. I� INDICATED ON THIS SHEET. ('T. 0. 'ii` U O �/ �� � 0 W w otei'/./ //,/,. ,, /, ,''// •/.//,/1{/11///,/uJ1, ,//�__--_ ' /i/, //,// ///./ %j,, /J,_ lr.,.///, •a•"/ _ . 4' 1. -I l�L _ I /. •RAM y pup Ts • - - I •V�/J, ,/'�,/ ///l�i . //7: ./,/, : , , /1/1%%///, /`/. .._..:-..1'Pi.- Itnru 1 1 ..7y'' • tax TY tan OF \ V ._-_ r 'E• �.,<.F+,...-...- '__ -.7<'H-.-'..�,..v-: -•I.---or» •- - —:r. j�A: — �'— , II I 1 • • • ..._.�- - —� _>t' _��--r =' > r _=- ......'.y r `-.l �T-yam--- --• \ jpPNOFFs A E� r03Y r07O r050 e MO 40. 4-1..4 :iD 4 OLIO US J Fm USI. j r EASING BULL NG NAL r D®YEOI LAYER SET t'BELOWNY110W1� TO®YMCM LAYER SET 1.BELOW SEENERERASE3.17 ORFll;O) P SEE WOBFAPF RAN FOR NPANATION ronFOND SIDEWALKr MP EACH LAYER SET SEE RAN FOR 1• 511E•WIA GRADE SEE IN�SF.WE PLAN R71 BI TaI 1 m'+{•�E D f••F IF r PEOPIPTION SOENALA ri... OGNCRETE PLxA FIp C 6it•E PROPOB®CLRB PARES OAF_ _ I.Yn vwm Oar soy+s /'- I'DEB MAW LAYER BET I'BELOW SEXY/ALA WOE • F ? ?t tf AMENDED TOPSOIL SEE lNI1BCXE RAIL FOR NTORM.TgN claim I�ABt) ':. -_� SEE LNOSFAIX RAW FOR NFORTATIOTI / 1{ :NR OMEN I w T PEIP PPE E 73►IS "--` CWTRN:-.CR TOE ORAN PPE BMT OR N NO'NN PETER FAIRC MOW TIMOR Mg. \ ACPAWN LOT T101FROVEN FLIER HOW%GRAFI 14011 OR EWH -- �M I� WINJP Si fWWI If NAMED IOPSUE `- OOE*EDGES V ISAAEA 1W(TA.6 P09fNE DRAINAGE TO M�/ICYF INCURS STANDARD CLRB NI Lrl.l BEE LNpcME PUNKA NFCIWAT LA tf AIEIOID TOME r PEEP PPE :.^ �' EXISTNG mature De= IPA I ORAN ROC.LATER TO DODO WEE BQROI T SEE W ON'APE RAN RA NFO1GMTEN rt,.. PROPOSED ULNAE It ''n^ NOWT s I PERM LENGTH OF REINING WALL EIPr ass I OrAf/IROOI LATER TO FRIEND BORE 1r ME EM FCPBOI vJ swims L131GTN OF RETAIN'HALL SEE LNIDIC PE RAN FOR NFORWTIW GRADING-90U111 BOTTOM OF FOOTING ELEv Z1S21 MULL PERIMETER FORT STOW WALE./ 2- MU KBnn SHIRE STOMA DN RANTS n/ C3.1 SECT]AN68 SECT1LWC-c Ap fa 0 fw SCALE.NTS a -- -- -- - - -- - - ----- -- -- -- --- ammo - LEGEND ---- EXISTING PRCPERTv LOT<IJIE ; r ;� _ ._ _._- �`+^_ - - -- __ EXISrN(iROW _ 70• �� -EXISTING CENTERLINE le ii -_. - - _ _ -_-Cw•-- ....+- --.-- 2f0 .FASTING 1 CONTOUR GE r ra G .r . rM•l� I .EXIBTR•G T CONTOI/A }]y� Rp.($iA1E MW t10 ^-. - -`-__ -'L' f' •---!_ - - _ _ ,. iROPOBE RIDGE LNE �I if SW SCNDOLLSFEJWY -- �•.. ••IL rn F,�x OF* . • ''i. � • '. --_ d•rM ...__t... , r= t ------'. . -PROPOSED CURB g4 7 I -y___ -_✓ `•"�� ^ 2 -E. .. _-.1:27 - -v--•^_ Y -PROPOSED SEDIMENT FENCE II� :•r r..► _,r^.may^ fr � - - - .FLOW DUIECIION ARROW w¢4ryQ} g • Y i rr.A 3.5i71'''sq r -_ _- -s`---:_-r ury--_ �" • - x_ - i ... ..... 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"' ' ��,,��tt� STANDARD EROSION CONTROL NOTES r •1 4 1 l .'► A ti r// l,i.. / ......!)' 1•//!( ! ;'!,, , •.•... 1 .. l. . !t i J /:-,n••f r • �� r' FOR SITES LESS THAN 1 ACRE C3eanVViier Services g ' /.! r 'fyi �.r i'' ii.J.A /.lJ//i! /. �RAVAur, •• RLIsnI:-a o..�.IrrrwM. 1 '1• 1 !> "�• '� y THESE EROSION AND SEDIMENT CONTROL PLANS I, E71t'AIi�TnE gOPD®MNOIE mOc6 !V� ASSUME CRY WEATHER'CONSTRUCTION 'WET `SPED PAOrf�, •• ! • WEATHER'CONSTRUCTION MEASURES NEED TO BE `� ��GINlfq �'Er i___ ! �• 'a� •• APPLIED BETWEEN OCTOBER 7ST AND MAY 31ST. • '�I I0 .•,. i iJ`/ 2 1' • TOTAL DISTURBED AREAM 0.96 ACRESr' • t••Tl . i / '% L {'�';\j I' MrfNMrt aNld'•s ,..t.:/ win - ` _- - -/•'iL:;i.''i: .,- __.'/L4,(L;r , '.'!i'._A-_-..•'-%1 'J ' �•' .//i J{',!', 2i.1' /I" Z. ` '�,• 0. i. °si - :� fI IPEI]® rtl1gax ` ,� �j//-`/!(i."•/•'/%ii// a 'i/Jl!_111.�ttli/1 !'�ll.4_7' W • wirri.act 1., SAYcn / ,v- - r'= ,L"r �( = i r + � ,,' t;. mate r+�o /�,rtrmI //� �'M"�•,r ,'�.' =JM -.. .'h 11 s;. c"ii.. !4r__ r; I l _• �� a 1,. 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K;.. 6�ovMap of BaOA. • x'"x:'•'�?j,'���� .+� .,._ FILTER FABRIC MATERIAL (•COTES: 2%6' fp ;." w� 36- WIDE ROLLS 1 ADO) ONAL MEASURES MUST BE t .. CONSIDERED DEPENDING ON SOIL TYPES r. , 4.-0' 't. tt,•a.6 _i <o'•;y.;>;::+$:r:::::;i': %' 2 BID-FILTER BAGS SHOULD BE '''',iLiQOt0✓/II1' 4#(4% 2 STAND YMERE APPLICABLE USING (2) 1'xYWOODEN STAKES OR Ct II APPROVED EQUAL PEP BAG. W �,� ----- 61MAIOMUM C SPANG U FOP NAN.0•01.+.a (J) a.ona.onwr ] WHENWHENUS USING 30' ENO-BAGS TO ...Nor,"...Nor,"Eacwwtu. —1.I.fvertEN PROTECT A CATCH BASIN YOU MUST o OPAFTN1. MLw AIR+FRONT VIEW d1r» NO WNW C1.0, NAVE 4 BAGS AND THEY SHALL BE 14114CI4 MOON WANTON .11S PAM&Na MM.YMCA OVERLAPPED BY 6' NO NIONNY^OCK.10. < w R.....NO=Cm W.AAL UJ U INLET PROTECTION Q Z SEDIMENT FENCE ClesnWier-ltServices TYPE 4 C]eanV r Serv;a, J CO DRAWWC NO. 675 WYSE°12-06 0 .romili mi•I. DRAWING NO. 915 12-06 � ~Y�44.4011N0 0 O w 0 Q U t007 -REMR TOR MG RA044 Z } UJ UJ a10.BASIN oats - O Z O O W olll a CATCH ` IIU111uuiiii1011111/1111 w CD f' - i t;5 474.�OI`���Ii ``Ip444•444•44�I�.��' EIKPANSION RESTRAINT• — — . .i�i!Iwi�i'I�: • STORM PIPE 111 ••. • -;I `POIYERTBE E ESTER SOCK RT049E WOVEN POLYPROPLENE SACK `1&S PPO4 45, NOTE' P EM61N/9 6� 1. RECESSED CURB INLET CATCH BASINS �NAN�M` 4' r MUST BE BLOCKED T1N W EN USING FILTER CFI WAN WINNO UTER.ff NOW OW r FABRIC INLET SACKS. SIZE CF FILTER ve NOON RON N.541,1100 ORE .• FABRIC INLET SACKS TO BE DETERMINED NO S{B44EI1%WV. .P ,,,,,4BY MANUF AC IUREJA. Loma NO Ora! AL Jf•�NC 0 `ta O►MTTBw tin it maws INLET PROTECTION TYPE 5 Clemaileilitavioes [Am I m7+3 DRAWING NO. 920 REVISED 12-OR Om��Y�' LSaBN IN Cri6KAED I10T wOEum I ASP L^ PROJECT rm2 CTA I +o v, NUMB TIRE I- w EC DETAILS C3.3 a_ LMO IRE A LEi�lO --- p � .� - t „ •oOTIND I.DT I NNE 4c -"'�- - ---•`- - SGEIN'F FD.(SUTF IIWl,q - to/ ---. -- ---OW _ _ .�TEGC EASEAERT LL I - _-"�yG�,_-- ►3tf=-T_1__::_,-CPI.--- _ /• - PROPOSED Cuss I _ ___Imo ram•!•'_'rr''-�--~-" - - pA -"f'"'• Ak---e--- _ �-I .-____ea_-___ -MISTING UPSTART SEWFR I NE C g y M- T. 11• B -EXISTING WATER LINE i�,y�, 3S?5.r+ "_ -_-_ - �,�-- __- - am'-- •'�•„_" -Nyi=__'�I •\ �' --car' Lull r EXISTING STORM LINE y .Q.K sa>w 9 �___ _�.— -'-,. •�- ~ _ -' _a- _ ©- -PROPOSED SNOT MY SEWER NNE a ;: -41-. .{'-- ,i' C -.M•t - _ _— _�-_� -_- - N -PROPCNED STI JDRAIN PPE 1 __''• �'/^ J -_-_ Q - -` ( I G�) 4 D CATCH,B/�M O Ik: fS \ �G�,, yC .1._ �t ~ .. i (::::" I_ u Ski !' 1 Nip-. a •PIOI.OSED STORM MANHOLE 1(: :1r 1�, I .7{^� T a 'Y i STORA/CONSTRUCTION NOTES jJ `` •• j 0 INSTALL I5'ROPE STORM PIPE. 7•] . 4 1 ; r r ) O INSTALL STANDARD MANHOLE AND CONNECT TO EXISTING LINE 'p -•.L.r I....sss��•[[[:+` SEE OETNL ON SHEET CS.,.SEE DATA TARE ON THIS SHEET. • .} EXRlNIG ��. ;,S.DTLF O ' RENAL{RESTAIRANT �1 �,• p 0.63% 1 •_' O CONNECT TO EXISTING 1'ROOF GRAIN CONNECTION ..F I IE� .' •y' 1 © OI INSTALL S'HONE STORM PPE r 1e •o US INSTALL STORM CLEANOUT. a SEE DETAIL ON SHEET CS I AND DATA TABLE ON THIS SHEET _ S INSTALL 3'PVC 9CH,EDl1lE 60 PIPE t O WEEP HOLE TO PROPOSED CURS. i. I l - g7 CONNECT TO EXISTING MANHOLE HEX SOMH-1). I — , I l • SEE DATA TABLE ON THIS SHEET. s.-. + •. • I 1 - O INSTALL 3•PERFORATED STORM PIPE PER DETAIL ON SHEET CI I lb.f•1 • .. �,• i O INSTALL NYLOPLAST C ORAN RISIN )4 j�.L,' O ' .-_1 ( r-"- SEE DETAX ON SHEET C81- ,- • 't - - -_ 10 INSTALL BACKWATER CHECK VALVE SEE DETAIL ON SHEET CS I E _.'_ '- --- - - - -I ,1 3•sTOW.M PIPE FOR WALL DRAINS TO W@INOLE T/NOIRN - y�; I p O.�L -...-- PROPOSED CUGS.PIPE TO PENETRATE THROUGH WALL ABOVE �y f�R - N -�� _ I TOP OF FOOTING Ey :y 1 a O L. ,2 CONTRACTOR TO OUTFALL EXISTING ROOF ORAN CONNECTION TO W ?•.{.I i�--' �, O - I NEW WEERgIE N PROPOSED CURB Y L 11 ` i .•)I i O ,..._ Li I ,a INSTALL 6X1?CONTECH PEAR DIVWRSEN STORMFtLTER VAULT SHEET M I.,II . ••, . + !. . Q I PON ATH CARTRIDGES PER DETAIL ON SLEET CS.2.SEE DATA TASTE w ,,,. I',Z INSTALL 3•H13PE STORM PPE U 4+tj1 rJ i _-.- �' ~ 0HST/LLL.'TRENLHONAINWITNLWDCLAS.FCfiATE- +S �?' I / r •I CONTRACTOR TO CONFIRM DRAIN 18 LISTED BY OREGON STATE frii ` PT,.II{pING CODE,IN?ARD APPROVED ORGAN12AnONH (n I i O SEE DATA TABLE ON THIS SHEET. A I i DI SOM+-t 7 t8 CONNECT TO EXISTING Mass O �j,J Y .F,,, '.• • CONTRACTOR TO VERIFY CONNECTION PPopt TO CONSTRUCTION ::Aft • ; O - .. I .5. 0{sp NE)NOTIFY ENGINEER OF ANY CONFLICTS ' 1� I DOSING . CONNECTDRAINz• ;6•.. / I 1/ I`„OIMECT DRAIN LINE FROM LAN�BCAPE PLANTER TO D(LSTiNG Q Q UO ` 1 tROOF ..''''� i^• ©O *fr,09 o '��'„ ! ,9 SETALL��LIONE� LMCSC.APE AND CONNECTa > Lue►I '••t P-. / — •I. •4 O '..•, I TO NEW WIEPHOLE IN PROPOSED CIIEI. z U O I +1 - +.DO%O �, .1� '-G.• ' I ® INSTALL A'HOPE ROOF GRAIN CONNECTION S,UB s FROM '' O .. ., t `� \ m'.''`• I BUILDING COLUMN.IE p slue 23/.00 _ w p l• IY .. i� // ` / '•. ' • •-(- - s ® CONTRACTOR TO VERIFY PIPE MATERIAL WITH CITY PLUMBING _J 1 UI L I �'O' .`\Q■ O • INSPECTOR FOR ROOF DRAIN LATERALS UNDER BUILDING CANOPY C Q lj1 L i .O ` .�/ ��II `7O• IN PLAZA ARFJL LLI (7 777 = Ur ® ♦ �` © '�' •V� SEWER CONSTRUCTION NOTES . II ,� '; za �Ery I 1� — — I-- �...� I // �/I.. © ''I • I cp INSTALL UTILITY VAULT E16GA-3.000.RIM:SEE GRApG PLAN g _ ,, --.a .. G� GREASE INTERCEPTOR TO BE VENTED TO BUILDING VENT STACK " - \ 0....- 9 0 .-- .,.Nil lik O •'I SEE DETAIL ON SHEET CS.I. 0 1 :•• O . '•f •• , ' C3 CONNECT TO EXISTING SANITARY l NNE O SOT 1 .), ` i I CONTRACTOR TO POTHOLE CONECTION POINT AND NOTIFY + J ENGINEER OF INVERT INFORMATION PRIOR TO CONSTRUCTION. • Ox © .Pvc DPROPOSED II NILDNcFERifD _ ,0 I CD COmE`TION TO 2%SLOPE t•i -• •, .. S , :.F•r'• N. - \1 �,.-.1 • O3 ADJUST G7PA OUT R l TO PROPOSED FINISH ORAOE __•_ ,,`_,_�� ! N' Q r.. • 0 PROPOSED RIM 238 SI I. L. C� ' r O INSTALL.SANITARY CI EAMYX R SEE GRADING PLAN SLEET CS 1 FOR ,� .- .._ `•� • • PROPOSED RIM ELEVATIONS AND SHEET Ca,FOR DETAILS • O 7 )1' -.\.. 0 0 ,/ m ® ,. �.r y r WATER CONSTRUCTION NOTES IS IL,. } j`, • INSTALL r DOUBLE CHECK VALVE ASSEMBLY ASTER THE EASING a �II"" 1`, �' I O PIPE METER WHOLE SIZE AND NOTIFY TRACTOR TOR TO CONFIRM EXISTING : 1 MIND RENAL PROPOSED EMAIL GR)DOF ry-" --, 1�. , �, t�f+ ` � `p\ ""\ 1 I. NYLOPLI$Tfl458wTA -I MAMpLE DATA CLEAN 0U7wTA W.O.VAULT DATA EX SE, SEGO, SOAM ! 5 R 31t Rat O L •• l RSE DVS A0.13PP Ores EN(.9E)••37.10 ENWE1•2I0 E B'1•23M2 EN t16I•.2DT0j1 M1•• y.'' VT, tSM f' ,v` ' A '- o l ENISR•D70 EN(Ir51.22610 E OUT tS •221.10 e F Y LF co, , / `I I� E OUTi1E•23110 E OUT IS •22170 SCOQ wy: Rr:236s2 �; ..- x1' 90402 SONN I I IE'1.23s.12 TRENCH DRAIN DATA 'r . Ift 1 I Q CO - I R / RIM DETe REL 23+TT SOTDt ♦. t* L.l.. .O i( ENIDE)•2T27 EN11371•DF� SDC0-3 RFt 231Q2 J.17 r • t.TE .L ,t -- n -- - __- -t 4 r-- _-1 _ - . '�,• t E Out try*.23TIT EOUTIYi1A•22.23 ROI.23ER8 EOUT WEE-DEST .17M C GOS2 •I ` 1 I I 1DM63 E�•M� SOTD7 Hs.l.TaaKosmis .• • I I O ` RBt 23108 3000-. IMC TMA6 L� t, a .•b11 - _.,.OF- .-.-_- �F- __II 9E I •IN• O EOUT GNI•23TA EN•1•�2XSt EWTfnEI•238.5 GM IEt GM �I• I •D F�f 1i 1 , Q - II I t" �- ury - �` j.7�• 07 © O C. t.f RNtmr ST s® Hm • I �_tKN_ .• `�`a` EN1.1Y1'23150011050 IOR bdR. I '_ — Li >ar "_ . — _ Ax-�' •�cw • ... i L': t.d _ _ 9� � I� .. _ c• _ 1IVA' ' Ear$)•�r16ao w FRDECTN r3m2o r-- ��. _��- L—s-1 t I ' I' — cn ? I tr*;<—L I-- situ TITLE UTILITY N ALL STORM AND SANITARY SEWER CONNECTIONS NOT MADE C SKEET KAMER -- - AT A STRUCTURE TO BE WYE'CONNECTIONS. SOU&ISDl%. LW C4.0 SEE SHEET C3.1 FOR GENERAL STORM.SANITARY AND T' '1 O ,. Wn WATER NOTES E.AL 111101WN - - �"( I VARIES LT f \ 1 RESERVED ALUMNJM SIGN A CURB JOINT / ¢bb / N. PARKING RATE.BNCED (SEE NOTE 4) 2• OC%4•-0 O ,A f ENAMEL SEE DETAL V /1 SIGN R7.86. ON THIS SHEET FOR I D PA T 27G SLOPE__ .o/ DIMENSIONS . - Y ....{ t •.e•eo•..•. �-/ E SEE NOTES I VARIES 0.9• SIGN R7� I + �� \-COMFIT TED SUBGRADE LQH it- -I I TRUOETNCATEDDOME 1E31ALUMINUM WHERE RESERVED' I O 1. CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH yg. Aj RAMP TEXTURE PATTERN TH; ES PARKING t � t± pOF 3000 P.S.I. A 28 DAYS �. SHEET 2. PANELS TO BE 5 FEET LONG. ARRANGE DOMES USING IN-LINE-PATTERN AS S+'O1MN IN 3 EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY 1 DUAL. COLOR OF TEXTURE TO BE SAFETY YELLOW. K f APPROACHES. UTRITY VAULTS,YNNEELCHAHL RAMPS. AND AT i I+T SPACING NOT TO EXCEED 45 ET. 1P2 PUCE MATERIAL ON CONCRETE/ASPHALT PAVEMENT THAT SIC�C OIC7-BCI -\ t 4.FOR SIDEWALKS ADJACENT TO THE CURB AND POURED AT THEsHAS CURED ACCORDING TO THE NANUFACTOPER'S - GALVAN2ED SAME TIME AS THE CURB THE JOINT:ETWEEN THEM SHALL RECOMIENOATV+4 DO NOT APPLY CURING COMPOUNDS r +T BE A TROWELED JOINT IN�H/ A MN. 1/2 ARCH RADIUS. TO THE AREAS THAT ARE TO BE TREATED MTH STEEL rOST HEIGHT BI I 0 i TRUNCATED DOMES 6. FINISH *NTH BROOM AND EDGE ALL JOINTS 6 F H DETECTABLE WARNING TEXTURE DETAIL STANDARD SIDEWALK DETAIL NOT TO SCALE I ' 1 NOT 70 SCALE 12'TREADS 're •I1•i 18'CONCRETE METESEE PUN ---- _ -- - FOR NUMBER L i ♦ 1 ' OF e MEET Id1 REQUIREMENPE RAL TS �� a TYPICAL A.D-A SIGN 3L MLX .� 4 a 4 k . ., AND OREGON SPECIALTY COTE NOT TO SCALE FAQ �� E r \ I-C J + % L 1 1•MIU!'SLOPE To F11DNT ,12'R ! TYPICAL AD.A PARKING 8.1- I LCSHEETSEE DETAIL ON THIS CONFIRM RAIL COLORn ll'CURB EXPOSURE ITT tP NOTES ism ARCHITECT/OWNER 'yi:7J�/� e .. .i,.. I I SIGN BACKGROUND WHITE.RETRO-REFLlC71VETWG p�Alt . ,•'/// i- 4'WIDE *WE STRIPES 0 PAVEMENT y•W�;' Ay"R"`• • •.•.`' 2.SIGN LEGEND GREEN.RETRO-REFLFCTNE SHEETING 4 O.0 AT 36 DEGREES A01 45. E�{��i� %N.�`� 'q'.,•••. 3 THE DISABLED PERSON PARKING SIGN IS USED TO DES/GNATE A PARKING AREA �'�/�, -���' • `• RESERVED FOR VFJIICIF6 WITH DIN PERMIT A8 STATED. ANT.-SKID NOSING /�^ '•TB:S` �S. G���Ei� ��-�-a ii.MItil' RIFF CTTIRUs J �ty� .W':5:�• 8. :� e,�:E }f TYPICAL A.D.A. PARKING (� (TYP)ALL TREADS I 34G 70 3B' `µ• Wa'•: .•• {i'�• ,:,.8-;0,-,Kv t t -- - - I I I srueol. SEE DETAIL ON "� 8 w, DIMENSIONS(INCHES) 11-�9' I{ 7 THIS SHEET. LLJ BASE CONCRETE LADING PER PLAN , C W SIGN Ai B I C D E F G N J K FLUSH(SIRE WITH 0 ESP'OBIiE P EXPOBl1HE fl PLAN \__ 16 MN STANDARD, I STANDARD CURB OR WALL 1 CONCRETE TO HAVE A SNEAKING STRENGTH OF 300D PSI AFTER Ze DAYS STAN)ARD 2 1W I 1! 1-iQR 7 4 2C 6 4 1 Q MN FOR WHEFLCHWp w WHERE SHOWN ON PLANS OR VAN ACCESSWLE) U ' 2 WMAOr/JON79. /3 NOSE BAR A TO BE PRONGED AD.A PARKING STALL SIGN NOTE: CONSTRUCT/INSTALL FACILITIES IN Y i h . ,'.t 1)AT EACH POINT OF TANGENCY OF THE CLAW NOT TO SCALE 7 'W- "- -T� %4_ill ' SO ILAX 2)AT EACH COLD JONT. ACCORDANCE WITH ANSI 117.1-03 SECTION 502 �I� 31 ATH EACH SIDE OF WAFT STRUCTURES A TYPICAL A.D.A.PARKING STALL Et 1IY RAD MAX. `1,... EXPANSION JOINT 4)AT EACH END OF Y$ O W •2•.• Jill 4)AT LOCATIONS NECESSARY TO LSAT SPACING TO 48 HFEr NOT TO SCALE 4.MINIMUM •`�A., � � B MATERIAL TO BE PREAJOLDE O.ASPHALT MP EONATED.NON EXTRL10/K3. -- WITH A THICKNESS OF 12 INCH. I / \ E �— �4 W.:•.•.�:H.fY:� Z NOTE- 3 A SPACING TO BE NOT MORE THAN IS FEET , F (.a CONTFLACTION ,_I C (STROKE WIDTH) (n ILI Z STAINS TO MEET CURRENT ADA B THE DEPTH OF THE JOINT SHALL BE AT LEAST 112 NOES B STRUCTJRAL SPECIALTYCODE I-�,-I 4 BASE ROD(TO BE 14•0'COMPACTED TO GEO REPORT RECaaIE)DATKN ACC E SSI ��I� 0 BACKGROUND < AND SHALL 8E TO SIIBCRADE.STREET STRUCTURE,OR 4'IN �F" CONCRETE STAIR r H. Sal NO R7-EV W z 0 . NOT TO SCALE STANDARD AND FLUSH CURB L G1 D w LLI cp NOT TO SCALE NOTES uj N 0t-114'PWE NAB. CC alV. ((''1o, CONFIRM RAIL COLOR VWTH ARCWTECTIOWWER / POST PER MANUFACTURERS RECIRREI.EIATS. SIGN BACKGROUND WHITE.RETROREFLECTIVE SHEETING A _ Irl� .. ___—.I SIGN LEGEND GREEN.RETROREFLECTIVE SHEETING --CI) C I /� _ THE VANA^ Faar F SIGN SHALL ONLY BE USED WITH SI;N R7-0 TO DESIGNATE THE PARKING SPACES THAT HAVE AN ACCESS AISLE 8 FT TEl YAGER Ce OIH.ENSIOF/S MOMS) 34•YKI3R MAX I,AIDRAL TS M BlSTKJED OIMU4O I' i_ WJI MiCI OF CONCRETE. NON A B C CI E F O H L NOTES B I D`'D i - I ' i STANDARD 18 9 16 II 11N 2D 1 t-t7E7 1-1QR I.PAVE►ENI MNBUNi BACKGROUND:OPTKMAL BLUE.RET SALE-.I NE 1 EJABEDMFM • I VAN ACCESSIBLE SIGN I 2.PAVEMENT MARKING STENCIL MATT.RETROREFLECTNE ARKING STENCIL SHALL BE USED TO DESIGNATE AN RAMP HANDRAIL DETAIL NOT TO SCALE 3. PPSSIVEMEP KMING AREA RESERVED FOR VEHICLES WITH DAN PERMITS. SCALE NOT TO SCALE A .. DIIEI/BIONS(SCEB) --- - ----+ LEGEND k' MAli7RAl PER OETAI \ p A OCOEE O 3 ON T143911EEr iffIGAL h_ , WHEELCHAI'■Is E MINIMUM 28 24 3 —A C MAMAA MEDIUM BROOM PERPENDICULAR a 1- B� B I�111 F MTwATEO Me DEEP KNIFE JOINT Ai TO PEDESTRIAN TRAVEL E STATE HIGHWAY 41 38 4 • ' STA�� SWORN Pet SETA. USER ONLY Illlllllllllllf —�.�� ONTIOSHEET I D TYPICAL ADA.PARKING SYMBOL �ETLcoPPOrfe_ KOAZO TAL WW1•AT ' E '47`NOT TO SCALE A,N `f W O.C.HAMMY w IS-Is i l Na OR7-8G QN' I7ED8PTN r .r1� �:i I G CI G e w rAF 1 NOTES r. �. IIOIEi oRE• FIrHI -•�:�. �� r— —T I. SIGN BACKGROUNDVWI11E RETROREFLECTIVE SHEETING i _CENTER TRAFFIC Y-Y •• IC ,vA D PER I RP FBt I 2 SIGN LEGEND:GNEEN.HET NO•REFEECTIVE SHEETING LAµS. SEE SITE . G RAN'�'^PM FLAN -YPMTON RUT MAWS 2 1 THE'WHEELCHAIR USER ONLY.SIGN SHALL CELY BE USED WIT),THE 2. FARROWS TO BE WHITE V M'OETEThrE WNW TEXTURE DISABLED PERSON PAUONG SIGN(R72I AND THE VAN AC(E.SSELE SIGN}. t• V A SEE SETAL ON Sr DIET 3. (Ri-P)TO DESIGNATE THE WHEELCHAIR USER ONLY SPACES AS DEFlTED N 3. ALL PAINT a -RIM ORS 44723d. PAVEMENT MARKINGS k BAn IeT77Dq 6e1�.A Bea SHAH CONFORM TO OWN I U/ tom, .. O,EENBBONS( E) SPECURCIFICENT ODDS 1 ' 4 %'' xGlm I KBt -irNOTES: SPECIFICATIONS FOR .,�- 1. SEE DETECTABLE WARNING TEXTURE DETAIL ON SHEET C6.1. SKIN MATERIALS ANp 7 INSTALLATION. WONT I I mo32 �__. •: 2. TOOLED JOINTS ARE REQUIRED AT ALL SIDEWALK RAMP SLOPE BREAK LINES. A 8 C Cl D E F OCO 3. CONCRETE TO HAVE A BREAKING STRENGTH OF 3000 PS AFTER 26 DAYS. I MD nrui 4 RAMP TO BE CONSTRUCTED SEPARATELY FROM SIDEWALK AND ISOLATED BY EXPANSION JOINT MATERIAL MINIM(.M 18 9 R 18 2.1N 1-t2D 1-1Q I-IQR DETAILS 5. CONTRACTOR TO ENSURE RAMPS MEET ADA/OSSC CUIDEL INES. - CAST IN PLACE WALL WHEELCHAIR ONLY SIGN DIRECTIONAL TRAFFIC ARROW DETAIL BERTIMEMLRw SCALE NTs ACCESSIBLE SIDEWALK RAMP DETAIL NOT TO SCALE SCALE NOT l CS.a SCALE:N1S O SCALE WA 1 LAOLR\B - STORM GENERAL NOTES SAN/TARY SEWER GENERAL NOTES \. 1 .-.t g t ALL STORM SEWER CONSTRUCTION AM)IATEREALS SHALL CONFORM TO 1��' l / . - I ALL CONSTRUCTION AND MATERIALS SHALL CONFORM TO TIE REOU67EMENTS SPECFED C-- !I'•:i•l::J, : THEM PLANS ANO THE APPLICABLE REOUE I ANTS CO THE IXIFOIM PERFORATED PIPE(7ETAE pIa g °i BY CITY OF MIAMI AND THE OIREO0N PLUMING CODE. ` / LL $y� PLUMONO COOS.AAD THE APPLICABLE REOJO�ENTS OF THE CITY O Y Y % Y % % % % 8 °a o Y Y Y % ` / �% TIGARD 1 ALL WORK IN PUBLIC EASEMENTS SHALL BE IN ACCORDANCE WTI H CITY OF TIGARD DESIGN 2 ND ORAMAGE PIPING OR PART THEREOF.MACH IS CONSTRICTED OF STANDARDS AND SPECIFICATIONS WATER METER J)� 3 METING UTILITIES SHOWN ARE APPROXWTE ONLY NO IT SMALL SE TIE CONTRACTORS \\` a+LL MATERIALS OTHER THAN THOSE APPROVED FOR USE UNDER OR*IRAN A BOTTOM RALF•NO NIXES C SULDEHG,SHALL BE INSTALLED UNDER OR WRHN FIVE(5)FEET OF NIT REBP0116EILI Ty TO VERIFY THE CO/tliECT LOCATIONS BEFORE DIGGING SHALL LOCATE AND vE 4. THE CONTRACT BUILDING OR STRUCTURE.OR PART THEREOF.NO LESS THAN ONE 11)f001 OR RFr OTHER LN]BR CARE)•iRCNFLEM3 PLAN p b 8 BELOW OE SURFACE OF THE GROUND (EXCEPT N AREAS TEEN DIP 4 PRIOR TO CONSTRUCTIONL R ETER BOX S ALL PIPE TO BE NSTNIED WITH IMPORT PIPE SEDONG PER THE DETAIL ON T•4S SHEET a SPECIFIED) ON INCLUDES STRUCTURESSuOHASPORCHESANOSTEPS NOTES: DOUBLE CHECK 6 T/HE CONTRACTOR SHALL COORDINATE MTH THE CITY OF T7mpo PRIOR TO ALL NORIL WHETHER COVERED OR UNCOVERED,BREFIEWAYS.ROOFED wTTWN TFHE PHJBLIC EAYLEIT3. 1'UNION EACH SIDE PORTE-COACHERES. ROOFED PATIOS.CARPORTS,COVERED WALKS, I NO TREES OR DEEP ROOTED VEGETATION OVER PpkK I COVERED DRIVEWAYS,ANO 6N111JA Si1R/CtM1PES OR APPIiRTf%AlICES. 7. ALL SEWER CONNECTIONS NOT MADE AT A STRUCTURE TO BE NYC CONNECRO S TO VALVE ASSEMBLY 3 LOCATION()I EXISTING UTRITIES ARE WED(r1 AV/NIABLE EIFCRWT(yN.IT PRNATE MAINS AM)-TEF CONNECTIONS TO PUBLIC MANS 1 OHMAGE SUSGRADE TO PROVIDE MANIFOLD WTTH P06(TTVE DRAINAGE ,.) W THE GONTRACTOR6 RESPONSISILRY TO FEOD VFJSFY OEPTI/AM) 3 CONVEYANCE EKED AT MINYAAM FOR 25 NEAR EVENT STORM FLOWS I E C IS THE NCOON OF EXISTING UTJJTIES PRIOR TO CONBTRICT10N AND INFORM TEE 4 FTTTWOS TO BE SALE MATERIAL AS PERFORATED PIPE --- %-/�%. /•i LFJCEEER OF ENS-TING DISCREPANCIES N THE RAMS CALL FOR LOCATES AT S. PPE SECTIONS EXPOSEDOMTHE TO SUNUIOHT SHALL SE OF MATERIAL NOT R 6 EcT TO .. = -/‹/ \\\\/�\ �\Q/ „ DEGRADATION FROM THE EFFECTS O mAs IrM /\\ /////. //// LEAST 441HOURS PRIOR TO coNSTRJCTION ///\ \�\\ \\ 12' - 18 4. THE CONTRACTOR SHALL AT ALL TRIES VIP SY APPUC/1BLE SAFETY ALES / • Of O S HA AND N PARTICULAR THOSE PERTAP NG TO ADEQUATE SHORING WATER GENERAL NOTES N. ., AND TRENCH PROTECTION OF WOISOIEN. 'III�I / �'ili•:1.1�•�i.;.� A S RIM ELEVATIONS OF MANHOLES AND CLEANOUTS NOON PAVEAENT ARE I. ALL WATER UNE9 AND APPURTENANCES SHALL BE INSTALLED N ACCORDANCE MATH CITY APPROJGMATE-FINAL FINISHED RIM ELEVATIONS SHALL MATCH FViS-ED OF TIGARD CONSTRUCTION STANDARDS,DRAWINGS AND TIE UNIFORM PLIAIMD CODE I R•' • -1•-•-• 6' PAVEMENT GRADE& 2 MECHANICAL JoNT FITTINGS SHALL CONFORM TO AW WA CI 10 NO SHALL BE OF A GLASS I f•-4-'A `� i F•I� •••. 6. ALL TRENCHES PARALLEL TO THE WMLONO SWILL BE KEPT OUT CF THE AT LEAST EQUAL TO THAT OF THE ADJACENT PIPE. ' _-.- .F ,'�,4�IA,., •� ANGLE OF REPOSE FOR THE BUILDING FOOTING. I CONTRACTOR SHALL PERFORM ALL NECESSARY PRESSURE AND LEAKAGE TESTS ON ALL I /// NOT TO EXCEED 7. CHANGES IN DIRECTION OF DRAINAGE PIPING SHILL BE MADE BY THE WATER UNES PER CITY OF TIGARD WATER STANDARDS. PERFORATED PIPE CRUSHED ROCK BASE) 24'DEPTN APPROPRIATE USE OF APPROVED PTTTNOB AND SHALL BE OF TOE ANGLES 4 ALL FITTINGS SHALL BE RESTRAINED PER CITY OF TIGARD WATER STANDARDS. PRESENTED BY ONE-SIXTEENTH BEND.ONE-EIGHTH BEND,CR O E-91XTH S. PRIOR TO BEING PLACED IN SERVICE.THE WATER UNES AND SERVICES SMALL BE FLUSHED, NOT TO SCALE BEM)OR OTHER APPROVED FITTINGS OF EQUIVALENT SWEIP. STEMMED.AFC TESTED.NJ.IN ACCORDANCE WITH CRY OF TIGAND WATER STANDARDS ELEVA[ION IL INLET MO OUTLET CONNECTIONS SHALL BE MADE SY THE USE OF A FLEXIBLE AND UNIFORM PLUMBING CODE SY THE CONTRACTOR OPPRESSION JOINT NO CLOSER DI AN t?AND ND FARMER THAN Sr FROM 6 CT'OF TIGARD SWILL SE NOTIFIED AT LEAST 46 HOURS PRIOR TO ART WATER LINE T FIE MANHOLE.NO FLEXIBLE COMPRESSION JOINT SHALL BE EMBEDDED N CONSTRUCTION. -- BOX SPECIFICATIONS THE MANHOLE EASE MANHOLES SMALL HAVE A SMOOTH UMFCRM 7 CONTRACTOR SMALL MAINTAIN A MIRI►NA1 CF 36•COVER OVER THE WATER LINE WATERWAY WITH CHANGES OF DIRECTION MADE WITH THE ANIDP/EATE & LOCATION OF EXISTING UTILITIES ARE BASED ON AVAILANE WIORMATXJN.TT IS TIE DEVILS:SIZE BOX TYPE SWEEP OFFSET AS PER TIE OREGON PuDE..G SPECIALTY COOS CONTRACTORS RES CENONUTY TO FIELD VERIFY DEPTH AND LOCATION OF EXISTING 3/1' - I. BROOKS II El SERIES OR EQUAL O+EN.GRATE LDS WILL NOT BE ALLOWED ON ANY MANHOLE. UTLITIES PRIOR TO OON671IUCTI N ANC INFORM THE BCEBER OF AM'OSCREPNIOES IN 9. ALL STO SEWER CONNECTORS NOT MADE AT A STRUCTURE TO BE AYE' TIE FANS.CALL FOR LOCATES AT LEAST 4/HOURS PRIOR TO CONSTRUCTCN I 1/2' - 2 CARBON 1730D PT SL OR EQUAL RM NNE CONNECTIONS I. ALL PANTE DOMESTIC WATER SERVICE WAND METER SHALL SE INSTALLED BY LICENSED PLUNIERO WORKING FOR A UIXWED FU.INEIG CONTRACTOR 10 WATERLINE SHALL MAINTAIN A MINIMUM OF 16•VERTICAL CLEARANCE FROM SEWER LEES INSTALLATION SHOWN S ONLY A SUGGESTION. n/ MI. AT A TEES LL 1. DOUBLE CHELT( 10 BE LOCATED DIRE CILY BEHIND WATER METER. U-I 2 BRASS, STAINLESS. OR PLASTIC PLUS TO BE INSTALLED IN TEST COCKS IF BELOW GROUND -NSTALLATION. 3. DISTANCE FROM BOTTOM OF DENC£ TO FIHSH GRADE. FREEZE PROTECTION, w AND CLEARENCE FOR TESTNC AND REPAIR ARE THE MAJOR CONSDLRA(IONS t.J FOR INSTALLATION. AITYOTYMO ••••mow - - N9 TA.ALI A// •�' ' �;.�F; DOUBLE CHECK P•G., — O W Ct - IMAM A�W A MAIMS\ w s/ ASSEMBLY 530 J I— ETU.UGU .:awEM -NM NNW,OW Z Q > W Z aMIBMO FRAMs AmaaHiA I-- < (1 0 say Mae N NONNINAK mow W } 0 I 1/B' IRBeRAG].T14.I,TRWt UJ 3/4' �t1 // ': Cf AC OTHERORNC CONCRETE ��— I NB mom Raw eilcuroFwrl > U 0 TO , 2' Z j , maws W I— /F'� W�/ 0 _ AWAY • . / NON-SHRINK GROUT - - / lB� `� V 6L' 1- `'' % E%ISTF40 SURFACE GRADE • / RIN•QL SNP STANDARD CAST IRON -_ 4' 14,7 CRANED ma( STANDARD MANHOLE - Ma L FRAME AND COVER BLPPE 701I MIOVE \.� ALLAYED AREA GRADE RING I„ _ ____- _ _• ecawllac Caa C% GRANULAR IMPF L OR A•11.11 7 �ic. Iv AREAS CRONEAPPROWD INOE TTRIAL 4'1/i. CONCRETCLASS ES.- OP', HOFIE• 4• CONCRETE PAVED�AREA5 O PAD NLY IrVEOLe RAG SKIM iJ7 ly PAVEMENT � ��® MIN VA/Mali I�.n - -O •E 1,'?EL!';•./, / / PLUG PER PLUMBING CODE A '6 -o %. FINISH GRADE •, Ar/ i',..ry%�,r t'�i•0' .r,, '.., �o$Go° % 4�• I 11.F�N CAST IRON FRAME .r NINAAA. �N N°,,c (LST•IG WTERV4 NON-ADHESIVE ! 54.4 1 1 "���I WATERTIGHT PIPE PLUG lyfl.�. ♦ % , i• ♦ 3/4' INSTALL 2'42'44. CONCRETE PPE NNE )N•Gr CAUSED TOOL MEMBRANE I 11.:�,. PER PL.LASING CODE o'% I 1 M••sE 4•J,� PAD IN UNPAVED AREA. BAOFIl Go%I, SEWER Wm COLLAR 1.•.�! I 11•'BF\/ � -'I MN i 1 :�� 1°'% ]N'dfJUNED ROCU //.•ICI, �If",+i // PROVIDE 3/4•-0 FOR A F�� 4 .. -•.Ml 1 MNIMUM OF 6• AROUND [5._97711:71-12-/4 PPE `;4• 0• % CLEANOUT ) 2' ;: i 3/Er :ill" BEDDING „at A O I SLOPE,TNT 3 V:v�• O;` / -)�/x.ww ,r a• CAST IRON COVER .:: fig` ,r RMA INPA O° 'A '�'�'�-�' ,�i Y,!'�,C �. ALL CLEANOUT MATERIAL TO �� --1 it,4s.a•' --PVC RISER PIPE • -Am OD. - CLEAN CHECK '\j IL► 1�(.7>•'` ,\. BE SAME AS CARRIER PIPE. �N4 \ RUS MN. EXTENDABLE BACKWATER \•R VI \, PVC INSERT PIPE ".,.y 4-CONCRETE AN vemvA I rR NI.s. I SNARL N S 11-TS ` _ fsf Lay 1►\ �IBgGEn•E F NOTE • \. - a h`,�,EO ROF 2 IN BAD+IR1 N PAWPAW AID SHADING AREAS � I'U -i\��\. \% • CAP ^► •.•:7:•. • :•:'i M' 4 'fi SHOULD E AT LEAST SNXOF THE MAI0IJU DRY ` Y •' / • • •_L ,//, DONN AS DE ME°BY THE MOOFl®PROCTOR 1/1:0�P�� TF44�(:(Pi�,i,,N"� • ".1 yBFy�i:1�NS .... n . BLUES' OREGON TEST METHOD IAST)I D ISM BELOW I FT Mai THE ': Tsi /te,/ 4ti.e. ! is H;mAtt IgiliiiiMaalEti I. ALL PRECAST MANHOLE RINGS SHALL CONFORM TO ASTM ♦, AA MOP)8lUNOlAOF BLXOACF NE)BIN El IN MAN . I N to —I1A‘ - . C-4 IN NTH CAST IN PLACE STEPS.t •`�••.� :B:/i S' 2. BASE CONCRETE SHALL BE 3.000 PS MN. (28 DAY STRENGTH). %FAH C 6LEt+ --i 2-4 N. SUMP. FLOW LINES AND NSDE SURFACES SHALL BE ! LA's/S SFAREAS WE IDEDFORBACXFLLM ' TROUEED SMOOTH AND UNIFORM AT TIME OF POUR. iVWMtONFYrt IMIMe LAi09(.MFE AREAS OUTgNDE IN FIR KCMG iDE • / )!/ 1 A•_ •/ ('_LFANOIf T 4 USE OF LANE'LATERAL FOR BA3BLL TO BE •tw4�• - DE1EfBElEDB+GEOTECHF•OALBKYNffR „• � ! � 3/4'-0 COMP ACTED 3. IN OVER-EXCAVATED AREAS. PROVIDE PIPE SUPPORT USING ,w . ' AGGREGATE BASE ROCK 3/4.-0 AGGREGATE ROCK OVER OVER UNDISTURBED NATIVE OAE IWOL) MATERIAL AND COMPACTED USING HAND TAMPER. deSI 1 IS 3/4'-0 FLAPPER VALVE 4. ALL JOINTS SHALL BE SEALED NTH PRE FORMED CASKETS ® I MDT SUCH AS KENT-SEAL NO. 2.RAM-NECK, OR APPROVED EQUAL I"' O� I10R UTILITY TRENCH SECTION-BACKFILL ASSEMBLY BOOT CONFORMING TO FEDERAL SPECIFICATION SS-S00210. NOT TO SCALE BACKWATER CHECK VALVE 5. ALL PIPE CONNECTIONS TO MANHOLE SHALL BE WATERTIGHT. ROlRN IZITHM,o NOT TO SCALE TYPICAL SEWER CLEANOUT DETAIL 6. COMPACT AGGREGATE BASE FOR MANHOLES TO A MINIMUM OF NISI m11 NOT TO SCALE 95%RELATIVE COMPACTION BASED ON THE MODIFIED PROCTOR I--- DETAILS TEST METHOD(ASTM D 1557). — M ET Ns/ER 40 SSEWERMA HOLE DETAIL w NOT TO C5.1 nWO LIEF - - - 2808AG__X 8°CUSTOM DRAIN BASIN 816-GA-3000 , mwcuMGR= 5 • N♦11,.'nr.-I1 4c-I,M:I Ir. N 3.. ..• (r)vootoar - -- I } Mail 8 wort M ■� .. i IitH -- 0G No ltbi>LA -.�i:. ram"♦ «•'•�w> a 6'.IJ lT aw Ar �� .♦ �. .-.-- P GlIU VARIOUS TYPES OF.(E7�OUTLET AGIpIwMl�IME M. h l'61r TOR CORRUGATED MOPE N S M 1atwcan01K�L. _ SPwAIxCaR M iE WAul wC SEWER a Sol NI gC Dw E� i - r,.N�"-,- lAil (EX SO 401.PVC'900C906 CCRRJOATED I N�NC BASE ASSF Wtl V Mo./16AGA-1000 .,�.,_ * i� IL M. - • 2810AG X 10°CUSTOM DRAIN BASIN w«. 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L W.M.G10•TO Ur.w.aENl Wii6mINOTEIiMIMOMrP0001N161C1N1.+...soMIN.IV..r �..e �s�i.n i(E71I1tF r 021.MALTr TO MMM.MI IM.M.POU 00411.0•E1.f..M1NI.N101..T OW* :.` I...,r �Mm rO,v.•NMIM�1 r..ON•M.ArfmO SOOO GALLON ` -- - ELEVATION MIXTURE1.mrt - , Is.1]S,.a-lN. ..:031 r611A MI00MIMEpIMOMtrrl.Noe.r.1. f DETAIL$ Y.MO�.M.Mrr1i,•rMII IMM Fmk 1 - Il .�.a...�"iK c W E1.LA 10D I.N.M -_- cr W • ^ C5.2 i�M. UM)ucEI - - risiol �-s DROUGHT TOLERANT PLANT MATERIAL O - _ ��. f anlDl RUM f __-__\- _ ------- _ ` •raj ---- roll SIZE CHI. COMMENTS ^` R �� 577 ' .1l' �n"` ^\-••�^�ill ACER RD9RUN AN6/STRO/F0' t.l?CAL I C•Y•1( 1 REFER TO DETAILS 1.6 a 6l MEET lt.t Li _ I calms `�� fiir i I 'o. 1 - MI/BTROI+o RED MAPLE w!As SHOWN ( 4 ...---7-_--_--_ C0"-�- �' _,.-- r- -,,, -•' p r '.�5�r''��•. � f'a-,,10010 _ (• •• r�ON SENTRY GOENiRr)�-T AS SW (`�� REFER TO DETNL41.6l6 r SHEET L,.1 g' • R-� OHHH - - T- .J�O ithik ■ \ pLPA1MAE/�ST P(E/aEYSEFY�LVANMA 7APBAW7E' 1.1?CAL_I a REFER 70 DETAILS 1.5i6/SH1EETl N N•, 1q�0 � . . , v. � f Yt•Y /^Zti p «• P�' `d�.�y •V (•ti E L.ASM �aBIAssHOWN -_ _ _o�.r N:•..iAE. _ III � GLfDlTSM TRTiAFlTHK)5 TERMS SHADEAKSTER' Z7 REFER TO DETAILS N 5 i 6•SHEET L SMADENASTER HONEYLOCURT 1-1?CAL/NB N AS SHOWNr .1k 'SD -/ VIRUS CONIORTA l'-70 HT./ , REFER TO DETAILS 316/SHEET L 1• j 1"q �•r . %�_ \ g , • l .._ Imo. r:• I '1111'�11111 SHORE PINE BIB i AS SHOWN •f"ill M H ����4 SI) 7 - C'ARP/A/S BE7LEA FRAMs FOFITANE' t-t?CK.I 12 REFER TO DETA►3/5l 6•SHEET L'' I •/ illa . V/ ti1Pri„,...q." b ►' Vms IlY' % . r As SHOWN COLUMNAR EINOPEAN HORNBEAM -H^l # �• '�i (A6ELA CHER ALFIFOLA ]li'CAL )1RLM( 7 REFER TO DETAILS 4 S i 6 i SHEET(' s II •.. I I • '00 Jam' O sAVIATOON SERVICEBERRY III I Aa WDWN r-'1 I �R�, EXISTING DECOROUS TREE TO REMAIN CONTRACTOR TO PROTECT N PLAC I A ► �3 E ':.�•• l.�/• * 'COSTING EVERGREEN TREE TO REMAIN CONTRACTOR TO PROTECT N PLACE 4 - ��. i4 1� ITEM a ACOIIS #J 1 e,�, i m Au /,OTT. caALLe+Ts F. A j - , - UANNOIWA AOVIFOIJIAM 3 GAL %S] REFER TO DETALS 2.6 i 6!SHEET Lt,l .' �- /� - I O OREGON GRAPE HOLLY �-- lIO JAA��� r- �i /,,-- ..4 01 evARIEY co�roNEwsTE s GAL is REFER TO DETAILS 2.111 s r SHEET u.t •, ", O ROSA RUGOSA t GAL Z• REFER TO OETAI.i 2 a a f N WEER L1.1 ' 4• Agli,' BEACH ROSE \• t it.�$'•�. Cl/PP6; /�. ® ( LEA L,IOC SpRAHpE ]GAL ]D REFER TO DETALB 2.6 LE'MEET L1.1 r 1I g�y ( V -,I '` �• �;'' � - L7 ���� (� J 0 RANI:~OOMSETICA A100IIM' ION- BTN REFER TO ormas 2.B a L rimer 1t.1 LL • •• •4. �F1 - � �� -�� ►OOL BAY NEAVEHLv BAII00 �-' W Riad ,*:::1,4.`y - I ' M� • :`___ v`�', ,�1 - �T , k - ND �SrNENSIs ss i GAL a TO DETAILS 2.6 a L r>NEET L1.1 7 (,. 'll ► • t �- i' E SQ M C TAJN D S7uLLELN 1GAL .1.:Vs, j M� RIfBI TO DETAL.82.aaar WEFT 11.t Z • • LLI HAMElit �� •• 'I•�c�. �'0 ' ram.,'illi * EXISTING SHRUB TO REMAN CONTRACTOR TO PROTECT N PLAICE J U •1 •• ! �I S \ • OI (TEAL - OV95 Z an OTT'. OOMAMIITS 1y • 19 % A Z ::, �0 1•' e -� •60�I� • I I yWCA MNOR•µ9A l t GAL Q E-0-O.0 ID.7S6 SF REFER TO DETAILS I.5l 6 r SHEET L1.1 v im' MIMM11MBi PLAZA PLANK • t F • j.Y .I [ - J .`WHf`TE RMINIa�.1 z.66T PLANTS I I CO / ZIt - •L - Q4•� •; •Q .. ••I 1 W a. W O . ,,,_,x A . ..��• I MEDIUM FN BARB MUIU• r LAYEa 2 730 caF U I1 o r•• - v POTTED PLANTER(TYP1 �� J Q CC � ' .. ' ./�/>� �: '.. '�h' a i. GENERAL NOTES: LANDSCAPE PLAN C� z Z o lietkr. ' 'I'• • •••� �- `' ,' • • • f• • 1. CONTRACTOR TO VERFY WITH OWNER AND UITUIY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION.TO DETERMIE N W W 0 . . .• •. L N� j •'y' -e _I .J THE FELD THE ACTUAL LOCATIONS MID ELEVATIONS OF ALL EXISTING UTI ITES.WHETHER SHOWN ON THE.PLANS OR NOT.THE CONTRACTOR 0 W Ct #'� - _.. / r . '' • I •• ) ,' SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTOR. Z Q < ■1 I r ��..•.� .•.a•1 • ./- �` •S.L , I ) 2. CONTRACTOR TO VERIFY LINTS OF WORK BEFORE STARTING AND EXAMINE FINISH SURFACE GRADES TOPSOIL QUALITY AND DEPTH.DO NOT Q IX W (� T 1• r , .• '. . q0 ' '..,( 'st'r• ►`�► 1 I START ANY ROWE UNTIL LNSATISFACTORT CONDITIONS HAVE SEEN CORRECTED • Q �• •'.: �: }�� . 1 :`. a;n •6_�q ) • 7. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES NTH PLANS N WIUTNG TO THE LANDSCAPE ARCHITECT. _ �_� ~- 4I..` ,.:=..._ ... �� �;bad �Ir' ' 1 .•... a FT i r pip.7HI ) a. REMOVE DESTRO WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AAFNDMENTS AND FERTILIZER.APPLY MCNOLENTS AND V I y ♦ a ...... - •tr�.11 •w.t'1_-___-• N'��.�EW/ ( ••�/. e a c-.GIN • FERTILIZER PER TIE RECOMMENDATIONS OF THE SOL ANALYSIS FROM THE SITE. tI $ J - _ G J. ••�•. !I'�-�_� ) • S. ALL TREE APO SHRUB PLANT MA VAR S TO BE CONTAINED WITHIN A r LAYER OF BARK MULCH BED.DO NOT INSTALL MLA CH N ANY WATER OU LIT' illa `R 1 FACLRES ON SLOPES BELOW THE TOP OF BANG 1��' •, 1H• \ Gtfr t. S .�• .- , 6. SHINE.CUT BED EDGE TO BE NO LESS THAN Ir AND NO MORE THAN Tr FROM OUTER EDGE OF PLANT MATERIAL MUNCHING.MERE p,I pp + !. i'' / ) GROUND•COVER OCCURS CUT EDGE TO UNITS OF THE PLANTED AREA SHOWN j6 , ^• i � Ip _1iA, 1 7 CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE N ALL LANDSCAPE PLANTING AREAS ' I _ _. ,,w. NAO �. w )A• a CONTRACTOR TO FIVE GRADE AND ROCK.DI11O TURF AREAS PRIOR TO SEEDING TO PROVIDE A SMOOTH AND CONTINUAL SURFACE FREE O • I -S.c118 h d •Z' •4, W I IRREGULARITIES(BUMPS OR DEPRESSIONS)I EXTRANEOUS MATERIAL OR DEBRIS qi T'4. C C HS O I aj • .'t •• - l 9. OUMNTRES SHOWN ARE INTENDED TO ASSIST CONTRACTOR N EYALATNG THEN OWN TAKE OFFS AND ARE NOT GUARANTEED AS ACCURATE -.t• • .',.....',•,-,... Q • I REPRESENTATIONS OF F1N11L OUANTT7E5 OR MATERIALS.THE CONTRACTOR SHALL of RESPONSIBLE FOR BD QUANTITIES AS REQUIRED BY THIS ,.• *Li�F. _�_ PLANS AHD SPECFICAATON S.F THERE IS A DISCREPANCY BETWEEN THE RUINER LABELED ON THE PLANT LEGEND AND THE QUANTON'OF GRAPHIC - ---i.- -'1G`•- - s- _T'TT:�. _� -. r, SYLLBOLS SHOWN THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN. : ... H e 10. COpgD/ATE LANDSCAPE INSTALLATION WITH NSTALlA71011 OF UIDERGROIINO SPRIILLER ANO DRAINAGE SYSTEMS.All PROPOSSED LANDSCAPEi 1 1 AREAS SHALL HAVE AN AUTOMATIC UMDERl1ROVND DRIP IRRIGATION SYSTEM FOR COMPLETE PLANT COVERAIE.'ROGATION SYSTEM WILL BE OESIBIAD BY OTHERS. 7iii, ISF . -- 11 CONTRACTOR SHALL NOT REMOVE ANY EXISTING TREES DURING CONSTRUCTION WITHOUT TIE EMPRESS WRITTEN CONSENT OF TIE LANDSCAPE 'V 1EXISTING�• ARORTECT EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE LANDSCAPE ARCHITECT 5 `I l2 WISH PROPOSED TREE LOCATIONS OCCUR ALDER EXISTING OVERHEAD UT1JTWS OR CONFLICT WITH EXISTING TREE CANOPIES.NOTIFY 3 •U % \7 LANDSCAPE ARCHITECT IN VRITNG.REGIESTNG ADJUSTMENT TO TREE LOCATIONS 11 NSTALLATTON CONTRACTOR DIRECTEDSHALL M )TAIMMEDIATELYTREES.SHRUBS.LAWNS AND OTHER PLANTS FOR A PERIOD OF ONE YEAR(765 DAYS)MILE SS ��� .•. •`• OTHERWISE DIRECTED BY THE OWNER.TIE LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER INSTALLATION AND WRITTEN I •1 NDTFICATON TO THE OILIER AND LANDSCAPE ARCHITECT N. TOPSOIL SHALL BE TESTED BY A QUALIFIER)S00.TESTING LAB AND LAB RESULTS FORWARDED TO THE LANDSCAPE ARCHITECT FOR REVIEW �. fY AND ACCEPTANCE PRIOR TO PURCHASE SOIL TESTS SMALL ANAL TEE FOR LANDSCAPE SURABIm MEASVRNO MACRO-i MICRO- c Cj1S T4_W I `;e NUTRENTS.pH AND SOIL CLASSFICATON(la SANDY LOAM).BACKFLL MATERIAL FOR PLANTING ARIAS SMALL CONTAIN APNEA()TOPSOIL {`V "W<. A FINE GRADE COBIPOST.TOPSOIL FERTILIZER PER SOIL ANALYSIS RECOMMENDATIONS. 749 15. CONTRACTOR SHALL OAN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO S e nature BT �.,� INSTALLATION RE PLANT TIE LANDSCAPE WITHOUT PRIOR WRITTEN THE W THAT DO NOT COMPLY WISE H REQUIRED DRAWINGS REPLACED CE HTONS _ retort WpNOR I U MAY BE REJECTED BY TIE LANDSCAPE ARCHITECT AT NO COST TO THE(INNER.THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH • • �' I PLANT MATERIALS THAT ARE IN COMPLANCE WITH THE DRAWINGS. �)�•N OREGON • 1101 16 CONTRACTOR SHALL BE RESPONSIBLE TO SECURE ALL PLANT MATERIAL N THE SUE SPECIFIED ON PLAN PRIOR TO WSTALLATON II THE .Ill_06/1 S/11.1S P • EVENT THE PLANT MATERIAL IS NOT AVAILABLE IN THE SIZE SPECIFIED.THE CONTRACTOR SHALL SUBNT TO THE OWNERS REPRESENTATTVF ''C ,,I•t` -•� _. •^ L c J • AND THE LANDSCAPE ARCHITECT.A WRITTEN EST/AATE TO INCREASE PLANT MATERIAL(AND INSTAL)THE NEXT AVALABLE CONTANER SIZEc • • •0 PLANT LIE.POT TO ONE GALLON CONTAINER.7 CALPER TREE TO 2S'CALIPER). EXPRMS O/SI.I 17.CONTRACTOR SHALL BE RESPONSILE TO MPLEMENT BEST MANIAGEAENT PRACTICES TO STABLIZE ALL SLOPES II OR GREATER AND1� _• _ PREVENT EROSION OR MOVEMENT OF SOS.FROM SLOPES.THIS COULD INCLUDE.BUT NOT LMTED TO EROSON CONTROL FABRIC.STA KNG 1 NETTI G.AND STRAW WATTLES SUDBT METHOD OF SLOPE STABLWTON TO LANDSCAPE ARCHITECT FOR REVEW ND WRITTEN WR 1521741• P pR 00N * LS T' N ' AOVAL 70 DAYS PRIOR TO IMPLEMENTATION. OMLN` I90CSO I SO - _OS -I•. 15.PRIORTOMORIIATTON THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT.N WRITING.F RIS BELEVED ME PLANT MATERIALEND oE➢ - 'L `1� OENTFED ON TIE PLAN MAY NOT BE SUITABLE FOR THE SITE OS MAY DE SUBSTITUTION REQUESTS WLL BE GRANTED BY THE LANDSCAPE C • . I r AROBTECT PRIOR TO THE START OF CONSTRUCTON ACTIVITIES.F NOTFICATON IS NOT GIVEN TO THE LANDSCAPE ARCHITECT ALL OBOBD I ASA \ - ]L _ - PLANTNG WHICH FAILS TO GROW(EXCEPT FOR ANY DEFECTS RESULTNG FROM LACK OF ADEQUATE LANTENANCE AS DETERMAED BY THEDER F 2t1601. 4 / * _ T HH r _ I' OWNER.NEGLECT OR VANDALISM)SHALL BE REPLACED BY THE CONTRACTOR AT THE CONTRACTORS EXPENSE.a. T Cp Ems ! U) \.si _ __ ( /S NBIl1 - L el )L - - - . .9. NOTIFY THE LANDSCAPE ARCHITECT N WRRMC..WHEN CONORONS DETRI ENTA.TO RANT GROWTH ARE ENCOUNTERED SUCH AS RUBBLE L 1 �1•1 MU FILL POOR PLANTING SOIL ADVERSE DRAINAGE CONDOMS.OR OBSTRUCTORS.PRIOR TO PLAITING. cC PLAN 771.1.7"°1.........J1',7 20 PLANTING WEATHER' -PLANTING IS NOT PERMITTED DURINGI4 IN THE FOLLOWING CONDITIONS.LE5$OTHERWISE APPROVED ARMING I.L � L 1 . A COLD WEATHER LESS THAN 12 DEGREES FAIHRENHER THANFE AL•L'B.HOT WEATHER GREATER 90 DEGREES FAHNHEIT C WET WEATHER:SATURATED SOILWINDYw 0 30 80 T D WINDY WEATHER:WIND VELOCITIES GREATER AN 20 DAP H- - -- - Ai a LRCM - P a INSTALL BARK ULACH. " O •' • • ._.R q!4QQRTA,B� ROIL BACK TOP 1/I 0E , -^^�• 00 NOT CUT _ - �_ G yy yy DIA SAUCER.SAUCER dull • • 1�. /I1011f�L BURLAP FROM ROOTRAl1 •• •�I• 4�. AWN LEADER y qqq I�tl BE BOARD WDR WATBI PABOR�BAC104L PRIOR 70 sAGffEiriO TL '�� F AFTER PLANTING \`' /^'�, •�••• ;'• IN•vnmTH f� •� � _ _PlAgf1G -. A• � • INS,All MOM K MULCH N J_. .�, fl• TREE TIE•CHAN LOCK OR APPROVED EQUAL ROSI BACK TOP I-• ;�B'? _ NEE. TNm6N N d LL L •�7+.. OM SAUCER SAUCER 91MLL �'T BINalAP FAgI ROOT BALL i�1• LOCX OR APPROVED--- - ��� - - FINISH GRADE ► r o' MpOtL MRM 1T OF A1d)�Nr BE snA+cED WITH WATER •w • AMOR TO BAawLL -._ MOM `yak �I ATmI ��INa1Q - AFTERPI1M71G Iif-' • _ ��f �0 FI C I FIID ACT BRSCHCATIDNB. i T•T WOOD STAKE INSTALL BARK MULCH P.r I r Aw NUN,.NG 0§ I / 1 DRIVEN lr BOTTO1 I EK11R 7F FI= - /ti. IIi11A■II�1 FIN / ON BALKER SAucEA SHAM WINO GC II II ":�:� t 11 • IIto�LMeeED SOB_ r a WOOD srAl� 0 1 A i i II- "�.f;.+•�,Ifl� I�I II-II II I BE eoAxED vrtn+wATEn MCIRAT,ON RWT� -1-11 N-•f'T ' MT= 1=II=11-�~ - d=l ..J-� AFTER PLANTING II , DANN.Or BELOW -`,rI♦Ii Aft nail -1 lit nil FNRIICIIiAmE • �— Tµ uNLxsnxleAndi _AU CROl1M0(XTVER grw.BEPWrt®AT Ilil-h .�II�II�II�:�L.�11 AIp gEOpp•�� I� �Y.EF. J+,- - "'`� •r _ - !MALITIIAMA/ARSPACINGPERONMTN I=11 II 11-I1=11 -I1 11.0t II-I <. rr_• ••• ' =II-11=R= ,c a11a0e11 11�11 zIlsl lo_.. T .`S„ T J ... 11 1-II • - �i'I-tll TOMOS AMENDTopDll T r`•_4i�, '.7`1•.T.•• Prr N11N IV OFMiI� MACING AS SPECIFIED ON PUNTMq PLAN N -1 I-1- L u MIAOW b BACKFILI TREE KAISER r1 T L r L II.? IS.7L PAR wMALMO MID POROL LOCATE GROUND COVER DIE IMF CF ITN fifi"MLL---Tf • . I FROJOCT SIB' 1G110K G. - SPRCFCD SPACING[MANCE FROM APRCLRML MM HNC-} I - PROIEI:r!P'lCrCATTDIat SOt WAIIt OR Oti*N HARD SURFACE.UNLEBS SCARF)A•DEEP I sr OTHERSE NOTED NO RECOY►ACT AK AM I WI f• ALIGN TREE STARS PENIPENDOCULAR TO PNIFCEM STALLS AID t<CO1 PACT ALIGN TREE STARS PERPEPANCU1M TO PNNG STALLS. in GROUNDCOVER SPACING DIAGRAM NOT TO SCALE a ' DECIDUOUS/EVERGREEN SHRUB PLANTING Nor TO Kw , EVERGREEN TREE PLANTING - NOT TO SCALE DECIDUOUS TREE PLANTING KITTosrxt p � r HUNTER OUCH COUPLER(44-t. ) TQBOL ' M Tr VALVE BOX IX �^�,j - F�rIISI RACr[ DRAIN ROCK MH.T•1S/P CLEAN CRUSHED) _ FINISH GRADE _ � to LU •J. 0 LII II I T. 'r.'._. - SCH BD NIPPLE 1I. II�II�I i/ II 1 .- COMPACTED BACKFIu- ~ (-- ISaRCONCRETE PAVER 1A1 CLEAN AND LK3NRYP OF • S6l40STREETELL rES •S. • -11-u- ; li�_"�'' '�-BCR AO ELL.• +� iOIE''2.FROM PEKE wGCRREPID N PLANTER ILANNIGMENCILIANO T\ PEDa rO RgMo �r=r=rIIfF�11;=a1� .. 1=I ...1". `�!.I.& �1 -ATTACH IRRIGATION w� J 0 U) WV �. FEAeRBR HUM I? TO ANILINE AT • -- - - - tO R.Na LA.a -.I. _ - S rlr o } r - --- - -- ---- NrrRvu s OF)s'a _ �" UJ ••�� • - • re v '1 - H I� OA .. 7 QUICK COUPLER VALVE NOTTO WA•F 9 IRRIGATION TRENCH IN LANDSCAPE BED NOT TO SCALE LU > Z to • • • • • •,• • • f,:{ '�•A•" • 1,Y BACKFi4 ram IC OFNIRK ' T .._- �- _ ---- \\ TOPSOIL WITh roeeo<7!f '6 T' ,: ,„ i, 1 rI • LU Z PRD'°°F f �"•i__:I,�' - r - RANBIRD VB-STO vALVE BDX :PTAv R ca••xW d U O LAN Armors,AND w y _- - •X. �- ' �.►(iwe 1 IONMLElSEW!lOG DN V Z } O \...__.../ \ - L. .-FINISH GRADE }IL�,�•. • our Q - HEDGE TO BE PAvEINNT t'ti Si-- r� INNER MR* - .4 1 - 1' -'1. I 'T. /%/j -LTMIADmorn. 1 1 LOCATED CENTER -• I '-' r-y 11 I I II r• - . I _ U.- SCH Bo MAPLE /�. OOLMCTMMClsu '/•L LLI Z OF NAND. )'}Tjt)'I}f1)1Py•I 'IT 7• '7,•b•y \I li II II A • �- BOTH SIDES ig 14 �� / I _.�.7II01.O NEC r 0 LLJ W D •> C" .F 'Yi•J,'II l•,':,-'‘,,,,,,'..,!.. +" .�I - Ir %. it Jr -1--IMMUNE-(DIA VARIES) S I /::, ALOEAMMM Q CDCt 'E-„js,'.'YTS ' L�,�` x �` � ` >;.4 lI -f,.'Itrt 04 a Z v Q / Q V W 1- �i.,F ut .` / I F. ' • r' AUIR1 1' dOLATION VALVE r+..rs,.{.+Ck. .W 7 Y,t..ti��...k.... •.,Y,,, Ulm- - • - -- -J L�I1 YIN.DRNN HOCK �--I -'INCOMPACT SO/TO OM REFATNE COPPICTOL 11A11.0W11lyrlim114-1 (74.CLEAN CRUSHED) I I I - wcaArr6Mlle- isms PRacIITAwAT FROIrRUAat 1.06111Z11WIi711,_Ij11i1111-kI=I1 1t PAVE - ---- rwiLASML IMIM ISM • -r roclOa tel1lMMAp • TOPSOIL DEPTH TO SE A~AAA OF ar M PLANTER BUMS SO4N S A T COUPLER -III I. I 1 ION RFMOA•DOSIM - - - -' • SEE STAKING DETAL FOR lTAgIG N PLANTERS. Il10 AFRIRTpNe! 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