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Home My WebLink AboutMiscellaneous Planner 5/11/2021LOT 82 MOUIVTAIIVGATE 1ST ADDITIOIV LOT STANDARDS AND GUIDELINES A JsZ LOT COVTRAGE PER SPRINGFIILD DNELOPMENT CODE 16'040 , spRtNGFtELD UND AND DRATNAGE ALTffiATDN pERMtr (tone) R1QU\RED F)R ER1S\0N C1NnR0L , CI-ASS A 0R B R)1F\NG tS RE1U\R\D , SIJBJ1CT r0 flRE PR?fECrnN PUN , 7RTT CONSERVATION EASTMENT - R$TRICTS BUILDING LOCATDN, VEGITANON REMOVAL AND FENCING (SEE CC&R,S) , LEVEL rWT FAUNDAT0N TGNEER|NG STANDARD (StE GE7TECH REP1RD , SIDEIITALK REQARTD , HAZARD TREES N7f SHyWN AND tutAY Bt PRESENI; T0 BE DffERMtNtD 8Y BUTLDER Ar T\ME 0F CONS\RUCn0N. , vEGETAftlN SETEACK EASEMENT - RESTRT1S BUILDING LlCA\lN, VEG|TAT|7N REM7VAL AND FENCTNG (SEE CC&R'i) l=75'31 2l " R=20.00' AL=26.J6' CH=586'14'52'\t/ CL=24.49'RECORDID COVENANTS, CONDffIONS ANO RISTRICTI2NS, REC1RDING Nos. 2005-0JJ70 AND AND CITY OF SPRINGFIELD DEVELOPMENT rH6 DOCUMENT 6 PROWDID FOR INFORMATIONAL PURPOSES TO AS7ST N NDIVIDUAL LOT DNTLOPMENT. RIFER f0 fHE SUBD\V\S\)N PUt, RICORDING No. SERVICE DTPARTfuIilT FILES FOR FULL DETAILS. \sq \\7,40" 0,0'44t ' .t0o' 600 39 620 630 640' A=124808" R=207-90'' -/!-={6.25' Lo \t\C\' CH=N48'44'58'E CL=46,16'C1 \\ - ^---z- 20.00 PRIVA rE 5 rORM ^b h!) sU) 40 6b0 S:IREET -.--42----__- -.' ffi"=40' 0 40 80 I HILLSIDE DEVELOPMENT PLAI{ MOUNTAINGATE SUBDIVISION 1ST ADDITION I Introduqtion Phase III-A of the MountainGate development (platted as MountainGate, 1't Addition; consists of 43 lots that have been approved as a residential subdivision under the provisions of MountainGate Master Plan Approval (City File 95-02-0039) and Springfield Development Code (SDC) standards contained in SDC Article 35 - Subdivisions, SDC Article 38 - Tree Felling, and SDC Article 26 - Hillside Development. This document satisfies the requirements of the Hillside Development and Master Plan approvals for a comprehensive "Hillside Development Plan" for the subdivision to guide the construction of dwellings on the individual lots. This plan incorporates the referenced reports required by the Hillside Development article and the City of Springfield, Developer, and future owners will use the approved Hillside Development Plan to assure that tree felling, grading, construction, and future use will conform to subdivision conditions and provisions of the Master Plan requiring the protection of trees, drainages, and slopes. The Hillside Development Plan includes a lot by lot description of conditions that will affect the design and location of structures and driveways, including special foundation requirements on some lots. The plan also includes general guidelines for the entire subdivision contained in required reports and final plans. The structure of the remainder of this document is as follows: 1. Tree Preservation Plan 2. Fire Protection Standards 3. Geotechnical Requirements 4. Grading, Slopes, and Drainage Guidelines 5. Individual Lot-By-Lot Maps 6. Geotechnical Evaluation for MountainGate, 1't Addition The requirements of the Hillside Development Plan, including individual lot plans, are incorporated into the codes, covenants, and restrictions (CC & R's). A copy of the approved geotechnical report is incorporated into the CC & R's and Hillside Development Plan which are recorded with the subdivision plat. MountainGate, 1't Addition Hillside Development Plan Page 1 Tree Prq.servation Plan The purpose of this plan is to summarize and implement measures adopted to maintain aesthetic erosion control value of trees and native vegetation within the MountainGate, l't Addition Subdivision as established by the approved tree felling permit, the final forester's report, Hillside Development Plan, and individual Springfield Development Code (SDC) standards. Tree Removal - General SDC requires that a tree felling permit be obtained for the removal of more than five trees greater than five inches in diameter at breast height. However, a tree felling permit is not required for the initial removal of trees from the lots during preliminary grading or the construction of the approved dwelling footprint and driveway provided that no tree removal is allowed within building or vegetative setback areas without prior city approval through the LDAP or building permit process. For established vegetative setback areas, a tree felling permit is required for the removal of more than five trees that are greater than five inches in diameter at breast height. Additional restrictions for tree removal exist within the tree conservation easement and vegetative setback areas as described below. Tree Conservation Easement A private tree conservation easement has been established on the recorded Subdivision Plat for MountainGate, 1't Addition. The tree conservation easement is located upon a portion of Lot 100. The purpose of this area is to preserve the existing forest along the northern side of the development as an inventoried natural resource and viewshed from lower elevations pursuant to City Council Resolution 8415. The tree conservation easement contains primarily Oak and Douglas fir trees, a few maple trees, and various species of native understory vegetation. No activity, except for those expressly listed below, may occur within the tree conservation easement area. Those activities that may occur in the tree conservation easement are: 1) removal of diseased or dangerous trees as determined by a professional forester or arborist and approved by the city and2) removal of non-native vegetation including blackberries, scotch broom, and ivy by light-duty machinery. Veeetative Setback Areas Private vegetative setback areas have been established on the recorded Subdivision Plat for MountainGate, 1't Addition. These areas are located upon portions of Lots 72-78,80, 81, 84-87, and 89-94. The purpose ofthese areas is to retain or create an internal buffer of trees and native vegetation along internal property lines and protect the forest viewshed from lower elevations. This may be achieved by pruning and shaping existing, healthy trees; by thinning younger existing trees to encourage growth into healthy properly spaced mature trees or by planting new trees. The vegetative setback areas MountainGate, 1't Addition Hillside Development PIan Page2 contain primarily Oak and Douglas fir trees, a few maple trees, and various species of native uriderstory vegetation. No structures other than fences shall be located within the vegetative setback areas, except those that may be required for soil stability such as retaining walls or others as determined by a geotechnical engineer licensed in the State of Oregon and approved by the city. No native vegetation may be removed from within vegetative setback areas except as necessary to meet fuel break standards for fire protection and diseased or dangerous trees as determined by a professional forester or arborist and approved by the city. Trees and understory may otherwise be thinned and pruned to enhance their health and appearance and to meet fire protection standards. Non-native vegetation including blackberries, scotch broom, and ivy may be removed by light-duty machinery. Fencing is allowed along the intemal boundary of the vegetative setback areas provided that it is not a solid fence such as wood or block but consists of wrought iron or other open fencing materials as approved by the Architectural Control Committee for the development. Maintenance and repair of utilities and access for such purposes within the conservation area is allowed provided that care is taken to prevent damage to trees. Acceptable Replacement Trees/Plantine Standard Trees replaced within a tree conservation easement or vegetative setback area as established on the recorded Subdivision Plat of MountainGate, 1't Addition shall be of a native species specified for hillside development in Section 6 of the City of Springfield Design Standards and Procedures Manual. Tree replacement is acceptable when, for example, a mature tree has a broken top. The mature tree in this circumstance could be removed and replaced by an acceptable replacement tree. Otherwise, the tree shall be pruned and shaped to improve its health and appearance. Tree planting shall follow the procedures contained in Section 6 of the City of Springfield Design Standards and Procedures Manual. Street Trees During the subdivision process no trees or tree groupings have been protected for potential qualification as street trees that will meet City requirements However there maybe individual trees, tree clusters and tree groupings located close enough to the street curb that they could qualify as street trees if not damaged or removed with house and driveway placement. Generally trees within 20 feet of street righrof-way may qualify as street trees. Groupings of trees even beyond the 20 foot distance nray be MountainGate, 1't Addition Hillside Development Plan Page 3 retained in lieu of City required street trees along the lot street frontages. Hardwood trees must be lbcated at least 5 feet and conifers must be 10 feet behind curbside sidewalks. Street trees should be 10 to 20 feet from street lights. Specific standards regulating the use of existing native trees as street trees are contained in Section 6 of the City of Springfield Design Standards and Procedures Manual. Tree Protection During Construction During house and driveway construction trees selected as native street trees as discussed above under "street trees" shall be protected with construction fencing. Construction fencing shall be placed between the construction site and tree conservation easement or vegetative setback area to protect trees and shall be a minimum of 5 feet from trees in the conservation easement or vegetative setback areas' Hazard Trees Hazardtrees are not identified, but are present within the boundaries of MountainGate, 1st Addition. Property owners are responsible for identification and removal of hazard trees with verification by a professional forester or arborist and approved by the city through an LDAP or subsequent tree felling permit process. Fire Standards Due to the forested setting of this subdivision certain fire protection measures should be observed to help protect dwellings within a forested environment from the dangers of wildfire. The subdivision has been designed and constructed so that all dwetiings will be located in close proximity to fire hydrants that are to be used for fire protection. Further any lots deemed by the City Fire Marshall to be located within a vegetated area subject to wildfire the building(s) shall have a Class A or B roof in accordance with the Oregon State Structural Specialty Code. In addition landscaping within the lots should establish fuel breaks around the dwellings that discourage the spreading of wildfire. There are two levels of fuel breaks based upon proximity to the dwelling: . Primary Safety Zone: The primary safety zone is a firebreak extending a minimum of 30 feet in all directions around the dwelling except however that it shall not extend into the tree conservation easement or vegetative setback areas. The goal within the primary safety zone is to exclude fuels that will produce flame lengths in excess of one foot. Vegetation within the primary safety zone could include green lawns and low shrubs. Trees should generally be spaced with greater than 15 feet between the crowns and pruned to remove dead and low branches. Secondary Fuel Break: The secondary fuel break extends a minimum of 100 feet downslope from the primary safety zone. The goal of the secondary fuel break is a MountainGate, l't Addition Hillside Development Plan Page 4 to reduce fuels so that the overall intensity of any wildfire would be lessened and the likelihood of crown fires and crowning is reduced. Vegetation within the secondary fuel break shall be pruned and spaced'so fire will not spread to the Primary Safety Zone via the tree crowns. Small trees and brush growing underneath larger trees should be thinned or pruned to prevent spread offire up into the crowns of the larger trees. Dead fuels shall be removed. Fuel breaks may not extend beyond the boundary of the affected lot unless an easement exists upon.the adjacent property that allows for such use. Geotechnical Requireme4!q A geotechnical investigation for the first addition portion of the MountainGate development has been conducted by KA Engineering. KA Engineering prepared a report dated January 30, 2006 thatprovides specific recommendations for the level of geotechnical review appropriate for the individual lots. The geotechnical report is attached to this Hillside Development Plan to be used with individual lot development. An evaluation of the building sites is to be conducted by a geotechnical engineer prior to house construction. Either of two levels of review is required depending upon specific site conditions. The'attached geotechnical report lists the requirements for the levels of evaluation specified for each lot. Grading. Slopes. and Drainage There shall be no interference with the established drainage patterns or systems over or through any other lot or corlmon area or any adjacent property unless adequate alternative provisions are made by a licensed engineer for proper drainage and approved by the city engineer. The term established drainage shall mean predominant slopes, the drainage swales, conduits, inlets, and outlets designed, maintained, and constructed for MountainGate, 1 st Addition. Stormwater sewer laterals have been extended to each lot for conveyance of roof drains, building foundation drains, and private property surface drainage. Private Storm DrainaLe Easements Private storm drainage easements are designated on the plat and are located across portions of Lots 78,79,82,83,98-100, and 108. These are private easements for drainage of private storm water. Management goals of the drainage easements include the maintenance and enhancement of natural, scenic and environmental qualities while maintaining storm w-ater quality and a functional storm water system. All effort shall be made to avoid allowing any pesticides, herbicides, fertilizers, petroleum-based products or other hazardous or foreign substances from entering or contaminating the easements. Natural vegetation shall not be disturbed except as necessary for maintenance, to reduce MountainGate, 1't Addition Hillside Development Plan Page 5 Gradine. Slopes. and Drainaqe 1{ fire hazards or to control noxious and invasive overgrown vegetation such as blackberry vines. No tree shall be cut within the drainage easement except for diseased, dead, damaged or hazardous trees. No building shall be allowed within the drainage easements. Lot owners shall perform any maintenance necessary to cause drainage to occur as planned. Provided, that any maintenance, repair or other work necessary as the result of any wrongful act or omission of another party shall be performed by that party. If that party fails to do so, the same shall be performed by the homeowners association subject to reimbursement as provided in the CCRs. Subsurface drainage systems and open swales or ditches have been constructed in certain locations along the back side of curbs or sidewalks within the public street rights-of-way. The purpose of these systems is to improve individual lot drainage and intercept water in sloping areas and direct it into the public storrn water system. These drainages are within the City street maintenance system and shall not be blocked or diverted by adjacent lot owners. Page 6MountainGate, 1't Addition Hillside Development Plan Tree Pre$ervation Plan The purpose of this plan is to summarize and implement measures adopted to maintain aesthetic erosion control value oftrees and native vegetation within the MountainGate, I't Addition Subdivision as established by the approved tree felling permit, the final forester's report, Hillside Development Plan, and individual Springfield Development Code (SDC) standards. Tree Removal - General SDC requires that a tree felling permit be obtained for the removal of more than five trees geater than five inches in diameter at breast height. However, a tree felling permit is not required for the initial removal of trees from the lots during preliminary grading or the construction of the approved dwelling footprint and driveway provided that no tree removal is allowed within building or vegetative setback areas without prior city approval through the LDAP or building permit process. For established vegetative setback areas, a hee felling permit is required for the removal of more than fi.ve tees that are greater than five inches in diameter at breast height. Additional restrictions for tee removal exist within the tree conservation easement and vegetative setback ureas as described below. Tree Conservation Easement A private tree conservation easernent has been established on the recorded Subdivision Plat for MountainGate, l$ Addition. The tree consbrvation easement is located upon a portion of Lot 100. The purpose of this area is to preserve the existing forest along the northem side ofthe development a.s an inventoried natural resource and viewshed from lower elevations pursuant to City Council Resolution 8415. The tee conservation easement contains primarily Oak and Douglas fu trees, a few maple trees, and various species of native understory vegetation. No activity, exerpt for those expressly listed below, may occur within the tree conservation easement area. Those activities that may occlu in the tree conservation easement are: l) removal of diseased or dangerous trees as determined by a professional forester or arborist and approved by the city and 2) removal of non-native vegetation including blackberries, scotch broom, and ivy by light-duty machinery. Vegetative Setback Areas Private vegetative setback areas have been established on the recorded Subdivision Plat for MountainGate, l't Addition. These areas are located upon portions of Lots 72-78,80, 81, 84-87, and 89-94. The purpose of these areas is to retain or create an intemal buffer of trees and native vegetation along intemal property lines and protect the forest viewshed from'lower elevations. This may be achieved by pruning and shaping existing, healthy trees; by thinning younger existing trees to encourage growth into healthy properly spaced mature trees or by planting new trees. The vegetative setback areas MountainGate, ls Addition Hillside Development Plan Page2 retained in lieu of City required street trees along the lot street frontages. Hardwood trees must be lbcated at least 5 feet and conifers must be l0 feet behind curbside sidewalks. Street trees should be l0 to 20 feet from street lights. Specific standards regulating the use of existing native trees as street trees are contained in Section 6 of the City of Springfield Design Standards and Procedures Manual. Tree Protection Durinu Construction During hbuse and driveway construction trees selected as native street trees as discussed above under'ostreet trees" shall be protected with construction fencing. Construction fencing shall be placed between the constnrction site and tree conservation easement or vegetative setback area to protect tees and shall be a minimum of 5 feet from tees in the conservation easement or vegetative setback areas. Hazard Trees Hazard trees are not identified, but are present within the boundaries of MountainGate, lst Addition. Property owners are resporlsible for identification and removal of hazard trees with verification by a professional forester or arborist and approved by the city through an LDAP or subsequent tree felling permit process. Fire Protection Standards Due to the forested seffing of this subdivision certain fire protection measures should be observed to help protect dwellings within a forested environrnent from the dangers of wildfre. The subdivision has been designed and constructed so that all dwellings will be located in close proximity to fire hydrants that are to be used for fire protection. Further any lots deemed by the City Fire Marshall to be located within a vegetated area subject to wildfire the building(s) shall have a Class A or B roof in accordance with the Oregon State Structural Specialty Code. In addition landscaping within the lots should establish fuel breaks around the dwellings that discourage the spreading of wildfire. There are two levels of fuel breaks based upon proximity to the dwelling: Primlr-r' Safet.v Zone: The primary safety zone is a firebreak extending a minimum of 30 feet in all directions around the dwelling except however that it shall not extend into the tree conseruation easement or vegetative setback areas. The goal within the primary safety zone is to exclude fuels that will produce flame lengths in excess of one foot. Vegetation within the primary safety zone could include green lawns and low shrubs. Trees should generally be spaced with greater than 15 feet between the crowns and pruned to remove dead and low branches. a a Secondary Fuel Break: The secondary fuel break extends a minimum of 100 feet downslope Aom the primary safcty zone. The goal of the secondary fuel break is MountainGate, 1't Addition Hillside Development Plan Page 4 Associatgd Fjles: Planning File 1995-02-0039 MountainGate Master Plan Approval Cons u !_tjrrg I ggi neers : Olson & Monis c/o Scott Morris, PE 380 Q Street, Suite 220, Springfield, OR97477 Pl a,nnung-gqrs ul-tants : Metro Planning % Robert Stevens MCRP 380 Q Street, Ste. 220 Springfield, 4R97477 Mike Evans Yo L:and Planning Consultants 1071 Harlow Road Springfield, OR97477 Qu11Le,[; Alberts Development, LLG P.O. Box 10545 Eugene, OR 97440 Gonsulling Forester: Doug Wolf Oregon Forestry Service P.O. Box 2114 Jasper, OR 97438 PLAT REVIEW, STAFF REPORT & DETERMINATION OF COMPLIANGE SUBDIVISION PLAT, HILLSIDE DEVELOPMENT, TREE FELLING PERMIT PHASE 3A. MOUNTAINGATE FIRST ADDITION -D, -ErE BMI NAII.QMCOMP-IIA NgE- W I T H P E R Ml T. Th e s u b m itted a ppl icati o n, fees, plat, CCRs, Hillside Development Plan, LDAP, DSUUSACOE Permits, PIP and private improvement bonds demonstrate compliance with the conditions of the afore mentioned Subdivision, Hillside Development and Tree Felling Decision Conditions of Approval. Staff recommends finalapprovalof MountainGate Subdivision Phase 3A by City Engineer and Urban Planning Manager signature on the subdivision plat, based upon the findings of compliance contained herein. Date of Tentat-ive Decision: Date oJPlal,Submitlal Date__olflal lre -Eu bm ittal It4eeturg SU82003-00063- Subdivision Tentative DRC2003-00068- Hillside Development i DRC2003-00067- Tree Felling Permit March 5,20A4 April 15, 2005 Oct. 3'1, 2005 March 29,20Ao I