HomeMy WebLinkAboutMiscellaneous PLANNER 1/22/2004
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MOUNTAINGA TE MASTER PLAN
DISCRETIONARY USE APPROVAL
SECTION 37.040
SUMMARY FINDINGS AND CONDITIONS
EXHIBIT I-A
MASTER PLAN CRITERIA OF APPROVAL
(1) THE ZONING OF THE PROPERTY IS CONSISTENT WITH THE
METRO PLAN DIAGRAM AND/OR APPLICABLE REFINEMENT PLAN
DIAGRAM;
Summarv Findinf! for Criterion 1: The Low Density Residential zoning is consistent,
with the Metro Plan designation. Proposed uses permitted in the LDR district include '
detached single family dwellings, duplexes on corner lots, attached dwellings within
, approved cluster' developments and neighborhood parks. The discretionary uses for quarry
reclamation Jo.No. 97-05-122 and clusters .To.No. 97-05-123 can be approved with
conditions.
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Condition Jo.No. 97-05-122: The detailed reclamation plan and operation
schedule shall be submitted for discretionary use approval, consistent with the
provisions of the Springfield Development Code and state law governing
reclamation.
Condition .To. No. 97-05-123: The development plans for the two clusters within
the MountainGate Master Plan shall be submitted for site plan approval,
consistent with the provisions of Article 31 and the approved Master Plan.
(2) THE REQUEST AS CONDITIONED CONFORMS TO THE APPLICABLE
SPRINGFIELD DEVELOPMENT CODE REQUIREMENTS, METRO PLAN
POLICIES, FUNCTIONAL OR REFINEMENT PLAN POLICIES, \
APPLICABLE STATE STATUTES AND ADMINISTRATIVE RULES; .
Summarv Findinf! for Criterion 2: The Master Plan, as qualified by the
variance findings and conditions, conforms to the standards of the SDC, Metro
Plan policies, and state statutes and rules.
Summarv Findinf! Jo. No. 97-05-124 The applicant's request to allow 60 feet of ROW
instead of70 feet for MountainGate Drive as required by SDC Section 32.020, Table 32-
1, will meet all the requirements ofSDC section 32.020 (1) (a) for this specific hillside
development. Seventy feet of right of way is not needed because the collector street will
predominantly serve trips internal to the development area and will not need to be widened
. in the future to serve a significant increase in traffic from adjacent vacant land. The
reduction in street width from 36 to 28 feet should be denied because unsafe traffic
EXHIBIT 1-A
Date Received:
Planner:
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Journal Number 95-02-39
Summary Findings and Conditions
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conditions would be created by granting the variance. A reduction in street width from 36
to 32 feet can be approved with conditions.
Condition Jo. No. 97-05-124: A reduction in street width from 36 to 32 feet can be
approved provided that the section of MountainGate Drive between Aster Street and
Dogwood Street shall not have on-street parking; no access from any lots will be allowed
in this section;. and the section of Mountain Gate Drive south of Street "I" may have
parking on one side only and direct access from lots will be allowed.
Summarv Findinf! Jo. No. 97-05-125: The variance request can not be approved as
requested because topography is not an unusual condition in hillside development and the
deviations from the standards will result in safety and operational problems for the
development. A modification of the standards as put forth in the condition is approvable
because it would minimize the safety and operational concerns and provide the applicant'
with some flexibility in developing the site.These modified standards are exceptions to, the
standards of the SDC and must be approved as a stated condition of this variance request.
. . Comlition No. '97-05-125: Based on these finding and review of the materials provided
with the variance request; the staff does feel that due to the special conditions that exists
on the site, the applicant can be allowed to increase the street grades, while still ·
maintaining reasonable grades which address operation and safety concerns. The
conditions given below minimize the concerns addressed above. The conditions below
may require some rethinking of street locations, lot sizes and street design in some areas
of the subdivision, but should allow for the majority of the site to be fully developed in a
manner consistent with the topography of the site, give some additional flexibility to the
development of the subdivision and maintain reasonable grades which address operation
and safety concerns.
a. . Maximum street grades allowed on local streets shall be ] 8 percent fo'~ a distance not
more than 200 feet. .
b. Maximum street grades allowed on collector streets shall be ] 5 percent for a 'distance not
more than 200 feet . \
c. Maximum street grades through an intersection shall not exceed] 5.0 percent 'for local
street and ]2.0 percent on Collector Street for a distance of ]00 feet on all approaches.
d. Maximum street grades allowed in MountainGate shall not exceed ]8 percent.
e Maximum street grades through a driveway shall not exceed] 5.0 percent for local streets
and 12 percent for collectors.
Summarv FindinJ! .To.No. 97_5-126: The variance request should be denied because there
are alternatives to the problem and safety and operational problems will occur if the
variance is granted. The condition should be imposed to ressolve the substandard street'
off set and protect an identified historic resource.
Condition Jo. No. 97-05-126: Relocate Street "D" south to oppose Street "F", creating a 4-
way intersection, without disturbing the archaeologic site, and extend the open space area
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to protect the archeologic Site 35LA657 connecting it with the open space east of
MountainGate Drive as depicted on page 4 of Attachment 4.
Summarv Findinf! Jo. No. 97-05-127: The variance should be denied because topography in
hillside development is not an unusual problem, the density of the development will be
within the range prescribed in the Metro Plan, financial limitations can not be used to
justify a variance, and the lack of specificity demonstrating why the applicant can not meet
the standards by using other practical methods by alternative street design and layout and
combining lots
(3) PROPOSED ON-SITE AND OFF-SITE PUBLIC AND PRIVATE
IMPROVEMENTS ARE SUFFICIENT TO ACCOMMODATE THE PROPOSED
PHASED DEVELOPMENT AND ANY CAPACITY REQUIREMENTS OF
PUBLIC FACILITIES PLANS; AND PROVISIONS ARE MADE TO ASSURE,
CONSTRUCTION OF OFF-SITE IMPROVEMENTS IN CONJUNCTION WITH
A SCHEDULE OF THE PHASING;
SuinmarV Findin!! for Criterion 3: The proposed on- and off-site public improvements are
sufficient, as conditioned, to meet the needs of the proposed development and any ,
capacity requirements The conditions ensure that construction will be coordinated with
the schedule of phasing.
Water Supply and Distribution Condition:
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 the Springfield Utility Board
Where' street right of,wayWidth is inadequate to accommodate the facilities, then the'
applicant must provide public utility easements abutting the right of way
Sanitary Sewer Conditions:
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I. Construction of sanitary and storm sewers must be done in a logical phasing sequence
that corresponds to the phasing of development. The sewers shall be planned and
sized and extended to the east and south boundaries of the development to serve
future development areas in a logical and convenient manner.
2. 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 of the location and routing of these systems.
..). The' project coristruction engineering team shall include a geotechnical 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.
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4. Sewer design shall comply with the Springfield Development Code Section No.
32.100 and any other special provisions for hillside development that are approved and
required by the City Engineer.
5. The Master Plan drawing shows sewers located along back lot lines. Unless otherwise
approved, on a case-by-case basis, and at the sole discretion of the City Engineer, all
publicly maintained sewer facilities must be located within street rights-of-way, or in
easements immediately adjacent to the right-of-way, or in paved driveway or private
street areas. The conceptual sanitary sewer plan may include provisions for
connecting 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 mains are approved to be located in side-yard or rear-yard easements to
connect to a downhill street, restrictions must be placed on these properties to prev~nt
the construction offences, landscaping, and other private improvements to ensure that
adequate access is maintained for system maintenance. .
6. Sewers are to be extended to the boundaries of the development area to allow
extension into undeveloped areas. Sewers internal to the site must be sized to
accommodate any flows that may be anticipated in the future from off-site
development areas.
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7. Prior to or concurrent with the submittal of Phase I, the developer must provide
mapping ofthe boundaries of internal and adjacent sewer basins, an analysis of the
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 logical sequence that corresponds to the phasing
ofthe development.
8. Neither temporary nor permanent public sewer pump stations will not be allowed since
gravity sewer service is available to this site. If the applicant anticipates tl~e use of
temporary private sewer pump stations, then this issue must be addressed at the time
of submittal of Phase I in the context of the overall project phasing plan. The pump
station at the east end of the Private Drive in the northeast quadrant of the
development will not be accepted as a public facility.
9. 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. '
'10. Trench drainage measures, or other approved methods of handling flow of water in
trench backfill, must be incorporated into all trench sections with slopes exceedi~g 10
percent and elsewhere when required by the City Engineer.
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11. Curved sewers may be considered on a case-by-case basis, with approval at the sole
discretion of the City Engineer. Any curved sewers must be designed with a curve
radius of not less than 150 per cent of the manufacturer's recommended minimum
radius for the given pipe size and material. Combination horizontal and vertical curves
between manholes will not be permitted. All curved sewers must include tracer wires
wrapping the pipes and marking tape in the trench.
Storm Sewer Conditions:
1 Storm drainage design shall 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.
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2. 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.
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3. All publicly maintained drainage facilities must be located within street rights-of-way,
local street and 12.0 percent.
4. Drainage lines must be extended to the easterly and southerly project boundaries to
serve abutting, undeveloped properties. Storm drains internal to the site must be sized
to accommodate any flows that may be anticipated in the future from off-site
development areas.
5. 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 " \
6. 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.
7. Trench drainage measures, or acceptable alternatives to control water flow in trench
backfill, must be incorporated into all trench sections with slopes exceeding 10
percent or as required by the City Engineer.
8. Curved storm drains must be considered on a phase lJasis, with approval at the sole
discretion of the City"Engineer. Any curved storm drains must be designed with a
curve radius of not' less than 150 per cent of the manufacturer's recommended
minimum radius for the given pipe size and material. Combination horizontal and
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vertical curves between manholes will not be permitted. All storm drains must include
tracer wires and marking tape in the trench.
9. Design of the storm drainage system must be done so that no net change in volume or
flow rate is experienced in any of the wetlands on or adjacent to the site.
10. 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 1), deviations from these requirements may be
considered on a case-by-case basis, at the sole discretion of the City Engineer, during
the development of each phase.
11. 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 flowing in the street. Catchbasin design shall include the following
considerations: length of run on the street; velocity of flow in gutter bar; volume of
flow in gutter bar; curb openings with depressed gutter bars up-slope of catchbasins;
and the control of flow past catchbasins.
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12. For each phase, the City Engineer shall review and approve drainage methods.
13. Driveway curb cuts and approaches shall be designed to prevent water flowing in the
gutter from entering private properties with emphasis on the outside of curves on
steep down slopes.
14. Rrior to approval of the first subdivision tentative plat for any phase of the
. 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.
15. All propos~d or required detention po.nds must iii.c~ude water qU,ality mea~res or .
water quahty Best Management Practices must be Incorporated Ihto the overall deSign
of the master stormwater system sufficiently to comply with Section 32.1] 0(4) as
determined by the City Engineer.
]6. Prior to or concurrent with development of any phase south of Line "A" on Exhibit ],
Appendix E, or the approval of the quarry reclamation plan discretionary use,
whichever precedes, the applicant shall provide detailed plans for the detention ponds
proposed at the "SchoollPark" site.
17. Prior to or concurrent with the development application for any phase north of Line
. "A" on Exhibit I',' Appendix E, the applicant shall provide detailed plans for the
'detention pond ahd wetland mitigation near Aster Street and MountainGate Drive.
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18. For all publicly maintained ponds, maintenance vehicle access must be provided
around the entire perimeter of each pond. For publicly maintained open drainage
channels, access paths, a minimum of 7 feel 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.
19. Discharge of storm water fi'om public facilities onto private property is expressly
prohibited and all lots tributary to such storm drains will be restricted from
development until a connection to a public system is provided
20. The design engineer shall incorporate drainage benches, private storm drain systems,
and other features as may be recommended by the project geotechnical engineer and
approved by the City Engineer, at the top of all cut slopes, and along the exposed face
of all cut and fill slopes to reduce the potential of erosion on these slopes.;
Transportation Conditions:
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a. Redesign "E" Street to extend the street toward the south to connect with
"D" Street providing better traffic and pedestrian circulation. '
b. A modification of provisions or variance request, whichever is applicable,
must be submitted for K, M and I Streets and any other location where the
maximum length ofa cul-de-sac (dead end street), excluding the bulb, exceeds 400
feet
c The length ofa temporary dead end local street (due 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 temporary. dead
end street will always provide appropriate turnarounds for emergency. vehicles...
d Temporary dead end streets allowed by City standards will be provided
with a temporary, secondary emergency vehicle access until the completion of the
street provides a permanent secondary access. \
e. Temporary dead end collector streets requirements are addressed in the
evaluation of development phasing.
2. 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 MountainGate DrivelMaill Street
is installed. The physical closure of South 63rd shall be completed by the applicant as
a related improvement to the signal installation .
. 3... Tile' 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 I of MountainGate.
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4. Prior to the Final Plat for Phase 1, MountainGate Drive (64th Street) must be
connected to Aster Street to the west or a performance bond approved by the City
must be filed with the Finance Department in sufficient amount to ensure the
completion of the improvement.
5. The applicant shall provide financial assurance for the design and installation of a traffic
signal at MountainGate Drive and Main Street prior to the Final Plat for Phase 1 of
MountainGate. The City will reserve the right to require a Traffic Signal Warrant
study at the MountainGate DrivelMain Street intersection prior to the platting of each
phase in traffic zone I of the Traffic Impact Study, excluding Phase 1, until the
warrant is met. The traffic signal will be installed when the warrant is met or when
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.
6. 50 foot right-of-way dedications are required to allow future street connection to,
abutting lands along the south boundary of the site. These are depicted on the Master
Plan as public right of way and must be constructed in conjunction with the
development ofthe appropriate phase.
7. The Dogwood Street right-of-way shall be 60-feet wide from MolmtainGate Dfiveto
the east boundary of the site. The street shall be a standard 36-foot residential des(gn.
8. The rights-of-way oflocal streets shall be according to Table SDC Section 32.020
Table 32-1.
9. Additional off street parking to serve open space recreational areas shall be included
site design of the North Cluster
, 10. " Submittal offield measured cross sections showing the proposed street and the
existing ground elevations is required with each set of the construction plans.
11. Details and Typical Cross Sections with slope control measures shall be submitted
with each phase of development. The development application shall also Indicate the
location and under what conditions retaining walls will be constructed. .
Groundwater Control Conditions:
1. 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
show construction details for maintaining drainage to eliminate shrink swell problems
evident in adjacent developments.
2. All persistent flow conditions, except for the identified open water component of the
. stormwater master plan, shall be directed into the piped storm system
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3. The developer shall include longitudinal drainage systems along the uphill side of all
streets constructed on cut slopes for each phase of the development. These drains
shall discharge to a piped drainage facility, not the street gutter.
4. Saturation of the street subgrade and of building pads must be prevented. Therefore,
the project storm drainage system shall be designed to intercept and remove from the
street structural section and street subgrade the flows from all known springs and
watercourses. In addition, the flow from all springs and watercourses encountered
during street and utility construction, and lot pad grading, shall be intercepted and
removed, with discharge into the project storm drain system. The applicant's design
engineer shall include an anticipated flow volume and rate from springs and
watercourses on the site and shall size all elements of the storm drainage system
accordingly.
(4) THE REQUEST PROVIDES ADEQUATE GUIDANCE FOR THE DESIGN
AND COORDINA nON OF FUTURE PHASES;
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Summary Findinl! for Criterion 4: The Master Plan schedule of phasing and
coordination of public improvements, as conditioned, provides adequate guidance for
development of the plan.
Conditions:
1. Appendix E is revised to show Line "A' extended to the east to a point extending
across Street "C" 400 feet south of Street "K".
2. No lots shall be platted south of Line "A" along MountainGate Drive wit.hout a
financial guarantee that MountainGate Drive will be extended to South 58th Street
within three years; or along Street "C" without financial assurance that St(fet "C" will
be completed either to South 58th Street or to the constructed terminus of
MountainGate Drive within three years.
3. Appendix E is revised to relocate Line "A" to a point along Street "D" 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.
4. Secondary accesses to each phase of the Master Plan for police and fire response must
be provided as development progresses along the directions indicated'in Appendix E.
(5)INVENTORIED'NATURALRESOURCES, WETLANDS, OPEN SPACE
AREAS, ARCHAEOLOGIC AND HISTORIC FEATURES ARE EVALUATED
AND CONSIDERED CONSISTENT WITH THE OREGON
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ADMINISTRA TlVE RULE PROCEDURE FOR STATEWIDE PLANNING
GOAL 5, AND;
Summarv Findinf! for Criterion 5: The inventoried natural resources, wetlands, open
spaces, archaelogic and historic features of the Master Plan development area have
been evaluated by the ESEE analysis, and the protection measures established in
Exhibit 2, Springfield Development Code, and the conditions below, are consistent
with Oregon Administrative Rule procedures for Statewide Planning Goal 5.
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Conditions:
1. Open space depicted on the Conceptual Master Plan, page J, Figure J of Exhibit 2,
including Mountain Park, West Park, , park access easements, and archaeological Site
35AL657, excepting the School (quarry) Park, shall be designated Park and Open Space
on the Metro' Plan Diagram and classified Public Land and Open Space on the Springfield
Zoning Map. The Metro Plan amendment and 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.
2. The School Park depicted on the Conceptual Master Plan, page J, Figure J, of Exhibit 2
shall be designated Park and Open Space on the Metro Plan Diagram and classified Public
Land and Open Space on the Springfield Zoning Map. The Metro Plan amendment and
zone change. shall be initiated by the applicant prior to platting any lots along
MountainGate Drive south of the southerly intersection with Street "C", including the
south cluster.
3. No trees or understory shall be removed in the planned open space areas de~icted on the
Conceptual Master Plan, page J, Figure J of Exhibit 2, including Mountain Park, West
Park, park access easements, and archaeological Site 35AL657.
4. The "Tree Preservation Plan" of Exhibit 2, MountainGate Master Plan, shall specity
that removal of more than five trees greater than five inches in diameter requires a tree
felling permit from the City.
5. 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.
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6. The trees on lots smaller than 15,000 square shall be considered in aggregate and lot
lines and building envelopes adjusted accordingly to protect the largest number of
trees practicable.
7. The applicant will employ a tree or forestry consultant approved by the Urban Forestry
Advisory Committee (UF AC) who demonstrates knowledge of soils and vegetation of
this site and who has had previous experience with forested hillside construction of a
similar scale. The consultant will prepare a vegetation/re-vegetation report for each
phase of the development. The report shall include:
a. A description of plant material and condition, 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 public improvements addressing
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 on each proposed lot and assess the
least impact for placement of buildings, decking and outbuildings. Building
envelopes shall be created pursuant to this analysis.
g. The revegetation plan will consist of one acre tree canopy for each acre canopy
removed. This method eliminates the need for counting trees. 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 will be
considered. The revegetation plan must include a management sec:;tion
detailing planting methods. The replacement trees may be located ~ywhere on
the MountainGate Master Plan site including proposed open space \
8. Significant understory species shall be protected throughout the site to the greatest
extent practicable. Invasive non-native plant species such as blackberries, ivy and
scotchbroom can be removed.
9. The applicant shall retain trees in sufficiently large areas and dense stands to prevent
windthrow. A stand oftrees shall constitute an area not less than 2,000 sq. ft.
10. The few very large Oregon White Oaks on the site shall be preserved These trees
. shall be specifically identified on the tentative plans for each phase and the vegetation
report shall specify critical root zone and detail measures to prevent damage to those
trees.
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(6) LOCAL PUBLIC FACILITIES PLANS AND LOCAL STREET PLANS WILL
NOT BE ADVERSELY IMPACTED BY THE PROPOSED DEVELOPMENT.
Summarv Findinl! (or Criterion 6: The Master Plan, as proposed and conditioned
elsewhere in this staff report. does not adversely affect any local public facility plans
or the local street plan.
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