HomeMy WebLinkAboutComments PWE 7/3/2007
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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.
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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 '
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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.
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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. '
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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
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) 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
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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.
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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
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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
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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
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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
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