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HomeMy WebLinkAboutComments PWE 7/26/2010 .: " . . Memorandum City of Springfield Date: To: From: Subject: July 26, 2010 Steve Hopkins, Urban Planner Eric Walter, Civil Engineer SUB2010-00008, Larkin Subdivision I have reviewed the materials provided with the subject application. The finding and conditions outlined below are provided for your use in preparing the land-use decision. SANITARY SEWER Finding: Section 4.3-105.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: Pursuant to Chapter 3.03.4.A of the City's Engineering Design Standards and Procedures Manual and Section 4.4 of Portland's Stormwater Management Manual, solid waste storage areas shall be covered and hydraulically isolated from potential stormwater runoff, and directed to the sanitary sewer system. Plans and detailing .demonstrate conformance with this code requirement. Finding: Each of the six lots will be served for sanitary sewer service by installing individual private 6" sewer pipes to each duplex lot. All sewer laterals will connect to an existing 8" sewer lateral that. is presently serving ~s prop~rty. The ~xisti~f 8" sewer l.ateral tha~ serves ~s . property dIscharges to an 8" sarutary mam located m 42 Street. This proposed connectIOn IS found to be acceptable for Public Works and complies with the sanitary sewer requirements. STORMW ATER MANAGEMENT Finding: Section 4.3-1l0.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 ;"ade as determined by the Public Works Director, consistent with the Engineering Design Standards and Procedures Manual. Finding: Section'4.3-11O.D of the SDC requires that run-off from a development shall be directed to an approved storm water management system with sufficient capacity. Finding: Section 4.3-llO.E of the 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. Finding: To comply with Sections 4.3-11 O.D & E, storm water runoff from each building will be piped to a private storm water line that connects to and discharges to the public system which is a 30" storm main located in S. 42nd Street. .. ....jj f j~:;{; ~ Date Received: Planner: SH 7 -I6 -II) d... _ ~ , ~l:,~ .;~.;'~ ....:t.~ . . < ;~ Finding: To comply with Sections 4.3-IIO.D & E, stormwater runoff from the parking lot will be directed into a water quality bio-swale. TIle bio-swale then drains to an 8" storm pipe which then discharges to the public system which is a 30" storm main located in S. 42nd Street. The engineer of record has provided a storm water design report showing conformance with this requirement. WATER QUALITY Finding: Under Federal regulation of the Clean Water Act (CW A), Endangered Species Act (ESA), and National Pollutant Discharge Elinlination 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: Mininmm Control Measure 5 requires the City of Springfield to develop, implement and enforce a program to ensure the reduction of pollutants in stormwater 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: As required in Section 4.3-IIO.E of the SDC, "a development shall be required to employ drainage management practices approved by the Public Works Director and consistent with Metro Plan policies and the Engineering Design Standards and Procedures Manual." Finding: Section 3.02 of the City's EDSPM states the Public 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. 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 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. Storm water runoff from the new parking lot area will be directed into a proposed water quality bio-swale. The bio-swale then drains to an 8" storm pipe which then discharges to the public system which is a 30" storm main located in S. 42nd Street. The engineer of record has provided a storm water design report showing that water quality requirements will be met and showing conformance with this code requirement. Finding: The vegetation proposed for use in the bio-swale 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 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 rain garden infiltration basin. The plan should designate maintenance responsibility for operating and maintaining the system, and should be distributed to all property owners and tenants of the site. . . 1-;" Date Received:J.Z& I/J Planner: SH " j . . Condition: Prior to Final Plat approval, the applicant shall submit a proposed seed mix for the private water quality bio-swale. 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 storm water 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 bio-swale shall be fully vegetated with all vegetation species established prior to approval of Final Plat. Alternatively, ifthis condition cannot be met, the applicant shall provide and maintain additional interim erosion controVwater quality measures acceptable to the Public Works Department that will suffice until such time as the basin vegetation becomes fully established. UTILITIES, EASEMENTS AND RIGHTS OF WAY Finding: Section 4.3-140.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 Director may require a larger easement to allow for adequate maintenance. The plans submitted show a proposed T Public Utility Easement along the street frontage and a private variable width emergency/access/utility easement which show conformance with the minimum requirements. Finding: Plans indicate private utilities are being extende~ across each new lot along the northerly and easterly property boundaries; however, the utilities do not appear to be located within a required easement. Condition: Prior to Final Plat, a private utility easement shall be provided along the northerly and easterly property lines for the benefit of each of the proposed lots. 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 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 JI, Arti.c1~.._11] (, 'J!. t~' : .. .' . .. . ':'I;!fLI Date Received: . Planner: ~H 7 zb <In .j . o (. ~. ~ 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 of the development. 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 $146.50 for processing plus applicable fees and deposits] Land & Drainage Alteration Permits (LDAP). [Contact the Springfield Public Works Department @ 726-5849 for appropriate applications/requirements] Date Received: --;2& -I)) Planner: SH I, _ ':', ,I"