HomeMy WebLinkAboutMiscellaneous PLANNER 2/1/2005
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API'LICANTS SUBMITTAL ADI>RESSING
MOUNTAINGATE MASTER PLAN
CONDITIONS OF APPROVAL
February I, 2005
This document addressing Master Plan Conditions of Approval is submitted concurrent with
the Final Plat for Phases I and" ofthe MountainGate Development. Each condition
applicable to the Final Plat portion of the development is discussed. Documents addressing
conditions of subdivision approval; tree felling permit approval and hillside development are
also submitted concurrently with this document.
All conditions of Master Plan Approval are written in bold text and are addressed below.
I. All new water system facilities and modifications to water system facilities both
inside and adjacent to the proposed development shall be placed in the street right-of-way at a
location and depth of bury that meets the standards of SUB. Where street right-of-way width
is inadequate to accommodate the facilities, then the applicant must provide public utility
easements abutting the right-of-way.
All water system facilities are located within public road rights-of-way or public utility easements
according to SUB's plans. A conncction bctwccn Astcr Strect and MountainGatc Drive is located
within an easemcnt along the East boundary of Lots I, 2 and lJ and another PU E crosscs thc South
portions of Lots 9 and 10.
Sanitary Sewer
2. Construction of sanitary and storm sewers must be done in a logical phasing
sequence that corresponds to the phasing of development. The sewers sh'all be planned and
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sized and extended to the east and sonth boundaries of the development to serve future
development areas in a logical and convenient manner.
Sewer sizing and location have been constructed according to Public Improvement Plans previously
approved as mccting this condition.
3. Detailed plans for streets, sanitary, and storm systems must be submitted with each
phase of development which include existing and proposed contours of the site to enable an
adequate review ofthe location and routing of these systems.
This condition was mct with construction plans approved for thc City issucd Pnblic Improvcmcnt
Permit.
4. The pro.iect construction eugineering team shall include a geot~c1l11ical engineering
firm which will be required to have a representative on-site to observe all trenching,
excavation, cut and fill operations during the development of the project.
This condition was mct with construction plans approved for the City issued Public Improvcmcnt
Pcrmit.
5. Sewer design shall comply with the Springfield Development Code Section No.
Qate ReceiVed: ~- 1-06
Planner. . I f I
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32.1 00 and any other special provisions for hillside development that are approved and
required by the City Engineer.
This condition was met with construction plans approved for thc City issued Pnblic Improvement
Permit.
6. The Master Plan drawing shows sewers located 1I10ng back lot lines. Unless
otherwise lIpproved, on a case.by.case basis, and at the sole discretion ofthe City Engineer,
all publicly maintained sewer fllcilities mnst be located within street righ!s.of,wllY, or in
easements immedilltely adjacent to the right.of.way, or in paved driveway or private street
lIreas. The conceptual sanitary sewer plan mllY inclnde provisions for co;mecting up to 4 lots
on private, shared, laterals in easements to eliminate the need for back yard sewers. These
private sewers would require joint use, joint maintenance recorded agreements for the
affected properties. In the event any public sanitary sewer manholes or rl1ains are approved to
be located in side'Yllrd or rear.yard easements to connect to a downhill ~treet, restrictions
must be placed on these properties to prevent the construction of fences,landscaping, and
other private improvements to ensure that adequate access is maintained for system
maintenance.
All public scwcr lines and racilities arc located within pnblic street rights.or.way or public utility
casements. Private utility casements arc dedicated on the Plat whcre private sewer lines arc located.
Joint nse and maintenance provisions arc includcd inthc attached CCR documcnt.
7. Sanitary sewers are to be extended to the boundaries of the development area in
order to allow flexibility in determining how homes will hook up to the system and to provide
more freedom in tree preservation and other considerations affected by the design and
placement of structures on the affected lots. Sewers internal to the site mnst be sized to
accommodate any flows that may be anticipated in the fntnre from off.site development areas.
The oversizing of the sanitary sewer system to provide for off.site development shall be
pursuant to the.existing City reimbursement policy.
This condition was met with construction plans approved for the City issued Pnblic Improvement
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8. Prior to or concurrent with the submittal of Phase I, the develqper mnst provide
mapping of the boundaries of internal and lIdjacent sewer basins, an lInalysis ofthe sewer
tributary areas. both on.site and off.site. and the site system capacity to ensure that adequate
capacity and appropriate connection points are provided. Construction of sanitary sewers
must be done in a 10gicllI sequence that corresponds to the phasing of the develollment.
This condition was met with construction plans approved ror the City issued Public Improvement
Pennit
9. Temporary public sewer pump stations will not be allowed since gravity sewer
service is available to this site. If the applicant anticipates the use oftemporary statious, then
this issue must be addressed at the time of submittal of Phase I in tlie context ofthe
project phasing plan. The pnmp station at the east end of the Private Drive in the northeast
quadrant of the development will not be accepted as a pnblic facility.
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There arc no temporary or permanent public pump stations proposed within Phases I and II.
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10. Sewer design for each phase shall address specific problems and special design
considerations for steep hillside development such as flow velocity, energy dissipation,
turbulence in manholes and bends and restraints on pipe movement.
This condition was met with constmction plans approved for thc City issued Publichnprovement
Permit.
, 11. Trench drainage measures, or other approved methods of handling flow of water
in trench backfill, must be incorporated into all trench sections with slopes exceeding 10
percent and elsewhere when required by the City Engineer.
This condition was met with constmction plans approved for thc City issued Public Improvement
Permit.
12. Curved sewers may be considered on a case-by-case basis, with approval at the
sole discretion ofthe City Eugineer. Any curved sewers must be designed with a curve radius
of not less than 150 percent of the manufacturer's recommended minimum radius for tbe given
pipe size and material. Combination horizontal and vertical curves between manholes will not
be permitted. All curved sewers must includ,e tracer wires wrapping the pipes and marking
tape in tbe trench.
This condition was met with constmction plans approved for the City issued Public Improvement
Pcrmit.
Storm Drainage
13. Storm drainage design sball comply with the Springfield Development Code
Section No. 32.110 and any other special provisions for hillside development that are
approved and required by the City Engineer.
Tbis condition was met with constmction plans approved for the City issued Public Improvement
Permit.
14. The storm sewer system shall be constructed in a manner that provides a storm
sewer lateral to every lot for conveyance of roof drains, building foundation drains, and
private property surface and underground drainage. These storm laterals shall not be
permitted to drain to the gutter.
As constmcled. each lot within the MountainGate development is supplied with a stonn sewer stub
to the pubhe system or will use a rear lot spreader for dischargc of roof drains, building foundation
drains, and pri\'ate property surface and underground drainage, Of the 71 lots in Phases I and II, 63
lots arc providcd with a connection to the public system, Eight lots (40, 41,42,48,49, 50, 51, and
52) will dischargc storm water to a rear lot level spreader for purposes of maintaining downhill
wetland hydmtion, Lot 54 has the option, depcnding on house location,,to conncct to thc latcral ,
providcd or to install a level spreader. The attached CCR's spccify that lcvel spreaders are to be
used on certain lots,
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15. All publiCly maintained drainage facilities must be located within street rights-of-
way, or in casements immediately adjacent to tbe right-of-way, or paved driveways or private
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streets unless otherwise approved, on a case-by-case basis, and at the sole discretion of the
City Engil\eer.
Easements have been established on the Final Plat for all pnblie drainage facilities located outside the
street rights-of-way including Lot "B" that includes the bioswale and detention pond.
16. Drainage lines must be extended to the easterly and southerly project boundaries
to handle storm runofffrom impervious surfaces created by the development and to address
proposed development on the subject property that would affect, and be affected by, the
natural drainage on the subject property from adjacent properties. Storm drains internal to
the site mnst be sized to accommodate any flows that may be anticipated in the future from
off-site development areas. The oversizing of the storm sewer system to provide for off-site
development shall be pnrsuant to the existing City reimhursement policy.
This condilion was met with construction plans approved for the City issued Public Improvement
Permit.
17. For each phase of development the developer must provide an analysis of the
drainage tributary areas, both on-site and off-site, and the site system capacity to ensure that
adequate capacity is provided.
This condition was met with construction plans approved for the City issued Public Improvement
Permit.
18. Storm drain design for each phase shall address potential problems and special
design considerations for steep hillside development such as flow velocity, energy dissipation,
turbulence in manholes and bends and restraints on pipe movement.
This condition was met with construction plans approved for the City issued Public
Improvement Permit.
19. Trench drainage measures, or acceptable alternatives to control water flow in
trench baddill. must be incorporated into all trench sections with slolles exceeding 10 pel'cent
or as required by the City Engineer.
This condition was met with construction plans approved for the City issued Public
Improvement Permit.
20.Cnrved storm drains must be considered on a phase basis, with approval at the
sole discretion ofthe City Engineer. Any curved storm drains must be designed with a curve
radius of not less than 150 percent of the manufacfnrer's recommended minimum radius for
the given pipe size and material. Combination horizontal and vertical curves between
manholes will not be permitted. All storm drains must inclnde tracer wires and marking tape
in the trench.
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This condilion was met with construction plans approved for the City issued Public Improvement
Permit.
21. Design of the storm drainage system must be done so that no net change in volume
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or now rate is experienced in any of the wetlands on or adjacent to the site.
This condition was met with construction plans approved for the City issued Public Improvement
Pennit.
22. The project shall incorporate the standard drawings for development of hillside
areas recommended in Appendix A the Hillside Pavement Distress Study, 1994, by Dames &
Moore (please see Attachment t), deviations from these requirements may be considered on a
case-by-case hasis, at the sole discretion ofthe City Engineer, during the development of each
phase.
This condition was met with construction plans approved for the City issued Public
Improvement Permit.
23. During the design of each phase of the project, the developer shall provide
catchbasin-sizing calculations to show that adequate inlet capacity is provided to capture all of
the water nowing in the street. Catch basin design shall include the follo'wing considerations:
leugth of nll1 on the street: velocity of now in gutter bar; volume of now in gutter bar; curb
openings with depressed gutter bars np-slope of catchbasins; and the control of now past
catch basins.
This condition was met with construction plans approved [or the City issued Public Improvement
Permit.
24. For each phase, the City Engineer shall review and approve drainage methods.
This condition was met with construction plans approved for the City issued Public Improvement
Permit.
25. Uriveway cnrb cuts and approaches shall be designed to prevent water nowing in
the gutter from entering private properties with emphasis on the outside of curves on steep
down slopes.
This condition was met with construction plans approved for the City issued Public Improvement
Permit.
26. The maintenance of water quality or detention ponds whiclHerve a single
development are the responsibility ofthe developer or Ilroperty owners ofthe development.
Prior to approval of the first subdivision tentative plat fOI' any phase ofthe development, the
developer and the City shall enter into an agreement specifying responsibilities for the long-
term access and maintenance. of the storm drainage detention and water quality ponds.
The City will aSSlUne maintena'nee responsibility [or the storm drainage detention and water quality
bioswale under an agreement developed by the City,
27. All proposed or required detention ponds must include' water quality measures or
water quality Best Management Practices must be incorporated into the overall design of the
master stormwater system sufficiently to comply with Section 32.110(4)'as determined by the
City Engineer.
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This condition was met with construction plans approved for the City issued Public
Improvement Permit
28. Prior to or concurrent with development of any I,hase south, of Line" A" on
Exhibit 2, Appendix E, the applicant shall provide detailed pJans for the detention ponds
proposed at the "School/Park" site.
Phascs I and II arc on the north sidc of Line "A". This condition does not apply to this application.
29. Prior to or concurrent with the development application for'any phase north of
Line "A" on Exhibit 2, Appendix E, the applicant shall provide detailed plans for the
detention pond and wetland mitigation near Aster Street and MountainGate Drive.
This condition was met with construction plans approved for the City issucd Public Improvement
Permit.
30. For all publicly m'aintained ponds, maintenance vehicle access must be provided
around the entire perimeter of each pond. For publicly maintained open drainage channels,
access paths. a minimnm of 7 feet wide, must be provided along at least one side of every
channel. Access must also be provided and guaranteed for all storm drain manholes located
outside of a street right-of-way.
This condition was met with constmction plans approved for the City issued Public
Improvement Permit.
31. Ilischarge of stormwater from public facilities onto private property is expressly
prohibited and all lots tributary to snch storm drains will be restricted from development until
a connection to a public system is provided.
As shown on thc approvcd constmction drawings, water from all public storm drain facilities drains
to a 36 inch City storm sewcr linc in Astcr Strcct.
32. The design engineer shall incorporate drainage benches, private storm drain
systems, and other features as may be recommended by the project geotechnical engineer and
allproved by the City Engineer, at the top of all cut slopes. and along the exposed face of all
cut and fill slolles to rednce the potential of erosion on these slopes.
This condition was met with constmction plans approved for the City issucd Public Improvement
Permit.
Transportation
33. The following design modifications shall be made:
a. A variance request must be submitted for K, M and I Streets and any other
local ion where the maximum length of a cul-de-sac (dead end street), excluding the
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bulb, exceeds 400 feet.
NoL applicable Lo this submittal.
b. The length of a temporary dead end local street (dne to phasing sequence)
cannot exceed 1000 feet. Local dead end streets in excess of City standards shall not be
allowed without a financial guarantee (bond) that the street will be completed through
to another outlet point within three years. The temllOrary dead end street will always
provide appropriate turnarounds for emergency vehicles.
Not applicable 10 lhis submittal.
c. Temporary dead end streets in excess of City standards will be provided
with a temporary, secondary emergency vehicle access until the completion ofthe
street provides a permanent secondary access.
The existing secondary access gravel road from 58th Street connects to the end of MountainGate
Drive sonth of Phase I.
d. Temporary dead end collector streets requirements are addressed in the
evaluation of development phasing.
This is a nolat ion that this issue is addressed under other condit ions of approval.
34. The vacation and closure of the South 63rd Street access to Main Street shall be
initiated by the City when Aster Street is completed between South 58th Street and
MountainGate Drive or when the traffic signal at the MO\lntainGate Drive/Main Street is
installed. The physical c10snre of Sonth 63rd shall be completed by the applicant as a related
improvement to the signal installation.
This condition will be initiated by lhe Cily some time inlhe Illture.
35. The applicant must secure an access permit for access of MountainGate Drive to
Highway' 126 (Main Street) from the Oregon Department of Transportation prior to the Final
Plat for Phase t of MountainGate.
000'1' has issued permit No. 51542 for lhe Main Slreet cOlmeelion.
36. Prior to the Final Plat for Phase t, MountainGate Drive (So nth 64th Street) must
be connected to Aster Street to the west or a performance bond approved by the City mnst be
filed with the Finance Department in sufficient amount to ensure the completion of the
improvement.
The eonneelion 10 Asler Slreel has been eonstmclcd
37. The applicant shall provide financial assnrance satisfa~tory to the City for the
design and installation of a traffic signal at MountainGale Drive and Main Street prior to the
Final Plat for Phase T of MountainGate. The City will reserve the right to require a Traffic
Signal Warrant study at the MountainGate Drive/Main Street intersection prior to the
platting of each phase in traffic zone t of the Transportation impact Stndy, exclndingPhase T,
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until the wan'ant is met. The traffic signal will be installed when the warrant is met or wben
required by the ODOT access permit. The City will require the signal to be designed and
installed along with related improvements, including closure of South 63rd Street.
Application has been madc with ODOT to install the streetlight. Prior to Final Plat approvals, the
applicant will provide financial assurance for the Main Streel I MountainGate Drive signal.
38. Fifty-foot right-of-way dedications are required to allow future street connection
to abutting lands along the south boundary ofthe site. These connectio!"!s are necessary to
provide efficient access to neighboring amenities, commercial and employment sites and
necessary secondary access to the development for police. fire and life safety
services. These are depicted on the Master Plan as public right-of-way and must be
constructed in conjunction with the development ofthe appropriate phase. The oversiziitg of
the street system to provide for off-site development shall be pnrsuant to the existing City
reimbursement policy.
Not applicable to this submittal.
39. The Dogwood Street right-of-way shall be 60-feet wide from MountainGate Drive
to the east boundary ofthe site. The street shall be a standard 36-foot residential design.
The Final Plat for Phase I and II dedicatcs a 60 foot right-of~way for Dogwood Street which has
been conslnlctcd to a 36 foot width.
40. The rights-of-way of local streets shall be according to Table SDC Section 32.020
Table 32-1.
The local strccl right-of-way in Phases I and II (Forest Loop and cul-de-sac) are 50 feet, per SDC
32.020.
41. Additional off street parking to serve open space recreational areas shall be
included in thc site design of the North Cluster.
This condition is not applicable to this submittal, because it does not include creation of the north
cluster.
42. Snhmittal of field measured cross sections showing the proposed street and the
existing gronnd elevations is required with each set ofthe construction plans.
This condition was mct with constnlction plans approvcd for the City issued Public Improvement
Pcrmit
. 43. Details and Typical Cross Sections with slope controlmeasnres shall be submitted
with each phase of development. The develol,ment application shall also indicate the location
and under what conditions retaining walls will be constructed.
This condition was met with construction plans approved for the City issued Public
Improvement Permit.
44. The following design standards (These standards are the subject of approved
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variance reqnest Jo. No. 95-05-125) shall be alJplied to st ,.eet grades:
a. Maximum street grades allowed on local streets shall be 18 percent for a
distance not more than 200 feet.
b. Maximum street grades allowed on collector slreets shall be 15 percent for
a distance not more than 200 feet.
c. Maximum street grades through an intersection shall not exceed 15 percent
for local streets and 12 percent on collector streets for a distance of 100 feet
for all approaches.
d. Maximum street grades allowed in MonntainGate shall not exceed 18
percent.
e. Maximum street grades through a driveway shall not exceed 15 percent for
local streets and 12 percent for collector streets.
This condition was mct with construction plans approved for the City issued Public Improvemcnt
Permit.
Groundwater Control
45. General Construction Practices will need to include statements restricting the
construction of embankments on top of soils with a plastic index greater than 30 and must
show construction details for maintaining drainage to eliminate shrink ~well problems evident
in adjacent developments.
This condition was mct with eonstIuetion plans approved for the City issued Public Improvement
Permit.
46. All persistent flow conditions, except for the identified open water component of
the stormwater master plan, shall be directed into the piped storm system.
This condition was met with construction plans approved for the City issued Public Improvement
Pcrmit.
47. The developer shall include longitudinal drainage systems along the uphill side of
all streets constrncted on cut slopes for each phase of the development. These drains shall
discharge to a piped drainage facility, not the street gutter..
This condition was mct with co.nstmction plans approved for thc City issued Public Improvement
Permit.
48. Each phase ofthe project shall be designed to intercept and remove from the street
structural section and subgrade the flows from all known and unknown springs and
watercourses encountered for street construction and lot pad grading, if any performed by the
developer. Saturation of the street subgrade and building pads must be prevented.
This condition was mct with constmction plans approved for the City issucd Public Improvemcnt
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Permit.
Project Phasing
49. Appendix E oHhe MountainGate Master Plan is revised to show Line "A"
extended to the east to a point extending across Street "C" 400 feet south of Street "K".
Not applicable to this submillal
50. No lots shall be platted south of Line" A" along MountainGate Drive without a
financial guarantee that MountainGate Drive will be extended to South 58th Street within
three years; or South of Line" A" along Street "C" without financial assurance that Street
"C" will be completed either to South 58th Street or to the constructed terminus of
MountainGate Drive within three years.
Not applicable to this submillal
51. Appendix E of the MouutainGate Master Plan is ,'evised to relocate Line "A" to a
point along Street "1>" no more than 1,000 feet from the intersection with MountainGate
Drive provided a secondary emergency access is provided, otherwise, 400 feet from the
intersection.
Not applicable (0 this submillal.
52. Secondary accesses to each phase oHhe Master Plan for police and fire response
must be provided as development progresses along the
directions indicated in Appendix E of the MountainGate Master Plan.
The existing gravel road from 58th Street connects to MountainGate Drive at the south end of Phase [
and II
Protection of Resources
53. This decision is founded, in part, on the assumption that the provision of adequate
park and recreation and other services will be adequate to serve the proposed development
because the rcsources will he transferred to public ownership and because they will be
appropriately designated on the Metl'O Plan Diagram and rezoned accordingly. In regard to
the fonner expectation, the following shall apply:
a. An agreement between the applicant and the Willamalane Park and
Recreation District for the transfer of Mountain Park and West Park into public
ownership shall be executed prior to the platting of the subject property south of Line
"A".
Not applicable to this submillal.
b. An agreement between the applicant and the Willamalane Park and
Recreation District for the transfer of School/Park (Quarry Park) into public
ownership shall be executed prior to the platting of the subject property south of the
intersection of MountainGate Drive and Street "e." Also and within this timeline, the
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ap!llirant shall submit to the District a redamation plan for the quarry that will
demonstrate that the proposed rehabilitation of the quarry will result in a site suitable
for its intended purpose; i.e., a neighborhood park.
Not applicable to this submillal.
r. Au easement providing pedestrian and hiryde arcess hetweeu Mountain
Park and West Park shall be executed prior to the platting approval of Phase II of the
proposed development. .
Phase II as currently designed does not occupy the area described as Phase U in this condition. The
intent of the rondition is to prevent the final plating of the area required in the Master Plan for
pedestrian and birycle access prior to the establishment of an casement for that purpose. Phase II as
proposed is located approximately 150 feet north of this planned access way. The next phase to the
South is Phase IV which has been approved with the park access way included.
54. Open space depicted on the Conceptual Master Plan, page I, Figure I of Exhibit 2,
including Mountain Park, West Park, park access easements, and archaeological Site
35AL657, exc.epting the School (quarry) Park, shall be designated Park and Open Space on
the Metro Plan Diagram and dassified Public Land and Open Space on the Springfield Zoning
Map. The Metro Plan amendment shall be initiated, with concurrence by the applicant, by the
City and the Willamalane Park and Recreation District prior to platting any lots south of Line
"A" on Exhibit 2, Appendix E of the Master Plan. The zone change shall be initiated by the
applicant prior to platting any lots south of Line "A" on Exhibit 2, Appendix E of the Master
Plan.
Not applicable to this submittal.
55. The School Park depicted on the Conceptual Master Plan, page I, Figure I, of
Exhibit 2 shall be designated Park and Open Space on the Metro Plan Diagram and dassified
Public Land and Open Space on the Springfield Zoning Map. The Metro Plan amendment
shall be initiated, with concurrence by the applicant, by the City and the Willamalane Park
and Recreation District, prior to platting any lots along MountainGate Drive south of the
intersection with Street "C," induding the south duster. The zone change shall be initiated by
the applic.ant prior to platting any lots along MountainGate Drive south of the intersection
with Street lie," including the south cluster.
Not applicable to this submillal.
56. Except for vegetation control and removal necessary to address hazardous
conditions, no trees or understory shall be removed in the planned open space areas depicted
on the Conceptual Master Plan, !'age I, Figure I of Exhibit 2, induding Mountain Park, West
Park, park access easements, and archaeological Site 35AL657.
No vegetation has been removed or is proposed for removal within the .areas of Mountain Park, West
Park, or the Park access easements as depicted on the Conceptual Master Plan. Understory was
removed within Archeological Site 35AL657 in August, 200 I. This area has since been surveyed
under pennit from the State resulting in reaffirmation by SHPO and the Corp of Engineers that the
site is to be protected as open space within Phase IV of the development.
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57. The "Tree Preservation Plan" of Exhibit 2, MountainGate Master Plan, shall
specify that removal of more than five trees greater than five inches in diameter may require a
tree felling permit from the City.
The attached trcc preservation plan within the Hillside Dcvelopment Plan contains this language.
58. An urban forester shall be employed to analyze the street design and proposed
cutting plan for the rights of way of each phase and determine what trees can be retained to
serve as required street trees. The trees shall be depicted on the tentative subdivision plan and
the final construction drawings for the public improvements. Appropriate measures to protect
the trees during construction shall be specified on the construction drawings.
The project forester, Doug Wolf identified potential street trees which have been protected through
the construction process. These trces are shown on the Development Plan with provisions for
ongoing protcction.
59. The trees on lots smaller than 15,000 square shall be considered in aggregate and
building envelopes adjusted accordingly to protect the largest number oftrees practicable.
The attached Development Plan indicates building envelopes on the lots that result from code
required setbacks, utility casements, conservation zones and building setbacks on interior lots. The
conservation zones and building setback areas are established to maintain the required groupings of
trees.
60. The applicant shall employ a tree or forestry consultant who has had previous
experience with forested hillside construction of a similar scale. The consultant will prepare a
. vegetationlre-vegetation report for the area supporting the treeline along the subject
property's lower northern ridge paralleling Main Street. This area shall include adjacent
properties with tree species necessary for the preservation ofthe treeline. The report shall
include:
a. A description of plant material and conditiou, pathology (if any), structural
problems (if any), corrective measures and methods to improve health/condition.
b. Identification of patches to be retained after assessment of vigor, species,
size and estimated size at maturity, ability to support some forms of disturbance.
c. Notation of individual specimen trees and their suitability for preservation.
d. Evaluation of the impacts of constructing the pubic.improvements
llddressing soil compaction, fill, paving, location of disturbance with respect to
remaining vegetation: excavation methods/trenching, and measures to mitigate the
impacts.
e. Stipulate the health of trees intended to be removed and adjacent trees, and
provide typical protection measures to preserve the adjacent trees and understory
vegetation during removal.
f. Evaluate existing vegetation conditions nn each proposed lot and assess the
least impact for placement of buildings, decking and outbuildings. Building envelopes
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shall be created pursuant to this analysis.
g. The revegetation plan will identify areas within the report area that can be
replanted to compensate for trees that are removed. Replacement trees will be a
species that is suitable to the site and compatible with adjacent uses. Characteristics
such as longevity, hardiness and wind firmness shall be considered. The revegetation
pfa" must include a management section detailing pJantingmethods.
h. The report shall'identify significant understory species that should be
protected, to the greatest extent practicable, throughout the report area. Invasive non-
native plant species such as blackberries, ivy and scotchbroom can be removed.
i. The report shall identify and provide for the retention oftrees in sufficiently
large areas and dense stands to prevent windthrow. A stand of trees shall constitute
an area not less than 2,000 square feet.
A forester's report addressing these issucs was submitted and approved with the subdivision and
construction approvals. Recommendations and standards have been implemented during
construction of the project and will be carried forward within the attached Development Plan,
61. In order to provide adequate protection of Site 35LA657 and a pedestrian
pathway connecting Mountain Park with West Park consistent with the ESEE Analysis for
MountainGatc, the Conceptual Master Plan for the MountainGate development shall be made
consistent with the Executive Summary Map of the ESEE Analysis.
Archeological Site 35LA657 and the proposed pedestrian roule as approved in the Master Plan,
consistent with the ESEE analysis is located south of Phases I and II and have been protectcd in
approved Phase IV.
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