HomeMy WebLinkAboutComments PWE 7/8/2008
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Memorandum
City of Springfield
Date: July 8, 2008
To: Steve Hopkins, Urban Planner
From: 'Eric Walter, Civil Engineer
Subject: SUB2008-00029, Tabor-Griffin Subdivision
I have reviewed the materials provided with the subject application. The recommended
findings and conditions outlined below are provided for your use in preparing the
land-use decision.
SANITARY SEWER
Finding: Section 4.3-l05.A of the SDC requires that sanitary sewers shall be installed to.
serve each new development and to connect developments to existing mains.
Additionally, installation of sanitary sewers shall provide sufficient access for
maintenance activities.
Finding: The applicant has proposed a new 8 inch public wastewater main with service
laterals branching off to serve each lot within the development. The connection of this 8"
main to the existing public system is located on the east side of 5th Street and connecting
to the existing manhole at the intersection of 5\h and "T" Street. Plans should be r~vised
to include one 4" lateral for serving lot #5 that does not appear to be shown on plans.
Finding: The applicant has indicated on the plans the proposed 8 inch wastewater pipe to
be a private line; however, the Building Department (Plumbing Code i will not allow one
single private main line serving multiple lots unless it is a public.
Condition: Prior to approval of the Final Plat, the applicant shall submit a revised tentative
.subdivision plan showing a new lateral serving lot #5.
Condition: Prior to approval of the Final Plat, the applicant shall submit a revised tentative
subdivision plan showing individual independent private sanit3.rysewer pipes extending
to each individual lot or one single public 8;' sanitary sewer pipe. The plans must also
include updated private or public easement information.
STORMW ATER MANAGEMENT
. Finding: Section 4.3- II O.B of the SDC requires that the Approval Authority shall grant
development approval only where adequate public and/or private stormwater
management systems provisions have been made as determined by the Public Works
Director, consistent with the Engineering Design Standards and Procedures Manual.
Finding: To comply with Sections 4.3-llO.D & E, stormwater runoff from the eastern
end of the subdivision will be directed into a water quality bio swale prior to discharging
into the public syst~m located in the driveway / private road. Both the bio swale outlet
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and remaining western portion of subdivision will discharge to a private 6" storm water
pipe located in the private driveway I road and connect to an existing storm manhole,
then to the public system running east-west in an existing public sewer easement.
. Finding: Plans indicate that the storm water is being collected along the south side of
street at the east end of subdivision via a gutter system however, the gutter system ends
abruptly where storm water will discharge and shed onto the street surface at the street
location of the "Emergency Vehicle Turnaround" which is not consistent with the
Engineering Design Standards and Procedures Manual.
Condition: Prior to approval of the Final Plat, the applicant shall submit a revised tentative
subdivision plan showing a complete storm water system that collects and discharges storm
water into a complete gutter and/or pipe system in lieu of discharging and shedding across
the street pavement surface. '
WATEROUALITY
Finding: Under Federal regulation of the Clean Water Act (CW A), Endangered Species
Act (ESA), and National Pollutant Discharge Elimination System (NPDES), the City of ) ,
Springfield has obtained a Municipal'Separate Storm Sewer System'(MS4) permit. A
provision of this permit requires the City demonstrate efforts to reduce the pollution in
urban stormwater to the Maximum Extent Practicable (MEP).
Finding: Section 3.03.3.B of the City's EDSPM states all public and private development
and redevelopment projects shall employ a system of one or more' p'ost-developed BMPs
that in combination are designed to achieve at least a 70 percent reduction in the total
suspended solids in the runoff generated by that development. Section 3.03.4.E ofthe
manual requires a minimum of 50 percent of the non-building rooftop impervious area on
a site shall be treated for stormwater quality improvement using vegetative methods. The
proposed water quality .grassy swale will satisfy this requirement.
Finding: To meet the requirements ofthe City's MS4 permit, the Springfield
Development Code, and the City's EDSPM, the applicant has proposed one private water
quality grassy swale.' The private grassy swale will be located in a proposed open space.
An "erosion control" seed mix has not been provided. Plans should include a seed mix
and application rate specified.
Finding: The grassy vegetation proposed for use in the swales will serve as the primary
pollutant removal mechanism for the stormwater runoff, and will remove suspended
solids and pollutants through the processes of sedimentation and filtration. Satisfactory
pollutant removal will occur only when the vegetation has been fully established.
Condition: Prior to approval of the final site plan, the applicant shall provide a
maintenance plan to the City for review to ensure the long-term maintenance of the
proposed water quality bio swale. The plan should designate maintenance responsibility
for maintaining the system and should be distributed to all property owners and tenants of
the site.
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Condition: Prior to Final Plat approval, the applicant shall submit a proposed seed mix for
both the private vegetative water quality swale and the public grassy swaleldetention pond.
The seed mix shall meet the requirements of the City's interim design standards as required
in Section 3.02 of the EDSPM. The City of Portland stormwater management manual may
be referenced for design.
Condition: To ensure a fully functioning water quality system and meet objectives of
Springfield's MS4 permit, the Springfield Development Code and the EDSPM, the
proposed private vegetative water quality swale shall be fully vegetated with all
vegetation species established prior to approval of Final Plat, while the grassy swale shall
be fully vegetated with all vegetation species established prior to City acceptance of the
Public Improvement Project. Alternatively, if this condition cannot be met, the applicant
shall provide and maintain additional interim erosion control/water quality measures
acceptable to the Public Works Department that will suffice until such time as the swale
vegetation becomes fully established.
PUBLIC STREETS. SIDEWALKS & IMPROVEMENT AGREEMENTS
Finding: Section 4.2-l05.G.2 of the Springfield Development Code requires that
whenever a proposed land division or development will increase traffic on the City street
system and that development has any unimproved street frontage abutting a fully
improved street, that street frontage shall be fully improved to City specifications.
Exception (i) notes that in cases of unimproved streets, an Improvement Agreement shall
be required as a condition of Development Approval postponing improvements until such
time that a City street improvement project is initiated.
Finding: The applicant is not proposing improvements to the existing 5th Street frontage
that is already fully improved; therefore, there will be no need for conditions regarding
street improvements.
UTILITIES. EASEMENTS AND RIGHTS OF WAY
Finding: Section 4.3-130.A of the Springfield Development Code requires each
development area to be provided with a water system having sufficiently sized mains and
lesser lines to furnish,adequate supply to the development and sufficient access for
maintenance. Springfield Utility Board coordinates the design of the water system within
Springfield city limits. The current plan proposal does show locations and sizes of
proposed water lines.
Finding: Section 4.3-l40.A of the SDC requires applicants proposing developments
make arrangements with the City and each utility provider for the dedication of utility
easements necessary to fully service the development or land beyond the development
area. The minimum width for public utility easements adjacent to street rights of ways
.shall be 7 feet. The minimum width for all other public utility easements shall be 7 feet.
The Public Works Directormay require a larger easement to allow for adequate
. maintenance.
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Finding: The applicant has pwpused a 7 foot public utility easements along the frontage
of 5th Street, satisfYing ~ection 4.3-l40.A of the SDC. Additionally, the applicant is
proposing a 5' right-of-way dedication along the 5th Street frontage. '
Finding: The applicant has 'proposed a private street section of 3"ac over 9" crushed rock
which does not co~ply with the minimum street section requirements of the Springfield
Standard Specifications, Standard Drawing 3-1.
Condition: Prior to approval of the Final Plat, all referenced easements and right-of-way
dedications as described on the tentative subdivision plan shall be submitted for review
and approval by the City Surveyor. Following City Surveyor approval of easement
descriptions, all legal documentation shall be recorded prior to final plat approvaL
Condition: Prior to approval of the Final Plat, the tentative plans shall be' revised to
indicate a street section'showing conformance to the Springfield Standard Specifications,
Standard Drawing 3-1 that requires a minimum 4" ac over 12" crushed rock. This 4"
over 12" street section will also satisfY the required 80,000 lb fire truck loading.
OTHER PERMITS
FEES AND PERMITS
SYSTEMS DEVEL01>MENI (:HARGE:
Pay applicable Systems Development Charges when building permits are issued for
developments within the City limits or within the Springfield Urban Growth Boundary.
(The cost relates to the amount of increase in impervious surface area, transportation trip
rates, and plumbing fixture units. Some, exceptions apply to Springfield Urban Growth "
,areas.) [Springfield Code Chapter 11, Article-II]
Systems Development Charges (SDC's) will apply to the construction of buildings and
site improvements within the subject site. The Charges will be based upon the rates in
effeCt at the time of permit submittal for buildings or site improvements on each portion
or phase of the development.
SANITARY SEWERIN-LIEU-OF-ASSESSMENT CHARGE: -
Pay a Sanitary Sewer In-Lieu-of-Assessment charge in addition to the regular connection
fees if the property or portions of the property being developed have not previously been
assessed or otherwise participated in the cost of a public sanitary sewer. Contact the
Engineering Division to determine ifIn~Lieu-of-Assessment charge is applicable. lOrd
5584]
PUBLIC INFRASTRUCTURE FEES:
It is the responsibility of the private developer to fund the public infrastructure.
OTHER CITY PERMITS:
Encroachment Permit or Sewer Hookup Permit (working within right-of-way or public
eaSements) example: new tap to the public storm or sanitary sewer, or adjusting a
manhole. [The current rate is $135 for processing plus applicable fees and deposits]
Land & Drainage Alteration Permits (LDAP). [Contact the Springfield Public Works
Department @ 726-5849 for appropriate applications/requirements]
ADDITIONAL PERMITS/APPROV ALS MAY BE NECESSARY:
. Metropolitan Wastewater Management Commission (Pump station, sanitary
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sewers 24 inches or larger)
0, Lane County Facilities Permit (If the project is within Lane County jurisdiction)
o Railroad (If the project crosses a railroad)
. Oregon Department of Transportation (If the project is within ODOT jurisdiction)
o Division of State Lands (Storm water discharge; wetlands)
o Oregon Department of Environmental Quality (Erosion control (5 acres or
greater), pump station, storm water discharge, wetlands)
. U.S. Army Corps of Engineers (Storm water discharge, wetlands)