HomeMy WebLinkAboutApplication Applicant 9/16/2024
September 12, 2024
City of Springfield
Development & Public Works Department
Current Development Division
225 5th Street
Springfield, Oregon 97477
RE: 5230 High Banks Road (202313/1.3)
Site Plan Review Application – Cover Letter
Project Address: 5230 High Banks Road, Springfield, Oregon 97478
Assessor's Map & Tax Lot: Map 17-02-28-00, Tax Lot 402
Applicant/Property Owner: Big Bass, LLC
Shaun Hyland
PO Box 7867
Springfield, Oregon 97475
541.726.8081
shaun@jhconst.com
Applicant's Representative: TBG Architects + Planners
375 West 4th Avenue, Suite 204
Eugene, Oregon 97440
Kristen Taylor or Zach Galloway, AICP
541.687.1010
ktaylor@tbg-arch.com or zgalloway@tbg-arch.com
On behalf of the applicant, Big Bass, LLC, enclosed is a Site Plan Review (Type 2) application for a
proposed recreational vehicle storage facility near the intersection of 52nd Street and High Banks Road.
In accordance with the Site Plan Review submittal requirements under SDC 5.17.00, the following
electronic documents are provided for review by the City Staff:
Site Plan Review Application Form – 1 Copy
Site Plan (8½" x 11") – 1 Copy
Attachments – 1 Copy
Written Statement
Attachments
ATTACHMENT A Tax Assessor’s Map
ATTACHMENT B Property Deed
ATTACHMENT C FIRM panels 41039C1166F and 41039C1162F
ATTACHMENT D Preliminary Title Report
City of Springfield
Site Plan Review Application
September 12, 2024
Page 2 of 2
ATTACHMENT E Stormwater Memo, prepared by Anna Backus, PE, KPFF Consulting
Engineers, dated September 10, 2024; Operations and Maintenance
Manual; Stormwater Management System Scope of Work
ATTACHMENT F City Interpretation (City file no. 811-22-000216-TYP2)
ATTACHMENT G State of Oregon Department of Geology and Mineral Industries (DOGAMI)
operating permit documentation
ATTACHMENT H Technical Memo: Scope of Work – TPR High Banks, prepared by Kelly
Sandow, PE, Sandow Engineering LLC, dated March 19, 2024
Plan Set – 1 Copy
C-100 Civil Notes & Abbreviations
C-101 Site Assessment of Existing Conditions
C-102 Site Plan
C-200 Paving Plan
C-300 Grading Plan
C-400 Civil Details
LA-1 Landscape Plan
If you have any questions, please call me or Kristen at your convenience. Thank you for your time and
consideration of this proposal.
Sincerely,
Zach Galloway, AICP
Senior Planner
ZG/kt
cc: Shaun Hyland, Big Bass LLC
Anna Backus, PE, KPFF Consulting Engineers
David Dougherty, Dougherty Landscape Architects
Z:\PROJ\202213 Hyland 5320 High Banks\Corresp\Agency\Site Plan Review\CvrLtr.docx
September 12, 2024
City of Springfield
Development & Public Works Department
Current Development Division
225 5th Street
Springfield, Oregon 97477
RE: 5230 High Banks Road (202313/1.3)
Site Plan Review Application – Written Statement
Project Address: 5230 High Banks Road, Springfield, Oregon 97478
Assessor's Map & Tax Lot: Map 17-02-28-00, Tax Lot 402
Applicant/Property Owner: Big Bass, LLC
PO Box 7867
Springfield, Oregon 97475
Contact: Shaun Hyland
541.726.8081
shaun@jhconst.com
Applicant's Representative: TBG Architects + Planners
375 West 4th Avenue, Suite 204
Eugene, Oregon 97440
Contact: Kristen Taylor or Zach Galloway, AICP
541.687.1010
ktaylor@tbg-arch.com or zgalloway@tbg-arch.com
WRITTEN STATEMENT
I. SUMMARY
In accordance with the Site Plan Review submittal requirements, this written statement describes the
proposed development and demonstrates that the proposal complies with the criteria under SDC 5.17-100.
The proposal is subject to the Type II application review process per SDC 5.17-110(B).
Summary of Request:
The present request is for Site Plan Review (SPR) approval of a proposed Recreational Vehicle (RV)
storage facility located at 5230 High Banks Road. There are no proposed buildings or expectations of on-
site employees for the proposed project. The project includes an automated entry gate for user access to
the storage facility. The site will be paved and striped for 340 RV storage parking spaces with the
required landscape screening, landscape islands, and stormwater facilities.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 2 of 14
II. SITE INFORMATION
Location: The project is located north of High Banks Road near the intersection of 52nd Street and
Highway 126. Refer to the attached Site Plan for a vicinity map.
Tax Lots: Lane County records identify the Applicant’s parcel as Tax Lots 402 (“site”) of the Lane County
Assessor’s Map 17-02-28-00. Refer to the attached Tax Assessor’s Map.
Legal Description: Refer to the attached Deed for the applicable Legal Description.
Project Area: The project area covers approximately 8.8 acres of Tax Lot 402 (the “project site”) on
Assessors Map 17-02-28-00 as shown on the attached Site Plan. Tax Lot 402 totals 24.5 acres.
Address: 5230 High Banks Road, Springfield, Oregon 97478.
Ownership: The project site is owned by Big Bass, LLC. Refer to the attached Deed and Preliminary
Title Report.
Plan Land Use Designation: The project site is located within the Springfield Urban Growth Boundary
(UGB) and City limits. The project site was annexed into the City of Springfield by act of the City Council
in January 2024. The project site is designated Light Medium Industrial in the Springfield Comprehensive
Plan diagram. See the recent Land Use History for more information.
Zoning: The project site is zoned Light Medium Industrial (LMI). The Drinking Water Protection (DWP)
Overlay District does not apply to the site. See the recent Land Use History for more information.
Street Classification: The 52nd Street public right-of-way terminates about 420-feet south of the project
site. This segment of 52nd Street is classified as a Local Street. High Banks Road is classified as a Major
Collector on the City’s Functional Classification map.
Environmental: The subject site has soil type Cloquato Silt Loam. Per Flood Insurance Rate Map
(FIRM) 41039C1166F, the site is located in area AE, which are areas of 100-year flood where the base
flood elevation has been determined. Refer to the attached FIRM.
Surrounding Land Uses/Access: The project site is located within the Springfield Urban Growth
Boundary (UGB) on the north side of Highway 126. Areas to the east and west are outside the UGB.
These areas are in agricultural use. The abutting lot to the southwest has an industrial warehouse and
gravel parking area. The abutting lot to the north is home to Attune Foods, a large industrial use. The
abutting lots to the south are developed with an industrial park and warehousing. Both these lots have
frontage on High Banks Road.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 3 of 14
The primary access to the project site will be via an existing access easement that connects to the 52nd
Street right-of-way. The only existing driveway connection to the access connection is located near the
southern edge of the project site as shown on the attached Site Plan.
III. LAND USE HISTORY
The Applicant’s parcels total 26.78-acres and are not located within a recorded subdivision plat. A portion
of Tax Lot 405 was annexed into the City of Springfield in 1973. More recently, the site – Tax Lot 402 and
remainder of Tax Lot 405 – received City Council approval for Annexation into the City of Springfield on
January 2, 2024.
The Applicant’s parcels received City Council approval for a Springfield Comprehensive Plan
Amendment and Zoning Map Amendment on September 15, 2024. Previously, Tax Lot 402 was
designated as Sand and Gravel, and Tax Lot 405 had a split designation of Sand and Gravel and Low
Density Residential. The recent Springfield Comprehensive Plan Amendment changed the designation to
Light Medium Industrial. The concurrent Zoning Map Amendment changed Tax Lot 402 from Quarry and
Mine Operations (QMO) to Light Medium Industrial (LMI), and it changed the zoning on Tax Lot 405 from
QMO and R-1 to LMI.
Per available public records, there are no other prior land use applications associated with the Applicant’s
parcels and project site.
IV. SITE PLAN REVIEW SUBMITTAL AND APPROVAL CRITERIA
This section is organized by the Site Plan Review approval criteria under SDC 5.17.100. Applicable
approval criteria are outlined in bold italics below, followed by proposed findings in normal text.
5.17.110 Applicability.
(A) The Site Plan Review process is used for:
(1) The following categories of multiple unit housing, commercial, public and semi-
public, and industrial development or uses, including construction of impervious
surfaces for parking lots and storage areas:
(a) New development on vacant sites and redevelopment, except:
(i) Where a proposed development qualifies for a Minimum Development
Standards review in accordance with SDC 5.15;
Finding: The proposed development is required to submit a Site Plan Review application. At
approximately 309,039 square feet of impervious area, the Minimum Development Standards application
process is not applicable to the proposed development.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 4 of 14
5.17.115 Submittal Standards.
Application materials must be submitted as required below in addition to the requirements
in SDC 5.1.215, Application Requirements. Applications that do not include all the necessary
information may be deemed incomplete in accordance with SDC 5.1.220, Acceptance of
Application.
(A) General Requirements. All plans submitted under this section must:
(1) Be prepared by a design professional, licensed in the state of Oregon, when
required by State law, such as:
(a) Engineer;
(b) Architect;
(c) Landscape architect;
(d) Land surveyor; or
(e) Other qualified professional as determined by the Director.
(2) Be drawn to scale with the scale indicated on the plans, and the scale sized
appropriately for the area involved and sufficient to show detail of the plan related
to the approval standards;
(3) Include a north arrow and date of preparation and/or revision;
(4) Provide the physical address of the subject property, if applicable, and the County
assessor’s tax map and lot number;
(5) Provide the names and addresses of all persons listed as owners on the most
recently recorded deed;
(6) Provide the name, address, email address, and telephone number of any person
that assisted in preparing the application materials or plans; and
(7) Show the size of the property and development area in acres or square feet.
Finding: The proposed development plans have been prepared by a team that includes licensed and
credentialed engineers, land surveyors, and planners. The plan set adheres to industry norms and
includes the required items listed above. The submittal criterion is met.
(B) Existing Site Conditions Plan. The application must include an existing site conditions
plan that shows, for the entire property and the surrounding property to a distance of
150 feet from the subject property boundaries:
Finding: The attached plan set includes an existing conditions plan. The submittal criterion is met.
(C) Proposed Site Plan. The application must include a site plan that shows:
Finding: The attached plan set includes a Site Plan with the required information provided. The submittal
criterion is met.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 5 of 14
(D) Utility and Improvement Plan. The application must include a utility and improvement
plan that shows:
Finding: The attached plan set includes the required information. The submittal criterion is met.
There are no public stormwater lines in the adjacent 52nd Street right-of-way. According to City staff input
during the September 8, 2022, Development Issues Meeting, on-site stormwater treatment and retention
is acceptable. Extension of the public stormwater system to the site at the time of development is not
necessary. See the attachments for a conceptual utility plan that demonstrates urban infrastructure is in
close proximity and can be provided to the site.
(E) Landscape Plan. The application must include a landscape plan that shows:
Finding: The attached plan set includes a landscape plan that addresses all applicable development
standards. The submittal criterion is met.
(F) Access, Circulation, Parking, and Lighting Plan. The application must include an
Access, Circulation, Parking, and Lighting that shows:
Finding: The attached plan set includes the applicable required information. The submittal criterion is
met.
(G) Grading, Paving, and Stormwater Management Plan. The application must include a
grading, paving, and stormwater management plan that shows:
Finding: The attached plan set includes a grading plan with the required information provided. The
required stormwater scoping worksheets are also included in the attachments to the written statement.
The submittal criterion is met.
(H) Phased Development Plan.
Finding: The Applicant does not propose a phased development plan. This submittal criterion is not
applicable.
(I) Narrative
Finding: This written statement and the associated attachments supplement the provided plan set to
address all applicable approval criteria. This submittal criterion is met.
(J) Deed Restrictions
Finding: A preliminary title report is attached to this written statement.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 6 of 14
The City Council imposed a trip cap on the Applicant’s parcels at the time of Comprehensive Plan and
Zoning Maps Amendments approval. The deed restriction trip cap is 487-trips and applies to all
development that takes place on Tax Lots 402 and 405. The Applicant understands that the trip cap must
be applied to the current proposed project.
(K) Additional Information. The Director may require an applicant to submit additional
information at the time of Site Plan Review application submittal. At the applicant’s
expense, additional studies, reports, or exhibits prepared by qualified professionals
may be required to address specific site features or concerns to demonstrate
compliance with approval standards. Additional information may include, but is not
limited to, the following items:
(1) Evidence that any required Federal or State permit has been applied for or
approved;
(2) A Geotechnical Report prepared by an Oregon-licensed engineer, if the required
Site Assessment specified in SDC 5.17.120 indicates the proposed development
area has unstable soils and/or a high water table as specified in the Soils Survey
of Lane County.
Finding: A copy of the current active State DOGAMI permits are attached. Also, a Geotechnical report
prepared by a licensed professional engineer is attached. This submittal criterion is met.
(L) Septic Systems. If the properties are not served by the City sewer system in
accordance with SDC 4.3.105, the application must include documentation from the
Department of Environmental Quality or its agent that indicates that the proposed
development will be in compliance with all applicable requirements for sanitary septic
systems when such systems exist on the properties affected by the development.
Finding: The proposed development does not include new buildings or habitable space. The RV storage
facility is not to be equipped with a dump station. Therefore, there is no need for a sanitary sewer
connection or an on-site septic system. This criterion is not applicable.
5.17.125 Approval Standards.
(A) The Director must approve, approve with conditions, or deny a proposed Site Plan
Review application based on the following standards:
(1) The proposed land use is a permitted use or is allowed as a discretionary use in
the land use district.
Finding: Per a Code Interpretation application and decision (City file no. 811-22-000216-TYP2), the City
concluded that the proposed RV Storage use is a permitted use in the LMI zone. The findings and
conclusion of the Code Interpretation decision are incorporated here by reference. (See attachments.)
This criterion is met.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 7 of 14
(2) If a use is allowed as a discretionary use, in addition to meeting the standards
below, a Discretionary Use application must be approved in conformance with the
standards in SDC 5.9.100.
Finding: According to the City decision described above (City file no. 811-22-000216-TYP2), the
proposed RV Storage use is a permitted use. It is not a discretionary use. Therefore, the standards at
SDC 5.9.100 are not applicable.
(3) The proposal complies with the standards of the land use district of the subject
property;
Finding: The proposed use is in the LMI zone. The LMI standards are codified at SDC 3.2.425. The
excerpted standards are below in italics and findings follow each excerpt in normal text.
SDC 3.2.245 Development Standards
(A) Lot Area, Dimensions, and Coverage. The following Table 3.3.425 sets forth the
industrial district lot area, lot dimension, and coverage standards.
Table 3.2.425(A) Industrial District Lot Area, Dimension, and Coverage Standards
Development Standard LMI
Minimum lot/parcel size 10,000 square feet
Minimum frontage 75 feet
Panhandle lot/parcel minimum frontage 40 feet
Maximum lot/parcel coverage Limited only by requirements of other
sections of this code
The proposed project takes place on an existing lot. A lot division is not proposed. Tax Lot 402 and the
project site exceeds 25 acres, has more than 550-feet of frontage on the shared access easement, and is
not a panhandle lot or parcel. Based on these findings and the attached Site Plan, these standards are
met.
(B) Setbacks. Setbacks provide separation between industrial and non-industrial uses for
fire protection/security, building maintenance, sunlight and air circulation, noise
buffering, and visual separation. All developments must meet applicable fire and building
code standards, which may require greater setbacks than those listed in this section
(e.g., for combustible materials, etc.).
Required setbacks are measured from the special street setback in SDC 4.2.105(N),
where applicable.
The following setback standards apply to all structures, except as otherwise provided by
this section.
(1) Front Yard Building Setback
City of Springfield
Site Plan Review Application
September 12, 2024
Page 8 of 14
(b) Light Medium Industrial District. The minimum front yard building setback is
10 feet.
(2) Parking, Driveway, or Outdoor Storage Setback.
(b) Light Medium Industrial District. The minimum yard setback for parking,
driveway, or outdoor storage is 5 feet from any property line.
The proposed project does not include habitable buildings. The outdoor storage use (i.e., RV parking
areas) is more than 10-feet from the front property line. The proposed use is separated from the abutting
northern lot line by a vegetated stormwater swale that exceeds the minimum 5-feet setback width. The
setback standards are met.
(C) Height
(1) The following building height standards are intended to promote land use
compatibility and flexibility for industrial development at an appropriate community
scale.
…
(b) Buildings and structures in the Light Medium Industrial, Heavy Industrial, and
Special Heavy Industrial Districts have no maximum height, except when
abutting a residential district.
The proposed project does not include any structures, including habitable buildings. The standard is not
applicable.
Based on the findings here and the attached plan set, the proposed project complies with the LMI
development standards of SDC 3.2.425.
(4) The proposal complies with any applicable approved master plan, master facilities
plan, refinement plan, and/or special planned district.
Finding: There are no master plans, master facilities plan, or special planned districts that are applicable
to the project site. There are applicable refinement plans, namely the Transportation System Plan (TSP)
and the Public Facility and Services Plan (PFSP). The PFSP does not include specific provisions or
projects that are relevant to the project site.
The TSP includes a significant project that is adjacent to the proposed project site. The TSP identified a
major infrastructure investment at the intersection of 52nd Street and Highway 126, resulting in a highway
interchange. The Applicant provided a Transportation Planning Rule Analysis (TPRA) during the
previously approved concurrent Comprehensive Plan and Zoning Map Amendment Applications. The
TPRA found that trips generated by future development of the Applicant’s parcels should be subject to a
trip cap of 487 PM peak hour trips. The City accepted this approach to mitigating potential traffic impacts
and incorporated the trip cap into the City decision as a condition of approval. The trip cap is enforced
through a deed restriction applied to the Applicant’s parcels, Tax Lots 402 and 405. The proposed project
City of Springfield
Site Plan Review Application
September 12, 2024
Page 9 of 14
is subject to the trip cap, and according to the previously submitted Traffic Impact Analysis scoping work
sheet (attached for reference), the proposed use is projected to generate 53 daily trips and 6 trips during
the PM peak hour. The trips generated by the currently proposed use will be debited from the 487 total
permitted trips. Based on these findings, the proposed development complies with the applicable
refinement plan, the TSP.
To the extent it is relevant to this criteria, the site is served by utilities with the exception of stormwater
that are addressed in the public facilities and services plan. There are no public stormwater lines in the
adjacent 52nd Street right-of-way. According to City staff input during the September 8, 2022,
Development Issues Meeting, on-site stormwater treatment and retention is acceptable. Extension of the
public stormwater system to the site at the time of development is not necessary. See the attachments
for a conceptual utility plan that demonstrates urban infrastructure is in close proximity and can be
provided to the site.
This criterion is met.
(5) The proposal complies with the applicable sections of SDC 4.2, Infrastructure
Standards-Transportation.
Finding: The proposed project is accessed by a private access easement that connects the project site to
an adjacent public right-of-way, 52nd Street extension. The applicable standards of SDC 4.2 are
excerpted below in italics and findings follow each excerpt in normal text.
SDC 4.2.105 Public Streets
The proposed project does not trigger the need to create or extend any public streets. As noted above,
the proposed project has access to High Banks Road, a major collector, via a private access easement
and the 52nd Street extension, a local street. During a prior Development Issues Meeting, City staff
confirmed that the existing access easement can remain, and no additional public right-of-way or street
improvements are needed.
The proposed RV Storage project will generate less than 100 peak hour trips and less than 1,000
average daily trips. Per SDC 4.2.105(B), proposals that exceed these thresholds are required to prepare
and submit at Traffic Impact Study (TIS). As noted above, the TPRA scope of work memo submitted with
the previously approved concurrent Comprehensive Plan and Zoning Map Amendment Applications
found that the proposed RV storage use is projected to generate 53 daily trips and 6 trips during the PM
peak hour, both of which are well below the codified thresholds to require a TIS. Therefore, a TIS is not
required.
Additionally, the project site is located within a northward projecting appendage within the UGB. The area
is bordered on three sides – west, north, and east – by agricultural lands outside the UGB. A street
network through the site is not justified, as the adjacent lands are productive farmlands outside the UGB.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 10 of 14
SDC 4.2.120 Site Access and Driveway Standards
Per SDC 4.2.120(A)(1), all developed lots or parcels shall have an approved access either directly to a
public street, a private street that connects to a public street, or through an access easement. The Code
does not limit a development site to one access.
Tax Lot 402 has frontage on an existing private access easement that extends north from the current
terminus of the 52nd Street Extension public right-of-way. The existing access easement provides legal
access to the project site. The existing driveway is proposed to remain in the existing location. A single
driveway connection is proposed.
The existing driveway connection will be upgraded to comply with the City standards of Table 4.2.2,
including a driveway of between 24- and 35-feet with a minimum 18-feet throat depth.
SDC 4.2.130 Vision Clearance Area
There is a vision clearance area on private property provided on either side of the proposed driveway
connection to the existing access easement road. Because of the location of the driveway connection to
the existing access easement road, the private vision clearance area is located on the adjacent parcel.
No landscape materials are proposed within this area, which is part of the existing access easement. At
the intersection of a driveway, the vision clearance triangle is formed by 10-foot long segments along the
property line and the driveway, which are then connected by the hypotenuse. The proposed vision
clearance areas adhere to the City dimensional requirements.
SDC 4.2.135 Sidewalks
Sidewalks and planter strips are required along public streets, per SDC 4.2.135(A). Tax Lot 402 and the
project site has frontage on a private access easement, not a public street. Sidewalks are not required.
SDC 4.2.140 Street Trees
Per SDC 4.2.140, street trees are those trees required within the public right-of-way. Tax Lot 402 and the
project site has frontage on an existing private access easement, not a public street and right-of-way.
Street trees are not required.
SDC 4.2.145 Lighting Standards
The lighting design and placement for streets, paths, and accessways is limited to lighting within the
public realm. Per SEC 4.2.145, this section does not apply to on-site lighting. There is no proposed public
right of way. The lighting standards are not applicable.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 11 of 14
Based on the findings here and as demonstrated in the attached plan set, these criteria are met.
(6) The proposal complies with the applicable sections of SDC 4.3, Infrastructure
Standards-Utilities.
Finding: The proposed project can be served by the essential infrastructure utilities and services. The
applicable standards of SDC 4.3 are excerpted below in italics and findings follow each excerpt in normal
text.
SDC 4.3.105 Sanitary Sewer
There is an existing 8-inch sanitary sewer line within 52nd Street that terminates approximately 550 feet
south of the project site. The public sanitary sewer line has adequate capacity for development of the
subject parcel. At this time, there is no need for on-site sewer service. An extension of the existing line is
not proposed. These standards are not applicable.
SDC 4.3.110 Stormwater Management
There are no public stormwater lines in the adjacent 52nd Street right-of-way. The City Stormwater Master
Plan does not include installation projects northward from High Banks Road to serve the site. According
to City staff input during the September 8, 2022, Development Issues Meeting, on-site stormwater
treatment and retention is acceptable. Extension of the public stormwater system to the site at the time of
development is not necessary. As demonstrated in the attached plan set and stormwater memo from
KPFF, the RV storage areas drain to vegetated swales that adhere to the Springfield development
standards.
SDC 4.3.115 Water Quality Protection
There are no mapped Water Quality Limited Watercourses on-site. These standards are not applicable.
SDC 4.3.117 Natural Resource Protection Areas
Tax Lot 402 is listed on the City local wetland inventory map. Per SDC 4.3.117(B), the criteria apply to
“locally significant” resources. The on-site pond is categorized as “not significant”. Additionally, per SDC
4.3.117(B)(3), the on-site ponds are not subject to the protective standards because they are under
jurisdictional authority of the state Department of Geology and Mining Industries (DOGAMI). The ponds
were created through aggregate mining activity that was conducted with an active DOGAMI permit. The
permit remains active (see attachments). The standards of SDC 4.3.117 are not applicable.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 12 of 14
SDC 4.3.125 Underground Placement of Utilities
There are no on-site utilities proposed as part of the project. This standard is not applicable.
Note that there are existing overhead utility lines along the project site frontage and northern property
boundary. These do not serve area development; instead, they continue north and east to connect to an
electrical substation. Placing these lines underground is not the responsibility of the Applicant.
SDC 4.3.127 Electrical Service
Electrical utility facilities and services are available to serve the project. There are SUB overhead
electrical facilities along the project site frontage that extends north from the 52nd Street terminus. The
proposed project does not connect to the electric service. These standards are not applicable.
SDC 4.3.130 Water Service and Fire Protection
Springfield Utility Board (SUB) water service is located at the 52nd Street terminus. The project site can
be served by SUB water. The proposed development does not connect to the water service. These
standards are not applicable.
SDC 4.3.140 Public Easements
As illustrated on the Site Assessment of Existing Conditions plan, there are no known PUEs along the
property frontage or boundaries. The known easements are private. These standards are not applicable.
Based on the findings here and as demonstrated in the attached plan set, these criteria are met.
(7) The proposal complies with the applicable sections of SDC 4.4, Landscaping,
Screening, and Fence Standards.
Finding: The proposed project is adequately landscaped and screened according to the standards of
SDC 4.4. The applicable standards of SDC 4.4 are excerpted below in italics and findings follow each
excerpt in normal text.
SDC 4.4.105 Landscaping
The proposed project meets the landscape requirements. Per SDC 4.4.105(C), the front yard setback
areas, parking lot planting areas, and stormwater facilities are required to be landscaped. The proposed
use is categorized as “outdoor storage.” It is not a parking area. Therefore, the parking area landscape
standards are not applicable. The areas required to be landscaped are limited to the front setback and
the stormwater facilities, which are planted per SDC 4.3.110. As shown on the attached Landscape Plan,
these areas meet the City’s landscape requirements.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 13 of 14
SDC 4.4.110 Screening
The proposed project does not include elements that are required to be screened. These standards are
not applicable.
SDC 4.4.115 Fences
An existing 8-foot tall metal fence encloses Tax Lot 402. The existing fence complies with the maximum
allowed fence height in Industrial zones. The existing fences located along the property lines are
proposed to remain. See the attached Site Plan for additional information.
Based on the findings here and as demonstrated in the attached plan set, these criteria are met.
(8) The proposal complies with the applicable sections of SDC 4.5, On-Site Lighting
Standards.
Finding: There is no on-site lighting proposed. This criterion is not applicable.
(9) The proposal complies with the applicable sections of SDC 4.6, Motor Vehicle
Parking, Loading, and Bicycle Parking Standards.
Finding: There is no motor vehicle parking proposed. The proposed use is categorized as “outdoor
storage” of recreational vehicles. The proposed project use is not a parking area, therefore, the standards
of SDC 4.6 are not applicable.
(10) The proposal complies with the applicable sections of SDC 4.7, Specific
Development Standards.
Finding: The proposed use is outdoor storage of recreational vehicles. The specific development
standards of SDC 4.7 do not address the proposed use. This criterion is not applicable.
(11) The proposal complies with the applicable sections of SDC 4.8, Temporary Use
Standards.
Finding: There are no temporary uses proposed on the project site. Therefore, this criterion is not
applicable.
City of Springfield
Site Plan Review Application
September 12, 2024
Page 14 of 14
V. Conclusion
Based on the information and findings contained in this written statement, associated attachments and
plan set, the proposed Site Plan Review application meets the criteria of approval contained in the
Springfield Development Code, Section 5.17.125. Therefore, the applicant requests that the Planning
Director approve the proposal as presented. Both the applicant and the applicant's representative are
available for questions, as necessary.
If you have any questions about the above application, please contact Zach Galloway or Kristen Taylor at
TBG Architects + Planners (541.687.1010).
ZG/kt
cc: Shaun Hyland, Big Bass LLC
Anna Backus, PE, KPFF Consulting Engineers
David Dougherty, Dougherty Landscape Architects
Kelly Sandow, PE Sandow Engineering LLC
Z:\PROJ\202213 Hyland 5320 High Banks\Corresp\Agency\Site Plan Review\202213-SPR_WritState.docx
City of Springfield
Site Plan Review Application
Attachments
Attachment Contents
ATTACHMENT A Tax Assessor’s Map
ATTACHMENT B Property Deed
ATTACHMENT C FIRM panels 41039C1166F and 41039C1162F
ATTACHMENT D Preliminary Title Report
ATTACHMENT E Stormwater Memo, prepared by Anna Backus, PE, KPFF
Consulting Engineers, dated September 10, 2024; Operations
and Maintenance Manual; Stormwater Management System
Scope of Work
ATTACHMENT F City Interpretation (City file no. 811-22-000216-TYP2)
ATTACHMENT G State of Oregon Department of Geology and Mineral Industries
(DOGAMI) operating permit documentation
ATTACHMENT H Technical Memo: Scope of Work – TPR High Banks, prepared by
Kelly Sandow, PE, Sandow Engineering LLC, dated March 19,
2024
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT A
Tax Assessor’s Map
+++++
++***********************
************************************+************
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208.71'
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N72°41'WNORTH 343'2.5 CH
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FOR ASSESSMENT ANDTAXATION ONLY
SECTION 28 T.17S. R.2W. W.M.Lane County1" = 400'
CANCELLED1003039003022600220025002700400902406
17022800SPRINGFIELD
SPRINGFIELD17022800
LCATSKP - 2019-11-18 10:27
REVISIONS11/16/2010 - LCAT155 - CONVERT MAP TO GIS10/10/2013 - LCAT142 - PTN 401 OUT TO NORTH 52ND STREET03/07/2018 - LCAT174 - CANC TL 902 IN TO 2017-P278305/13/2019 - LCAT148 - CANC TL 406 INTO 2019-P285809/25/2019 - LCAT148 - CORRECT TAX CODE LABELS TO MATCH TCA11/18/2019 - LCAT148 - NTL 305, 306, 307 OUT OF TL 30011/18/2019 - LCAT148 - LLA BETWEEN TL 300 & TL 306
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT B
Property Deed
Produced using RLID (www.rlid.org) on 01/10/2024 at 11:26 AM
Produced using RLID (www.rlid.org) on 01/10/2024 at 11:26 AM
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT C
FIRM panels
41039C1166F and 41039C1162F
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT D
Preliminary Title Report
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT E
Stormwater Memo, prepared by Anna Backus, PE, KPFF Consulting Engineers
September 10, 2024
Operations and Maintenance Manual
Stormwater Management System Scope of Work
Memorandum
Page 1 of 3
800 Willamette Street, Suite 400, Eugene, OR 97401 541.684.4902 FAX 541.684.4909
Eugene, OR Portland, OR
DATE: September 10, 2024
PROJECT: 2100592-High Banks RV Storage SUBJECT: Stormwater Memo
TO: Clayton McEachern FROM: Anna Backus, PE
City of Springfield KPFF Consulting Engineers
PHONE: 541-736-1036 PHONE: 541.735.9249
EMAIL: cmeachern@springfield-or.gov EMAIL: anna.backus@kpff.com
This memo has been prepared to show that the proposed High Banks RV Storage project meets the City of
Springfield requirements for stormwater quality. The existing site has optimum infiltration rates, so on-site
retention will be utilized for runoff.
Existing Conditions
The site is located south-west of the northmost point of High Banks Road in Springfield, Oregon. This site is
currently a partially developed, graded lot with an existing pond on the northeast side. There is no existing
stormwater system on-site. The site area consists of tax lots 402 and 405 with a total property area of just
under 27 acres. See Exhibit 1 for the drainage basin areas and limits of storm analysis.
Proposed Conditions
The proposed site will be a fully developed outdoor RV parking storage facility. Nearly the entire
development area will be paved. The pavement will be treated by two stormwater quality grassy swales,
which will also act as infiltration facilities for all runoff. An additional rocked infiltration facility will be
installed adjacent to the facility in the event of a large storm.
Stormwater Requirements
The City of Springfield references the Eugene Stormwater Management Manual (SWMM) for the
requirements for water quality treatment. The 2014 City of Eugene SWMM implements a hierarchy system
in which infiltration facilities must be considered first. If infiltration is not possible, filtration facilities must
be sized.
On-site soils consist of Cloquato silt loam, soil group B. Upon completion of an infiltration test from the north
and south ends of the site, site soil was determined to have favorable infiltration rates. Based on this
information, grassy swales were chosen for infiltration facilities for the runoff which, in the case of a large
storm event, will overflow into an additional rocked infiltration area adjacent to the facility.
Memorandum
Page 2 of 3
September 10, 2024
Proposed Stormwater System
Runoff from the proposed site will sheet flow from the high points to one of four water quality grassy swales
located on-site. The runoff will flow through each swale where it will be treated and infiltrate into the soil.
In the case of a large storm event, overflow runoff will be conveyed to an adjacent rocked infiltration facility.
The site is divided into four drainage basins, described in detail below. The current site is heavily packed
with gravel, with no existing pavements. The proposed site improvements include 308,332 square feet of
impervious area, all consisting of paving for outdoor RV parking storage. All basins will be treated and
infiltrated with grassy swales. All calculations and details for the site and facilities are included in Appendix
2.
• Basin 1A: This basin includes 94,997 square feet of impervious area in the northwest portion of the
site. The grassy swale has a bottom width of five feet, and length of 570 feet, allowing for sufficient
storage capacity to filter the water quality design storm. A low point in the swale side slope will be
set at a depth of three inches below the swale treatment surface for overflow in case of larger rainfall
events. Runoff from the parking area will sheet flow directly into the swale for infiltration.
• Basin 1b: This basin includes 80,428 square feet of impervious area in the northeast portion of the
site. The grassy swale has a bottom width of five feet, and length of 280 feet, allowing for sufficient
storage capacity to filter the water quality design storm. A low point in the swale side slope will be
set at a depth of three inches below the swale treatment surface for overflow in case of larger rainfall
events. Runoff from the parking area will sheet flow directly into the swale for infiltration.
• Basin 2A: This basin includes 77,931 square feet of impervious area in the southwest portion of the
site. The grassy swale has a bottom width of five feet, and length of 500 feet, allowing for sufficient
storage capacity to filter the water quality design storm. A low point in the swale side slope will be
set at a depth of three inches below the swale treatment surface for overflow in case of larger rainfall
events. Runoff from the parking area will sheet flow directly into the swale for infiltration.
• Basin 2B: This basin includes 54,976 square feet of impervious area in the southeast portion of the
site. The grassy swale has a bottom width of five feet, and length of 398 feet, allowing for sufficient
storage capacity to filter the water quality design storm. A low point in the swale side slope will be
set at a depth of three inches below the swale treatment surface for overflow in case of larger rainfall
events. Runoff from the parking area will sheet flow directly into the swale for infiltration.
Analysis
Stormwater Runoff Calculations
The runoff for the impervious areas has been calculated and the rain gardens have been sized using the
Springfield Stormwater Facility Calculator. The calculator determines runoff using the Santa Barbara Urban
Hydrograph (SBHU) Method and NRCS 24-hour Type 1A Hyetograph as outlined in Appendix M of the City of
Eugene SWMM (see Appendix 2 for the Stormwater Facility Calculator results).
For analysis purposes, each basin of the property required the following information as input for the
computer model:
Memorandum
Page 3 of 3
September 10, 2024
• Impervious Area (Ai), in acres
• Curve Number (CNi), impervious
• Travel Time (Tc)
• Total Precipitation
Precipitation data for the respective storms for City of Springfield Design Storms are shown in Table 1 :
Table 1: 24-Hour Precipitation for Springfield, OR
Storm Event Inches
WQ 1.40
2-Year 3.12
5-Year 3.60
10-Year 4.46
25-Year 5.18
100-Year 6.48
To size the rain gardens, the following information was needed:
• Bottom Length, in feet
• Bottom Width, in feet
• Longitudinal slope, in ft/ft
• Side Slopes
This information, as well as the runoff results from the proposed basins, is shown in Appendix 1. The grassy
swales meet the requirements of the City of Springfield. Based on the requirements of the Stormwater
Management Manual, no errors were found in the stormwater system design. The facilities and conveyance
components have enough capacity to handle the required storm events and should be approved as designed.
Attachments: Appendix 1: Proposed Basin Map
Appendix 2: Proposed Runoff and Water Quality Calculations
Appendix 3: Stormwater Scoping Sheet
Appendix 4: Infiltration Test Report
Appendix 5: Operations and Maintenance Plan
2100592- pk
SBUH Calculation Worksheet for City of Springfield Storm Events
Project Name: High Banks RV Storage Date: 09/12/2024
Designer: RB Basin: 1a
User-Supplied Data
Pervious Area Impervious Area
Pervious Area, SF 94,997 Pervious Area, Acres 0.00 2.18
Pervious Area Curve Number, CNperv 80 98
Time of Concentration, Tc, minutes5 Note: minimum Tc is five minutes
City of Springfield 24-Hour Rainfall Depths (NRCS Type 1A distribution)
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Inches 1.4 3.12 3.6 4.46 5.18 6 6.48
Calculated Data
Total Project Area, Acres 2.18 Total Project Area, Square Feet 94,997
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Peak Flow Rate, Qpeak, cfs 0.74 1.77 2.05 2.56 2.98 3.46 3.74
Total Runoff Volume, V, cubic feet 9,355 22,861 26,648 33,440 39,130 45,613 49,409
Time to Peak Runoff, hours 7.83 7.83 7.83 7.83 7.83 7.83 7.83
Runoff Hydrograph
Impervious Area, SF
Impervious Area, Acres
Impervious Area Curve Number, CNimp0.000.501.001.502.002.503.003.504.000 500 1000 1500 2000 2500Runoff, cfsTime, minutesWQ2-Year5-Year10-Year25-Year50-Year100-Year 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
Springfield Stormwater Facility Calculator Project Name: High Banks RV Storage
Basin: 1a
Instructions:Date: 09/12/2024
1. Choose Facility Type
2. Choose shape
3. Complete information in highlighted cells
Facility Swale
Swale Type Grassy
Shape Rectangular Below-Grade
See Swale Worksheet 40 sf See Swale Worksheet 405
ft 124
to 1 0.406
in
18 in Tested infiltration rate 43.00 in/hr
Infiltration Safety Factor 2.00
Surface Storage Capacity 16 cf0
Infiltration Area @ 75%188 sf Design Infiltration Rate 6.00 =SF Max.
GM Infiltration Rate 2.5 in/hr Infiltration Capacity 0.026 cfs
Infiltration Capacity (avg)0.011 cfs
Results
SURFACE CAPACITY
Recurrance
Interval
Peak Flow
(cfs)
Volume
(cf)
Meets
Infiltration?
WQ 0.7297 8,460 Filtration Only
2-Yr 1.7574 21,929
5-Yr 2.0405 25,715
10-Yr 2.5459 32,503
25-Yr 2.9677 38,198
50-Yr 3.4471 44,671
100-Yr 3.7274 48,460
N/A
100%
N/A
N/A
Rock Capacity
N/A
N/A
N/A
N/A
Open, No Rock
WATER QUALITY EVENT PASS ROCK CAPACITY N/A
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Swale Worksheet Project Name: High Banks RV Storage
Basin: 1a
Instructions:Date: 09/12/2024
1. Complete information in highlighted cells (downstream depth = top of check dam or overflow)
2. Click ''calculate'' at the end of the facility segment line1
570 0.0055 2 5 516 1880 3.9 0.226 42.1020003000400050006000700080009000
10000
11000
12000
13000
14000
15000
160 0 017000
18000
19000
20000
42.10
Max 3.9 0.226
Total Residence Time:
3. If any cell turns red, it does not meet the city's requirements. If facility segment identifier turns red, consider
shortening length between check dams or increasing the depth because the segment's capacity is not being fully
utilized
Left
Side
Slope
(X:1)
Facil-
ity Seg-
ment
(ft)
Length
(ft)
WQ
Velo-
city
(ft/s)
Down-
stream
Depth
(in)
Right
Side
Slope
(X:1)
Slope
(ft/ft)
Resi-
dence
Time
(m)
Storage
Capa-
city (cf)
Infiltra-
tion
Area (sf)
Rock
Depth
(in)
Rock
Width
(ft)
Bottom
Width
(ft)
WQ
Flow
Depth
(in)
Rock
Capa-
city (cf)
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Project Name: High Banks RV StorageBasin: 1aDate: 09/12/2024Water Quality Event Surface Facility ModelingWater Quality Event Below Grade Modeling0%10%20%30%40%50%60%70%80%90%100%0.00000.10000.20000.30000.40000.50000.60000.70000.80000 500 1000 1500 2000 2500Runoff, cfsTime, minutesSurface InflowInfiltration CapacityPercolation to SubsurfaceOverflowSurface Capacity0%10%20%30%40%50%60%70%80%90%100%0.00000.00200.00400.00600.00800.01000.01200 500 1000 1500 2000 2500Runoff, cfsTime, minutesRock InflowInfiltration CapacityOverflowRock Capacity 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
SBUH Calculation Worksheet for City of Springfield Storm Events
Project Name: High Banks RV Storage Date: 09/12/24
Designer: RB Basin: 1b
User-Supplied Data
Pervious Area Impervious Area
Pervious Area, SF 80,430 Pervious Area, Acres 0.00 1.85
Pervious Area Curve Number, CNperv 80 98
Time of Concentration, Tc, minutes5 Note: minimum Tc is five minutes
City of Springfield 24-Hour Rainfall Depths (NRCS Type 1A distribution)
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Inches 1.4 3.12 3.6 4.46 5.18 6 6.48
Calculated Data
Total Project Area, Acres 1.85 Total Project Area, Square Feet 80,430
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Peak Flow Rate, Qpeak, cfs 0.63 1.50 1.74 2.16 2.52 2.93 3.17
Total Runoff Volume, V, cubic feet 7,921 19,355 22,562 28,312 33,130 38,619 41,833
Time to Peak Runoff, hours 7.83 7.83 7.83 7.83 7.83 7.83 7.83
Runoff Hydrograph
Impervious Area, SF
Impervious Area, Acres
Impervious Area Curve Number, CNimp0.000.501.001.502.002.503.003.500 500 1000 1500 2000 2500Runoff, cfsTime, minutesWQ2-Year5-Year10-Year25-Year50-Year100-Year 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
Springfield Stormwater Facility Calculator Project Name: High Banks RV Storage
Basin: 1b
Instructions:Date: 09/12/24
1. Choose Facility Type
2. Choose shape
3. Complete information in highlighted cells
Facility Swale
Swale Type Grassy
Shape Rectangular Below-Grade
See Swale Worksheet 40 sf See Swale Worksheet 405
ft 124
to 1 0.406
in
18 in Tested infiltration rate 43.00 in/hr
Infiltration Safety Factor 2.00
Surface Storage Capacity 16 cf0
Infiltration Area @ 75%188 sf Design Infiltration Rate 6.00 =SF Max.
GM Infiltration Rate 2.5 in/hr Infiltration Capacity 0.026 cfs
Infiltration Capacity (avg)0.011 cfs
Results
SURFACE CAPACITY
Recurrance
Interval
Peak Flow
(cfs)
Volume
(cf)
Meets
Infiltration?
WQ 0.6161 7,024 Filtration Only
2-Yr 1.4863 18,427
5-Yr 1.7260 21,632
10-Yr 2.1538 27,378
25-Yr 2.5109 32,199
50-Yr 2.9168 37,680
100-Yr 3.1541 40,887
WATER QUALITY EVENT PASS ROCK CAPACITY N/A
Open, No Rock
100%
N/A
N/A
Rock Capacity
N/A
N/A
N/A
N/A
N/A
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Swale Worksheet Project Name: High Banks RV Storage
Basin: 1b
Instructions:Date: 09/12/24
1. Complete information in highlighted cells (downstream depth = top of check dam or overflow)
2. Click ''calculate'' at the end of the facility segment line1
280 0.0055 2 5 516 1880 3.5 0.215 21.7120003000400050006000700080009000
10000
11000
12000
13000
14000
15000
160 0 017000
18000
19000
20000
21.71
Max 3.5 0.215
Resi-
dence
Time
(m)
Storage
Capa-
city (cf)
Infiltra-
tion
Area (sf)
Rock
Depth
(in)
Rock
Width
(ft)
Bottom
Width
(ft)
WQ
Flow
Depth
(in)
Rock
Capa-
city (cf)
WQ
Velo-
city
(ft/s)
Down-
stream
Depth
(in)
Right
Side
Slope
(X:1)
Slope
(ft/ft)
Left
Side
Slope
(X:1)
Facil-
ity Seg-
ment
(ft)
Length
(ft)
Total Residence Time:
3. If any cell turns red, it does not meet the city's requirements. If facility segment identifier turns red, consider
shortening length between check dams or increasing the depth because the segment's capacity is not being fully
utilized
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Project Name: High Banks RV StorageBasin: 1bDate: 09/12/24Water Quality Event Surface Facility ModelingWater Quality Event Below Grade Modeling0%10%20%30%40%50%60%70%80%90%100%0.00000.10000.20000.30000.40000.50000.60000.70000 500 1000 1500 2000 2500Runoff, cfsTime, minutesSurface InflowInfiltration CapacityPercolation to SubsurfaceOverflowSurface Capacity0%10%20%30%40%50%60%70%80%90%100%0.00000.00200.00400.00600.00800.01000.01200 500 1000 1500 2000 2500Runoff, cfsTime, minutesRock InflowInfiltration CapacityOverflowRock Capacity 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
SBUH Calculation Worksheet for City of Springfield Storm Events
Project Name: HB RV STORAGE Date: 09/12/24
Designer: RB Basin: 2a
User-Supplied Data
Pervious Area Impervious Area
Pervious Area, SF 77,931 Pervious Area, Acres 0.00 1.79
Pervious Area Curve Number, CNperv 80 98
Time of Concentration, Tc, minutes5 Note: minimum Tc is five minutes
City of Springfield 24-Hour Rainfall Depths (NRCS Type 1A distribution)
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Inches 1.4 3.12 3.6 4.46 5.18 6 6.48
Calculated Data
Total Project Area, Acres 1.79 Total Project Area, Square Feet 77,931
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Peak Flow Rate, Qpeak, cfs 0.61 1.45 1.68 2.10 2.44 2.84 3.07
Total Runoff Volume, V, cubic feet 7,675 18,754 21,861 27,432 32,100 37,419 40,533
Time to Peak Runoff, hours 7.83 7.83 7.83 7.83 7.83 7.83 7.83
Runoff Hydrograph
Impervious Area, SF
Impervious Area, Acres
Impervious Area Curve Number, CNimp0.000.501.001.502.002.503.003.500 500 1000 1500 2000 2500Runoff, cfsTime, minutesWQ2-Year5-Year10-Year25-Year50-Year100-Year 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
Springfield Stormwater Facility Calculator Project Name: HB RV STORAGE
Basin: 2a
Instructions:Date: 09/12/24
1. Choose Facility Type
2. Choose shape
3. Complete information in highlighted cells
Facility Swale
Swale Type Grassy
Shape Rectangular Below-Grade
See Swale Worksheet 40 sf See Swale Worksheet 405
ft 124
to 1 0.406
in
18 in Tested infiltration rate 43.00 in/hr
Infiltration Safety Factor 2.00
Surface Storage Capacity 16 cf0
Infiltration Area @ 75%188 sf Design Infiltration Rate 6.00 =SF Max.
GM Infiltration Rate 2.5 in/hr Infiltration Capacity 0.026 cfs
Infiltration Capacity (avg)0.011 cfs
Results
SURFACE CAPACITY
Recurrance
Interval
Peak Flow
(cfs)
Volume
(cf)
Meets
Infiltration?
WQ 0.5967 6,779 Filtration Only
2-Yr 1.4397 17,827
5-Yr 1.6720 20,932
10-Yr 2.0866 26,499
25-Yr 2.4326 31,169
50-Yr 2.8259 36,480
100-Yr 3.0558 39,588
WATER QUALITY EVENT PASS ROCK CAPACITY N/A
Open, No Rock
100%
N/A
N/A
Rock Capacity
N/A
N/A
N/A
N/A
N/A
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Swale Worksheet Project Name: HB RV STORAGE
Basin: 2a
Instructions:Date: 09/12/24
1. Complete information in highlighted cells (downstream depth = top of check dam or overflow)
2. Click ''calculate'' at the end of the facility segment line1
500 0.0055 2 5 516 1880 3.4 0.213 39.1520003000400050006000700080009000
10000
11000
12000
13000
14000
15000
160 0 017000
18000
19000
20000
39.15
Max 3.4 0.213
Resi-
dence
Time
(m)
Storage
Capa-
city (cf)
Infiltra-
tion
Area (sf)
Rock
Depth
(in)
Rock
Width
(ft)
Bottom
Width
(ft)
WQ
Flow
Depth
(in)
Rock
Capa-
city (cf)
WQ
Velo-
city
(ft/s)
Down-
stream
Depth
(in)
Right
Side
Slope
(X:1)
Slope
(ft/ft)
Left
Side
Slope
(X:1)
Facil-
ity Seg-
ment
(ft)
Length
(ft)
Total Residence Time:
3. If any cell turns red, it does not meet the city's requirements. If facility segment identifier turns red, consider
shortening length between check dams or increasing the depth because the segment's capacity is not being fully
utilized
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Project Name: HB RV STORAGEBasin: 2aDate: 09/12/24Water Quality Event Surface Facility ModelingWater Quality Event Below Grade Modeling0%10%20%30%40%50%60%70%80%90%100%0.00000.10000.20000.30000.40000.50000.60000.70000 500 1000 1500 2000 2500Runoff, cfsTime, minutesSurface InflowInfiltration CapacityPercolation to SubsurfaceOverflowSurface Capacity0%10%20%30%40%50%60%70%80%90%100%0.00000.00200.00400.00600.00800.01000.01200 500 1000 1500 2000 2500Runoff, cfsTime, minutesRock InflowInfiltration CapacityOverflowRock Capacity 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
SBUH Calculation Worksheet for City of Springfield Storm Events
Project Name: HB RV STORAGE Date: 09/12/24
Designer: RB Basin: 2b
User-Supplied Data
Pervious Area Impervious Area
Pervious Area, SF 54,976 Pervious Area, Acres 0.00 1.26
Pervious Area Curve Number, CNperv 80 98
Time of Concentration, Tc, minutes5 Note: minimum Tc is five minutes
City of Springfield 24-Hour Rainfall Depths (NRCS Type 1A distribution)
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Inches 1.4 3.12 3.6 4.46 5.18 6 6.48
Calculated Data
Total Project Area, Acres 1.26 Total Project Area, Square Feet 54,976
Recurrence Interval WQ 2-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr
Peak Flow Rate, Qpeak, cfs 0.43 1.02 1.19 1.48 1.72 2.00 2.16
Total Runoff Volume, V, cubic feet 5,414 13,230 15,422 19,352 22,645 26,397 28,594
Time to Peak Runoff, hours 7.83 7.83 7.83 7.83 7.83 7.83 7.83
Runoff Hydrograph
Impervious Area, SF
Impervious Area, Acres
Impervious Area Curve Number, CNimp0.000.501.001.502.002.500 500 1000 1500 2000 2500Runoff, cfsTime, minutesWQ2-Year5-Year10-Year25-Year50-Year100-Year 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
Springfield Stormwater Facility Calculator Project Name: HB RV STORAGE
Basin: 2b
Instructions:Date: 09/12/24
1. Choose Facility Type
2. Choose shape
3. Complete information in highlighted cells
Facility Swale
Swale Type Grassy
Shape Rectangular Below-Grade
See Swale Worksheet 40 sf See Swale Worksheet 405
ft 124
to 1 0.406
in
18 in Tested infiltration rate 43.00 in/hr
Infiltration Safety Factor 2.00
Surface Storage Capacity 16 cf0
Infiltration Area @ 75%188 sf Design Infiltration Rate 6.00 =SF Max.
GM Infiltration Rate 2.5 in/hr Infiltration Capacity 0.026 cfs
Infiltration Capacity (avg)0.011 cfs
Results
SURFACE CAPACITY
Recurrance
Interval
Peak Flow
(cfs)
Volume
(cf)
Meets
Infiltration?
WQ 0.4177 4,523 Filtration Only
2-Yr 1.0125 12,301
5-Yr 1.1763 14,488
10-Yr 1.4688 18,410
25-Yr 1.7129 21,706
50-Yr 1.9903 25,462
100-Yr 2.1525 27,655
WATER QUALITY EVENT PASS ROCK CAPACITY N/A
Open, No Rock
100%
N/A
N/A
Rock Capacity
N/A
N/A
N/A
N/A
N/A
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Swale Worksheet Project Name: HB RV STORAGE
Basin: 2b
Instructions:Date: 09/12/24
1. Complete information in highlighted cells (downstream depth = top of check dam or overflow)
2. Click ''calculate'' at the end of the facility segment line1
398 0.0055 2 5 516 1880 2.7 0.191 34.6520003000400050006000700080009000
10000
11000
12000
13000
14000
15000
160 0 017000
18000
19000
20000
34.65
Max 2.7 0.191
Resi-
dence
Time
(m)
Storage
Capa-
city (cf)
Infiltra-
tion
Area (sf)
Rock
Depth
(in)
Rock
Width
(ft)
Bottom
Width
(ft)
WQ
Flow
Depth
(in)
Rock
Capa-
city (cf)
WQ
Velo-
city
(ft/s)
Down-
stream
Depth
(in)
Right
Side
Slope
(X:1)
Slope
(ft/ft)
Left
Side
Slope
(X:1)
Facil-
ity Seg-
ment
(ft)
Length
(ft)
Total Residence Time:
3. If any cell turns red, it does not meet the city's requirements. If facility segment identifier turns red, consider
shortening length between check dams or increasing the depth because the segment's capacity is not being fully
utilized
1201 Oak Street, Suite 100 Eugene, OR 97401 541.684.4902 kpff.com
Project Name: HB RV STORAGEBasin: 2bDate: 09/12/24Water Quality Event Surface Facility ModelingWater Quality Event Below Grade Modeling0%10%20%30%40%50%60%70%80%90%100%0.00000.05000.10000.15000.20000.25000.30000.35000.40000.45000 500 1000 1500 2000 2500Runoff, cfsTime, minutesSurface InflowInfiltration CapacityPercolation to SubsurfaceOverflowSurface Capacity0%10%20%30%40%50%60%70%80%90%100%0.00000.00200.00400.00600.00800.01000.01200 500 1000 1500 2000 2500Runoff, cfsTime, minutesRock InflowInfiltration CapacityOverflowRock Capacity 800 Willamette Street, Suite 400 Eugene, OR 97401 541.684.4902 kpff.com
Return to Clayton McEachern @ City of Springfield, email: cmceachern@springfield-or,gov, FAX: (541) 736-1021 CITY OF SPRINGFIELD, OREGON DEVELOPMENT AND PUBLIC WORKS 225 FIFTH STREET SPRINGFIELD, OR 97477 PHONE: 541.726.3753 FAX: 541.726.1021 www.springfield-or.gov STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK Project Name: High Banks RV Storage Applicant: Anna Backus, KPFF Assessors Parcel #: 17022800 - 402 Date: 09/12/2024 Land Use(s): RV Storage Phone #: 541-684-4902 Project Size (Acres): 9.2 Fax #: Approx. Impervious Area: 7.1 Email: Anna.Backus@kpff.com Project Description (Include a copy of Assessor’s map): Project will include paving and striping for RV Storage. Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary: All stormwater will be infiltrated on-site with 4 grassy swales. Excess runoff from the swales will be routed to overflow infiltration rocked areas adjacent to the swales, following treatment. Proposed Stormwater Best Management Practices: Concrete truck washout, construction entrance, inlet protection, silt fencing Drainage Study Type (EDSPM Section 4.03.2): (Note, UH may be substituted for Rational Method) Small Site Study – (use Rational Method for calculations) Mid-Level Development Study – (use Unit Hydrograph Method for calculations) Full Drainage Development Study – (use Unit Hydrograph Method for calculations) Environmental Considerations: Wellhead Zone: Hillside Development: Wetland/Riparian: Floodway/Floodplain: Soil Type: Other Jurisdictions Downstream Analysis: N/A Flow line for starting water surface elevation: Design HGL to use for starting water surface elevation: Manhole/Junction to take analysis to: --------------------------------- (Area below this line filled out by the City and Returned to the Applicant) ---------------------------- (At a minimum, all boxes checked by the City on the front and back of this sheet shall be submitted for an application to be complete for submittal, although other requirements may be necessary.) ------------------------------------------------- (Area below this line filled out by Applicant) -------------------------------------------------- (Please return to Clayton McEachern @ City of Springfield Development and Public Works; Fax # 736-1021, Phone # 736-1036), email:cmceachern@springfield-or.gov
Form Version 5: June 2015 COMPLETE STUDY ITEMS * Based upon the information provided on the front of this sheet, the following represents a minimum of what is needed for an application to be complete for submittal with respect to drainage; however, this list should not be used in lieu of the Springfield Development Code (SDC) or the City’s Engineering Design Manual. Compliance with these requirements does not constitute site approval; Additional site specific information may be required. Note: Upon scoping sheet submittal, ensure completed form has been signed in the space provided below: Interim Design Standards/Water Quality (EDSPM Chapter 3) Req’d N/A All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration media) for stormwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by vegetated methods. Where required, vegetative stormwater design shall be consistent with design standards (EDSPM Section 3.02), set forth in Chapter 2 of the Eugene Stormwater Management Manual. For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified by the Eugene Stormwater Management Manual (Sec2.4.1). If a stormwater treatment swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes, bottom slope, and seed mix consistent with City of Springfield or Eugene’s Stormwater Management Manual. Water Quality calculations as required in Section 3.03.1 of the EDSPM. All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall be provided with secondary containment or weather resistant enclosure. General Study Requirements (EDSPM Section 4.03) Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon. A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map. Calculations showing system capacity for a 2-year storm event and overflow effects of a 25-year storm event. The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins. Review of Downstream System (EDSPM Section 4.03.4.C) A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the Oregon Plumbing Specialty Code (OPSC). Elevations of the HGL and flow lines for both city and private systems where applicable. Design of Storm Systems (EDSPM Section 4.04). Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set. Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb load without failure of the pipe structure. Manning’s “n” values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to achieve a minimum velocity of three (3) feet per second at 0.5 pipe full based on Table 4-1 as well. Other/Miscellaneous Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site drains. Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to another. Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to the website: http://www.deq.state.or.us/wq/uic/uic.htm for more information. Detention ponds shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events. *This form shall be included as an attachment, inside the front cover, of the stormwater study. For Official Use Only: As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study and plan set. Signature _______________ Date _______ . * IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN!
4660 Main Street, Suite 100 ● Springfield ● OR 97478
Phone: 541-393-6340
www.earth-engineers.com
July 26, 2024
Big Bass LLC
Attn: Shaun Hyland
1941 Laura Street (P) 541.726.8081
Springfield, Oregon 97477 E-mail: shaun@jhconst.com
Subject: Infiltration Test Results
Proposed High Banks RV Storage
5230 High Banks Road
Springfield, Lane County, Oregon 97478
Dear Mr. Hyland,
Earth Engineers is pleased to submit the result of our infiltration testing conducted at 5230 High
Banks Road (Lane County Tax Lot 402 (T12S R2W S28)). Two (2) infiltration tests, IT-1 and IT-
2 were performed between July 2, 2024 and July 17, 2024.
The infiltration tests were performed near the locations of the stakes placed by the surveyors.
Infiltration test, IT-1 was approximately 20’ East of the south wooden stake and IT -2 was
approximately 15’ East of the North wooden stake. Each stake is plotted on survey plan for Big
Bass Inc.
At both locations, the tests were performed at approximately 4’ below existing site grades in fill
material that visually appeared to be dark gray clay with sand and varying amounts of gravel
and cobble.
The infiltration tests were conducted in accordance with the current City of Springfield
Stormwater Quality Design Standards, which references the City of Eugene Stormwater
Management Manual - Encased Falling Head Test, available at https://www.eugene-
or.gov/477/Stormwater-Management-Manual. A solid six-inch diameter PVC casing (stand pipe)
was embedded about two inches into the soil at the bottom of the hole. Approximately three
inches of clean crushed concrete and gravel was then placed in the bottom of the stand pipe to
protect the soil at the bottom of the pipe from scouring. Pre-soak trials were conducted by filling
the standpipe with 12 inches of water (twice). All of the water seeped away in less than 10
minutes both times, so we began testing trials immediately.
July 26, 2024
Page 2 of 3
Photo 1: Looking south at location of infiltration test IT-1.
Trials were performed by filling the standpipe casing with 12 inches of water above the soil at
the bottom of the pipe and measuring the water level in the standpipe after set time intervals. A
total of three trials were performed in IT-1 and IT-2 (a minimum of three is required), until the
percent change in measured infiltration rate between two successive trials was minimal. The
result of our infiltration testing is summarized in Table 1 below. Note that the reported infiltration
rate in Table 1 is an ultimate value and does not include a factor of safety.
Table 1: Infiltration Testing
Test
No.
Approximate Test
Location
Approximate
Test Elevation
Visual Soil
Classification
Measured Infiltration
Rate
IT-1
Approximately 20’
East of South
Surveyed Location
4 feet below
existing grade
Fill – Dark Gray,
Clay/Sand/
Gravel and
Cobble mix
43 inches per hour
IT-2
Approximately 15’
East of North
Surveyed Location
4 feet below
existing grade
Fill – Dark Gray,
Clay/Sand/
Gravel and
Cobble mix
71 inches per hour
July 26, 2024
Page 3 of 3
If you have any questions pertaining to this report, or if we may be of further service, please
contact me at 541.393.6340.
Sincerely,
Earth Engineers, Inc.
Raymond V. Aliperti
Branch Manager
Distribution (1 electronic copy):
Addressee
Operations and Maintenance Manual
High Banks RV Storage
In order for the stormwater treatment facilities to continue operating at acceptable levels, regular
maintenance and inspection are required. This plan provides maintenance and inspection
instructions. The Operations and Maintenance Plan shall be recorded with Lane Co unty.
Prepared for: John Hyland Construction
Prepared by: Randi Baumann, EIT
Project Engineer: Anna Backus, PE
September 2024 | KPFF Project #2100592
KPFF’S COMMITMENT TO SUSTAINABILITY
As a member of the US Green Building Council,
a sustaining member of Oregon Natural Step,
and a member of the Sustainable Products
Purchasers Coalition, KPFF is committed to the
practice of sustainable design and the use of
sustainable materials in our work.
When hardcopy reports are provided by KPFF,
they are prepared using recycled and recyclable
materials, reflecting KPFF’s commitment to
using sustainable practices and methods in all
of our products.
1 KPFF Consulting Engineers OPERATIONS AND MAINTENANCE MANUAL Table of Contents Responsibility ..................................................................................................................................................... 2 Descriptions ........................................................................................................................................................ 2 Definitions .................................................................................................................................................... 2 Schedule ............................................................................................................................................................. 2 Procedure ........................................................................................................................................................... 2 Swales .......................................................................................................................................................... 2 Appendices Appendix 1 Facility Operations and Maintenance Plan: Swale Appendix 2 Notice of Operations and Maintenance Plan Appendix 3 O&M Agreement: Operations and Maintenance Plan Appendix 4 Facility Inspection and Maintenance Log
2
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
Responsibility
The facility is to be maintained by the property owner. The preparer has designed a system that can be easily
maintained by the maintenance staff.
A copy of the Operations and Maintenance (O&M) Plan shall be provided to all property owners and property
managers.
Descriptions
The Stormwater System collects and treats runoff from pollution-generating surfaces within the site as
required by the City of Eugene.
All runoff from the impervious surfaces at High Banks RV Storage site will be treated by a grassy swales.
Definitions
• Swales are long and narrow vegetated and grassed depressions used to collect, detain and convey
stormwater runoff which allows pollutants to settle and filter out as the water flows through the
facility.
• Growing Media: Specialty soil containing little to no fines designed to filter stormwater reliably
without clogging. In the event that the planter soil needs to be replaced, it must be replaced with
soil that matches the building’s plans and specifications.
• Overflow Inlet: A vertical pipe with an atrium grate over it that allows stormwater from large rain
events to bypass treatment and enter the downstream storm system. The grate prevents debris and
rodents from entering the piped storm system. The domed nature of the grate discourages clogging
at the inlet.
Schedule
The whole system shall be inspected and maintained annually and within 48 hours after each major storm
event. For this O&M plan, a major storm event is defined as 2 inches of rain in 24 hours or more. All
components of the storm system as described below must be inspected and maintained frequently, or they
will cease to function effectively. The facility owner must keep a log recording all inspection dates,
observations and maintenance activities. Receipts shall be saved when maintenance is performed so there is
a record of expense.
Procedure
Swales
• See Appendix 1 for required maintenance procedure.
Inlets, Drains and Basins
• Shall be inspected for obstructions, debris, oil and grease, which shall be removed upon discovery.
3
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
• If water ponds over the inlet for more than two hours after a major storm, the inlet drain may be
clogged.
• Check for debris/sediment accumulation in and around the inlet or overflow, rake and remove
upland causes (erosion, surface debris, etc.).
Piped Storm System
• Annual inspection for clogging shall be performed.
• Shall be inspected for cracks or leaks during each inspection.
• Cleaning shall be done without use of detergents or surfactants. A pressure washer may be used if
necessary.
2100592-pk
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
This page intentionally blank
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
Appendix 1
Facility Operations and Maintenance Plan: Swale
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
This page intentionally blank
Appendix 3A-4 Page 7 of 31 EDSP Adopted December 03, 2012
Swales (Vegetated, Grassy and Street)
Operations and Maintenance Plan
Swales are vegetated or grassed open channels that trap pollutants by filtering and slowing flows,
allowing particles to settle out. The swale should drain within 48 hours of a storm event. All facility
components, vegetation, and source controls shall be inspected for proper operations and structural
stability, 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:
Swale Inlet (such as curb cuts or pipes) shall maintain a calm flow of water entering the swale.
• Source of erosion shall be identified and controlled when native soil is exposed or erosion channels
are forming.
• 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 3" thick or so thick as to
damage or kill vegetation.
• Inlet shall be cleared when conveyance capacity is plugged. Sources of sediment and debris shall be
identified and corrected.
• Rock splash pads, spreaders and dissipaters shall be replenished to prevent erosion.
Side Slopes shall be maintained to prevent erosion that introduces sediment into the swale.
• Slopes shall be stabilized and planted using appropriate erosion control measures when native soil is
exposed or erosion channels are forming.
Swale Media shall allow stormwater to percolate uniformly through the landscape swale. If the swale
does not drain within 48 hours, it shall be tilled and replanted according to design specifications.
• Swale area shall be protected during construction from compaction.
• Annual or semi -annual tilling shall be implemented if compaction or clogging continues.
• Debris in quantities that inhibit operation shall be removed routinely (e.g., no less than quarterly), or
upon discovery.
Swale Outlet shall maintain sheet flow of water exiting swale unless a collection drain is used. Source of
erosion damage shall be identified and controlled when native soil is exposed or erosion channels are
forming.
• Outlets such as drains and overland flow paths shall be cleared when 50% of the conveyance capacity
is plugged.
• Outlet structures shall be cleaned of sediment and debris at least 1 time per year or when the level is
at 50% of the conveyance capacity.
• Sources of sediment and debris shall be identified and corrected.
Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from
erosion. Mulch shall be replenished as needed to ensure survival of vegetation.
• Vegetation, large shrubs or trees that interfere with landscape swale operation shall be pruned.
• Fallen leaves and debris from deciduous plant foliage shall be removed if build up is damaging
vegetation.
• Grassy swales shall be mowed to keep grass 4” to 9” in height. Clippings shall be removed when
possible, to remove pollutants absorbed in grasses, or when build up is damaging vegetation.
• Nuisance and prohibited vegetation (such as blackberries and English Ivy) shall be removed when
discovered. Invasive vegetation contributing up to 25% of vegetation of all species shall be removed
and replaced.
• Dead vegetation and woody material shall be removed to maintain less than 10% of area coverage or
when swale function is impaired. Vegetation shall be replaced within 3 months, or immediately if
required to maintain cover density and control erosion where soils are exposed.
Debris and Litter shall be removed to ensure stormwater conveyance and to prevent clogging of inlet
Appendix 3A-4 Page 8 of 31 EDSP Adopted December 03, 2012
and outlet 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 swales 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 swale 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 swale 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 swale. 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 swale shall be filled.
If used at this site, the following will be applicable:
Check Dams, flow spreaders and dissipaters shall control and distribute flow.
• Causes for altered water flow or short circuits shall be identified, and obstructions cleared upon
discovery.
• Causes for channelization shall be identified and repaired.
• Systems shall remain free of sediment build up and debris.
Appendix 3A-4 Page 1 of 31 EDSP Adopted December 03, 2012
Eco-Roofs, Green Roofs and Roof Gardens
Operations and Maintenance Plan
Roof top gardens are vegetated roof systems that retain and filter stormwater and provide aesthetic and
energy conservation benefits. All facility components, including soil substrate or growth medium,
vegetation, drains, irrigation systems (if applicable), membranes, and roof structure shall be inspected for
proper operations, integrity of the waterproofing, and structural stability throughout the life of the roof top
garden. All elements shall be inspected once a month from April through September. 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:
Soil Substrate/ Growing Medium shall be inspected for evidence of erosion from wind or water.
If erosion channels are evident, they shall be stabilized with additional soil substrate/growth medium and
covered with additional plants.
Structural Components shall be operated and maintained in accordance with manufacturer’s
requirements. Drain Inlets shall be kept unrestricted.
• Inlet/outlet pipe shall be cleared when soil substrate, vegetation, debris or other materials clog the
drains. Sources of sediment and debris shall be identified and corrected.
• Determine if drain pipe is in good condition and correct as needed.
Debris and Litter shall be removed to prevent clogging of drains and interference with plant growth.
Vegetation shall be maintained to provide 90% plant cover.
• During the Establishment Period, plants shall be replaced once per month as needed. During the
long-term period, dead plants shall generally be replaced once per year in the fall months.
• Fallen leaves and debris from deciduous plant foliage shall be removed if build up occurs.
• Nuisance and prohibited vegetation shall be removed when discovered.
• Dead vegetation shall be removed and replaced with new plants.
• Weeding shall be manual with no herbicides or pesticides used. Weeds shall be removed regularly
and not allowed to accumulate.
• Fertilization is not necessary and fertilizers shall not be applied.
• During drought conditions, mulch or shade cloth may be applied to prevent excess solar damage and
water loss.
• Mowing of grasses shall occur as needed. Clippings shall be removed if build up occurs.
Irrigation can be accomplished either through hand watering or automatic sprinkler systems. If
automatic sprinklers are used, manufacturers’ instructions for operations and maintenance shall be
followed.
• During the Establishment Period (1-3 years), water sufficient to assure plant establishment and not to
exceed ¼ inch of water once every 3 days shall be applied.
• During the long-term period (3+ years), water sufficient to maintain plant cover and not to exceed ¼
inch of water once every 14 days shall be applied.
Spill Prevention measures from mechanical systems located on roofs shall be exercised when handling
substances that can contaminate stormwater.
• Releases of pollutants shall be corrected as soon as identified.
• The presence of a green/eco roof does not waive requirements for containment of mechanical
systems.
Training and/or written guidance information for operating and maintaining rooftop gardens 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 and Safety to the rooftop garden shall be safe and efficient.
• Egress and ingress routes shall be maintained to design standards. Walkways shall be clear of
obstructions and maintained to design standards.
Aesthetics of the rooftop garden shall be maintained as an asset to the property owner and community.
Appendix 3A-4 Page 2 of 31 EDSP Adopted December 03, 2012
• Evidence of damage or vandalism shall be repaired and accumulation of trash or debris shall be
removed upon discovery.
Insects shall not be harbored at the rooftop garden.
• Standing water creating an environment for development of insect larvae shall be eliminated by
manual means. Chemical sprays shall not be used.
Appendix 3A-4 Page 3 of 31 EDSP Adopted December 03, 2012
Contained Planters
Operations and Maintenance Plan
Contained planters are designed to intercept rainfall that would normally fall on impervious surfaces. In
this respect, contained planters convert impervious surfaces to pervious surfaces, decreasing the amount
of stormwater runoff from a site. 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 and 2 times per year thereafter. 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:
Filter Media consisting of sand or topsoil shall allow stormwater to percolate uniformly through the
planter.
• 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.
• 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.
Planter Reservoir receives and detains storm water prior to infiltration. If water does not drain from
reservoir within 3-4 hours of storm event, sources of clogging shall be identified and corrected. Topsoil
may need to be amended with sand or replaced all together.
Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from
erosion.
• Mulch shall be replenished at least annually.
• Planter vegetation shall be irrigated to ensure survival.
• Vegetation 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.
• Nuisance and prohibited vegetation shall be removed when discovered. Invasive vegetation
contributing up to 25% of vegetation of all species (measured in a 10 x 10 foot plot) 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
immediately if required to maintain cover density and control erosion where soils are exposed.
Training and/or written guidance information for operating and maintaining 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 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 at the stormwater planter. Pest control measures shall be
taken when insects/rodents are found to be present.
• Standing water creating an environment for development of insect larvae shall be eliminated.
• 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 nonchemical methods and secondly, only those chemical methods
Appendix 3A-4 Page 4 of 31 EDSP Adopted December 03, 2012
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 water levels approximately every 4 days in order to disrupt mosquito larval
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.
Debris and Litter shall be removed to maintain soil health and to prevent interference with plant growth.
Appendix 3A-4 Page 5 of 31 EDSP Adopted December 03, 2012
Pervious Pavement
Operations and Maintenance Plan
Pervious Pavement is a permeable pavement surface with an underlying stone reservoir that temporarily
stores surface runoff before infiltrating into the subsoil or being collected in underlying drain pipes and
being discharged off-site. There are many types of pervious pavement including plastic rings planted
with grass, stone or concrete blocks with pore spaces backfilled with gravel or sand, porous asphalt, and
porous concrete. Pervious pavement accepts only precipitation, not stormwater runoff. All facility
components, vegetation, and source controls shall be inspected for proper operations and structural
stability, 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:
Surface: In most pervious pavement design, the pavement itself acts as pretreatment to the stone reservoir
below. The surface shall be kept clean and free of leaves, debris, and sediment. The surface shall not be
overlaid with an impermeable paving surface.
• Regular sweeping shall be implemented for porous asphalt or concrete systems. Vacuum sweeping is
preferred and can greatly prolong the effective life of the pavement.
Overflows or Emergency Spillways are used in the event that the facility’s infiltration capacity is
exceeded. Overflow devices shall be inspected for obstructions or debris, which shall be removed upon
discovery. Overflow or emergency spillways shall be capable of transporting high flows of stormwater to
an approved stormwater receiving system.
• Sources of erosion damage shall be identified and controlled when native soil is exposed near the
overflow structure.
Vegetation (where applicable) shall be healthy and dense enough to provide filtering while protecting
underlying soils from erosion. Vegetation, such as trees and shrubs, should not be located in or around
the pervious pavement because roots from trees can penetrate the pavement, and leaves from deciduous
trees and shrubs can increase the risk of clogging the surface.
• Vegetation and large shrubs/trees that limit access or interfere with porous pavement operation shall
be pruned.
• Fallen leaves and debris from deciduous plant foliage shall be raked and removed.
• Poisonous, nuisance, dead or odor producing vegetation shall be removed immediately.
• Grass shall be mowed to less than four inches and grass clippings shall be bagged and removed.
• Irrigation shall be provided as needed.
Source Control measures prevent pollutants from mixing with stormwater. Typical non-structural
control measures include raking and removing leaves, street sweeping, vacuum sweeping, limited and
controlled application of pesticides and fertilizers, and other good housekeeping practices.
Spill Prevention measures shall be exercised when handling substances that can contaminate stormwater.
A spill prevention plan shall be implemented at all non-residential sites and in areas where there is
likelihood of spills from hazardous materials. However, virtually all sites, including residential and
commercial, present potential danger from spills. All homes contain a wide variety of toxic materials
including gasoline for lawn mowers, antifreeze for cars, solvents, pesticides, and cleaning aids that can
adversely affect storm water if spilled. It is important to exercise caution when handling substances that
can contaminate stormwater. Releases of pollutants shall be corrected as soon as identified. In addition,
long term exposure to low levels of petroleum products, such as that form a leaky vehicle, can severely
degrade the pavement.
Training and/or written guidance information for operating and maintaining pervious pavement 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 pervious pavement 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
Appendix 3A-4 Page 6 of 31 EDSP Adopted December 03, 2012
applicable. Obstacles preventing maintenance personnel and/or equipment access to the porous pavement
shall be removed. Gravel or ground cover shall be added if erosion occurs, e.g., due to vehicular or
pedestrian traffic.
Debris and Litter shall be removed to prevent clogging.
Insects and Rodents shall not be harbored at the pervious pavement. Pest control measures shall be
taken when insects/rodents are found to be present.
• Standing water creating an environment for development of insect larvae shall be eliminated.
• 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 pervious pavement shall be filled and compacted.
If used at this site, the following will be applicable:
Signage may serve to educate people about the importance or function of the site's stormwater protection
measures. It may also discourage behaviors that adversely affect stormwater protection measures. For
example, if debris is a problem, a sign reminding people not to litter may partially solve the problem.
Broken or defaced signs shall be replaced/repaired.
Placing of pervious pavement on site:
Pervious pavement should not be placed in any area where there is high likelihood of spills or
contamination such as vehicle fueling areas, washing areas, loading docks, trash enclosures or material
handling areas. Pervious Pavement is not well suited to high traffic areas or areas where heavy vehicles
will frequently travel. Such areas include parking lot lanes, entrance lanes and any areas subject to
vehicle braking and turning movements. Parking lot stalls, emergency access areas and infrequently used
areas are typically suitable for pervious pavement treatment.
Appendix 3A-4 Page 7 of 31 EDSP Adopted December 03, 2012
Swales (Vegetated, Grassy and Street)
Operations and Maintenance Plan
Swales are vegetated or grassed open channels that trap pollutants by filtering and slowing flows,
allowing particles to settle out. The swale should drain within 48 hours of a storm event. All facility
components, vegetation, and source controls shall be inspected for proper operations and structural
stability, 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:
Swale Inlet (such as curb cuts or pipes) shall maintain a calm flow of water entering the swale.
• Source of erosion shall be identified and controlled when native soil is exposed or erosion channels
are forming.
• 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 3" thick or so thick as to
damage or kill vegetation.
• Inlet shall be cleared when conveyance capacity is plugged. Sources of sediment and debris shall be
identified and corrected.
• Rock splash pads, spreaders and dissipaters shall be replenished to prevent erosion.
Side Slopes shall be maintained to prevent erosion that introduces sediment into the swale.
• Slopes shall be stabilized and planted using appropriate erosion control measures when native soil is
exposed or erosion channels are forming.
Swale Media shall allow stormwater to percolate uniformly through the landscape swale. If the swale
does not drain within 48 hours, it shall be tilled and replanted according to design specifications.
• Swale area shall be protected during construction from compaction.
• Annual or semi -annual tilling shall be implemented if compaction or clogging continues.
• Debris in quantities that inhibit operation shall be removed routinely (e.g., no less than quarterly), or
upon discovery.
Swale Outlet shall maintain sheet flow of water exiting swale unless a collection drain is used. Source of
erosion damage shall be identified and controlled when native soil is exposed or erosion channels are
forming.
• Outlets such as drains and overland flow paths shall be cleared when 50% of the conveyance capacity
is plugged.
• Outlet structures shall be cleaned of sediment and debris at least 1 time per year or when the level is
at 50% of the conveyance capacity.
• Sources of sediment and debris shall be identified and corrected.
Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from
erosion. Mulch shall be replenished as needed to ensure survival of vegetation.
• Vegetation, large shrubs or trees that interfere with landscape swale operation shall be pruned.
• Fallen leaves and debris from deciduous plant foliage shall be removed if build up is damaging
vegetation.
• Grassy swales shall be mowed to keep grass 4” to 9” in height. Clippings shall be removed when
possible, to remove pollutants absorbed in grasses, or when build up is damaging vegetation.
• Nuisance and prohibited vegetation (such as blackberries and English Ivy) shall be removed when
discovered. Invasive vegetation contributing up to 25% of vegetation of all species shall be removed
and replaced.
• Dead vegetation and woody material shall be removed to maintain less than 10% of area coverage or
when swale function is impaired. Vegetation shall be replaced within 3 months, or immediately if
required to maintain cover density and control erosion where soils are exposed.
Debris and Litter shall be removed to ensure stormwater conveyance and to prevent clogging of inlet
Appendix 3A-4 Page 8 of 31 EDSP Adopted December 03, 2012
and outlet 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 swales 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 swale 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 swale 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 swale. 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 swale shall be filled.
If used at this site, the following will be applicable:
Check Dams, flow spreaders and dissipaters shall control and distribute flow.
• Causes for altered water flow or short circuits shall be identified, and obstructions cleared upon
discovery.
• Causes for channelization shall be identified and repaired.
• Systems shall remain free of sediment build up and debris.
Appendix 3A-4 Page 9 of 31 EDSP Adopted December 03, 2012
Level Spreaders
Operations and Maintenance Plan
Level Spreaders are used to spread and disperse a concentrated flow thinly over a vegetated or forested
riparian buffer or filter strip. Stormwater enters the spreader as a concentrated flow and discharges as
sheet flow across a buffer area. All facility components and the vegetated buffer 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:
Level Spreader shall allow runoff to enter the vegetative filter as predominantly sheet flow.
• Source of erosion damage shall be identified and controlled when native soil is exposed or erosion
channels are forming.
• Sediment build-up near or exceeding 2” in depth shall be removed.
Inlet shall assure unrestricted stormwater flow to the level spreader.
• Sources of erosion shall be identified and controlled when native soil is exposed or erosion channels
are present.
• 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 3 inches thick or so thick as to
damage or kill vegetation.
• Inlet shall be cleared when conveyance capacity is plugged.
• Rock splash pads and dissipaters shall be replenished to prevent erosion.
Spreader lip shall allow water to exit the level spreader as sheet flow.
• Sources of erosion damage shall be identified and controlled when native soil is exposed or erosion
channels are deeper than 2 inches.
• Outlet shall be cleared when 50% of the conveyance capacity is plugged. Sources of sediment and
debris shall be identified and corrected.
Vegetated buffer shall be healthy and dense enough to provide filtering while protecting underlying soils
from erosion.
• Nuisance and prohibited vegetation (such as blackberries and English Ivy) 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 vegetation
function is impaired. Vegetation shall be replaced immediately to control erosion where soils are
exposed and within 3 months to maintain cover density.
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 level spreaders 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 level spreaders shall be safe and efficient. Egress and ingress routes shall be maintained to
design standards. Obstacles preventing maintenance personnel and/or equipment access to the facility
shall be removed.
Insects and Rodents shall not be harbored in the level spreader. 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
Appendix 3A-4 Page 10 of 31 EDSP Adopted December 03, 2012
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. 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 level spreader shall be filled.
Appendix 3A-4 Page 11 of 31 EDSP Adopted December 03, 2012
Vegetated Filter Strips
Operations and Maintenance Plan
Vegetated Filter Strips are gently sloped vegetated areas that stormwater runoff is directed to flow and
filter through. Stormwater enters the filter as sheet flow from an impervious surface or is converted to
sheet flow using a flow spreader. Flow control is achieved using the relatively large surface area and
check dams. Pollutants are removed through infiltration and sedimentation. The vegetative filter should
drain within 48 hours of 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:
Flow Spreader shall allow runoff to enter the vegetative filter as predominantly sheet flow.
• Source of erosion damage shall be identified and controlled when native soil is exposed or erosion
channels are forming.
• Sediment build-up near or exceeding 2 inch in depth shall be removed.
Filter Inlet shall assure unrestricted stormwater flow to the vegetative filter.
• Sources of erosion shall be identified and controlled when native soil is exposed or erosion channels
are present.
• 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 2 inches thick or so thick as to
damage or kill vegetation.
• Inlet shall be cleared when conveyance capacity is plugged.
• Rock splash pads shall be replenished to prevent erosion.
Filter Media shall allow stormwater to percolate uniformly through the vegetative filter.
• If the vegetative filter does not drain within 48 hours, it shall be re-graded and replanted according to
design specifications. Established trees shall not be removed or harmed in this process.
• Debris in quantities more than 2 inch deep or sufficient to inhibit operation shall be removed
routinely (e.g., no less than quarterly), or upon discovery.
Check Dams and Dissipaters shall direct and control flow.
• Causes for altered water flow and channelization shall be identified, and obstructions cleared upon
discovery.
• Cracks, rot, and structural damage shall be repaired.
Filter Outlet shall allow water to exit the vegetative filter as sheet flow, unless a collection drainpipe is
used.
• Sources of erosion damage shall be identified and controlled when native soil is exposed or erosion
channels are deeper than 2 inches.
• Outlet shall be cleared when 50% of the conveyance capacity is plugged. Sources of sediment and
debris shall be identified and corrected.
Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from
erosion.
• Fallen leaves and debris from deciduous plant foliage shall be raked and removed if build up is
damaging vegetation.
• Nuisance and prohibited vegetation (such as blackberries and English Ivy) 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 vegetative
filter function is impaired. Vegetation shall be replaced immediately to control erosion where soils
are exposed and within 3 months to maintain cover density.
Debris and Litter shall be removed to ensure stormwater conveyance and to prevent clogging of inlet
Appendix 3A-4 Page 12 of 31 EDSP Adopted December 03, 2012
and outlet 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 vegetated filters 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 vegetative filter shall be safe and efficient. Egress and ingress routes shall be maintained to
design standards. Obstacles preventing maintenance personnel and/or equipment access to the facility
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 vegetated filter. 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 vegetated filter shall be filled.
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 15 of 31 EDSP Adopted December 03, 2012
Rain Gardens
Operations and Maintenance Plan
A vegetated Infiltration Basin or rain garden is a vegetated depression created by excavation, berms,
or small dams to provide for short-term ponding of surface water until it percolates into the soil. The
basin shall infiltrate stormwater within 24 hours. All facility components and vegetation shall be
inspected for proper operations and structural stability, 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:
Basin Inlet shall assure unrestricted stormwater flow to the vegetated basin.
• Sources of erosion shall be identified and controlled when native soil is exposed or erosion channels
are present.
• Inlet shall be cleared when conveyance capacity is plugged.
• Rock splash pads shall be replenished to prevent erosion.
Embankment, Dikes, Berms and Side Slopes retain water in the infiltration basin.
• Structural deficiencies shall be corrected upon discovery:
o Slopes shall be stabilized using appropriate erosion control measures when soil is exposed/ flow
channels are forming.
o Sources of erosion damage shall be identified and controlled.
Overflow or Emergency Spillway conveys flow exceeding reservoir capacity to an approved stormwater
receiving system.
• Overflow shall be cleared when 25% of the conveyance capacity is plugged.
• Sources of erosion damage shall be identified and controlled when soil is exposed.
• Rocks or other armament shall be replaced when only one layer of rock exists.
Filter Media shall allow stormwater to percolate uniformly through the infiltration basin. If water
remains 36-48 hours after storm, sources of possible clogging shall be identified and corrected.
• Basin shall be raked and, if necessary, soil shall be excavated, and cleaned or replaced.
• Infiltration area shall be protected from compaction during construction.
Sediment/ Basin Debris Management shall prevent loss of infiltration basin volume caused by
sedimentation. Gauges located at the opposite ends of the basin shall be maintained to monitor
sedimentation.
• Sediment and debris exceeding 3 inch in depth shall be removed every 2-5 years or sooner if
performance is affected.
Debris and Litter shall be removed to ensure stormwater infiltration and to prevent clogging of overflow
drains and interference with plant growth.
• Restricted sources of sediment and debris, such as discarded lawn clippings, shall be identified and
prevented.
Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from
erosion.
• Mulch shall be replenished as needed to ensure healthy plant growth
• Vegetation, large shrubs or trees that limit access or interfere with basin operation shall be pruned or
removed.
• Grass shall be mowed to 4”-9” high and grass clippings shall be removed no less than 2 times per
year.
• Fallen leaves and debris from deciduous plant foliage shall be raked and removed if build up is
damaging vegetation.
• Nuisance or prohibited vegetation (such as blackberries or English Ivy) shall be removed when
discovered. Invasive vegetation contributing up to 25% of vegetation of all species shall be removed.
• Dead vegetation shall be removed to maintain less than 10% of area coverage or when infiltration
Appendix 3A-4 Page 16 of 31 EDSP Adopted December 03, 2012
basin function is impaired. Vegetation shall be replaced within 3 months, or immediately if required
to control erosion.
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 vegetated infiltration
basins 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 infiltration basin 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 infiltration basin 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 infiltration basin. 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 infiltration basin shall be filled.
If used at this site, the following will be applicable:
Fences shall be maintained to preserve their functionality and appearance.
• Collapsed fences shall be restored to an upright position.
• Jagged edges and damaged fences shall be repaired or replaced.
Appendix 3A-4 Page 17 of 31 EDSP Adopted December 03, 2012
Sand Filters
Operations and Maintenance Plan
Sand filters consist of a layer of sand in a structural box used to trap pollutants. The water filters through
the sand and then flows into the surrounding soils or an underdrain system that conveys the filtered
stormwater to a discharge point. All facility components, vegetation, and source controls 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, and 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:
Filter Inlet shall allow water to uniformly enter the sand filter as calm flow, in a manner that prevents
erosion.
• Inlet shall be cleared of sediment and debris when 40% of the conveyance capacity is plugged.
• Source of erosion damage shall be identified and controlled when native soil is exposed or erosion
channels are forming.
• 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.
• Rock splash pads shall be replenished to prevent erosion.
Reservoir receives and detains stormwater prior to infiltration. If water does not drain within 2-3 hours
of storm event, sources of clogging shall be identified and correction action taken.
• Debris in quantities more than 1 cu ft or sufficient to inhibit operation shall be removed routinely
(e.g., no less than quarterly), or upon discovery.
• Structural deficiencies in the sand filter box including rot, cracks, and failure shall be repaired upon
discovery.
Filter Media shall allow to stormwater to infiltrate uniformly through the sand filter. If water remains
36-48 hours after storm, sources of possible clogging shall be identified and corrected.
• Sand filter shall be raked and if necessary, the sand/gravel shall be excavated, and cleaned or
replaced.
• Sources of restricted sediment or debris (such as discarded lawn clippings) shall be identified and
prevented.
• Debris in quantities sufficient to inhibit operation shall be removed no less than quarterly, or upon
discovery.
• Holes that are not consistent with the design structure and allow water to flow directly through the
sand filter to the ground shall be filled.
• The infiltration area shall be protected from compaction during construction.
Underdrain Piping (where applicable) shall provide drainage from the sand filter, and Cleanouts (where
applicable) located on laterals and manifolds shall be free of obstruction, and accessible from the surface.
• Under-drain piping shall be cleared of sediment and debris when conveyance capacity is plugged.
Cleanouts may have been constructed for this purpose.
• Obstructions shall be removed from cleanouts without disturbing the filter media.
Overflow or Emergency Spillway conveys flow exceeding reservoir capacity to an approved stormwater
receiving system.
• Overflow spillway shall be cleared of sediment and debris when 50% of the conveyance capacity is
plugged.
• Source of erosion damage shall be identified and controlled when erosion channels are forming.
• Rocks or other armament shall be replaced when sand is exposed and eroding from wind or rain.
Vegetation
• Vegetation, large shrubs or trees that limit access or interfere with sand filter operation shall be
Appendix 3A-4 Page 18 of 31 EDSP Adopted December 03, 2012
pruned.
• Fallen leaves and debris from deciduous plant foliage shall be raked and removed.
• Nuisance or prohibited vegetation (such as blackberries or English Ivy) shall be removed when
discovered. Invasive vegetation contributing up to 25% of vegetation of all species shall be removed.
Debris and Litter shall be removed to ensure stormwater infiltration and to prevent clogging.
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 sand filters 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 sand filter 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 facility 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 sand filter. 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 infiltration basin shall be filled.
Appendix 3A-4 Page 19 of 31 EDSP Adopted December 03, 2012
Soakage Trenches
Operations and Maintenance Plan
Soakage Trenches consist of drain rock and sand, and receive stormwater from roof downspouts and/or
area drains. There are various components within the system – piping, silt basin and the trench itself.
The Conveyance Piping consists of an inlet pipe (downspout or area drain), an outlet pipe located
between the silt basin and the soakage trench, and a perforated pipe, located on top of the aggregate bed
of the soakage trench. The Silt Basin is a structure receiving runoff from an inlet pipe and conveying it
to the soakage trench. The silt basin serves as the pre-treatment system for the soakage trench, removing
sediments and other debris that can impact its proper functioning. All facility components, vegetation,
and source controls shall be inspected for proper operations and structural stability. These inspections
shall occur, at a minimum, quarterly for the first two years from the date of installation, then two times
per year afterwards, or within 48 hours after each major storm. 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:
Soakage trench infiltration: If water is noticed on top of the trench within 48 hours of a major storm, the
soakage trench may be clogged.
• Check for debris/sediment accumulation, rake and remove and evaluate upland causes (erosion,
surface or roof debris, etc.
• Assess the condition of the aggregate and the filter fabric in the trench. If there is sediment in the
aggregate, excavate and replace.
• If there is a tear in the filter fabric, repair or replace.
• The soakage trench area shall be protected from compaction during construction.
Conveyance Piping: If water ponds over the trench for more than 48 hours after a major storm and no
other cause if identified, it may be necessary to remove the filter fabric to determine if the perforated pipe
is clogged with sediment or debris.
• Any debris or algae growth located on top of the soakage trench should be removed and disposed of
properly.
• If the piping has settled more than 1-inch, add fill material. If there are cracks or releases, replace or
repair the pipe. If there are signs of erosion around the pipe, this may be an indication of water
seeping due to a crack or break.
Silt Basin: If water remains in the soakage trench for 36-48 hours after storm, check for sediment
accumulation in the silt basin
• If less than 50% capacity remains in the basin or 6” of sediment has accumulated, remove and dispose
the sediment.
Spill Prevention: Virtually all sites, including residential and commercial, present dangers from spills.
All homes contain a wide variety of toxic materials including gasoline for lawn mowers, antifreeze for
cars, nail polish remover, pesticides, and cleaning aids that can adversely affect groundwater if spilled. It
is important to exercise caution when handling substances that can contaminate stormwater.
• Activities that pose the chance of hazardous material spills shall not take place near soakage trenches.
A Shut-Off Valve or Flow-Blocking Mechanism may have been required with the construction of the
soakage trench to temporarily prevent stormwater from flowing into it, in the event of an accidental
material spill. This may also involve mats kept on-site that can be used to cover inlet drains in parking
lots. The shut-off valve shall remain in good working order, or if mats or other flow-blocking
mechanisms are used, they shall be kept in stock on-site.
Training and/or written guidance information for operating and maintaining soakage trenches 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 soakage trench is required for efficient maintenance. Egress and ingress routes will be
maintained to design standards at inspections.
Appendix 3A-4 Page 20 of 31 EDSP Adopted December 03, 2012
Insects and Rodents shall not be harbored in the soakage trench. 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 larva ides. 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 soakage trench shall be filled.
Appendix 3A-4 Page 21 of 31 EDSP Adopted December 03, 2012
Wet, Extended Wet Detention and Dry Detention Ponds
Operations and Maintenance Plan
Wet Ponds are constructed ponds with a permanent pool of water. Pollutants are removed from
stormwater through gravitational settling and biologic processes. Extended Wet Detention Ponds are
constructed ponds with a permanent pool of water and open storage space above for short-term detention
of large storm events. Pollutants are removed from stormwater through gravitational settling and biologic
processes. Dry Detention Ponds are constructed ponds with temporary storage for the detention of large
storm events. The stormwater is stored and released slowly over a matter of hours. All facility
components, vegetation, and source controls 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, and 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:
Pond Inlet shall assure unrestricted stormwater flow to the wet pond.
• Inlet pipe shall be cleared when conveyance capacity is plugged. Sources of sediment and debris shall
be identified and corrected.
• Determine if pipe is in good condition:
o If more than 1 inch of settlement, add fill material and compact soils.
o If alignment is faulty, correct alignment.
o If cracks or openings exist indicated by evidence of erosion at leaks, repair or replace pipe as
needed.
Forebay traps coarse sediments, reduces incoming velocity, and distributes runoff evenly over the wet
pond. A minimum 1-foot freeboard shall be maintained.
• Sediment buildup exceeding 50% of the facility capacity shall be removed every 2-5 years or
sooner if performance is being affected.
Embankment, Dikes, Berms and Side Slopes retain water in the wet pond.
• Slopes shall be stabilized using appropriate erosion control measures when native soil is exposed or
erosion channels are forming.
• Structural deficiencies shall be corrected upon discovery:
o If cracks exist, repair or replace structure.
o If erosion channels deeper than 2 inches exist, stabilize surface. Sources of erosion damage shall be
identified and controlled.
Control Devices (e.g., weirs, baffles, etc.) shall direct and reduce flow velocity. Structural deficiencies
shall be corrected upon discovery:
• If cracks exist, repair or replace structure.
Overflow Structure conveys flow exceeding reservoir capacity to an approved stormwater receiving
system.
• Overflow structure shall be cleared when 50% of the conveyance capacity is plugged. Sources of
sediment and debris shall be identified and corrected.
• Sources of erosion damage shall be identified and controlled when native soil is exposed at the top of
overflow structure or erosion channels are forming.
• Rocks or other armoring shall be replaced when only one layer of rock exists above native soil.
Sediment and Debris Management shall prevent loss of wet pond volume caused by sedimentation.
• Wet ponds shall be dredged when 1 foot of sediment accumulates in the pond.
• Gauges located at the opposite ends of the wet pond shall be maintained to monitor sedimentation.
Gauges shall be checked 2 times per year.
• Sources of restricted sediment or debris, such as discarded lawn clippings, shall be identified and
prevented.
• Debris in quantities sufficient to inhibit operation shall be removed routinely, e.g. no less than
Appendix 3A-4 Page 22 of 31 EDSP Adopted December 03, 2012
quarterly, or upon discovery.
• Litter shall be removed upon discovery.
Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from
erosion and minimizing solar exposure of open water areas.
• Mulch shall be replenished at least annually.
• Vegetation, large shrubs or trees that limit access or interfere with wet pond operation shall be pruned
or removed.
• Grass (where applicable) shall be mowed to 4 inch-9 inch high and grass clippings shall be removed
if build up is damaging vegetation.
• Fallen leaves and debris from deciduous plant foliage shall be raked and removed if build up is
damaging vegetation.
• Nuisance or prohibited vegetation (such as blackberries or English Ivy) 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 wet pond
function is impaired. Vegetation shall be replaced within 3 months, or immediately if required to
maintain cover density and control erosion where soils are exposed. If removing a dead or hazard
tree a permit maybe required, contact the City’s Public Works Department for details on tree removal.
• Vegetation producing foul odors shall be eliminated.
Spill Prevention measures shall be exercised when handling substances that can contaminate stormwater
Releases of pollutants shall be corrected as soon as identified.
Training and/or written guidance information for operating and maintaining ponds 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 wet pond 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 wet pond 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 pond. 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 pond shall be filled.
If used at this site, the following will be applicable:
Signage shall clearly convey information.
Appendix 3A-4 Page 23 of 31 EDSP Adopted December 03, 2012
• Broken or defaced signs shall be replaced or repaired.
Fences shall be maintained to preserve their functionality and appearance.
• Collapsed fences shall be restored to an upright position.
• Jagged edges and damaged fences and shall be repaired or replaced.
Appendix 3A-4 Page 24 of 31 EDSP Adopted December 03, 2012
Constructed Treatment Wetlands
Operations and Maintenance Plan
Constructed Treatment Wetlands remove pollutants through several processes: sedimentation,
filtration, and biological processes. All facility components, vegetation, and source controls 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, and 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:
Wetland Inlet shall assure unrestricted stormwater flow to the wetland.
• Inlet pipe shall be cleared when conveyance capacity is plugged. Sources of sediment and debris
shall be identified and corrected.
• Determine if pipe is in good condition:
o If more than 1 inch of settlement, add fill material and compact soils.
o If alignment is faulty, correct alignment.
o If cracks or openings exist indicated by evidence of erosion at leaks, repair or replace pipe as
needed.
Forebay traps coarse sediments, reduces incoming velocity, and distributes runoff evenly over the
wetland. A minimum 1-foot freeboard shall be maintained.
• Sediment buildup exceeding 50% of the facility capacity shall be removed every 2-5 years or sooner
if performance is being affected.
Embankment, Dikes, Berms and Side Slopes retain water in the wetland.
• Slopes shall be stabilized using appropriate erosion control measures when native soil is exposed or
erosion channels are forming.
• Structural deficiencies shall be corrected upon discovery:
o If cracks exist, repair or replace structure.
o If erosion channels deeper than 2 inches exist, stabilize surface. Sources of erosion damage shall be
identified and controlled.
Control Devices (e.g., weirs, baffles, etc.) shall direct and reduce flow velocity.
• Structural deficiencies shall be corrected upon discovery:
o If cracks exist, repair or replace structure.
Overflow Structure conveys flow exceeding reservoir capacity to an approved stormwater receiving
system.
• Overflow structure shall be cleared when 50% of the conveyance capacity is plugged. Sources of
sediment and debris shall be identified and corrected.
• Sources of erosion damage shall be identified and controlled when native soil is exposed at the top of
overflow structure or erosion channels are forming.
• Rocks or other armament shall be replaced when only one layer of rock exists above native soil.
Sediment and Debris Management shall prevent loss of wetland volume caused by sedimentation.
• Wetlands shall be dredged when 1 foot of sediment accumulates.
• Gauges located at the opposite ends of the wetland shall be maintained to monitor sedimentation.
Gauges shall be checked 2 times per year.
• Sources of restricted sediment or debris, such as discarded lawn clippings, shall be identified and
prevented.
• Debris in quantities sufficient to inhibit operation shall be removed routinely, e.g. no less than
quarterly, or upon discovery.
• Litter shall be removed upon discovery.
Vegetation shall be healthy and dense enough to provide filtering while protecting underlying soils from
erosion and minimizing solar exposure of open water areas.
• Mulch shall be replenished when needed.
Appendix 3A-4 Page 25 of 31 EDSP Adopted December 03, 2012
• Vegetation, large shrubs or trees that limit access or interfere with wetland operation shall be pruned.
• Fallen leaves and debris from deciduous plant foliage shall be raked and removed.
• Nuisance or prohibited vegetation (such as blackberries or English Ivy) 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 wetland
function is impaired. Vegetation shall be replaced within 3 months, or immediately if required to
maintain cover density and control erosion where soils are exposed.
• Vegetation producing foul odors shall be eliminated.
Spill Prevention measures shall be exercised when handling substances that can contaminate stormwater
Releases of pollutants shall be corrected as soon as identified.
Training and/or written guidance information for operating and maintaining treatment wetlands 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 wetland 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 wetland 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 constructed treatment wetland. 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 constructed treatment wetland shall be filled.
If used at this site, the following will be applicable:
Signage shall clearly convey information.
• Broken or defaced signs shall be replaced or repaired.
Fences shall be maintained to preserve their functionality and appearance.
• Collapsed fences shall be restored to an upright position.
• Jagged edges and damaged fences and shall be repaired or replaced.
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.
Appendix 3A-4 Page 28 of 31 EDSP Adopted December 03, 2012
Drywells
Operations and Maintenance Plan
Drywells are designed to infiltrate stormwater into the ground. Stormwater is piped to drywells from roof
downspouts or pollution control facilities such as swales or planters. The pollution control facility is
designed to settle out sediments and separate oils and greases from the water before releasing it through a
pipe to the drywell. This prolongs the life of the drywell and helps to prevent the contamination of soils
and groundwater. The drywell is a concrete or plastic manhole section with many small holes in the sides
to allow stormwater to infiltrate into the surrounding soil. The drywell system shall be inspected and
cleaned 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. Drywells are considered
Underground Injection Wells in Oregon and are subject to State regulations for permitting and testing by
the Oregon DEQ. The following items shall be inspected and maintained as stated:
Stormwater Drain Pipe shall be inspected for clogging or leaks where it enters the drywell.
• Debris/sediment that is found to clog the pipe shall be removed and disposed of in accordance with
applicable federal and state requirements.
Drywell shall be inspected during each cleanout. Ponding around the catch basins or sedimentation
manhole or drywell lids may indicate that the drywell is failing due to siltation, or the clogging of the
sediment pores surrounding the drywell. Clogged drywells must be replaced.
Vegetation such as trees should not be located in or around the drywell 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 operation will be identified at each inspection
and removed.
Source Control measures typically include structural and non-structural controls. Non-structural controls
can include parking lot or 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, solvents, pesticides, and
cleaning aids that can adversely affect storm water if spilled. It is important 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.
A Shut-Off Valve or Flow-Blocking Mechanism may have been required with the construction of the
drywell to temporarily prevent stormwater from flowing into it, in the event of an accidental material
spill. This may also involve mats kept on-site that can be used to cover inlet drains in parking lots. The
shutoff valve shall remain in good working order, or if mats or other flow-blocking mechanisms are used,
they shall be kept in stock on-site.
Training and/or written guidance information for operating and maintaining drywell systems 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 drywell is required for efficient maintenance. Egress and ingress routes shall be open and
maintained to design standards.
• City inspection staff may require owners to provide proof of registration, permitting and maintenance
logs for the facility as required by the Oregon DEQ.
Insects and Rodents shall not be harbored in the drywell. 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
Appendix 3A-4 Page 29 of 31 EDSP Adopted December 03, 2012
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 drywell shall be filled.
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) shall be
maintained and repaired as needed during or shortly after inspections.
Appendix 3A-4 Page 30 of 31 EDSP Adopted December 03, 2012
Spill Control Manholes
Operations and Maintenance Plan
Spill Control Manholes operate using the principal that oil and water are immiscible (do not mix) and
have different densities. Oil, being less dense than water, floats to the surface. The spill control manhole
shall be inspected and cleaned quarterly. 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:
Stormwater Drain Inlet Pipe shall be inspected for clogging or leaks where it enters the manhole during
every inspection and cleanout. Debris/sediment that is found to clog the inlet shall be removed, tested,
and disposed of in accordance with applicable federal and state requirements.
Manhole Chamber shall be inspected for cracks or damage during each inspection.
• The manhole shall be cleaned out quarterly. Cleanout shall be done in a manner to minimize the
amount of trapped oil entering the outlet pipe. If there is a valve on the outlet pipe it shall be closed
otherwise the outlet will be plugged prior to clean-out.
• Water and oil shall be removed, tested, and disposed of in accordance with regulations. Grit and
sediment that has settled to the bottom of the chamber shall be removed during each cleaning
• Cleaning shall be done without use of detergents or surfactants. A pressure washer along with a
vacuum may be used if necessary.
Absorbent Pillows and Pads (where applicable) absorb oil from the separation chamber.
• Replacement shall occur at least twice a year, in the spring and fall, or as necessary to retain oil-
absorbing function.
Stormwater Drain Outlet Pipe shall be inspected for clogging or leaks where it exits the manhole.
Particular attention shall be paid to ensure that the joint where the tee joins the outlet pipe is watertight.
• Debris/sediment that is found to clog the outlet shall be removed, tested, and disposed of in
accordance with applicable federal and state requirements.
Vegetation such as trees should not be located in or around the spill control manhole because roots can
penetrate the unit body, and leaves from deciduous trees and shrubs can increase the risk of clogging.
• Large shrubs or trees that are likely to interfere with manhole operation shall be identified at each
inspection and removed.
Source Control measures typically include structural and non-structural controls. Non-structural controls
can include street sweeping and other good housekeeping practices.
• Source control measures shall be inspected and maintained.
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 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 spill control manholes
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 spill control manhole is required for efficient maintenance. Egress and ingress routes shall
be open and maintained to design standards.
Insects and Rodents shall not be harbored in the spill control manhole. 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
Appendix 3A-4 Page 31 of 31 EDSP Adopted December 03, 2012
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 manhole shall be filled.
Signage may serve to educate people about the importance or function of the site's stormwater protection
measures. Signage (where applicable) shall be maintained and repaired as needed during or shortly after
inspections.
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
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OPERATIONS AND MAINTENANCE MANUAL
Appendix 2
Notice of Operations and Maintenance Plan
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
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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.**
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
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OPERATIONS AND MAINTENANCE MANUAL
Appendix 3
O&M Agreement: Operations and Maintenance Plan
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
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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:
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
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KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
Appendix 4
Facility Inspection and Maintenance Log
KPFF Consulting Engineers
OPERATIONS AND MAINTENANCE MANUAL
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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:
800 Willamette Street, Suite 400, Eugene, OR 97401
541-684-4902| www.kpff.com
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT F
City Interpretation
City file no. 811-22-000216-TYP2
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT G
State of Oregon Department of Geology and Mineral Industries (DOGAMI)
Operating permit documentation
City of Springfield
Site Plan Review Application
Attachments
ATTACHMENT H
Technical Memo: Scope of Work – TPR High Banks
Kelly Sandow, PE, Sandow Engineering LLC
March 19, 2024
SANDOWENGINEERING
160 MADISON STREET, SUITE A EUGENE, OREGON 97402 541.513.3376
TECH MEMO
DATE: March 19, 2024
TO: Michael Liebler, PE
City of Springfield
FROM: Kelly Sandow P.E.
Sandow Engineering
RE: Scope of Work- TPR High Banks Road
The following provides the proposed Scope of Work and relevant information for the proposed
zone change and development of Tax Lots 402 and 405 of Assessor’s Map 17-02-28-00, at
approximately 25.4 acres.
Development Proposal
Tax Lot 402 is approximately 24.5 acres and is currently zoned Quarry and Mine Operations
with Organizable Fringe Overlay (QMO/UF-10). Tax Lot 405 is approximately 0.89 acres and is
split-zoned QMO/UF-10 and Low-Density Residential (R-1). The applicant is proposing to
rezone both tax lots to Light Medium Industrial (LMI).
The development proposal is an RV storage facility with 302 RV spaces.
Access to the site will be via High Banks Road
Site Information
The development site is comprised of Tax Lots 402 and 405. The site is located north of High
Banks Road/52nd Street. The site is approximately 25.4 acres and is currently vacant.
High Banks Road and 52nd Street are classified as major collectors.
Re: TPR and TIA Scope of Work
Date: 3.19.24
Page 1
SANDOW ENGINEERING
Site Location
Re: TPR and TIA Scope of Work
Date: 3.19.24
Page 2
SANDOW ENGINEERING
Street Classification
TRANSPORTATION PLANNING RULE ANALYSIS
Existing Zoning Trip Generation
The existing zoning of Tax Lot 402 is Quarry and Mine Operations with Organizable Fringe
Overlay (QMO/UF-10). Uses allowed in the QMO zoning are:
• Extraction, storage, and processing of rocks and minerals.
Tax Lot 405 is split zoning of approximately 0.36 acres QMO and approximately 0.53 acres of
Low-Density Residential (R-1). Uses allowed in the R-1 zoning are:
• Residential uses: Single family, duplex, triplex, townhomes, and cluster housing.
The worst-case development potential of the QMO zone is quarry/rock processing. The ITE Trip
Generation manuals do not have trip rates for quarry/rock processing use. However, this site is
a former quarry site, and extraction has already occurred. Therefore, the trips from this parcel
will be minimal to none under the existing zoning.
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Date: 3.19.24
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SANDOW ENGINEERING
The maximum density of R-1 is 14 units for Single Family and up to 25 units for Townhome. At
approximately 0.53 acres, the max density for the site is 7 single-family units or 13
townhomes. Table 1 below provides the trip generation estimate for the existing zoning.
TABLE 1: PM PEAK HOUR TRIP GENERATION COMPARISON-EXISTING ZONING
ITE Code Rate Trips
210- Single Family Detached Ln(t)=0.94ln(x)+0.27 8
215- Single Family Atached T=0.60(x)-3.93 4
The highest PM peak hour generator is 210- Single Family Detached at 8 PM peak hour trips.
Potential Zoning
The proposed zoning is Light-Medium Industrial (LMI). The allowed uses within LMI that would
be likely for this size of the lot and the uses with the higher trip generators are:
• Manufacturing
• Office/Headquarters
• Industrial Park
Specific development standards for LMI zoning include a 10’ setback and no maximum building
height.
MANUFACTURING
Based on other manufacturing facilities within the Springfield/Eugene area, the total building
footprint is calculated as per the following:
• 24.5 acres= 432,986 sf
• Minimum landscaping 20%= 86,597 sf landscaping areas include stormwater facilities
• Parking, drive aisle, loading docks, etc. 54%= 576,299 sf
• Building footprint= 277,477 sf
• Assume 25% building footprint contains 2 stories similar to the other uses = 346,850
total square footage.
The trips to the site are estimated using ITE Trip Generation Manual Land Use 140-
Manufacturing. Table 2 below provides the PM peak hour trip generation estimates for this
scenario.
OFFICE/HEADQUARTERS
Single office buildings are not allowed to exceed 2,000 square feet unless abutting an arterial
or collector street. As this site does not abut an arterial or collector street, the site could not
be developed as exclusively office or office headquarters.
Re: TPR and TIA Scope of Work
Date: 3.19.24
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SANDOW ENGINEERING
INDUSTRIAL PARK
Tax Lot 400, directly south of this site, is zoned LMI and is constructed in an industrial park
type layout. These buildings are a mix of 1 and 2 stories and contain a variety of tenants. The
development in Tax lot 400 contains approximately 160,000 sf of building space over 7.79
acres. The layout appears to have a reasonable maximum building square footage when
compared to the parking, landscaping, etc. Tax Lot 400 has a ratio of building square footage
to acre of 20,550 sf/acre.
Applying the 20,550-sf building area per acre, the subject site, at 25.4 acres, would have
approximately 522,000 sf of building area.
The ITE Land Use category that most closely matches this use is 130- industrial Park. Table 2
provides the trip generation estimates for this scenario.
TABLE 2: PM PEAK HOUR TRIP GENERATION-PROPOSED LMI ZONING
ITE Code Rate Trips
140-Manufacturing T=0.87(x)-17.5 284
130- Industrial Park 0.34 177
The reasonable worst-case development scenario would generate 284 PM peak hour trips.
The entering and exiting splits are illustrated in Table 3 below. As demonstrated, the increase
in trips from the zone change will increase the total trips by 616.
Total In Out
Existing Zoning 8 5 3
Proposed Zoning 284 88 196
Increase 276 83 193
The trip distribution follows the existing travel patterns based on reasonable
origins/destinations within the area. The distribution is:
• 70% to/from the west
• 15% to/from the east
• 15% to/from the south
The trip distribution is shown in the image below.
Re: TPR and TIA Scope of Work
Date: 3.19.24
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SANDOW ENGINEERING
Trip Distribution TPR Analysis
(Trip Differential)
The following intersections have 20 or more trips added:
• High Banks at Site Access Road
• High Banks at 52nd Street
• 52nd at Highway 126
• 58th at Thurston Road
• Highway 126 at Main Street
TRAFFIC IMPACT ANALYSIS
The current development proposal is an RV storage facility with 302 spaces.
The most closely related ITE Land Use is 151- Mini-Warehouse. The independent variable for
land use 151 is the number of storage units. For this study, each RV space would be considered
a storage unit. Table 4 provides the trip generation.
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Date: 3.19.24
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SANDOW ENGINEERING
TABLE 4: TRIP GENERATION-DEVELOPMENT PROPOSAL
Time Period
Size
(Beds) Rate Trips
151- Mini Warehouse
Daily 302 17.96 53
AM Peak Hour 302 1.21 4
PM Peak Hour 302 1.37 6
The site will not generate more than 1,000 ADT or 100 peak hour trips. Therefore, a TIA is not
triggered.
ANALYSIS PARAMETERS
TPR Analysis
• Years
⋅ 2023- Existing
⋅ 2035- TSP Horizon
• PM Peak Period 4-6 PM
• Intersections to be studied
⋅ High Banks at Site Access Road
⋅ High Banks at 52nd Street
⋅ 52nd Street at Highway 126
⋅ 58th at Thurston Road
⋅ Highway 126 at Main Street