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HomeMy WebLinkAboutComments PWE 7/3/2007 .. Memorandum City of Springfield Subject: July 3, 2007 Andy Limbird, Urban Planner Matt Stouder, Civil Engineer SUB2007-00027, Hasse/Twin Butte Mortgage Date: To: From: 1 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 32.100 of the SDC requires that sanitary' sewers shall be installed to j serve each new development and to connect deve]opm~nts to existing mains. ' Additionally, installation of sanitary sewers shall provide sufficient access for maintenance activities. Finding: The applicant has proposed extension of 6 inch private wastewater service . j laterals to serve all lots within the development. Connections to the public system will be made to the 8 inch line in South 42nd Street as well as the 8 inch line in 41" Place. )Finding: The applicant has not shown the location oftheexisting sewer service to the existing house on the site ~ssessment of existing conditions. w.~ Condition: Prior to approval of the Final Plat, the applicant shall show the location of the existing sanitary sewer service to the existing house on the site assessment of existing , conditions plan sheet. " , STORMW A TER MANAGEMENT , Finding: Section 32.110 (2) of the SDC requires that the Approval Authority shall grant J development approval only. where adequate public and/or private stormwater . management systems'provisions have been made as detennined by the Public Works Director, consistent with the Engineering Design Standards and Procedures Manual- (EDSPM). jFinding: Section 32.] 10 (4) of the SDC requires that run-off from a development shali be directed to an approved stormwater management system with sufficient capacity to accept the discharge. ) Finding: Section 32. i I 0 (5) of the Springfield Development Code (SDC) requires new . developments to employ'drainage management practices, which minimize the amount and rate of surface water run-off into receiving streams, and. which promote water quality. Date Rece\Ved:__rjJ!2..~l- Planner: AL ' .. Finding: To comply with Sections 32.110 (4) & (5), stonnwater runofffrom the site will I be directed into a series of pipes and water quality swales, prior to discharge to the public ~. system. The pipes and water quality swales are proposed to be joint systems benefiting multiple property owners. The public system consists of an existing] 8 inch stonn line in 42nd Street and a 12 inch line in 41 sl Place. j' Finding: The existing house is shown to be connected to a drywell, which will be abandoned. The applicant has not indicated on the plan set how the existing house will be connected to the public stonn sewer upon subdivision. ' W. If 6uJ, 5 Condition: Prior to approval of the Final Plat, the applicant shall install all stonnwater facilities (pipes, swales, etc.) thatbenefit multiple properties. Condition: Prior to approval of the Final Plat, the 'applicant shall make provisions to hookup the existing house to the public stonnwater system, and shall show the system on the plan. WATER QUALITY Finding: Under Federa] regulation of the Clean Water Act (CW A), Endangered Species J Act (ESA), and National Pollutant Discharge Elimination System (NPDES), the City of Springfield has obtained a Municipal Separate Stonn Sewer System (MS4) pennit. A provision of this pennit requires the City demonstrate efforts to reduce the pollution in . urban stonnwater to the Maximum Extent Practicable (MEP). Finding: Federal and Oregon Department of Environmental Quality (ODEQ) rules Jrequire the City's MS4 plan address six "Minimum Control Measures." Minimum Control Measure 5, "Post-Construction Stonnwater Management for New Development and Redevelopment," applies to the proposed development. Finding: Minimum Control Measure 5 requires the City of Springfield to develop, /implement and enforce a program to ensure the reduction of pollutants in stonnwater runoff to the MEP. The City must also develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) , appropriated for the community. . Finding: Minimum Control Measure 5 requires the City ofSpringfie]d use an ordinance 'or other regulatory mechanism to address post construction runoff from new and re- I, development projects to the exte.nt allowable under State law. Regulatory. mechanisms used by the City Include the Spnngfield Development Code (SDC); the City's . Engineering Design Standards and Procedures Manual (EDSPM) and the future Stonnwater Facilities Master Plan (SFMP). Finding: As required in Section 31.050 (5) of the SDC, "il development shall be required j to employ drainage management practices approved by the Public Works Director and consistent with Metro Plan policies and the Engineering Design Standards and frocedures Manual." Date Received: ~/ ,}{l01 Planner: AL , . 0J..6 ~\ w.~ ) Finding: Section 3.02 of the City's EDSPM states the Pubic Works Department will accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the policies and procedures of either the City of Portland (BES), or the Clean Water Services (CWS). 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 post-developed BMPs /that in combination are desil,'11ed 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 of the manual requires a minimum of 50 percent of the non-building rooftop impervious area on a site shall be treated for stonnwater quality improvement using vegetative methods. Finding: To meet the requirements of the City's MS4 permit, the Springfield' V Development Code; and the City's EDSPM, the applicant has proposed several small water quality swales. A planting plan for the swales has not been provided. Finding: The vegetation used in the swales will serve as the primary pollutant removal Jmechanism for the storm water 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. j Finding: The water quality swales and associated pipes will be jointly owned systems shared by several property owners. Maintenance of these systems has not been addressed with the proposed application. , Condition: Prior to Final Plat approval;the applicant shall, submit a proposed planting plan/seed mix for the'water quality swales proposed. The seed mix shall meet the requirements ofthe City's interim design standards as required in Section 3.02 of the EDSPM and shall be shown on the plan drawings. 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 water quality swales shall be shall be fully vegetated with all vegetation species established prior to approval of Final Plat. Alternatively, is 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. . Condition: Prior to approval of the Final Plat, the applicant shall provide an operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed swales, consistent with maintenance criteria required by the City of Portland's Stormwater Management Manual. The plan should designate maintenance responsibility for operatIng and maintaining the system, imd should be distributed to all property owners and tenants of the site. Date Received: --, ~ /~(J7 Planner: AL -;7 :. PUBLIC STREETS. SIDEWALKS & IMPROVEMENT ARGEEMENTS Finding: The applicant has proposed construction of sidewalks along the property frontage on 42nd Street. Sidewalk construction will occur as part ofthe building permit process. UTILITIES. EASEMENTS AND RIGHTS OF WAY !Finding: Plan sheet 3 shows 10 feet of right-of-way to be dedicated along'the property .' frontage of 42nd Street. Plan sheets 1 and 2 show the right-of-way as existing along 42nd . Street. \ Finding: Section 32.120 (5) of the SDC requires applicants proposing developments make arrangements with the City and each utility provider for the dedication of utility j 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 14 feet. J Finding: The applicant has proposed 7 foot public utility easements along the frontage of both 4151 Place and 42nd Streets, satisfying Section 32.120 of the SDC. Finding: The applicant has proposed numerous private easements on the property for both joint-use access and utilities, and for private stormwater facilities. These easements , . ' are reflected on plan sheet 3. Some of the easements are shown on sheets 2 and 4 as well. Finding: On the northeast corner of the property, there is a proposed variable width joint- use access and utility easement as shown on sheet 3. This easement is shown as an existing 26 foot access, maintenance and utility easement on sheets 2 and 4. Condition:'Prior to approval of the Final Plat, the applicant shall revise plan sheet 3 to correctly show the. existing right-of-way along the property frontage on 42nd Street. Condition: Prior to approval of the Final Plat, the applicant shall rectify the discrepancies surrounding the joint-use access, maintenance and utility easement located on the northeastern portion of the property. ' . OTHERPERMIT~ .OTHER NOTE: The intent of this list is to give a developer insight about requirements related to public improvements before they develop their property. FEES AND PERMITS Date, Received: -, /3/df)/)7_ Planner: AL ----17 ,~ SYSTEMS DEVELOPMENT CHARGE: 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 1]] 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 submituil for buildings or site improvements on each portion ~ . , or phase of the development. SANITARY SEWER IN-LIEU-OF-ASSESSMENT CHARGE: Pay a Sanitary Sewer In-Lieu-of"Assessment charge in addition to the regular connection fees i'fthe 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 detennine if In-Lieu-of-Assessment charge is applicable. [Ord 5584J PUBLIC INFRASTRUCTURE FEES: It is the responsibility of the private developer to fund the public infrastructure. OTHER CITY PERMITS: Encroachment Pennit or Sewer Hookup Permit (working within right-of-way or public easements) example: new tap to the public stonn or sanitary sewer, or adjusting a manhole. [The current rate is $130 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/APPROVALS MAYBE NECESSARY: o Metropolitan Wastewater Management Commission (Pump station, sanitary sewers 24 inches or larger) , o Lane County Facilities Permit (]fthe project is within Lane County jurisdiction) o Railroad (]fthe project crosses a railroad) o Oregon Department of Transportation (If the project is within ODOT jurisdiction), , . Division of State Lands (Storm water discharge, wetlimds) o Oregon Department of Environment a] Quality (Erosion control (5 acres or greater), pump station, storm water discharge, wetlands) . U.S. Army Corps of Engineers (Storm water discharge, wetlands) Date Received: Planner: AL '7/'/;o/)7 I /