The URL can be used to link to this page

Home My WebLink AboutNarrative Final Commercial Site Plan Review Pkg 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503) 563-6151 Marcola Meadows Commercial Type I Final Site Plan Review Date: January 2024 Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97070 AKS Job Number: 7736 Table of Contents Findings for Compliance with Conditions of Approval ...........................................................................2 Exhibits Exhibit A: City Application Forms and Checklists Exhibit B: Final Site Plans Exhibit C: Drinking Water Protection Exemption Exhibit D: Operations and Maintenance Plan Marcola Meadows Commercial Type I Final Site Plan Review Application – City of Springfield January 2024 Page 1 Marcola Meadows Commercial Type I Final Site Plan Review Application Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Applicant/Property Owner: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97070 Applicant’s Consultant: AKS Engineering & Forestry, LLC 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Contact: Marie Holladay Email: holladaym@aks-eng.com Phone: (503) 563-6151 Applicant’s Transportation Engineer: Lancaster Mobley 321 SW 4th Avenue, Suite 400 Portland, OR 97204 Contact: Todd Mobley Email: todd@lancastermobley.com Phone: (503) 248-0313 Site Location: Marcola Road west of 28th Street Lane County Assessor’s Map: 1703000; Adjusted Tax Lot 1804 Site Size: ±0.89 acres Existing Springfield Land Use District: Community Commercial (CC) Marcola Meadows Commercial Type I Final Site Plan Review Application – City of Springfield January 2024 Page 2 Findings for Compliance with Conditions of Approval Marcola Meadows Commercial Site Plan Review – Conditions of Approval (Local Case No. 811-23-000164-TYP2; Decision Issued September 18, 2023) Conditions Applicant’s Response 1. Prior to approval and issuance of Building Permits for the project, the applicant must obtain a Drinking Water Protection Permit or Exemption, as applicable, for each portion of the building. A Drinking Water Protection (DWP) Application Exemption Request has been submitted, and is currently under review with the Springfield Utility Board. 2. Prior to approval of the Final Site Plan, the building floor plan must be revised to provide for a treated and recessed concrete slab to provide secondary containment in the 4,000 ft.2 retail floor space. The secondary containment can be achieved by recessing the floor slab approximately 0.75”, adding a Xypex C-500 admixture and sealing the joints in the concrete with Deck-O-Seal 150. Secondary containment areas comprised of sealed and recessed floors must not contain any floor drains. Alternatively, the applicant must provide a secondary containment plan that meets or exceeds these provisions for the retail floor area of the building. A Drinking Water Protection (DWP) Application Exemption Request has been submitted and is currently under review with the Springfield Utility Board. 3. The construction plans for the project must include the Wellhead Protection notes listed in Finding 18 of the site plan review decision document. The applicable Wellhead Protection notes are shown on Sheet 03 of the Final Site Plans (Exhibit B) and will be included on the construction plans for the project. The condition is met. 4. The construction plans for the project must provide for temporary installation of a standard Wellhead Protection sign at the construction entrance or an alternate highly-visible location for the duration of site construction. The applicable Wellhead Protection sign is shown on Sheet 03 of the Final Site Plans (Exhibit B) and will be included on the construction plans for the project. The sign is intended to remain in place for the duration of site construction. The condition is met. 5. The Final Site Plan must provide for permanent installation of a standard Wellhead Protection sign at the trash enclosure. The Final Site Plans (Exhibit B) illustrate the sign location near the trash enclosure. The condition is met. 6. The Final Site Plan must depict a trash enclosure floor drain that is plumbed to the sanitary sewer system and this drain must be installed at the time of site development. The Final Site Plans (Exhibit B) demonstrate that the trash enclosure floor drain is planned to be plumbed to the sanitary sewer system. The condition will be met. 7. The Final Site Plan must include the elevation details for the trash enclosure structure as depicted in Exhibit D of the applicant’s submittal. The Final Site Plans (Exhibit B) include the elevation details for the trash enclosure. The condition is met. 8. The Final Site Plan must be revised to remove the linear stormwater infiltration planter along the southern edge of the property as shown on Sheet 11 and replace it with two parking lot infiltration planters as depicted on Sheet 06. The Final Site Plans (Exhibit B) illustrate the parking lot infiltration planters, replacing the stormwater infiltration planter previously located within the PUE. The condition is met. 9. The Final Site Plan must be revised to provide a planting scheme for the two parking lot stormwater infiltration planters depicted on Sheet 06 of the applicant’s submittal. The Final Site Plans (Exhibit B) include a planting scheme for the parking lot infiltration planters. Marcola Meadows Commercial Type I Final Site Plan Review Application – City of Springfield January 2024 Page 3 Marcola Meadows Commercial Site Plan Review – Conditions of Approval (Local Case No. 811-23-000164-TYP2; Decision Issued September 18, 2023) Conditions Applicant’s Response 10. Prior to approval of the Final Site Plan, the applicant must provide an Operations and Maintenance Plan consistent with Appendix 3A-2 of the City’s EDSPM to ensure the long-term maintenance of and operation of the infiltration planters. The Operations and Maintenance Plan (Exhibit D) is consistent with the City’s EDSPM. The condition is met. 11. Prior to approval of the Final Site Plan, the applicant must record a Notice of Operations and Maintenance Agreement consistent with Appendix 3A-2 of the City’s EDSPM against the subject property and provide a recorded copy to the City as evidence thereof. The Notice of Operations and Maintenance Agreement has been provided to the City. The document will be recorded upon approval. The condition can be met. 12. The Final Site Plan must depict the water line size for the private fire hydrant in the northwest corner of the site. Because it is located on a dead-end line, a minimum 8-inch water line size if required for this hydrant. Sheet 06 of the Final Site Plans (Exhibit B) specifies the 8-inch water line for the fire hydrant. The condition is met. 13. The Final Site Plan must show the location and dimensions of any required electrical easements for the site. No electrical easements are required for the site. The condition is met. 14. The Final site Plan must specify a 12-foot mounting height for the parking lot light in the northwest quadrant of the site to meet the requirements of SDC 4.5.11(C)(3). Alternatively, the light pole must be relocated to a point at least 50 feet from the northern property line. The Final Site Plans (Exhibit B) demonstrate that the parking lot lights are planned to be mounted at 12 feet on the pole. The criterion is met. Exhibit A: City Application Forms and Checklists Exhibit A: City Application Forms and Checklists Revised 1/1/08 Molly Markarian 3 of 4 Final Site Plan Review Application Process 1. Applicant Submits a Final Site Plan Review Application to the Development Services Department • The application must conform to the Final Site Plan Review Submittal Requirements Checklist on page 4 of this application packet. • Planning Division staff screen the submittal at the front counter to determine whether all required items listed in the Final Site Plan Review Submittal Requirements Checklist have been submitted. • Applications missing required items will not be accepted for submittal. 2. City Staff Conduct Detailed Completeness Check • Planning Division staff conducts a detailed completeness check within 30 days of submittal. • The assigned Planner notifies the applicant in writing regarding the completeness of the application. • An application is not be deemed technically complete until all information necessary to evaluate the proposed development, its impacts, and its compliance with the provisions of the Springfield Development Code and other applicable codes and statutes have been provided. • Incomplete applications, as well as insufficient or unclear data, will delay the application review process and may result in denial. 3. City Staff Review the Application & Issues Final Approval • This is a Type I decision and thus is made without public notice and without a public hearing since there are clear and objective approval criteria and/or development standards that do not require the use of discretion. • Decisions address all the applicable approval criteria and/or development standards. • Applications may be approved, approved with conditions, or denied. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City and may not be appealed. 4. City Drafts a Development Agreement • Applicant and City sign Development Agreement • Final Site Plan and Development Agreement become null and void if construction has not begun within two years of signing the Development Agreement. 5. City Conducts Final Site Inspection • City authorizes provision of public facilities and services and issues Certificate of Occupancy Revised 1/1/08 Molly Markarian 4 of 4 Final Site Plan Review Submittal Requirements Checklist NOTE: If you feel an item does not apply, please state the reason why and attach the explanation to this form. Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development Services Department. The applicable application, technology, and postage fees are collected at the time of complete application submittal. Final Site Plan Review Application Form Letter Addressing Conditions of Approval – lists and addresses each condition of approval, detailing the actions taken and current status of each item. Five (5) Copies of the Final Site Plan Sets incorporating all required modifications and applicable conditions Additional Documents requested as Conditions of Approval as part of the Site Plan Review decision. Exhibit B: Final Site Plans Exhibit B: Final Site Plans             Exhibit C: Drinking Water Protection Exemption Exhibit C: Drinking Water Protection Exemption Date: 6/4/2019 To: Amy Chinitz – Water Resources Administrator From: Lawrence Pankey, PE Project Name: Marcola Meadows Commercial (City file no. 811-23-000164-TYP2) AKS Job No.: 7736 Subject: Drinking Water Protection (DWP) Application Exemption Request Narrative Purpose The purpose of this memorandum is to provide a summary of how the applicant, Marcola Meadows Neighborhood, LLC, intends to satisfy the requirements of and maintain compliance with the Drinking Water Protection (DWP) Application Exemption Request. Site Information The Marcola Meadows Commercial site is located within the Marcola Meadows master planned area of the City of Springfield near the intersection of Marcola Road and 31st Street. The intended use for the site is a neighborhood convenience store and a drive through coffee shop. Typical to these uses, the quantities of any potentially hazardous chemicals present on site are intended to be limited to in-house cleaning supplies and a small amount of retail vehicle maintenance related substances. Drinking Water Protection (DWP) Application Exemption Request In order to satisfy the requirements of the DWP Application Exemption Request, the applicant intends to maintain an inventory of less than 20 gallons of potentially hazardous chemicals on site at a given time in accordance with the requirements of the exemption request. This will be accomplished by one or more, but not limited to, the following: • No dense non-aqueous phase liquids (DNAPLs) will be stored, transported, or used on site. • Maintaining a detailed inventory list of any potentially hazardous chemicals present on site. • Instituting a hazardous material management plan for any potentially hazardous chemicals present on site. • Keeping all Material Safety Data Sheets (MSDS) for any potentially hazardous chemicals located on site in a readily available location for reference of staff or SUB inspectors. • Training of staff in appropriate methods of storage, transport, and use of any potentially hazardous chemicals to be present on site. • Providing and maintaining a level of secondary containment, such as impermeable basins or tubs or recessed flooring with impermeable treatment located beneath any areas where potentially hazardous chemicals may be stored, transported, or utilized on site. • Posting of a standard Wellhead Protection sign at a highly visible location on site. Exhibit D: Operations and Maintenance Plan Exhibit D: Operations and Maintenance Plan Appendix 3A-1 Rev 01/27/17 Page 1 of 1 EDSP Adopted December 03, 2012 Notice of Operations and Maintenance Agreement Private Stormwater Management and Treatment System The undersigned owner(s), is hereby given notice that stormwater runoff from the “Property” described below requires stormwater management facilities to be located, designed, and constructed in compliance with the City of Springfield’s Engineering Design and Procedures Manual. Said facilities shall be operated and maintained in accordance with the Operations and Maintenance Agreement (O&M Agreement) on file with the City of Springfield, Development and Public Works Department. __________________________________________________________________ (Property Owner/Developer) acknowledges and agrees to maintain private stormwater treatment facilities listed in this document. The maintenance of the stormwater facilities listed in this document is required as part of the Development Agreement with the City of Springfield. This facility will be operated and maintained in accordance with the requirements stated in this document and in the latest edition of the City of Springfield Engineering Design Standards and Procedures Manual, Chapter 3. The City reserves the right to enter and inspect any stormwater facility located on the “Property” to ensure the facilities are operating as designed. Failure of the responsible party to inspect and maintain the facilities can result in an adverse impact to the public stormwater system and the quality of receiving waters. The requirement to operate and maintain the stormwater treatment facilities in accordance with the approved site development agreement and the site O&M Agreement is binding on all current and future owners of the property. The Agreement and its O&M Plan may be modified under written consent of new owners with written approval by and re-filing with the City. The O&M Agreement and O&M Plan for facilities constructed pursuant to this notice are available at the Development and Public Works Department, 225 Fifth St, Springfield Oregon, or call (541)-736-3753, between the hours of 8 a.m. and 5 p. m., Monday through Friday. The Subject premises, is legally described as follows: (Tax lot number cannot be used to describe the property. Legal descriptions may be obtained from the county assessor's office). SEE EXHIBIT “A” ATTACHED HERETO AND INCORPORATED HEREIN BY REFERENCE By signing below, the signer accepts and agrees to the terms and conditions contained in the Operations and Maintenance Plan and in any documents attached. This instrument is intended to be binding upon the parties hereto, their heirs, successors, and assigns. In Witness whereof, the undersigned has executed this instrument on this ________day of ________________, 20____. Owner(s): Signature ____________________________________ ___________________________________________ Print Name ___________________________________ ___________________________________________ STATE OF OREGON, County of Lane, This instrument as acknowledged before me on ___________________________, by _____________________________________________________________, owner(s) of the above described premises. This instrument as acknowledged before me on ___________________________, by _____________________________________________________________, as _____________________________________________________________ of _____________________________________________________________, owner(s) of the above described premises. _______________________________________________________ ___________________________________ Notary Public for Oregon My Commission Expires RETURN TO: CITY OF SPRINGFIELD DEVELOPMENT & PUBLIC WORKS DEPT. 225 FIFTH ST. SPRINGFIELD, OREGON 97477 RESERVE THIS SPACE FOR RECORDING STICKER **Avoid $20 nonstandard doc FEE (font too small)… Print this form on Legal size paper.** Appendix 3A-2 Rev 01/26/16 Page 1 of 1 EDSP Adopted December 03, 2012 Operations and Maintenance Agreement Private Stormwater Management and Treatment System Land Development Application Number:___________________________________________________ Owner's Name:________________________________________________________________________ Phone No.:___________________________________ Mailing Address:_______________________________________________________________________ City_____________________________ State_____________ Zip________________ Site Address:__________________________________________________________________________ City_____________________________ State_____________ Zip________________ Site Map and Tax lot No.:________________________________________________________________ (Or attach document with additional lot information if the facility crosses more than one lot) Type of Facility(ies)____________________________________________________________________ Requirements 1) Stormwater Management Site Plan, (min. 8 1/2" x 11" attached to this form) showing the location of the facility(ies) in relation to building structures or other permanent monuments on the site, sources of runoff entering the facility(ies), and where stormwater will be discharged to after leaving the facility(ies). Landscape and vegetation should be clear on the Plan submitted or submit a separate Landscape Plan document showing vegetation type, location, and quantity (landscape plan). These can be the same Plans submitted for development review. The stormwater management facility(ies) shown on the Site Plan are a required condition of development approval for the identified property. The owner of the identified property is required to operate and maintain the facility(ies) in accordance with the Facility Specific Operation and Maintenance Plan(s) (O&M Plan(s)) attached to this form and on file with the City. The O&M Plan for the facility(ies) will be available at the Development and Public Works Department, 225 5th Street, Springfield, Oregon between the hours of 8 a.m. and 5 p.m., Monday through Friday. 2) Financially responsible party (circle one): Property Owner Homeowner Association Other (describe) __________________________ 3) Party(ies) responsible for maintenance (only if other than owner). Daytime phone no. (______) _______ -_______ Emergency/after-hours contact phone no. (______) _______ - _______ Maintenance Contact Party(ies) Name & Business Address: _____________________________ ______________________________________________________________________________ 4) Maintenance practices and schedule for the stormwater facility(ies) are included in the Facility Specific O&M Plan(s) attached to this form and filed with the Development and Public Works Department, City of Springfield. The operation and maintenance practices are based on the version of the City of Eugene's Stormwater Management Manual in effect at the date of development application, as modified by any plans attached to this document at the time of signing. Application Date: By signing below, Filer accepts and agrees to the terms and conditions contained in the Operations and Maintenance Plan(s) and in any document executed by Filer and recorded with it. Filer Signature: Print Name: Appendix 3A-3 Page 1 of 1 EDSP Adopted December 03, 2012 STORMWATER MANAGEMENT FACILITY INSPECTION AND MAINTENANCE LOG Property Address: Inspection Date: Inspection Time: Inspected By: Approximate Date/Time of Last Rainfall: Type of Stormwater Management Facility: Location of Facility on Site (In relation to buildings or other permanent structures): Water levels and observations (Oil sheen, smell, turbidity, etc.): Sediment accumulation and record of sediment removal: Condition of vegetation (Height, survival rates, invasive species present, etc.) and record of replacement and management (mowing, weeding, etc.): Condition of physical properties such as inlets, outlets, piping, fences, irrigation facilities, and side slopes. Record damaged items and replacement activities: Presence of insects or vectors. Record control activities: Identify safety hazards present. Record resolution activities: Appendix 3A-4 Page 13 of 31 EDSP Adopted December 03, 2012 Stormwater Planters Operations and Maintenance Plan Stormwater Planters are designed to allow runoff to filter through layers of topsoil (thus capturing pollutants) and then either infiltrate into the native soils (infiltration planter) or be collected in a pipe to be discharged off-site (flow-through planter). The planter is sized to accept runoff and temporarily store the water in a reservoir on top of the soil. The flow-through planter is designed with an impervious bottom or is placed on an impervious surface. Water should drain through the planter within 3-4 hours after a storm event. All facility components and vegetation shall be inspected for proper operations and structural stability. These inspections shall occur, at a minimum, quarterly for the first 2 years from the date of installation, 2 times per year thereafter, and within 48 hours after each major storm event. The facility owner must keep a log, recording all inspection dates, observations, and maintenance activities. The following items shall be inspected and maintained as stated: Downspout from rooftop or sheet flow from paving allows unimpeded stormwater flow to the planter. • Debris shall be removed routinely (e.g., no less than every 6 months) and upon discovery. • Damaged pipe shall be repaired upon discovery. Splash Blocks prevent splashing against adjacent structures and convey water without disrupting media. • Any deficiencies in structure such as cracking, rotting, and failure shall be repaired. Planter Reservoir receives and detains storm water prior to infiltration. Water should drain from reservoir within 3-4 hours of storm event. • Sources of clogging shall be identified and corrected to prevent short circuiting. • Topsoil may need to be amended with sand or replaced all together to achieve a satisfactory infiltration rate. Filter Media consisting of sand, gravel and topsoil shall allow stormwater to percolate uniformly through the planter. The planter shall be excavated and cleaned, and gravel or soil shall be replaced to correct low infiltration rates. • Holes that are not consistent with the design and allow water to flow directly through the planter to the ground shall be plugged. • Sediment accumulation shall be hand removed with minimum damage to vegetation using proper erosion control measures. Sediment shall be removed if it is more than 4 inches thick or so thick as to damage or kill vegetation. • Litter and debris shall be removed routinely (e.g., no less than quarterly) and upon discovery. Planter shall contain filter media and vegetation. • Structural deficiencies in the planter including rot, cracks, and failure shall be repaired. Overflow Pipe safely conveys flow exceeding reservoir capacity to an approved stormwater receiving system. • Overflow pipe shall be cleared of sediment and debris when 50% of the conveyance capacity is plugged. • Damaged pipe shall be repaired or replaced upon discovery. Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from erosion. • Mulch shall be replenished at least annually. • Vegetation, large shrubs or trees that limit access or interfere with planter operation shall be pruned or removed. • Fallen leaves and debris from deciduous plant foliage shall be raked and removed if build up is damaging vegetation. • Nuisance or prohibited vegetation shall be removed when discovered. Invasive vegetation contributing up to 25% of vegetation of all species shall be removed and replaced. • Dead vegetation shall be removed to maintain less than 10% of area coverage or when planter function is impaired. Vegetation shall be replaced within a specific timeframe, e.g., 3 months, or Appendix 3A-4 Page 14 of 31 EDSP Adopted December 03, 2012 immediately if required to maintain cover density and control erosion where soils are exposed. Debris and Litter shall be removed to ensure stormwater infiltration and to prevent clogging of overflow drains and interference with plant growth. Spill Prevention measures shall be exercised when handling substances that contaminate stormwater. Releases of pollutants shall be corrected as soon as identified. Training and/or written guidance information for operating and maintaining stormwater planters shall be provided to all property owners and tenants. A copy of the O&M Plan shall be provided to all property owners and tenants. Access to the stormwater planter shall be safe and efficient. Egress and ingress routes shall be maintained to design standards. Roadways shall be maintained to accommodate size and weight of vehicles, if applicable. • Obstacles preventing maintenance personnel and/or equipment access to the stormwater planter shall be removed. • Gravel or ground cover shall be added if erosion occurs, e.g., due to vehicular or pedestrian traffic. Insects and Rodents shall not be harbored in the stormwater planter. Pest control measures shall be taken when insects/rodents are found to be present. • If a complaint is received or an inspection reveals that a stormwater facility is significantly infested with mosquitoes or other vectors, the property owner/owners or their designee may be required to eliminate the infestation at the City inspector’s discretion. Control of the infestation shall be attempted by using first non-chemical methods and secondly, only those chemical methods specifically approved by the City’s inspector. Acceptable methods include but are not limited to the following: i. Installation of predacious bird or bat nesting boxes. ii. Alterations of pond water levels approximately every four days in order to disrupt mosquito larval development cycles. iii. Stocking ponds and other permanent water facilities with fish or other predatory species. iv. If non-chemical methods have proved unsuccessful, contact the City inspector prior to use of chemical methods such as the mosquito larvicides Bacillus thurengensis var. israeliensis or other approved larvicides. These materials may only be used with City inspector approval if evidence can be provided that these materials will not migrate off-site or enter the public stormwater system. Chemical larvicides shall be applied by a licensed individual or contractor. • Holes in the ground located in and around the stormwater planter shall be filled and compacted. Appendix 3A-4 Page 26 of 31 EDSP Adopted December 03, 2012 Underground Detention Tanks, Vaults and Pipes Operations and Maintenance Plan Underground Detention Tanks, Vaults, and Pipes are designed to fill with stormwater during large storm events, slowly releasing it over a number of hours. There are numerous components to each system. Drain Inlet Pipes convey stormwater into the detention facility. The Detention Chamber is the structure in which stormwater accumulates during a storm event. Orifice Structure/ Outlet Drain Pipe restricts the flow out of the detention chamber, allowing it to fill up and slowly drain out. The orifice structure is located at the downstream end of the detention chamber. Underground facilities shall be inspected quarterly and within 48 hours after each major storm event. The facility owner must keep a log, recording all inspection dates, observations, and maintenance activities. The following items shall be inspected and maintained as stated: Proprietary Structures such as oil-water separators, sedimentation manholes, grit chambers, etc. are required to have an O&M plan submitted with material from the manufacturer for that specific product for the O&M Agreement. • If such material is not available or satisfactory for maintenance needs, city staff will assist developer/property owner in preparing the O&M plan. Drain Inlet Pipes shall be inspected for clogging or leaks where it enters the vault or basin during every inspection and cleanout. • Debris/sediment that is found to clog the inlet shall be removed, and disposed of in accordance with applicable federal and state requirements. Detention Chamber shall be inspected for cracks or damage during each inspection. • The detention chamber shall be cleaned out yearly or after an inch of sediment has accumulated. If there is a valve on the outlet pipe it shall be closed otherwise the outlet shall be plugged prior to cleanout. Grit and sediment that has settled to the bottom of the chamber shall be removed during each cleaning. • Water and sediment in the detention chamber shall be removed, and disposed of in accordance with regulations. • Cleaning shall be done without use of detergents or surfactants. A pressure washer may be used if necessary. Orifice Structure/ Outlet Drain Pipe shall be inspected for clogging during unit inspections/cleanouts. • Debris/sediment that is found to clog the inlet shall be removed, and disposed of in accordance with applicable federal and state requirements. Vegetation such as trees should not be located in or around the detention facility because roots from trees can penetrate the unit body, and leaves from deciduous trees and shrubs can increase the risk of clogging the intake pipe. • Large shrubs or trees that are likely to interfere with detention facility operation shall be identified at each inspection then removed. Source Control measures typically include structural and non-structural controls. Non-structural controls can include street sweeping and other good housekeeping practices. It is often easier to prevent pollutants from entering stormwater than to remove them. • Source control measures shall be inspected and maintained (where applicable). Spill Prevention procedures require high-risk site users to reduce the risk of spills. However, virtually all sites, including residential and commercial, present dangers from spills. Homes contain a wide variety of toxic materials including gasoline for lawn mowers, antifreeze for cars, pesticides, and cleaning aids that can adversely affect storm water if spilled. It is important for everyone to exercise caution when handling substances that can contaminate stormwater. Spill prevention procedures shall be implemented in areas where there is likelihood of spills from hazardous materials. Training and/or written guidance information for operating and maintaining detention facilities shall be provided to all property owners and tenants. A copy of the O&M Plan shall be provided to all property Appendix 3A-4 Page 27 of 31 EDSP Adopted December 03, 2012 owners and tenants. Access to the detention facility is required for efficient maintenance. Egress and ingress routes shall be open and maintained to design standards. Signage may serve to educate people about the importance or function of the site's stormwater protection measures. Signs may also discourage behavior that adversely impacts the stormwater protection measures and encourages behavior that enhances or preserves stormwater quality. If debris is a problem, a sign reminding people not to litter may partially solve the problem. Signage (where applicable) will be maintained and repaired as needed during or shortly after inspections. Insects and Rodents shall not be harbored in the detention facility. Pest control measures shall be taken when insects/rodents are found to be present • If a complaint is received or an inspection reveals that a stormwater facility is significantly infested with mosquitoes or other vectors, the property owner/owners or their designee may be required to eliminate the infestation at the City inspector’s discretion. Control of the infestation shall be attempted by using first non-chemical methods and secondly, only those chemical methods specifically approved by the City’s inspector. Acceptable methods include but are not limited to the following: i. Installation of predacious bird or bat nesting boxes. ii. Alterations of pond water levels approximately every four days in order to disrupt mosquito larval development cycles. iii. Stocking ponds and other permanent water facilities with fish or other predatory species. iv. If non-chemical methods have proved unsuccessful, contact the City inspector prior to use of chemical methods such as the mosquito larvicides Bacillus thurengensis var. israeliensis or other approved larvicides. These materials may only be used with City inspector approval if evidence can be provided that these materials will not migrate off-site or enter the public stormwater system. Chemical larvicides shall be applied by a licensed individual or contractor. • Holes in the ground located in and around the detention facility shall be filled.