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HomeMy WebLinkAboutComments CMO 1/23/2008 L1MBIRD Andrew From Sent To Subject ERNST Dennis Wednesday, January 23, 2008 1 02 PM KNAPEL Carole, L1MBIRD Andrew FW Rlverbend, Phase 2 FYI - County Surveyor's office comments From Sent To Cc Subject HUNTER Peggy K fm;:liltn Ppnr1\f HUNTER@C:O L;:lnP OR USl Wednesday, January 23, 2008 12 20 PM ERNST DenniS, MOORHEAD Oms GIVENS Everett L RJverbend, Phase 2 LANE COUNTY SURVEYOR'S OFFICE COMMENTS Dear DenniS & Chris, With regard to this SubdivIsion, please have Mr Denning address the followmg General Comments, 1) Only the property owned by Peace Health should be Included within the plat ReVise the exterior boundary lines and Surveyor's Certificate to depict what IS Included In the deeds and title report I) The right-of-way of Martin Luther King, Jr Parkway and the westerly portion of Cardinal Way should not be Included within the boundary of the subject property, as they have already been conveyed to the city and are not Included In the deeds of the subject property or the title report II) Deadmond Ferry Road, along the north boundary of Lot 9, IS a County Road and the boundary of the plat should run along the southerly boundary of the right-of-way III) A 25' right-of-way Baldy View Lane has also been formerly dedicated to the public It appears that former dedIcations of for Baldy View Lane extend slightly farther south than what IS shown Has this portion been vacated? 2) The exterior monuments, where there are changes In the direction of the boundary, must be set prior to recording per ORS 92 060(5) The Post MonumentatlOn certificate on Page 22 seems to indicate that these Will be set at a later date Please use a different symbol for the monuments set prior to recording, and the ones set after recording, and revise post-man certificate 3) Can the boundary of Lot 9 along the northerly portion of the slough be monumented? It seems that If there are found monuments In that area others could be set 4) The centerlines of rlght-of-ways must be monumented per ORS 92 060(2) 5) Please make a note on each page that the dimensions shown along boundary are record per CSF 39772 or LPPN 2006-P2030 Perhaps the dimenSions should be In parentheSIS or shown With a "*" With applicable reference, so that It IS clear the dimensions are not necessarily the measured distance between monuments 6) It would be helpful to have a legend on each page showing the monument symbols used on that particular page 7) There are several eXisting easements noted In the title report that are not shown on the plat These should 1 Date Received '/'-'l./,UltJl Planner AL I be shown with recording numl'lG.'rs given If they are to be extlngUlsheo, please provide documents shOWing they have been vacated, or updated title report with easement references removed 8) The Declaration appears to be a duplicate of Phase 1 and refers to some, but not all, of the newly created easements They should either all be listed, or stated generally (Ie dedicate all PUE's as shown, all Public Storm Drainage Easements, all Slope Easements, etc) If they are to be created by separate documents, Indicate that In the declaration, also (Ie create by separate documents the private easements as shown on the plat, etc ) 9) Does the Floodway Information need to be on all sheets? If It were only on Sheet 1 It would make areas with a lot of detail easier to read Recommend uSing different Iinotypes for Flood Hazard Boundary and Floodway (or possible a light hatching on Sheet 1 to Indicate which IS what IS "In" those areas 10) Include SE Quarter of Section 22 In Title Block on all pages 11) Make changes on all pages to Tax Lot information In lower left corner (edits are noted In bold) 17-03-15-4 17-03-14 TL's 1200, 1600 & 1800 17-03-23-22 9) Update expiration date on Surveyor's Stamp Page-by-page comments 1) Sheet 1 a) Revise boundaries (bold lines) as noted In #1 above b) Give description of monument found at Northwest corner of DLC 46 Label NE Corner of DLC as Imtlal POint c) Remove "Exact Copy" statement d) Label AdjOining subdivIsions (Ie First Add to Buena Vista and Baldy View Condo) e) Label southeasterly boundary as Ordinary High-Water Line and easterly boundary as Spring Slough f) Include recording numbers for Improvement agreements In Note 4 Table g) Legend (a) Add a symbol Indicating monuments to be post-monumented (b) Typo "Partition" (c) Include "IN" abbreviation for Index Number of Lane County Corner Records 2) Sheet 2 a) Show r/w width along Deadmond Ferry Road b) Bearing along west side of Lot 10 does not match Surveyor's Certificate c) Separate table below for Curve 3 can be eliminated Are C119-C122 shown on thiS page? 3) Sheet 3 a) Make lines along MLK, Jr Pkwy right-of-way bold, since It IS not part of platted property b) The alignment of MLK, Jr Pkwy does not match the deed or what the county surveyed (CSF #40328) Has there been a recorded reVISion, or are there portions being dedicated on thiS plat? If so, It should be delineated on the plat c) Indicate that St Joseph Place IS being dedicated d) Imtlals for c/l-c/llntersectlon should be MLK and ST J e) Move "L-5" and "L-6" to base of arrow f) Include the portion of E-19 where It meets St Joseph Place (NE corner of map) 4) Sheet 4 a) What does the chord Information pertain to on the left side of Curve Table? b) Distance of tangent along MLK, Jr Pkwy, between Cardinal Way and a pOint near SE corner of LPPN 2002-P1627, IS shown as 23511 on Pg 4, but on Pg 5 It IS shown as 232 80 Date Received l~ ~/~Df Planner AL 2 5) Sheet 5 a) Info for C29 In Curve Table IS Incorrect 6) Sheet 6 a) What IS E-13? If It IS road r/w, It should be monumented, shown with a solid line and named b) To avoid confusion, please use a different line type than that of easements to distant found monuments (Ie monument "59") 7) Sheet 7 a) C50 IS listed twice In Curve Table, but C54 IS not Included 8) Sheet 10 a) Distances between monuments along LPPN 2006-P2030 do not match what IS shown on plat 9) Sheet 12 a) Label First Add to Buena Vista b) Move "L54" and "L55" to base of arrow 10) Sheet 14 a) The limits of E13 are unclear "L59", "L60" & "L61" are displaced 11)Sheet 15 a) Will there be additional dedication for r/w to round out curve for Baldy View Lane? If so, It should be shown b) Check limits of dedications It appears that It should be Reel 279/32298 (not 8544777) that ends at the south line of TL 1802 c) CSF 39772 shows the Waterline Easement continUing southerly, but plat shows It terminating at boundary line Give Recording number of Waterline Easement 12) Sheet 16 a) "L47", "L50" & "L51" are displaced b) Label "Ordinary High Water Line" and "Spnng Slough" c) Lot 9 River Frontage note IS on thiS page twice (see comment "c" on page 23 regarding thiS easement) 13) Sheet 17 a) Note regarding Lot 9 Drainage easement IS on there twice 14) Sheet 18 a) Include beanng of southeasterly boundary along TL 1300 15) Sheet 19 a) Label Initial POint b) Show full RIW of Deadmond Ferry Road Give Width of RIW c) The 10' easement Rec 88-41977 should be pOinting to the more southerly dashed lines The Book 136/Page1097 are the reference of the Commissioners Journal accepting that deed d) Several "L#'s" are displaced In the northeasterly corner e) Give recording number for waterline easement f) The recording #'s listed near monument 19, should be "End of #854477, Beginning of #32298 16) Sheet 20 a) Label Spnng Slough b) Check beanng west of monument 73 Surveyor's Certificate calls It 74' 17) Sheet 21 a) Is thiS page needed? Are the Zones likely to change In the future? b) Remove Exact Copy statement 3 Data ~ecelved Planner' Al ,/'J,3/.).DOt" I , 18) Sheet 22 a) Surveyor's certificate . Paragraph 2 Indicate that the Northeast Corner of DLC #46 IS the Imtlal POint . Descrrptlon should be along the southerly boundary of Deadmond Ferry Road . Check course 10 along Sprrng Slough Map has different bearrng . "15 Courses" list (last paragraph of first column) Course 1 IS not the same as shown on Map, Course 6 Distance IS different than map, Course 13 chord bearrng IS different . "6 Courses" list (middle columl'1) The second course IS missing After the 110 62' course, there should be a course of N02024'36W 192 37, before the curve (shown on page 3), Spelling of northerly In course 2 & 3 . "3 Courses" list (after "Along the west ") Course 1, Map shows N1046' 43"E, Course after Course 3, Map shows 13731 b) Narrative The narrative states that the boundary resolution IS as shown on CSF # 39772, except for TL 100 and Lot 3 What IS TL 100? What Tax Map? The boundary shown IS not the same as CSF # 39772 along Deadmond Ferry and Baldy Lane In Lot 9 c) Post-Mon Certificate The Perrmeter of the plat must be monumented before the recording of the plat If open Circle symbols are to Indicate monuments set after recording make the monuments set before a different symbol d) References I don't see any reference used from the county survey of MLK, Jr Pkwy (CSF# 40328) It seems that since the road cuts through the middle of the plat that there should be some references used from that survey 19) Sheet 23 a) Declaration (see note 8 In general comments) b) Question marks after word "Acknowledgement" c) Recommend putting recording Information for easements on the plat Just once and making a cross reference note to see Sheet 23 (Ie Lot 9 River Frontage Reservation) Cross reference on the last page With the easements "E#" shown on map Peggy Hunter Lane County Surveyor's Office 682-3633 4 Date f(acelved ~.Jo(:)r Planner AL . Condlbon rt"",No"~ SubdiVISion Tentative Plan Conditions of Approval - RESPONSES PeaceHealth - RlverBend Campus PIP, P30465 The lot area of Lot 8 IS Identified twice on Sheet T1 4 With different acreage calculations In the SubdivIsion Plat, provide the correct lot acreage 2 In accordance with RlverBend Master Plan Condition 35 pnor to Final Site Plan Approval for the hospital the applicant shall sign a non-remonstrance agreement covenng Improvements 10 the sections of RlverBend Dnve north of Maple Way as descnbed In RlVerBend Master Plan Condition 35 The non-remonstrance agreement shall be submrtted as part of the Development Agreement To allow for construction of the City s preferred future transportallon system Improvements and to accommodate Increased traffic volumes al the intersection of RlverBend Dnve and Cardinal Way East no above-ground utility structures or below- ground utility vaults shall be located within a 55-foot radius as measured from the intersection of the centerllnes of RlverBend Dnve and Cardinal Way nghts--of-way Provide a 12-foot median width to accommodate the future median BRT split station platforms at RlverBend Dnve and Cardinal Way ThiS conditIon IS the minimum necessary to assure the system s accessibility for passengers uSing wheelchairs The final subdIVIsion plat shall consistently depict street nghts-of-way as follows RlverBend Dove - 95 feet Cardinal Way at RlverBend Dnve -112 feet McKenzie way - 75 feet from MlK Jr Parkway to Maple Way ThiS IS the minImum necessary to accommodate a future 12-foot center turn lane through the segment of McKenZie Way between MlK Jr Parkway and Maple Way A landscaped median With a minimum of one mid-block pedestnan crossing shall be constructed In the future turn lane WIth the subdIVIsion Improvements and shall be shown In the Public Improvement Plans Curb/sIdewalk bulb-out extensions shall be provided at both ends of McKenZie Way Any modification of street designs shall be In accordance With the approved Public Improvement Plans 3 4 5 6 On future submittals to the City including the Public Improvement Plans and Final Plat the 70-foot Wide eastward extension of the loop road Within lot 8 labeled as a reserve stnp shall be shown as nght-of-way The dedication of thiS nght-or-way shall occur With the Final Plat Pnor to or concurrent With the Final Plat the applicant shall record against lot 8 an Improvement Agreement for the full Improvement of the loop road from the terlTllnUS of the proposed Improvements to the eastern property line 7 8 In accordance With SDC Article 32 020 (10) (b)(4) and RlverBend Master Plan Condition of Approval 41 the applicant shall execute Improvement Agreements for lots 1 2 and 3 for full urban Improvements along the east Side of Game Farm Road South abutting the site pnor to approval of the final plat 9 In accordance With SDC Article 32 020 (1 D) (b)(4) the appllcant shall execute an Improvement Agreement for full urban Improvements along the frontage of Deadmond Ferry Road abutting lot 9 10 Pnor to or concurrent With the Final Plat the applicant shall record an Improvement Agreement, Including a proVIsIon for replacement of required parking spaces for the Improvement of the eastern Side of Maple Way along the unimproved frontage of Maple Way of Lot 8 north of the intersection of Maple Way and the loop road 11 To Implement Master Plan Condition #28 the Public Improvement Plans shall proVide at least 3 additIonal on-street (or bay) public parking spaces along Maple Way Baldy Vie.N Lane and/or the loop road east of Baldy View Lane to provide a mlfllmum of SIX total vehIcle park:lng spaces to accommodate citizens who Wish to access the McKenZIe River Via the nverslde multi-use path Applicant Response Not apphcaPle to PIPs Phase In which Action WIll be ReqUired STP Amendments and Fmal Plat Applicant Response This document has been submitted as reqUired pnor to Final Site Plan Approval Applicant Response The restncted zones of Cardlflal Way and RlverBend Dnve have been kept clear of above-ground utility structures and below- ground utility vaults In the PIP deSign See Sheets C2 3 and C3 1 Applicant Response ThiS condition has been met In the PI P deSign Applicant Response Right-of-Way Widths WIll be shown consistently between the PIP s and the Final Plat for all publiC streets Rlverbend Dnve IS shown With a consIstent ROW Wldth of 95 feet Cardinal Way IS shown With a ROW Width that vanes from 107 feet at MLK Jr Parkway to 95 feet at RlverBend Dnve We beheve based on conversations With the City s transportation department that thiS IS consistent With the agreed upon street deSign Intent 5t Joseph Place (McKenZie Way) IS shown With a consistent ROW Width of 75 feet Regarding St Joseph Place the landscaped median has not been Included because we beheve It Violates the emergency access reqUirement of a 20 foot minimum clear travel path We have also not shown the mid-block pedestnan crossing ProfeSSionally we are concemed that thiS mid-block crossll1g on a curved street WIth parallel parking on both Sides compromises pedestnan safety We understand that thiS Will generate further diSCUSSion With the City Applicant Response ThiS condition has been met In the PIP deSign See Sheet C5 5 Applicant Response Not applicable to PIPs Phase In which Action Will be ReqUired Fll1al Plat Applicant Response Not applicable to PIPs Phase 1n which Action Win be ReqUired Final Plat Applicant Response Not applicable to PIPs Phase In which Action Will be ReqUired Final Plat ApplIcant Response Not applicable to PIPs Phase In which Action will be ReqUired Fmal Plat Applicant Response ThiS condItion has been met In the PIP design See Sheet C5 5 Responses to STP Conditions of Approval Date Received ~ftiHDf Planner AL 8/29/2005 Page 1 of 8 Subdivision Tentative Plan Conditions of Approval - RESPONSES PeaceHealth - RlverBend Campus PIP, P30465 12 Street tree spacing along RlverBend Dnve Martin Luther King Jr Parkway and Cardinal Way shall not exceed 45 feet Tree plantrng shall be continuous for the entire Applicant Response 17 length of the streets Trees shall be placed not doser than 35 feet from the ThIs condItion has been met In the PIP design See Sheet II 02 perpendicular curb line of Intersections of streets nor wlthrn 5 feet of alleys pnvale for overall street tree planting plan dnveways or fire hydrants Street trees along McKenzie Way and Maple Way shall be spaced al a minimum of 3(}' Applicant Response foot Intervals In accordance with SOC 32050 (2) Tree planting shall be continuous for This condition has been met In the PIP design WIth the exception the entire length of the streets Trees shall be placed not closer than 35 feet from the of trees located adjacent to street light standards Spnngfield perpendicular curb lme of IntersectIons of streets nor WIthIn 5 feet of alleys pnvate Engmeenng Design Standard EDSP 6 02 4 C requires a 18 dnveways or fire hydrants minimum of 20' setback from street light At these locations the tree spacing IS at 40 20 from each Side of street light See Sheets L 1 09 for tree planting plan at St Joseph Place (McKenZie Way) and Sheets L 1 1 D-L 1 12 for tree planting plan at Maple Way Applicant Response ThiS condition has been met In the PIP deSign See Sheet L 1 09 far tree pit locations at St Joseph Place (McKenzie Way) Sheet L 1 07 for tree pIt locatIons on RlVerBend Dnve and Sheet L 1 23 for tree pit detail Applicant Response ThiS condition has been met In the PIP deSign See Sheet L 1 09 for tree pit locations at St Joseph Place (McKenZie Way) Sheet l1 07 for tree pIt locations on RlverBend Dnve and Sheet L 1 23 for tree pit detail Applicant Response Not applicable to PI Ps 13 Pursuant to RlverBend Master Plan Condition of Approval #45 the RlVerBendlCardlnal mtersectlon shall be constructed With underground condUit crossings of all approaches that are adequate to accommodate future traffic Signal faCIlities ProvIsion for condUIt crossmgs shall be Included m the Public Improvement Plans Pursuant to RlverBend Master Plan Condition of Approval #81 construct: the accessway from Mallard Ave to MLK Jr Parkway With the Initial subdiVIsion Improvements to the standards of SDC 32 040(1)(d)2 Top of curb elevations shall be clearly shown on the Public Improvement Plans and shall be at an elevation equal to or greater than the 50D-year flood elevation To assure a safe and effiCient mterface WIth the Signalized MLKlRlverBend Dnve Intersection which IS to be constructed by the City as part of the RlverBend publiC Improvement plan review process the final deSign for thiS multi-use access way shall be as approved by the Spnngfield City Engineer The reqUired IIghtmg for the accessway shall be shown In the lighting plan 14 PrOVide a street tree/street lighting easement along the east Side of Martin Luther King Jr Parkway through the RlverBend site The easement shall be a minimum of 8 feet WIde and shall be located 1 5 feet east of the curb The street tree easement may overlap the 25 public trail easement as shown In the City s cross-section as updated 4/26/04 (see Condition 59, Exhibit A) The easement as descnbed In thiS condllton shall be shown In the final plat The applicant shall prOVide landscapmg mcludlng street trees for the entirety of the applicant s property frontage along the eastern Side of MLK Jr Parkway Street trees shall be placed WIthin the street tree easement All street tree speCIes and street tree spaCIng shall be pre-approved by the City In the Public Improvement Plans the street tree species shall be as preViously approved by the City Northern red oak In the RlverBend Dnve planter stnps and Armstrong red maple In the median Urbanite green ash In the planter stnps and Greensplre linden In the median on Cardinal Way East Junglnger' Amencan ash In IndiVidual tree pits on McKenZIe Way Armstrong red maple In the planter stnp on Maple Way Redmond Amencan linden Zelkova Village Green and Green Vase street trees along the east Side of MLK Jr Parkway frontage Any changes to the proposed street trees species and tree spacing (for the east Side of MLK Jr Parkway) shall be reViewed by the City dunng Public Improvement Plan re'JleW 15 ,. 19 In the Final Plat the proposed indiVidual tree pitS on McKenZie Way shall allow at least 64 square feet per tree With a minimum Width of 4 5 feet [SDC 40 100 (4){a)] Space' between the tree and paving may be covered by an approved non-permanent hard surface mcludlng but not limited to grates bncks on sand paver blocks or cobblestones In the Public Improvement Plans all street trees shall be In conformance With the standards of SDC 32 050 (5) Space between the tree and paving may be covered by an approved non-permanent hard surface Including but not limited to grates bncks on sand paver blocks or cobblestones 20 21 Pnor to Final Plat approval the applicant and the City shall enter Into an agreement prOViding for the long-term access and maintenance of the proposed publiC landscaping areas public access ways and paths and open public storm drainage systems 22 In the Public Improvement Plans the applicant shall prOVide finallrngatlon system deSign draWings for alllrngatlon placed Within the public nghts of way and to maintain the landscaping and street trees on the east Side of MLK Jr Parkway for the entirety of the subdIVIsion area In addition to the Information shown In sheets LS2 D-LS2 24 plans shall Include pomt of connectIon to potable water system backf\ow deVices Springfield Ullhty Board (SUB) water meters sleeves under roadways to connect medians and planter stripS timers and locatIons Responses to STP CondItions of Approval Date Received, Planner AL Applicant Response CondUIts were madvertently missed on thiS submittal Future PIP submittals Will have condUits shown as conditioned Apphcant Response The Intent of thiS condition has been met In the PIP deSign Smce curbs are not part of the deSign the path Within the accessway has been deSigned to lie at or above the 50D-yr flood elevation Applicant Response ThiS condition has been met In the PIP design Sheets C7 0 through C7 7 show thiS 8 -WIde easement adjacent to the MLK ROW Applicant Response, ThiS condltlc1n has been met In the PIP deSign See Sheets L 1 13--L 1 17 for MLK street tree planting plan Applicant Response ThiS condition has been met In the PIP desIgn See Sheet L 1 02 for overall street tree planting plan Phase In which Action Will be Required Final Plat Applicant Response ThiS conditIon has NOT been met In the PIP deSign DUring the SubdiVISion TentatIve Plan process It was agreed to by the City of Spnngfield that STP Imgatlon draWings would suffice for City review and approval It IS recognized that pnor to construction the City WIll reqUire final deSign draWings of the Irrigation system . for approval 8/29/2005 Page 2 of 8 /n /:U>P! / / Subdivision Tentative Plan Conditions of Approval - RESPONSES PeaceHealth - R.verBend Campus PIP, P30465 23 In the Public Improvement Plans Include/amend the following street tree planting speCIfications In addition to or other than those indicated In the subdivIsion landscape plans All street trees shall be 2 caliper or greater [Engineering DeSign Standards and Procedures Manual 6023] In the wider planter stnps on RlverBend Dnve and Cardinal Way place the trees In the back half of the planter stnp closest to the sidewalk [Englneenng DeSign Standards and Procedures Manual 6 02 5 5J A 3 Inch layer of mulch shall be placed around the tree and kepI 6 away from the trunk [Engineering DeSign Standards and Procedures Manual 6 02 5 7] In the Public Improvement Plans proVide a lighting plan for the Game Farm Road and Martin Luther King Jr Parkway off-street multi-use paths which demonstrates that lighting levels are consistent with the Illumination standard of I E S Recommended Practice RP8 Llghtll'\g plans shall conSIder the effects 01 adjacent tree canopIes on lighting levels In cases where the applicant proposes to utilize adjacent street lighting to prOVide path Iighllng such as on the east side of Martin Luther King Jr Parkway submit documentation from the lighting engineer whIch venfies that tree canopies between the street and the path WIll not reduce lighting levels below the reqUired standard Light standards shall be Installed outside of the 2 foot dear zone on each side of the path The City WIll be responSible for maintaining the path lighting on Game Farm Road and Martin Luther King Jr Parkway 24 25 In the Fmal Plat a 25-1oot wide public trail easement for the nver path shall be shown extending north along the McKenZie River frontage for the enllrety of SUbdiVISion Lot 8 to the common property line WIth Lot 9 The path shall be constructed With the Site Plan Improvements In conformance WIth SDC 32 090 and the approved Master Plan The path shall be 12 feet Wide With a 2-foot clear area on each Side of the path free of above-ground obstructions The route alignment shall be staked In the field and approved by the project arbonst and an authonzed representatIve of the City of Spnngfield pnor to surveYing for the easement The route through the rlpanan area shall be Sited In confonnance With Master Plan Condition of Approval #53 and SubdiVIsion Condition 63 A 25-foot WIde public easement shall be dedicated/reserved through the SubdiVIsion Plat process or through another mstrument approved by the deSignee of the dedication (City of Spnngfield or Willamalane) and shall be recorded pnor to or concurrently WIth the plat Submit easement dedication documents for review by the City Surveyor pnor to filing In the Final Plat a 25-foot Wide public trail easement for the nver path shall be shown extending along the McKenZie River frontage for the entirety of subdiVISion Lot 9 The route shall be In conformance With Master Plan Condition of Approval #53 The route alignment shall be shall be Sited m conformance With Master Plan Condition of Approval #53 anel SubdiVIsion Condition 63 and staked In the field and approved by the project arbonst and an authonzed representative of the City of Sprmgfield pnor to surveYing for the easement A 25-foot WIde public easement shall be dedicated/reserved through the SubdiVIsion Plat process or through another Instrument approved by the deSignee of the dedication {City of Spnngfield or WilJamalane} and shall be recorded pnor to or concurrently With the plat Submit easement dedication documents for revIew by the City Surveyor pnor to filing A public trail easement With a minimum Width of 25 feet IS reqUired to accommodate the MLK Jr Parkway multi-use path through subdiVISion Lots 4 5 6 7 a and 11 and shall be shown In the SUbdlV\S\On Plat Plans for the MLK Jr Parkway multi-use path construction shall be submitted With the Public Improvement Plans and constructed With the SUbdiVISion Improvements In conformance With SDC 32 090 and the approved Master Plan The path easement shall run Immediately east of the 8-foot street IIghllng/street trees easement The path shall be 12 feet Wide WIth a 2-foot clear area on each Side of the path free of above-ground obstructIons A 25-foot Wide public easement shall be dedicated/reserved through the SubdiVIsIon Plat process or through another Instrument approved by the City of Spnngfield and shall be recorded pnor to or concurrently With the plat Submit easement dedication documents for review by the . City Surveyor pnor to filing Responses to STP CondItions of Approval 26 27 Appbcant Response ThiS condition has been met In the PIP deSign See Sheets L 1 03-L 1 07 for street tree locations and sIzing on RlverBend See Sheet L 1 23 for planting and mulchmg notes ApplIcant Response The street trees are shown as 20 feet or more from light poles per Spnngfield Englneenng Design Standard EDSP 6 02 4 C With the lights mounted at 12 or 16 feet the trees Will have an Initial minimal Impact on light distribution As the trees grow mterference WIll mcrease but as trees reach approximately 20 years of age the trees Will be large enough and selective hmb prumng/removal Will have reduced Interference WIth the light dlstnbutlon pattern Thus lighting deSigns do not need to conSider street trees when domg the photometnc analysIs to demonstrate compliance With City lighting standards (Illuminance method only) The City mcluded path lighting to IES standards as a cntena In the des.gn contract for MLK et al wrth BHE The MLK deSign has adequate lighting for the MLK path east of MLK from Game Farm Road South to the chute A lighting plan IS being prOVided for the multi-use path along Game Farm Road as part of the PIP submIttal consistent With IES recommendations and CIty standards Refer to Sheet C12 4 for details of 2-foot clear zone Applicant Response ThiS conditIon has been met In the PI P design The trail easement IS shown on SU'oOI\llSIOn Tentative Plan documents (March 24 2005) on Sheet T1 4 and In the Site Plan ReView DraWings (May 3 2005) on Sheets La 13-LB 17 The nver trail alignment has been prelimmanly slaked In the field and .nspected by the City Per Master Plan ConditIon #53 and Srte Plan ReView Condition #82 the trail alignment walk-through was conducted on March 17 2005 The attendees Included the City of Spnngfield, trail design landscape architect (Walker Macy) npanan area restoratIon landscape architect (DaVid Evans ASSOCIates) and project arborlst (Kyle King) Based upon the findings at thiS meeting trail alignment was reVised to meet the Intent of STP Condition 64, documented and approved by the City of Spnngfield (Memorandum Dated Apnl11 2005) Refer to Sheets C 1 0 0 through C 1 0 a for the alignment and Sheet C12 4 for the cross-section Applicant Response Not applicable to PIPs Phase In which Action will be ReqUired Final Plat Applicant Response ThiS condition has been met In the PIP design C77 See Sheets C7 ().. 8/29/2005 Page 3 of 8 Date Received, ,/" /2oocf Planner AL --tj Subdivision Tentative Plan CondItions of Approval - RESPONSES PeaceHealth - RlverBend Campus PIP, P30465 Dedicate a 25-1001 wide public trail easement along the frontage of the property located at 17-03-22-00-903 (west of the SUB s1atlon) through separate Instrument pnor to or concurrent with subdivIsion plat approval The construction speCIfications forthls porbon of the multi-use path shall be Included In the subdIvIsion Public lmprovemenl Plans In the Public Improvement Plans tree SpeCIes selection and placement within the Game Farm mufti-use path buffer shall be designed such that the mature tree sizes shall meet vegetation clearance standards for the overhead electncaltransmlsslon and distribution lines as follows Transmission lineS - 22 mInimum clearance Dlstnbutlon lines - 15 minimum clearance D In order to minimize sanitary sewer service lateral connections to the Trunk Sewer line the Public Improvement Plans shall demonstrate that the sanitary sewer system deSigns have been modified to Relocate the northern lateral servIng Lot 5 to '\he Caroma\ Way sewer mam Eliminate the eastem lateral seMng Lot 7 and use the proposed lateral approximately 200 feet south as a common lateral seMng Lots 7 and 8 Record the necessary easement(s) for each lot to gain access to the lateral on the Final Plat Pnor to recording the final plat the applicant shall provide the City With a memorandum which states the maximum peak flow rate allowed to each sanITary lateral serving Lot Applicant Response 8 At the time of development for Lot 8 If the flow rate Increases to any of the laterals These flows are provided In the' Addendum to the Sanitary over the values stated an evaluation of the downstream system capacity and/or Sewer Study for RlverBend SubdIVISion Spnngfield Oregon rerouting of on site flows to altemate laterals may be reqUired submitted as part of thiS PIP package A public trail easement WIth a minimum WIdth of 25 feet IS reqUired for the Game Farm Road multi-use path through SUbdiViSion lots 1 2 and 3 The easement shall run east of the nght of way such that It IS setback from the future nght of way location on Game Farm Rd Plans for the path constructIon shall be submItted WIth the Public Improvement Plans and constructed WIth the subdiVISion Improvements In conformance \IIIlth SDe 32 090 and the approved Masler Plan The path shall be 12 feet WIde With a 2.foot dear area on each Side of the path free of above-ground obstructions A 25-foot WIde pUblic easement shall be dedicated/reserved through the SubdiVISion Plat process or through another Instrument approved by the CIty of Spnngfield and shall be recorded pnor to or concurrent With the plat Submit easement dedication documents for revIew by the City Surveyor pnor to filrng 28 28 3. 31 32 Applicant Response ThiS condItion has been met In the PIP deSign C85 See Sheets C8 D- Applicant Response ThIS condition has been met m the PIP deSign See Sheets C8 3- C85 Applicant Response ThiS condition has been met In the PIP deSign See Sheets L 1 1B-L 1 21 for Game Farm buffer planting plan Applicant Response ThiS condItion has been met In the PIP deSign Sanitary sewer laterals have been relocated as directed The Final Plat wdl shaw easements on these lots to allow access to the laterals shown on the plans Refer 10 Sheet C3 1 Withm 60 calendar days of City CounCIl acceptance of the publIC sar.ltary sewer Improvements constructed by the applicant to serve the subdIVISion the applrcant shall Applicant Response obtain the necessary permits from the CIty and shall complete the work necessary to The STP Indicates the follOWing structures With plumbing fixtures connect each of the eXisting structures labeled To Remain wlthm the subdiVISion that as to remain has plumbing fixtures Within the structure to the publrc sanitary sewer The location of -Lot 10 Structure #1 Will be served from a lateral to be each structure and ItS connection to the publrc sanitary sewer shall be shown on the constructed to the eXisting main located In Deadmond Ferry Publrc Improvement Plans for the SUbdiVISion Road -lot 8 Structure #15 Will be served from either a gravity system or a pressure sewer connecting to the proposed pnvate sanitary sewer system on the hospital site -Lot 8 Structures #17 18 and 19 WIll be served from the proposed 12-lnch saMary sewer connecting to the proposed main located In Maple Way as shown In the PIP draWings -Lot 8 Structure #26 Will be served from a 4-lnch service lateral connectrng to the proposed main located In Maple Way as shown In the PIP drawmgs -Lot 9 Structure #27 Will be served from a lateral to be constructed to the eXisting main located In Oeadmond Ferry Road 33 As an altematlve the applicant may remove aU structures from the property that have plumbing fixtures or may prOVide a certIfication to the City s BUilding OffiCial and City Engrneer that these structures are no longer used for human habitation and WIll not be used for human habrtatron untIl such tIme as they are connected to the publIC sanitary sewer 34 Pnor to or concurrent With the Frnal Plat the applrcant shall record an Improvement Agreement for Lot 8 to partiCipate In the construction of the public sanitary sewer line extensIon In the loop road from the termInus of the proposed Impro\lemer'lts \0 the eastem property lrne In the event thiS sanitary sewer line extension IS necessary for compJrance WIth ConditIon 33 then thiS publJc sanitary sewer main shall be constructed With the Public Improvement Plans The applicant shall Install a sanitary sewer lateral servmg Lot 10 from the malnlrne In Deadmond Ferry Road and the eXisting on-sIte sewerage disposal system shall be decommissioned pnor to Final Plat approval The eXIsting on-site sewerage disposal systems for the eXisting structures labeled To Remain shall be decommiSSioned WIthin 60 calendar days of City Counal acceptance of the publiC sanitary sewer Improvements constructed by the applrcant to serve the subdIVISion 35 36 Responses to STP Conditions of Approval Applicant Response As descnbed If'> our. .:.;...._. ..:..:. to Condrtlon 33 the extension of thiS main WIll not be necessary at thIS time and therefore It IS not Included In the PIP draWings An Improvement Agreement WIll be negotiated WIth the City pnor to the Final Plat approval Applicant Response The applicant Will make the connection and decommission the onslte system pnor to Final Plat approval Applicant Response The applrcant agrees to the condition Date Received Planner AL l/n/,;.oOi / I 8/29/2005, Page 4 of 8 Subdivision Tentative Plan Conditions of Approval - RESPONSES Peace Health - RlverBend Campus PIP, P30465 The final deSign of the sanitary system shall be In accordance WIth requirements outlined In EDSP Section 2 02 11 Any vanatlons from these standards shall be approved on a case-by-case baSIS at the sole dIscretion of the City Engineer 37 38 The applicant shall record with the subdiVIsion plat a sanitary sewer easement on Lot 9 that provides off-Site properties Tax lots 1802 and 90000 access to the future sanitary sewer 11ft station on Deadmond Ferry Road or the sewer basin mapping shall be reVised to show these off-Site properties being served by an alternate system 39 The applicant shallrnstall with the subdivIsion Improvements a public 8-lnch sanitary sewer line extending from MLK Jr Parkway at RlverBend Dnve to Game Farm Road WIthin the proposed public accessway Pursuant to RlverBend Master Plan Conditions of Approval 74 and 78 the applicant shall provide final details and calculations for the selected stormwater detention methods or by. pass system to mitigate a 25-year storm peak discharge rate greater than 45 cfs from the Westem BaSin and It s tnbutary areas ThiS condition shall be satisfied prior to the approval of the Public Improvement Plans In the event comphance WIth thiS conditIon results In modifications to the Tentative Plan revISions to the Plan shall be In accordance to the Master Plan Conditions of Approval Spnngfield Development Code and the EDSP as determined by the City Engineer 40 41 Pnor to approval of the Public Improvement Plans for the subdiVISion the City and the applicant shall select the preferred stormwater system alignment for connecting the western baSin and 11 s tnbutary areas WIth the Deadmond Ferry Road stormwater system In the event compliance WIth thiS condition results In modifications to the Tentative Plan revIsions to the Plan shall be In accordance to the Master Plan Conditions of Approval Spnngfield Development Code and the EDSP as determined by the City Engineer The CIty reserves the right to require the applicant to revise the approved Stormwater Drainage Report to reflect the as-bUilt conditIons If the constructed system vanes from the approved deSign 42 Applicant Response Generally the sanitary sewer system has been deSIgned In accordance WIth the reqUirements outlined In EDSP Section 2 02 11 Vanatlons from these standards are speCIfically IdentIfied and explamed m the" Addendum to the Sanitary Sewer Study for RlverBend SUbdiVISion Spnngfield Oregon" submitted as part of thIS PIP package Applicant Response Not applicable to PIPs Phase In which Action Will be ReqUired Final Plat Applicant Response ThiS condition has been met In the PI P design Refer to Sheet CB 0 Applicant Response DeSign calculations final deSign and construction drawmgs have not been completed for the offline detention pond proposed for Lot 11 of the RlverBend SubdiVISIon PeaceHealth recogmzes that these Items Will be needed prior to approval of the PIP s by the City To date a final agreement between the City and PeaceHealth has not been reached regardmg the configuration and cost shanng for thiS faCIlity Subsequent to execution of the Agreement the final deSign and construction draWIngs for the detention facltly WIll be comp.leted and subrrllt\ed as part of the RlverBend SubdiVISion PIP s Applicant Response ThiS condition has been met In the PIP design Applicant Response Not applICable to PIPs Phase in which Action will be ReqUIred Construction On the Final SubdiVISion Plat the proposed SO-feet WIde public dramage easement located on the north and east SIdes of Lot 9 shall termmate at the upstream end of the eXisting natural swale (approximately 1 300 feet south of the north property line) The Applicant Response extensIon of this public easement beyond the natural swale WIll be reViewed at the time Not applicable to PIPs 43 of a future development application for Lot 9 The Final Plat shall Include temporary pnvate drainage easements on Lot 9 for the benefit of Lot 8 and off.slte properties Phase In which Action will be ReqUired located east of Baldy View Lane and west of Lot 9 to proVide dramage access to thiS Final Plat SO-feet WIde publIC draInage easement 44 Pnvate drainage easement{s) across Lot 9 for the benefit of off-Site properties shall be a minimum of 14-fee1 Wide and shall be In a logical location to proVide service to the property as determmed by the City Engmeer The easement(s) may be wntten as a temporary easement(s) subject to relocation With the approval of future development plans for Lot 9 At the time of future development for lot 9 or the off-Site properties whichever occurs first the stormwater mfrastructure shall be constructed m the easement 45 The City Engmeer Will determine on a case.by--case baSIS If any proposed additional City maintained curb Inlets that are not reqUired by the City of Springfield s EDSP are warranted Prior to approval of the Public Improvement Plans the applicant shall prOVide a proposal acceptable to the City Engineer for handling dramage from the public 500- year flood emergency accessway between Game Farm Road and MLK Jr Parkway 46 Applicant Response Not applicable to PIPs Phase In which Action will be ReqUired Lot 9 or off.slte properties development whichever occurs first Applicant Response The applicant WIll work WIth the CIty EngIneer dunng PIP reVIew 10 determine the number of Inlets Applicant Response A 12 Inch storm sewer lateral has been deSigned to pICk, up the 25-yr rate of runoff from the southerly catchment area dralnmg to the elevated emergency access ThiS lateral Will draln to the MLK Jr Parkway storm sewer system as shown on Sheet C6 0 of the PIP s Pnvate drainage easements Will be mcluded on the Final Plat for those portions of the lateral on PeaceHeatth property The Impervious surface of the accessway IS deSIgned to sheet flow to the north onto the perviOUS, ummproved eXIstIng ground of Lot 3 of the TentatIVe Plan Responses to STP ConditIOns of Approval Date Received, 1,{3 ~(JDJ Planner: AL -n 8/29/2005 Page 5 of 8 Subdivision Tentative Plan Conditions of Approval - RESPONSES PeaceHealth - RlverBend Campus PIP, P30465 47 Prior to Fmal Plat approval the applicant shall provide Lois 10 and 11 with access to an approved stormwater system On the Final Plat a pnvate drainage easement shall be recorded across Lot 11 to provIde Lot 1 0 With access to the public system or alternate drainage provIsions to serve Lot 10 acceptable to the City Engineer shall be provided 48 Any fill sectIOns requIred to constructed the future open channel on Lot 9 Will require certificatIon by an engineer demonstrating encroachments will not result In any Increase In flood levels per FEMA s no nse certification gUidelines 49 The construction plans for the public pathway within the f100dway of the McKenZie River shall c1earty indicate a finished grade of the pathway Will be at, or below eXisting ground elevations or the applicant shall submit certIfication by an engineer demonstrating the encroachment Will not result In any Increase In flood levels per FEMA s no nse" certification gUidelines 1 DO-year flood elevation data shall be proVided and shown on the Final SubdiVISion Plat Including the boundanes of the 10n-year nood plam and floodway 50 51 The project construction engmeenng team shall Include a geotechnical englneenng firm which WIll be reqUired to have a represental1ve on-site to observe trenchmg excavation cut and fill operations dunng the development of the project as may be reqUired by the Public Works Director or the City s BUilding OffiCIal 52 Pnor to the submittal of Public Improvement Plans the applicant and the utility prOViders shall coordmate the final utility deSigns and shall submit an Overall Utility Plan which demonstrates that aU utlhtleS shalt be prOVIded In a manner whIch 15 no1 In conflict With any requirements or conditions of thiS land use deCISion the RlverBend Master Plan or the other land use deCISions for the subject property Utilities shall be Installed pnor to Fmal Plat Approval The applicant shall coord mate With the utlllty proViders to ensure that aU ground- mounted utility equipment shall be placed to reduce visual Impact All backftow deVices utility vaulls and transformers natural gas pressure regulators and relief valves and other equipment shall be screened With landscaping from nghts of way and adjacent properties and located outSide of VISIon clearance areas multi-use path clear zones and stormwater management areas Landscape plans shall be amended as necessary and additional planting Installed as necessary to prOVide screening ThiS condition shan be met pnor to for Fmal Pial approval 53 54 A slope easement on adjacent properties IS preferred over the retaining wall deSign concept for the Maple Way street Improvement If obtaining a slope easement IS not Viable then the retamlng wall shall have a minimum 100-year deSign life and shall be constructed of a low maintenance matenal acceptable to the City Engineer 55 Slope easements shall be recorded on the Fmal Plat or by separate document where fill sections are necessary for the stability and long-term mamtenance of the elevated roadway extend beyond the public nghtS-Of-way The easement may be extmgUlshed upon future development applications that prOVide measures to ensure long-term roadway stabllJty as determined by the City Engineer 56 The proposed 14-foot WIde sanitary sewer easement onented In the north-south direction on the southern portion of Lot 3 shall be removed from the SubdiVISion Plat or recorded as a pnvate easement The proposed 14-foot WIde pUblic dramage easement onented In the north-south direction at the southeast comer of Lot 1 shall be removed from the SubdiVISion Plat or recorded as a pnvate easement 57 58 In the SubdiVISion Plat the location of the PUE and 25 publiC trail easement along the east Side of Martm Luther Kmg Jr Parkway through the applicant s property shall be as shown In the altemahve design appro\led by the CIty Identified as Exhlbrt A ~Northem Segment of Parkway (TYPical Cross Section) Updated 4/26/04 59 Water power gas and telecommumcatlons lines shall be located WIthin PUE s and In accordance With company specifications Responses to STP CondItions of Approval Date t~aceived Planner. AL Applicant Response A pnvate drainage easement Will be located on Lot 11 on the Final Plat to allow Lot 10 drainage access to the detention pond proposed at the westerly end of Lot 11 Lot 11 has access to the public storm sewer system as shown on Sheet C4 1 of the PIP's Applicant Response Not applicable to PIPs Phase In which Action will be ReqUired Lot 9 Development Applicant Response The proposed grades for the public pathway m thiS area as shown on sheets C10 1 thru C10 4 meet thiS conditIon We have proposed matching the eXisting grades WIthin the floodway boundanes Applicant Response Not applicable to PIPs Phase In which Action will be Required Final Plat Applicant Response The construction englneenng team WIll Indude a geotechmcal englneenng firm Applicant Response CoordInatIOn WIth the 1Tanchlse utIlity prOVlders IS on-gOlng Copies of the PIP plans WIll be submitted to all utility proViders for coordmatlon efforts Utilities WIll be either Installed or bonded pnor to Final Plat approval Applicant Response Coordination IS ongoing and Will be completed prior to Final Plat Applicant Response The need for a retamlng wall has been removed The PIP deSign relies upon a vanable-Wldth temporary slope easement as shown on the plans for Maple Way Refer to Sheets C5 0 through C5 6 Applicant Response Slope easements have been shown where reqUIred on the PI Ps and Will be Induded on the Final Plat Applicant Response ThiS condition has been met In the PIP deSIgn Applicant Response Not applicable to PIPs Phase In which Action Will be ReqUired Final Plat Applicant Response ThIS condItIon has been met In the PIP deSign The 25 .wlde easement WIll be centered on the centerline of the 12'.Wlde pathway shown on the plans Refer to Sheets C7 0 through C77 The easement WIll be Included In the Final Plat Applicant Response Identified utilities Will be located Within PUEs In/~ocf' 8/29/2005 Page 6 of 8 SubdiVISion Tentative Plan Conditions of Approval - RESPONSES PeaceHealth - RlverBend Campus PIP, P30465 60 In the Final Plat Public Utility Easements shall be located as follows OR submIt additional documentation from the utility providers wnlch explainS where additional or alternate PUEs or PUE widths are reqUired INSERT Fmal design of the Public Improvements may require additional PUE Widths or locations that are not apparent as part of the Tentative Plan reView Said PUE S If any shall be dedicated to the public pnor to or concurrent With the City s acceptance of the RlverBend SubdivIsion Public Improvements or the Crty's approval of the Final Plat whichever comes first 61 Approval of ac.cess pomts IS limited 10 the locations a b c f h, I J k I m and n as Indicated In the follOWIng table Approval of additional access pomts shall be determmed m conJunctIon WIth future site development proposals 62 In accordance With RlverBend Master Plan Condition of Approval #2 The ripanan area boundary must be shown In the Final Plat and on all future plans submrtted to the City The vanable width setback shall be labeled McKenzie Rwer Rlpanan Area 63 In accordance With RlverBend Master Plan Condition of Approval #2 the entire McKenZie River Rlpanan Area bOundary shall be demarcated on site With a permanent monumentatlon system or otherwise delineated WIth permanent site deSign features In a manner approved by the City of Spnngfield pnor to Final Plat Applicant Response KPFF w\lIldentlfy said PUEs and dedicate to the public concurrent WIth the City s acceptance of the RrverBend SubdiVISion Public Improvements or the City s approval of the Fmal Plat whichever comes firsf Applicant Response This condition has been met In the PIP design Applicant Response This condition has been met The "McKenZie River Rlpanan Area boundary has been Included rn the plans Refer to Sheets C10 1 through C10 8 Applicant Response Not applicable to PIPs Phase In which Action will be ReqUired Final Plat Pursuant to Master Plan Condition of Approval #53, the rou1lng of the path and/or path easement through the npanan area across subdiVISion Lot 8 and 9 shall be established after a detailed site analYSIS of topography, location of trees and other npanan vegetation and other eXIsting conditions In order to preserve and protect the npanan area natural functions to the maximum extent while balancmg the need for recreation and resource protection and In order to preserve fu1ure nverbank restoration opbons the Final Plat shall show the location of the easement for the nver multi use path across subdiVIsion Lots 8 and 9 which IS generally located along the outer edge of the required npanan area away from the watercourse or upland of the npanan area With the path dramage failing away from the watercourse [SDC 31 240 (2)(g)] except where eXlstrng tree groves require an alternate siting to aVOid Impacts Any segment meandenng east of the westernmost portion of the nparlan area to aVOid documented and approved by the City of Springfield conflicts WIth the eXisting Douglas fir and maple groves shall be setback a minimum of (Memorandum Dated Apnl11 2005) The trail prOfile and 25 feet from top of bank Additional mmor pedestnan & wheelchair acceSSible paths co drainage strategy has been documented In the final SIte Plan ReView package dated May 3 2005 on sheet La 0 Phase In which Actlon will be Required Lot 8 and Future Lot Development Ten percent of the total number of trees In the final npanan restoratron planting plan for Applicant Response the subdiVISion portions of the npanan area shall be cottonwood (Populus tnchocarpa Not applicable to PIPs ssp balsamifera Cottonwoods may be clustered In the northern WIder end of the npanan area to augment the ex\stlng cottonwood grove 64 65 The npanan area restoration/enhancement landscaping on the entirety of Lot 8 shall be Installed With the Site Plan Improvements pnor to Issuance of Final Occupancy for the hospital 66 To comply With RlverBend Master Plan Condltron #5 the reqUIred nparran area restoration/enhancement landscaping on subdiVISion Lots 4 and 9 shall be completed or bonded or Insured through other finanCial securrty approved b'l the Development Services Director pnor to final plat approval 67 The rrpanan planting plans shall be modified to prOVIde additional tree canopy on or adjacent 10 the bank throughout the entire corrrdor, except where eXisting large canopy trees already eXist A mixture of high canopy deCIduous speCies and evergreens may be utIlized to preserve Sight lines to the nver Trees shall be spaced a maximum of 10 apart Tree planting shall be a mlntmum of two trees deep throughout the npanan area bank or top of bank to create a continuous fnnge of nparran vegetation along the nver's edge ThIS condition may not be satisfied by rncreaslng the quantIty of Scouler Willow (Sallx scoulenana) live stakes 68 Any modification to the npanan planting plans reqUired by other conditIons of approval shall retain a mlntmum of 49 coniferous evergreen trees With a mature height equal to or greater than the bUilding height Trees shall be placed to proVide a Visual and nOise buffer between the npanan corrrdor and the developed areas of the site In conformance WIth Master Plan Condition of Approval #25 6. Responses to STP Condltrons of Approval Date ~ecelved Planner, AL Applicant Response ThiS condition has been met The river trail alignment has been prellmlnanly staked In the field and reViewed by the City Per Master Plan Condition #53 and Site Plan ReView #82 of the trall altgnment walk through which was conducted on March 17 2005 The attendees Included the City of Sprrngfield tr811 deSign landscape Architect (Walker Macy) nparran area restoration landscape architect (DaVid Evans ASSOCiates) and project artlorrst (Kyle King) Based upon the findings at thiS meeting trail alignment was revised to meet the mtent of STP Condition 64 KPFF will take additional action at the time of Final Plat Applicant Response Not applicable to PI Ps Phase In which Action WIll be Required BUilding Permit ReView Applicant Response Not applicable to PIPs Phase In which Action will be ReqUIred Fmal Plat Applicant Response Not applicable to PIPs Phase In whIch Action WIll be ReqUired lot 8 and Future Lot Development Applicant Response Not apphcable to PIPs Phase In which Action WIll be ReqUired lot B and Future Lot Development 8/29/2005, Page 7 of 8 Jh~ /:YJM / / SubdiVISion Tentative Plan Conditions of Approval - RESPONSES PeaceHealth - RlverBend Campus PIP, P30465 b~ 70 All areas seeded Wlth native grasses shall be monitored and maintained by the applicant to preven1tnvaslon by non-native grasses and forbs to prevent the need for routine mowing Wlthm the npanan area Any seeded areas which fall and rever110 tall invaSive grasses shall be In Violation of the Code and shall be replanted wrth a drought resistant dwarf turf mix which IS capable of outcompetJng invaSive weed speCIes and whlCh does not requIre routme mowmg lmgatlOn or application of fertlhzers and herbiCides Provide notes In Rlpanan Planting Oe1all Sheets LS5 5 and LSS 6 which SpeCIfy a minimum of 2 certified compost amendment for all planting 71 72 All construction grading trenching removal of inVaSive vegetation and planting In the npanan area and within or adjacent to the eXlstmg trees groves shall be done In a manner which avordslreduces soli compaction to the maximum extent practicable Upon completlOr. of on-sIte staking af the mer mul\1-use path and pedestnan paths Wlthrn the npanan area and pnor to commencement of work PeaceHealth s construction manager shall arrange a site meeting to Include the project arbonst all contractors performing work Within the npanan area and tree groves and a representative from the City of Spnngfield Planning DIVISion to diSCUSS the work to be performed and the methods to be used to aVOid soli compaction Any additional tree felling necessary to construct the SUbdIVISion public Improvements shall require another Tree Felling permit from the City 73 74 In order to ensure that the constructIon and planting of thIS stormwater management faCIlity Will fulfill the Intent of GRP and SDC poliCies and RlverBend Master Plan Condition #26 the final selection of the off-Site drainage alternative shall mclude mitigation measures which replace the loss of GRP Natural Asset #4/NW Dralnageway as follows The mitigation shall provide an eqUIvalent replacement hydrologiC functIon/capaCIty The mitigation shall provide an eqUIvalent replacement of tree canopy and vegetation type The mItigation shall restore natIve vegetation The applicant shall submit a mitigation plan for approval by the City prior to Final Plat submittal The approved mItigation shall be Installed or bonded pnor to Final Plat approval 75 Pnor to Frnal Plat submittal the applicant shall submit documentation of reqUired permits If applicable In conformance With SDC 35 060 (9) In the case that a federal or state agency Issues a permit that substantially alters the approved Tentative Plan the applicant shall resubmit the Tentative Plan for additional review 76 If construction of the draInage system to serve the SUbdiViSion requires alteration of eXlstrng wetlands the applicant may be required to submit an approved Army CorpslDSL permIt for the p-ropcsed wetland fill ior review wrth '!he Public Improvement Plans and pnor to approval of the subdIVISion Frnal Plat ~~~'" ~~ ?:~ x":.:;: Date Received Planner AL Responses to STP Conditions of Approval Applicant Response Seeding which occurs In ROW (PIP) are not natIVe These seeded areas are Intended to be maintained as mown and lrngated turf grasses (lawn) Seeding In areas disturbed by mass gradmg Will be In conformance With the PIP ESC plans Applicant Response Not applicable to PIPs Phase In which Action Will be Required Lot 8 and Future Lot Development Applicant Response ThiS condition not yet been met as the final fiver trail alignment has not yet been staked In the field The meettng Will occur once final path staking has been done but before construction commences on the fiver trail Applicant Response The Applicant acknolNledges that any additional tree felling necessary to construct the subdiVIsion public Improvements shall requIre another Tree Felling permit from the City Applicant Response The mitigation plan Will be submitted at the time that final deSign and construction dfaWlngs for the northwest detention faCility are submitted Applicant Response Not applicable to PIPs Phase In whIch Action will be ReqUIred Final Plat Applicant Response illS not anticipated that construction of the drainage system Will alter an eXisting weiland ", J /...~ /J..oO f / 8/29/2005, Page 8 of 8 L1MBIRD Andrew From Sent To Subject ERNST Dennis Wednesday, January 23, 2008 3 38 PM L1MBIRD Andrew FW CCRs Attachments CCR Occ 062306-FINAL doc, RB DeslgnGUldehnes013105-SCANNED pdt ~ ~ CCR Occ 0623 RB FINAL doc (122Jldehnes01310S Andy, I don't know If you've seen these yet so I'm sendlng them to you Just lTI case I emall Carol and we need to talk about thlS a blt There are a number of problems wlth them and I'll need to see If they are somethlng that had been talked about earller I thlnk Carol 15 trYlng to flnd a tlrne to get together and go over them I'll keep you In the loop on thlS Thanks I DennlS -----Orlglnal Message----- From Mlller, Tamara (SHMC) [mallto TaMlller@peacehealth org] Sent Tuesday, January 15, 2008 6 13 PM To ERNST Dennls Cc FARRINGTON Phll (SMTP). Young, Andrew SubJect RE CCRs As requested, please flnd the draft CC&R's for PeaceHealth's RlverBend campus attached These have not yet been recorded -----Orlglnal Message----- From FarrlngtOTI, Phll Sent Tuesday, January 15, 2008 10 05 AM To Mlller, Tamara (SHMC) SubJect CCRs Tamara, Could you please send a dlgltal at dernst@cl sprlngfleld or us copy of the RlverBend CCRs to C1ty surveyor Denn1s Ernst Copy me and Andrew Hall1burton Thanks, Phlhp Th1S message 1S 1ntended solely for the use of the 1nd1vldual and ent1ty to whom 1t 1S addressed, and may contaln 1nformat1on that 1S prlv1leged, confldent1al, anq exempt from dlsclosure under appllcable state and federal laws If you are not the addressee, or are not authorlzed to recelve for the lntended addressee, you are hereby notlf1ed that you may not use, copy, d1strlbute, or dlsclose to anyone thlS message or the lnformatlon contalned hereln If you have recelved thlS message In error, 1mmedlately advlse the sender by reply emall and destroy thlS message 1 Date Received Planner' AL /';'~/:;Od.r /