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Home My WebLink AboutMiscellaneous PLANNER 1/11/2011 . , . . jcity of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 LAND DIVISION TENTATIVE. PRE-SUBMITTAL CHECKLIST Partition Project Name: Sycan B partition Project Proposal: This review is based on the materials submitted on Jan 3, 2011. Those materials show a 3 lot partition, with a single family, detached dwelling on each lot, and a septic system serving each dwelling, Case Number: PREll-00001 Project Address: vacant parcel, Railroad RWO, Near Mallard and Game Farm Rds, Assessors Map and Tax Lot Number(s): 1703221320801 Zoning: Low Density Residential (LDR) Overlay District(s): Drinking WaterPrqtection Overlay, 10-20 year Time of Travel Zone Applicable Refinement Plan: Gateway: Refinement Plan Designation: LowDensity Residential (LDR) Metro Plan Designation: Low Density Residential (LDR) Pre-Submittal Meeting Date: January 11, 2011 Application Submittal Deadline: July 10, 2011 Associated Applications: dQ !/fseIUNG$U"Af))E~IllQPldE. ~l~ijjE~'\lj POSITION REVIEW OF "Pro"ect Planner Land Use Plannin Trans ortation Plannin En ineer Trans ortation Public Works Civil Engineer Utilities, Sanitary & Storm Sewer Fire and Life Safe Buildin NAME Steve Ho kins Michael Liebler Clayton Mceachern PHONE 726-3649 736-1034 736-1036 De ut Fire Marshal Communi Services Mana er Gilbert Gordon Dave Puent 726-2293 726-3668 .~pmGANlt'(rS$EL1QP,ldENitllRE~ Owner Richard Boyles, Whitney Boss Sycan B Corp 840 Beltline Rd #202 S rin field OR 97477 Mt,;},tEAfillliM! Applicant's Representative Scott Goebel Goebel Engineering and Surveying 310 Garfield St Eu ene OR 97 Revised 10/25/07 <=-1'= rr-H 1 I of 1'5 p~ ~_...1.;.-,~ .. _. . . LAND DIVISION TENTATIVE PLAN APPLICATION PRE-SUBMITTAL CHECKLIST . PLANNING o Application Fees (provide a copy ~f the test fees) $ 5,274.55 approximate. o Copy of the Land Division Plan reduced to 8'/2"x 11" Complete ~ Incomplete See Planr;1ing Note(s) lil' ..', '1:, ,. 8 V2" X 11" Copy of Land Division Plan o Copy of the deed and a preliminclrY title report issued within the past 30 days documenting ownership and listing all encumbrances. If the applicant is not the property owner, written permission from the property owner is required. Complete Incomplete See Planning Note(s) 1 Deed and Preliminary Title Report lil ~ , o Brief narrative explaining the purpose of the development, the existing use of the property, and any additional information that may have a bearing in determining the action to be taken. I' Complete Incomplete See Planning Note(s) ~ lil Brief Narrative o Land Division Tentative Plan Complete Incomplete See Planning' Note(s) l":/I l4::;I ~ ~ Iiil ~ Prepared by an Oregon licensed Land Surveyor in accordance with ORS 92 City boundaries, the Urban Growth Boundary, and any special service district boundaries or railroad right-of-way which cross or abut the property Location and width of all existing and proposed easements on and abutting the property III m III Sycan B partition 2 ~ ~ ~ ~ ~ N'l ~ ~ INl1l ~ N'l ~ Iji'I lEtillI . fiB Iji'I I!!I Iii li'I Iii III Iii Iii Iii ~ 2,3,4 . Boundaries of the entire area owned by the property owner, of which the proposed land division is a part, as well as dimensions and size of each parcel and the approximate dimensions of each building site indicating the top and toe of cut and fill slopes to scale Location, widths and names of all existing and proposed streets, alleys, dedications or other right-of-ways within or adjacent to the proposed land division. Proposed streets should also include approximate radius of curves and grades and relationship to any projected streets as shown on the Metro Plan, TransPlan, Conceptual Development Plan, or Conceptual Local Street Map Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities Location of existing and proposed street lighting, including type, height, and area of illumination Location and dimensions of existing and proposed driveways Location of existing and proposed transit facilities Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and bike trails Location, size, and type of plantings and street trees in any required planter strip The locations of all areas to be dedicated or reserved for public use, with the purpose, condition, or limitations of the reservations clearly indicated Location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, storm water management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points. o Future Development Plan where phasing or large lots/parcels are proposed as specified in SDC 5.12-120 E. . Complete Iii Sycan B partition Incomplete See Planning Note(s) Iji'I IB N/A Future Development Plan 3 . . Planning Notes: 1. The title report states "Kapka, Int. acquired title as Sycan B by merger dated March 26, 1992." The Oregon Businesslregistry database confirms that Sycan B merged in 1992, but does not identify the other company. Submit evidence documenting the connection between Kapka and Syc,an B. 2. Tentative plan approval cannot be issued until the sanitarian issues septic approval. It is recommended, but not required, to submit sanitation approval with the partition application. Refer to SDC 3.3-825(B). This is not applicable after: the property is annexed, since connection to the;public sanitary sewer would be required. This comment is included for information only. 3. SUB and/or EWEB may request an easement for the transmission lines on the S property line and the distribution lines on the N property line. This may impact the buildable area. ' ' 4. The paving for the driveway must support 80,000 Ibs. If pervious paving is proposed, or the cross-section is not 4/12, an engineer's stamp is required to verify the load capacity. ' , For the proposed partition, it appears SDC: 3.3-825, SMC 3.350 and OAR 340-071-0160 require annexation and connection to ttlesanitary sewer. The reasons are: . the property is within 300 feet of sanitary sewer, and . the site is adjacent to the city limits, and . there is no topographic feature that makes connection to the s(lnitary sewer physically impracticaL The applicable law is listed on the next page. Sycan B partition 4 . . Applicable law regarding annexation, septic approval and connection to sanitary sewer Springfield Development Code 3.3-825(E) Connection to the Sanitary Sewer System. Ai}y property to be partitioned that is within the distances specified in OAR 340-071-0160(4)(A) for connection to the City's sanitary sewer system shall require annexation to the City prior to Partition Tenmtiye Plan submittal, unless the Director determines that a topographic or man-made feature makes the connection physically impractical. In the event of such determination, the Partition application may be;approved without annexation. Springfield Municipal Code 3.350 A person erecting or maintaining a water closet; sink, bathtub, or drain in the city upon property within 300 feet of any public sanitary sewer shall connect the facility with the sewer at his own expense, in the manner and under regulations and supervisi<m'prescribed by the city. OAR 340-071-0160 (1) Permittees. A permit for construction of a: system may be issued under this rule only to the owner of the real property that the system will serve. I (2) Application. A completed application for,:a construction - installation, alteration, or repair permit must be submitted to the appropriate agent on ~pproved forms with all required exhibits the applicable permit application fee in OAR 340-071-0140(3). Applications that are not completed in accordance with this section will not be accepted for filing. Except as otherwise allowed in this division, the exhibits must include: (a) A site evaluation report approving the site for the type and quantity of waste to be disposed. Agents may waive the requirement for the report and fee for applications for repair or alteration permits. (b) A land use compatibility statement /Tom the appropriate land use authority signifying that the proposed land use is compatible with the Land Conservation and Development Commission- acknowledged comprehensive plan or complies with the statewide planning goals. (c) Plans and specifications for the oni;ite system proposed for installation within the area identified and approved by the agent in a site evaluation report. The agent must determine and request the minimum level of detail necessary to insure proper system construction. , (d) Any other information the agent determines is necessary to cOlnplete the permit application. (3) Deadlines for action. The agent must either iSsue or deny the permit within 20 days after receipt of the completed application unless weather conditions or distance and unavailability of transportation prevent the agent from timely action. The agent must notify the applicant in writing of any delay and the reason for delay and must either issue or deny the permit within 60 days after the mailing date of notification. (4) Permit denial. The agent must deny a permit if any of the following occurs. , (a) The application contains false information. (b) The application was wrongfully received by the agent (c) The proposed system would not cqmply with applicable requirements in this division or in OAR chapter 340, division 073. Sycan B partition 5 . . (d) The proposed system, if construct!"d; would violate a commission moratorium under OAR 340- 071-0460. ' (e) The proposed system location is encumbered as described in OAR 340-071-0130(8). (f) A sewerage system that can serve the proposed sewage flow is both legally and physically available, as described in paragraphs (A) and (B) of this subsection. (A) Physical availability. (i) A sewerage system is considered available if topographic or man-made features do not make connectioh physically impractical and one of the following applies. (I) For a single faritily dwelling or other establishment with a maximum projected daily sewage flow not exceeding 899 gallons, the nearest sewerage connection pohlt from the property to be served is within 300 feet. (II) For a proposed subdivision or group of two to five single family dwellings or other establishment with the equivalent projected daily sewage flow, the nearest sewerage connection point from the property to be served is not further tIian" 200 feet multiplied by the number of dwellings or dwelling equival~ts. (llI) For propos~d; subdivisions or other developments with more than five single family d1:"ellings or equivalent flows, the agent will determine sewerage availability. (B) Legal availability. A sewe~flge system is deemed legally available if the system is not under a department connection permit moratorium and the sewerage system owner is willing or obligated to provide sewer service. (5) Permit effective dates. A permit issued for c9nstruction of a system pursuant to this rule is effective for one year from the date of issuance. After a system has been installed pursuant to the permit and a Certificate of Satisfactory Completion has been issued for the installation, conditions specified in the " Certificate of Satisfactory Completion continy.e in force as long as the system is in use. (6) Permit renewal, reinstatement, or transfer. An agent may renew, reinstate, or transfer a permit if the following conditions are met. , (a) The applicant submits a complete4 application for permit renewal before the permit expiration date or for reinstatement within one year after the permit expiration date. " (b) Applications for transfer of a perciit from a permittee to another person must be filed before the permit expiration date. Only the name of the permittee may be changed in a transfer. (c) Applications for permit renewal, r~instatement, or transfer must conform to the requirements of this rule and the permit will be issued or denied in accordance with this rule. " (7) Temporary holding tank. If a permit has been issued pursuant to these rules but existing soil moisture conditions preclude the construction of the s?il ,absorption system, an agent may approve installation of a septic tank for use as a temporary holding tailldor up to 12 months. Before approval, the permittee must demonstrate that the outlet of the tank has been sealed with a water tight seal and that the permittee has entered into a pumping contract for the tank, The septic tank must be designed and constructed in accordance with OAR 340-071-0340. Stat. Auth.: ORS 454.625 & 468.020 Stats. Implemented: ORS 454.615 & 454.655 Sycan B partition 6 . . ANY REQUIRED ADDITIONAL MATERIALS, APPLICATIONS OR ., PERMITS IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS OR APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING EITHER THE DEVELOPMENT ISSUES MEETING OR THE PRE- APPLICATION REPORT FOR MORE DETAILED INFORMATION: Applicable Not Applicable ill~. ". ""I<. m." ~ ill ~ ~ lil ill ill gj pj" s.... 'L iii ~ U!J: trnil. ~ lil ~ I4::7f ~ pj ~ ~ ~ ~ ~ ~ ~ '[II. Iil ~..'. ~ Sycan B partition Proposed deed restrictions and a draft of any Homeowner's Association Agreement Additional plans and documentation for submittal of a Cluster Subdivision ptoposal as specified in SDC 3.2-230 Riparian Area.' Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW A Geotechnical Report prepared by an engineer must be submitted concurrently if there are unstable soils and/or a high water table present Where the development area is within an overlay district, address the additional' standards of the overlay district If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property " Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for' review Where any grading, filling or excavating is proposed with the development,: a Land and Drainage Alteration permit must be submitted prior to development An Annexation application, as specified in SDC 5.7-100, where a development ,is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer All public improvements proposed to be installed and to include the approximate time of installation and method of financing Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 7 . . THIS APPLICATION IS: D COMPLETE FOR PROCESSING ~ INCOMPLETE AND NEEDS MISSING INFORMATION NOTED ABOVE City Planner Date This is not a decision on your application. Springfield Development Code Section 5.4- 105 and Oregon Revised Statutes 227.178 require the City take final action on a limited land use decision within 120 days after the application is deemed complete. The 120-day processing period for this application begins when all the missing information is submitted or when you request that the City proceed 'without the information. You must indicate by either signing this form or by submitting a written response to the City within seven days of the date of this form asserting your intentions regarding the provision of the missing information. If you indicate herein or in your written response that the missing information will be submitted, then you have 180 days from the date the application was submitted for Pre- Submittal Review to provide the City with the missing information. If you refuse to submit the missing information, then upon receipt of the full application packet and processing fee, the City will deem the application complete for purposes of starting the 120-day clock and begin processing the application. No new information may be submitted after the start of the 120-day period unless accompanied by a request for an extension of the 120-day processing time. Upon receipt of a request for extension, the City may extend the 120-day period for a reasonable period of time. The City may also require additional fees if the new information is submitted after the Notification to Surrounding Property Owners is sent out and a second notification is required or if the new information substantially affects the application proposal and additional review is required. I, the owner/applicant, intend to submit all missing items indicated herein to the City within the ISO-day timeline. . Owner/Applicant's Signature Date Sycan B partition 8 . . Memorandum City of Springfield Date: January 10th, 2011 To: Steve Hopkins - Planning From: Michael Liebler, P.E., Civil Engineer Subject: PYJ11-00001 Sycan B 3 Lot Partition, Transportation Comments The Transportation Division has reviewed the materials provided with the subject application. The required findings and conditions outlined below are provided for your implementation into the land use decision. . General Findina: Approval of this proposal woula partition one lot into three parcels. The entire development site is located roughly 100, feet north of the Game Farm RDjMallard Ave. intersection. The property extends from Game Farm Rd north and west along old SP ROW. Site Access and Circulation ImDacts' Finding: Game Farm road is under the jurisdiction of Lane County. An access permit from Lane County for the proposed driveway .would need to be completed for approval of this partition. Finding: Submitted drawings do not show driveway curve radii. Turning templates showing that a typical fire truck and private vehicle can successfully navigate and circulated within the development would be needed for approval. . Sycan B partition 9 . . LAND DIVISION TENTATIVE PLAN APPLICATION PRE-SUBM!ITTAL CHECKLIST Engineer: Clayton McEachern Case#: PREll-OOOOl PUBLIC WORKS ENGINEERING Incomplete o Site Assessment of Existing Conditions Complete See PW Note(s) 1 ~ I!!l ~ . fiJ IS! ~ N<l ~ IV\ ~ IV\ ~' IV\ IB . ~ ~ ~ IV\ IS ~ II Sycan B partition Prepared by an Oregon licensed Landscape Architect or Engineer Vicinity Map The name, location, and dimensions of all existing site features including buildings, curb cuts, trees, and impervious surface areas, clearly indicating what is remaining and what is being removed. For existing structures to remain, also indicate present use and required setbacks from proposed property lines The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development Services Department The lOO-year floodplain and f100dway boundaries on tl;1e site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision The Time of Travel Zones, as specified in SDC 3.3-200 ahd delineated on the Wellhead Protection Areas Map on file in the Development Services Department , Physical features including, but not limited to trees 5" in diameter or greater when measured 4 V2 feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report prepared by an Engineer must be submitted concurrently if the Soils Survey indicates tne proposed development area has unstable soils and/or a high water table 10 . o Land Division Tentative Plan Complete Incomplete See PW Note(s) ~ rrI ~ 1!lXl..... ~ ~ !IJ I';i;;'l ~ 8 . Prepared by an Oregon licensed Land Surveyor in aCcordance with ORS 92 Location and width of all existing and proposed easements on and abutting the property BoUndaries of the entire area owned by the property Qwner, of which the proposed land division is a part, as well as dimensions and size of each parcel and the approximate dimensions of each building site indi,cating the top and toe of cut and fill slopes to scale Location of existing and required power poles, t~ansformers, neighborhood mailbox units, and similar public facilities Location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water rT)ains, power, gas, telephone, and cable TV. Indicate the, proposed connection points o Stormwater Management Plan Complete ~ 00 Llliilll ~ ~ Ii0'I ~ ~ ~ ~ Sycan B partition Ii0'I ~ ~ ~ Incomplete See PW Note(s) 00. ~ ~ ~ I!lXl ~ ~ IW'I ~ I';i;;'l ~ 2 3 4 3,4 5 6 Prepared by an Oregon licensed Civil Engineer Planting plan prepared by an Oregon licensed Landscape Architect where plants are proposed as part of the stormwater management system Roof drainage patterns and discharge locations Pervious and impervious area drainage patterns The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention. ponds; storm water quality measures; and natural &ainageways to be retained Existing and proposed spot elevations and contours line,S drawn at 1 foot intervals (for land with a slope over 10 percent, the contour lines may be at 5 foot intervals) Amount of proposed cut and fill 11 . . o Stormwater Management System: Study - provide four (4) copies of the study with the completed Storm water Scoping Sheet attached. The plan, calculations, and documentation must be consistent .with the Engineering Design Standards and Procedures Manual. Complete Incomplete See PW Note(s) 7 Scoping Sheet and attached Stormwater Management ~ystem Study I rn fII PW Notes: 1. Provide a signed Professional Engineer's Seal on the plans. 2. Infiltration Planters require vegetation for proper stormwater treatment prior to infiltration. Provide planting .plan showing adequate vegetation 3. location of infiltration planters for roof runoff not shown. 4. Road cross section required for pervious pavement and infiltration planter location and tributary area. ' , 5. provide contours or slope for all pa)fed surfaces, or stormwater tributary areas. If no slope is planned for imperviqus pavement provide cross section and slope arrow indicating this ' I 6. also required for LDAP permit. 7. Infiltration tests need to be performed for both the pervious pavement and infiltration planters per guidelines in section 2.5 of the City of Portland drainage manual for surface infiltration facility. A total of two infiltration tests will be acceptable for the facilities outlined in this submittal. 8. Does any easement exist for the existing power lines that run along the southern property boundary, if not please provide correspondance from utility owner that no easement is required Additional comments not related to the completeness of the application: , . Please include match lines on sheet 4 for plan readibility. . There appears to be an extra boundary line on sheet 5 which extends to the centerline of Game Farm Road with no explanation (30' width just below 50' R/W dimension) . provide information regarding the proposed pervious pavement section to withstand an 80,OOOlb load if used for fire department access . Since the pervious pavement is being used as a storm water treatment facility a maintenance agreement wifl :be required with clearly defined responsibility for repair and replacement " . As a condition of the access easement a restriction will need to be added regarding maintenance of the pervious" pavement. . It is the opinion of public works that any division of this property for the purpose of additional residential construction will require annexation and construction of public sewer lines to all future residences due to proximity to existing sewer lines. . It appears that the driveway off of Game Farm Rd is not in the access easement Sycan B partition 12 . . TENTATIVE LAND~ DIVISION APPLICATION PRE-SUBMITTAL CHECKLIST ,. " Deputy Fire Marshal: Gilbert Gordon Case #: PREll-00001 FIRE o Tentative Land Division Plan Complete Incomplete See Fire Note(s) 1. [ocation, widths and names of all existing and proposed streets, alleys, dedications or other right-of- ways within or adjacent to the proposed land division Location of existing and required fire hydrants !.'! iii !.'! \j] Fire Notes: 1. Proposed fire department turn-around does not meet code requirements: 70 feet required-50 feet shown per 2010 Springfield Fire Code Figure 0103.1. However, an option allowed in 2010 Springfield Fire Code 503.1.1, Exception 1 allows the fire code official to modify this' requirement if the buildings are equipped throughout with an automatic sprinkler system installed per Sections 903.3.1.1, 903.3.1.2 or 903.3.1.3 (NFPA 13, NFPA 13R or NFPA 130). Additional comments not related to the completeness of the application: . Rainbow Water District water line locations do not appear to match those on SUB Water Department maps. Please confirm 15 or 18 inch water line location. . The partition narrative notes that the street width is only 18 feet. 2010 SFC 503.2.1 requires fire apparatus accessi,roads to have an unobstructed width of not less than 20 feet. . The fire apparatus access road shall support an 80,000 lb. imposed load per SFC . 503.2.3 and SFC Appendix 0102.1. . "No Parking-Fire Lane" signage or curb markings shall be installed on both sides of the fire apparatus access road per 2010 SFC 503.2.1,503.3 and Appendix 0103.6. Revised 9/24/07 . . TENTATIVE SITE PLAN REVIEW APPLICATION PRE-SUBMITTAL CHECKLIST Community Services: Kip Kaufman Case #: Prell-DODO! BUILDING o Site Assessment of Existing Conditions Complete Incomplete (;;iT ~ ~ See Building Note(s) Please provide Geo. Tech Engineer's , report. Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report prepared by an Engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table o Site Plan Complete Incomplete See Building Note(s) . ~ Proposed buildings: location, dimensions, size (gross floor area), setbacks from property lines, distance between buildings Location, dimensions, and number of typical, compact, and disabled parking spaces; including aisles, landscaped areas, wheel bumpers, directional signs, and striping On-site loading areas and vehicular and pedestrian circulation r;;;;] ~ ~ ~ fi1ii1 r;;;:m LE5J ~. . o Grading, Paving, and Storm water Management Plan Complete Incomplete See Building Note(s) ~ fW'i;I ~ Roof drainage patterns and discharge locations Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for land with a slope over 10 percent, the contour . lines may be at 5 foot intervals) Amount of proposed cut and fill ~ ~ ~ ITi!lil o Architectural Plans Complete Incomplete ~ R7I ~ See Building Note(s) -, fi1EI ~ Exterior elevations of all buildings and structures proposed for the development site, Revised 10/25/07 . ~ ~ .rAil ~ . including height Conceptual floor plans o On-Site Lighting Plan Complete Incomplete INiJ r;ijI t;:S See Planning Note(s) Egress Plan ~ f"'l l!irJ Egress Plan Location, orientation, and maximum height of exterior light fixtures, both free standing and attached Type and extent of shielding, including cut-off angles and type of illumination, wattage, and luminous area Photometric test report for each light source ~ ~." fI'b,1 ",.1;.' Egress Plan Building Notes: 1. The proposed single family dwellings are not adequately detailed to illustrate how the setbacks to property lines are maintained in relation to structural elements such as the required exit doors and landings, roof eaves, decks and balconies over 30 inches above finished grade, etc... Additional comments not related to the completeness of the application: . 1. Please provide complete civil, plan drawings including scale, dimensions, setbacks to property lines, distances between structures, fire service lines, fire hydrants, fire access, easements, utilities, parking, accessible routes, etc... . 2. Please provide a complete set of plan documents wet-signature stamped by the architects and engineers of record, including geo. tech. reports, building code analysis, fire and life safety plan review, accessibility, plumbing fixture analysis, 'engineering for vertical and lateral loads with calculations and construction details, foundation plan, elevations, cross sections, floor plans, floor framing, roof framing, etc... . 3. Please provide automatic sprinkler system plans, fire and smoke alarm plans including visible alarms, fire rated assemblies and opening protectives including construction details and listings, etc.., . 4. Please provide electrical, plumbing and mechanical plan drawings including engineering for seismic bracing; etc... . 5. Please provide non-residential energy forms for exterior envelope, HVAC systems, lighting systems, etc... . 6. Please provide documents for any special circumstances such as demolition, site grading or waste water issues. . 7. Please provide Special Inspection Form signed by all responsible parties for any required special inspections. . 8. Please provide Deferred Submittal Form signed by all responsible parties for any deferred submittals. Revised 10/25/07