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HomeMy WebLinkAboutNotes, Meeting PLANNER 12/23/2003 PLANNING ~tailed written explanation of the proposal to include: o The project name, size and location of property o The zoning and plan designation of the site and adjacent properties o The proposed use of the development area and scope of the proposed development o Access o Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.) o Where more than 5,000 square feet of impervious surface is proposed describe the stormwater quality measures to be utilized and provide enough detail to demonstrate they will work. The current use of the site and any existing improvements Any special site features (i.e. wetlands, watercourses,steep slopes, etc.); a general statement addressing soil type and drainage conditions Estimated quantities and type of materials involved if any fill or excavation is proposed The number, type and size of any trees to be removed . An explanation of any land to be dedicated to the City A statement demonstrating compliance with solar access requirements as specified in the appropriate zoning district .. o Any proposed modifications being requested o Any additional planning applications required for proposed project ()0pPlication Fee discuss the applicable fees . 0., t6 Copy of the deed and a preliminary title report issued within the past 60 days documenting ownership and listing all . ';- encumbrances. If the applicant is not the property owner, written permission from the property owner is required. V P-- Cover Sheet: o Vicinity map; drawn to scale showing existing zoning, bus stops, streets, curb cuts, pedestrian connections, f1fe hydrants and other transportation/fire access issues within 200 feet of the proposed development area. o Index to plans o The scale (appropriate to the area involved and sufficient to show detail of the plan and related data, such as I" = 30', 1 n = 50' or-1" = 1 00'), north arrow, and date of preparation The legal description, street address and assessor's map and tax lot number . The dimensions (in feet) and size (either square feet or acres) of the development area Area and dimensions of all property to be conveyed, dedicated or reserved for common open spaces, recreational . areas and other similar public and semi-public uses o Zoning and Metro Plan designation of the property being Subdivided and properties within 100 feet of the boundary of the subject property . . 00entative Subdivision Plan including any required Future Development Plan, shall be prepared by a surveyor or engineer on a map 18" x 24" and must contain the following .information: . ,. 11/4/03 . . l2--~3- 03. TENTATIVE SUBDIVISION APPLICATION PACKE CITY OF SPRINGFIELD COMPLETE APPLICATION CHECKLIST ;r{ ~eT I tv 6; N'OTES o o o o o o o o o o The scale (appropriate to the area involved and sufficient to show detail of the plan and related data, such as I" = 30', I" = 50' or I" ':' 100'), north arrow, property boundaries and date of preparation All existing and proposed easements 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 Classification of each proposed lot's compliance with the solar accessPRE.SUBMmAtRECP60(3) l 2- 1:yo3 I ~f>-f.--l-z.::o~ o o o . . Future Development Plan required if re,division is proposed. The plan must include the boundaries and sequencing of each proposed re-division. Any re-division shall progress in a s.equence promoting street connectivity' between the various phases of the development and accommodating other required public improvements. , . ~ I ~ne additionaI" copy of the Tentative Subdivision Plan reduced to gYz"x 11", which will be mailed as part ofihe ~qUired neighboring property notification packet . . Ji )Cluster Subdivision th~ following additional infonnation shall be submitted: or 0 Front yard setbacks for buildings in established residential areas o Building height transition o Building orientation and connectivity to the fronting street o Garage door placement and design o Percentage of windows andlor dwe1lii1g doors on facades of homes facing streets, sidewalks, and multi- use paths (including garage facades) . o Design Variety. Each home shall incorporate a minimum of three (3) of the following six (6) building design features. Applicants shall indicate which option they are proposing on plans: . . Roof Pitch & Design. A minimum 4 to 12 roof pitch. Eaves . Eaves with a mi.i:1irnum 6-inch overhang . Architectural features . Architectural Details. At least one architectural detail on a swelling fa,ade(s) that faces the street Architectural details used consistently throughout the construction of the dwelling facade that face streets. For the purposes of this provision, architectural details are defined as exposed rafter or beam ends, eave brackets, gridded windows or windows with divided lites, or pergolas/trellis work integrated into building facades. If a dwelling is oriented such that its front fa,ade (fa,ade with the front door) is oriented to a sidewalk and no facades of the dwelling face a street, then the architectural details may be counted if they are located on the facades of the dwelling that face the sidewalk. o Open space location and percentage . o Required landscaping and if required show landscaping for buffer area. Notes' . . . ~ /{/A/W;z..~v<e6f--fCJr'~a65. . {ju#tJI1 ' 7 5/~/.?O /#1/4 8t/4?t.5- /Z)~3 . ]]/4/03 2 J . . ANY REQillRED ADDITIONAL MATERIALS, APPLICATIONS OR PERMITS IT IS TIlE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. TIlE APPLICANT SHOULD CONSIDER UTILIZING EITHER THE DEVELOPMENT ISSUES MEETING OR THE PRE-APPLICATION REPORT FOR MORE INFORMATION: o A Geotechnical Report prepared by an engineer shall be submitted concurrently if there are unstable soils and/or a high water table present . o A Soils and Geology Report for slopes 15% or greater located on the subject property o Where the development area is within im overlay district applicable, how the proposal addresses the additional standards of the overlay district. . o Where applicable, how the proposal addresses Discretionary Use criteria as specified in SDC Article 10. o Htrees are proposed to be removed, a Tree Felling Permit as specified in SDC Article 38. o. Where a development is proposed outside of the city limits but within the City's urban services area and can be serviced by sanitary sewer, an Annexation application as specified in SDC Article 6. . o Where applicable, a wetland delineation approved by the Division of State Lands must be submitted concurrently where there is a wetland on the property. o Where any grading, filling or excavating is proposed, a Land and Drainage Alteration permit will be required. o Where applicable, evidence that any required federal or state permit has been applied for or approved must be submitted concurrently o Where applicable, any Variance or Modification of Provisions as specified in SDC Article 11. TillS APPLICATION . .' . ~. COMPLETEFORPROCESSING W(~ 6klnJe.R-- .~~ /dfUV<VD COMPLETE AND NEEDS MISSING INFORMATION NOT~ ABOVE rf~~?~3 This is not a decision on your application. Springfield Development Code Sections 3.050(3)-(6) 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 180- . day timeline. Owner/Applicant's Signature 11/4/03 8 . . PRE-SUBMITTAL MEETING PUBLIC WORKS DEPARTMENT CITY OF SPRINGFIELD, OREc;ON JiW1 D. PRE-SUBMITTAL MEETING: December 23,2003 MOUNTAINGATE PHASE 4 SUBDIVISION Prepared by Eric Walter, Civil Engineer. Storm Drainage by Matt Stouder, EIT TENTATIVE SUBDIVSION - TYPE II PRE2003-00015 Planner: James Donovan, Planner II The above application was reviewed by Public Works staff for pre-submittal requirements. The application, as submitted, does not include sufficient information for staff to provide a formal plan review. In addition to the attached list of marked items, the applicant will be required to. resubmit plans addressing the following items: 1. . Site Assessment of existing conditions must show location, direction of flow, and top of banks of all jurisdictional drainages. Army Corps of Engineers approval and permit are required for jurisdictional drainages. . 2. Site Assessment of existing conditions must show all existing roads shall be shown on the site. assessment plan clearly indicating the current existing condition. The plans must clearly indicate existing condition of site including all cut, fill, and embankment locations. 3. Site Assessment of existing conditions must include locations of all wetlands as delineated and approved by Oregon Division of State Lands. 4. Site Assessment of existing conditions physical features including, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings - indicate whether they will remain or be removed or altered by th.e proposed development . 5. Site Assessment of existing conditions soil types and water table information as mapped and specified in the Soils Survey of Lane County. 6. Provide a key plan that locates each enlarged site plan portion. 7. In addition to the original Master Plan, the application is subject to the attached "Mountaingate Master Plan Conditions of Approval". Please submit necessary plans. and documentation addressing each condition as outlined on attached list (items circled in red). The following storm water comments are prepared by Matt Stouder: 8. Individual flows for each sub-basin are not listed in the hydrology study for either the existing or developed basins. It is requested that the applicant provide individual flows for each drainage sub- basin so that City staff can determine the impacts.each basin will have on the overall. hydrologic system. 9. More information needs to be submitted/clarified in regards to the sub-basins and curve numbers used for the developed conditions calculations. Specifically, it needs to be demonstrated how the. applicant arrived at the curve numbers used to support the hydrologic calculations and what percentage of each sub-basin will be impervious. 10. Several sub-basins appear fail to take into account future build-out conditions associated with the north and south cluster developments. These sub-basins include 83, 88, A5, and D1. Other basins of concem are A3, A4, 84, and E1. . . 11. The developed sub-basin A 1 needs to account for additional area to be constructed in Phase 5, located south of K Street. As shown on the conceptual storm sewer Master Plan for this development, this portion of land is to drain to the west, thorough Phase 4B. 12. There is no indication in either the hydrology study or plan set of the types of water quality facilities to be used for this development. As referenced in the Master Plan and the Master Plan Conditions of Approval, this development must comply with water quality standards. Specifically refer to Master Plan Condition of Approval number 27. Please include water quality functions and locations with the hydrology study which will satisfy these requirements. Water shall not be directed to the natural wetlands without first being treated. 13. Please submit calculations for the 1 O-year event for both the pre and post developed conditions. This is consistent with Phases 1 & 2, and also Phase 3. . 14. Please submit a downstream drainage analysis showing that adequate capacity exists in the downstream system to accommodate the post-developed flows from this development. Please extend this analysis to the outlet of the 42 inch storm pipe at the intersection of Mt. Vernon Road and the Weyerhauser Haul Road. Preliminary calculations indicate there may not be adequate capacity in the 24 inch storm line in which the applicant proposes to discharge stormwater from this development. 15. The current plan submittal and associated hydrology study does not contain adequate information for City staff to perform an adequate review of the detention pond. 25 and 1 DO-year calculations are given, however, there is no information showing the size (capacity, depth, volume, storage, etc) or inlel/outlet elevations of the pipes. This information is necessary to determine how much detention capability the pond actually has. 16. Please include a note as to whether or not the detention pond will be lined. If the pond is not going to be lined, a study will be required to show the effect that infiltrating water will have on surrounding areas, including areas down-gradient. 17. The current submittal lacks a sanitary sewer evaluation as is required in the Master Plan Conditions of Approval, number 8. Please include a sanitary sewer evaluation which includes an analysis of the sewer tributary areas, both on-site and off-site, and both the site arid downstream system capacity to ensure that adequate capacity and appropriate connection points are provided. 18. Please submit supporting documentation and calculations showing the effects of this subdivision on the wetland areas within this development. Specifically, please include calculations showing the pre and post-existing runoff to all wetlands areas on the site as required in Master Plan Condition of Approval number 21. Currently, City staff is unable to determine how much flow is draining to each. wetland area. The amount of runoff to wetland areas shall not be changed from the pre-existing conditions. 2 . TENTATIVE SUBDIVISION APPLICA nON PACKET CITY OF SPRINGFIELD COMPLETE APPLICA nON CHECKLIST . PUBLIC WORKS ENGINEERING / Riparian Area Protection Report For properties located within ISO feet of the top of bank ofany Water Quality Limited Watercourses (WQL W) or within 100 feet of the top of bank of any direct tributaries ofWQL W, a written statement will need to be provided addressing the following criteria: . rI ...Explanation of how "top of bank" 'was determined (See the definition of "Top of Bank" in SDC Article 2.) I>'" ))etailed description of the current Riparian Area Functions (See SDC Section 32.110(7) for more information.) , ~ An outline of the proposed methods that would be used to protect, retain or restore the Riparian'Area (See SDC Section 31.240(3) for more information.) , 0 Site Assessment of Existing Conditions must be prepared by an Oregon licensed Landscape Architect or Engineer and drawn to scale showing physical features and watercourses on the site or adjacent to the site. Information required for adjacent properties may be generalized to show the connections to physical features. A Site Assessment must contain the following information: ~ The name, location and dimensions of all existing site features including buildings, trees ~d impervious fiurface areas, clearly indicating what is remaining and what is being removed , 01' Required setbacks to the proposed new property lines for existing structures to remain on site ~ The scale (appropriate to the area involved and sufficient to show detail of the plan and related data, such as I" = 30', I" = 50' or I" = 100'), north arrow, and date of preparation. j:l/'TI,e 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 pepartment ' 0/' The I OO-year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Jnsurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision IY" The Time of Travel Zones, as specified in Article 17 of this Code and delineated on the Wellhead Protection Areas Map on file in the Development Services Department o Physical features including, but not limited to trees 5" in diameter or greater when measured 4 Y, feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings - indicate fthether thev will remain or be removed or altered by the orooosed development ill'" A plan showing the site's existing contour lines at I foot intervals, for land with a slope over 10 percent, the contour lines may be at 5 foot intervals Q 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 Tentative Subdivision Plan including any required Future Development Plan, shall be prepared by a surveyor or engineer on a map 18" x 24" and must contain the following information: ,/ Location of existing and required power poles, transformers; neighborhood mailbox units and similar public /facilities . JIY Location, width and construction material of all existing and proposed sidewalks, sidewalk ramps, pedestrian , ./lccess ways and bike trails , It'" Location, size and type ofplantings and street trees in any required planter strip @l)-ocation and dimensions of existing and proposed curb cuts ,if JC>/,:-t- USe dr,'wJ.u<~ p/ Location and size of existing and proposed utilities and necessary easements and dedications on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points 12/22/03 . I . . o Grading, Paving and Stormwater Management Plan must be drawn to scale with existing contours at I-foot intervals and percent of slope that precisely maps and addresses the information described below. In areas where the percent of slope is 10 percent or more, contours may be shown at 5-foot intervals. This plan must show the stormwater management system for the entire development area. For developments with more than 5,000 square feet of new paving area, an Oregon licensed Civil Engineer must prepare the plan. Where plants are proposed as part of the stormwater management system, an Oregon licensed Landscape Architect shlill be required to prepare the planting plan and specifications. The plan must include the following components: 000f drainage patterns and discharge locations ' , s/' The scale (appropriate to the area involved and sufficient to show detail of the plan and related data, such as I" . = 30', I" = 50' or I";" 100'), north arrow, and date "fpreparation, r/" Pervious and impervious area drainage patterns ' q;p The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, drY wells and/or detention ponds; stormwater quality measures; and natural drainageways to be / retained 111' /Existing and proposed elevations, site grades and contours IT Amount of proposed cut and fill (/) A stormwater management system plan with supporting calculations and documentation as required in SDC Section 32.110 must be submitted supporting the proposed system. The plan, calculations and documentation must be consistent with the Engineering Design Standards and Procedures Manual to allow staff to determine that the proposed stormwater management system will 'accomplish its purposes ' Note~t36 A71ACf/(dJ 1/ pl2iE-5uBtvllTf7J..L tvlEET7A.J0 'I LE17f:1'I- /:JATt31) FDIC.. ' A-PLJ IT/DAJAL J2..t::.'2x,UII?E.MeA..JTS AAJL1 c.DlJtJ /710IJS 1.2:..~Y()S 12/22/03 2 . . 'PHAsE 4- MOUNTAINGATE MASTERPLAN CONDITIONS OF APPROVAL . ,c..' mAil 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 <.Iepth of bury that meets the standards of sun. 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. Sanita~y Sewer c (JiConstruction 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 exterided to the east and sonth boundaries of the development to serve future development areas in a logical and convenient manner. ~ ~Detailedplans for streets, sanitary, and storm systems mnst 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 ofthese systems. ../ t The project construction 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 ofthe project. . o '@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. "v"'6. The Master P,lan drawing shows sewers located along back lot lines. Unless otherwise approved, on a case-:by-case basis, and at the sole discretion ofthe 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 prevent the construction offences, landscaping, and other private improvements to ensure that adequate access is maintained for system maintenance. V7. Sanitary sewers are to be extended to the bounda~ies 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 must be sized to accommodate any flows that may be anticipated in.the future 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. , (/. ~ Prior to or concurrent with the submittal of Phase I, the developer must provide mapping of the boundaries of internal and adjacent sewer basins, an analysis of the sewer tributary areas, both on-site and off-site, and the site systeni 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 of the development. 1 "' . . -/9. Temporary public sewer pump statio~s will not be allowed since 'gravity sewer service is available to this site. Uthe applicant anticipates the use oftemporary stations, then this issue must be addressed at the time of submittal of Phase I in the context ofthe ' project phasing plan. The pump station at the east end of the Private Drive in the 'northeast qua!irant of the development will not be accepted as a public facility. ' C 6 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. C @ 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 per~ent d elsewhere when required by the City Engineer., ' , 12. Curved sewers may be considered on a case-by-case basis, with approval at the sol discretion of the City Engineer. Any curved sewers must be designed with a curve radius of not less than 150 percent ofthe 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 Draiuage C. bRl Storm drainage design shall comply with the Springfield Development Code Section'rfo. 32.110 and any other special provisions for hillside development that are appr~d and required by the City Engineer., , V 14. The storm sewer system s~all 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..Th,ese storm laterals, shall not be permjjtled to drain to the gutter. ' ' V 15. All publicly maintained drainage facilities must be located within street rights-of- way, or in easements immediately adjacent to the right-of-way, or paved driveways or private stre~ts unless otherwise approved, on a case-by-case basis, and at the sole discretion of the Ci*y ~ineer., , ' ' 'V .!6. Drainage lines m?st~e e~tended to the easterly and southerly project boundaries to handle storm 'runoff from 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 must 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 develop~~ shall be pursuant to the existing City reimbursement policy. ' '(... (~j~lIiOr each phase of development the developer must provide an analysis ofthe drainage tributary areas, both on-site and off-site, and the site system capacity to ensure that "dequaJMapacity is provided. G , lC!J!' Storm drain design for each phase shall address potential problems and special design consicJerations for steep hillside development such as flow velocity, energy dissipation, tutbuleJY~. in manholes and bends and ,restraints on pipe movement. (;.- Oi'trench ljrainage measures, or acceptable alternatives to control water flow in trentIL""Lfill, must be incorporated-iQto .11 trench sectipns '!ith s,lopes exc~edin" 10 percent or as ~ired by the City Engineer, ,/., ". . :'., .'" / V ,20. Curved storm drains must be considered on a phase basis, 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 percent ofthe manufacturer's recommended minimum radius for 2 . ". ',".'V;"":";:;';". _~:_f':,!,r;""_:':_;T'<'.",_,:~'to'.~'!_I~c~\"~'."J;~.:'::'~'.l'~"'~'H'flt.~~~~ .' . . the given pipe size and material. CQmbinatiQn hQrizQntal and vertical curves between manhQles will nQt be permitted. All stQrm drains must include tracer wires and marking tape in the t~h.' , ," <:.- ~Design Qfthe stQrm drainage system must be dQne so. that no. net change in vDlume Qr flQW rate is experienced in any Qfthe wetlands Qn Qr adjacent to. the site. ' (;; e> The prQject shall incQrpQrate the standa'rd drawings fQr develQpment Qf hillside areas recQmmended in Appendix A the Hillside Pavement Distress Study, 1994, by Dames & MQQre (please see Attachment 1), deviatiQns frDm these requirements may'be cQnsidered Qn a case-by-case basis, at the sQle discretiQn Df the City Engineer, during the develDpment Df each ~~~ , , 'C ~ During the design Df each phase Qf the prQject, the develQper shall prDvide catchbasin-si~ing clllculatiDns to. shQW that adequate inlet capacity is prDvided tD,capture all Qf the water flowing in the street. Catchbasin design shall include the fQlIQwing cQnsideratiQns: length Qf run Qn the street; velQcitY'Df flQW in gutter bar; vQlume Qf flDW in gutter bar; curb Dpenings with depressed gutter bars'up-slQpe Qf catchbasins; and the cQntrQI QfflQW past catchbasins. C OFQr ~ach phase, the City Engineer shall review and apprDve drainage methQds. < ~5. Driveway curb cuts and apprQaches shall be designed to. prevent water flQwing in the gutter frQm entering priv'ate prQperties with emphasis Qn the Qutside Qf curves Qn steep dQwn~", ' , C ~ A ..~ maintenance Qf water quality Qr detentiDn PQnds which serve a single develQpMent are the resPQnsibility Df the develQper Qr prQperty Dwners Df the develQpment. PriQr to. approv:d Qfthe first subdivisiQn tentative plat fQr any phase Qfthe develQpment, the develQper and the City shall enter into. an agreement specifying resPQnsibilities fDr the long- term access and' maintenance Qfthe stQrm drainage detentiQn and water quality PQnds. L. (3). AllprQPQsed Qr required detentiQn PQnds must include water quality measures Qr ,i8ter quality Best Management Practices must be incQrpQrated into. the Dverall design Qf the master stQrmwater system sufficiently to. cQmply with SectiQn 32.110(4) as determined by the City En~eer."" ' . c W. PriQr to. Qr CDncurrent with develQpment Qf any phase SQuth QfLine "A" Qn ' Exhibit 2, Appendix E, the applicant shall provide detailed plans fQr the detentiQn PQnds proPQsed at the "SChDQllPark" site. ' c.- @'riQr to. Qr CQncurrent with the develQpment applicatiQn fQr any phase nQrth Df , '. Line" A Qn Exhibit 2, Appendix E, the applicant shall prQvide detailed plans fQr ,the detentiQ~Qnd and wetland mitigatiQn near Aster Street and MQuntainGate Drive. L. FQr all publicly maintained PQnds, maintenance vehicle access must be prQvided qrQund e entire perimeter Qf each PQnd. FQr publicly maintained Qpen drainage channels, access paths, a minimum Qf 7 feet wide, must be provided alQng at least Qne side Qf every channel. Access must also. be prQvided and 'guaranteed fQr all stQrm drain manhQles IQcated Qutside 2lJ! street right-Qf-w'ay. v ~Discharge Df stQrmwater frQm public facilities DntQ private prQperty is expressly _ ,Qhibited and alllQts tributary to. such stQrm drains will be restricted frQm develQpment until a cQnne~n to. Ii public system is prQvided. " c. QWThe design engineer shall inCDrpQrate drainage benches, private stQrm drain systems, and Dther features as may be recQmmended by the prQject geQtechnical engineer and apprDved by the 'City Engineer, at the tQP Qf all cut slQpes, and alQng the exPQsed face Qf all cut and fill slQpes to. reduce the PQtential Qf erQsiQn Qn these slQpes. TransPQrtatiQn 3 \ . . c OThe following design modifications shall be made: - _' - CJY A variance request must be submitted for K, M and I Streets and any other location where the maximum length of a cul-de-sac (dead end street), excluding the bulb, exceeds 400 feet. @the length of a 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 ~ 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. @Temporary dead end streets in excess of City standards will be provided with a temporary, secondary emergency vehicle access until the completion of the street p~vides a permanent secondary access. _ -V d. Temporary dead end collector streets requirements are addressed in the evaluation of development phasing. - v @. 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 DriveIMain Street is - installed. The physicafclosure of South 63rd shall be completed by the applicant as a related improvement to the signal installation. c- 8 The applicant must secure an access permit for access of MountainGate Drive to Highway-I 26 (Main Street) from the Oregon Department of Transportation prior to the Final Plat fo':J*ase I of MountainGate. - V 36. Prior to the Final Plat for Phase I, MountainGate Drive (South 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. _ - c. f) The applicant shall provide-financial assurance satisfactory to the City for the design and installation of a traffic signal at MountainGate Drive and Main Street prior to the Final Plat for Phase I 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 I of the Transportation impact Study, excluding Phase I, 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. c.. @) Fifty-foot right-of-way dedications are required to allow future street connection to abutting lands along the south boundary of the site. These connections 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 oversizing of the street system to_ provide for off-site development shall be pursuant to the existing City reimbur~ment policy. _ G 9 The Dogwood Street right-of-way shall be 60-feet wide from MountainGate Drive to the eas boundary of the site. The street shall be a standard 36-foot residential design. - t.- erih The rights-of-way of local streets shall be according to Table SDC Section J2.020 Table 3Y-1. 1/41. Additional off street parking to serve open space recreational areas shall be includ.e~he site design of the North Cluster. - G &ubmittal oYield measured cross sections showing the proposed street and the existIng ground elevations is required with each set ofthe construction plans. _m 4 ~:. . . C ~etail~ and Typical Cross Sections with slope control measures shall be sub~itted with each phase of development. The development application shall also indicate the location and un~hat conditions retaining walls will be constructed. . c;l ~he following design standards (These standards are the subject of approved variance request Jo. No. 95-05-125) shall be applied to street 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 streets 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 MountainGate 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. Groundwater Control C- ~Gener~1 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 swell problems evident in adjac~ developments. c... ~ AIl persistent flow conditions, except for the identified open water component of the stor~ater master plan, shall be directed into the piped storm system. c.lttJYThe 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 dischar~o a piped drainage facility, not the street gutter. C U Each phase ofthe project shall be designed to intercept and remove from the street structural section and subgrade the flows from all known and unknownsprings and watercourses encountered for street construction and lot pad grading, if any performed by the developer. Saturation ofthe street subgrade and building pads musfbe prevented. I Project Phasing ~ AppendixE of the MountainGate Master Plan is revised to show Line." A" extende~o the east to a point extending across Street"C" 400 feet south of Street "K". . c.- ~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 Mountajefate Drive within three years. C ~ Appendix E ofthe MountainGate Master Plan is revised to relocate Line "A" to a point along Street "D" rio more than 1,000 feet from the .intersection with MountainGate Drive provided a secondary emergency access is provided, otherwise, 400 feet from the interse~ .. . <:.. econdary 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 of the MountainGate Master Plan. 5 . . Protection of Resources Q Grhis 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 resources will be transferred to public ownership and because they will be appropriately designated on the Metro Plan Diagram and rezoned accordingly. In regard to the former 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 itA". 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 "c." Also and within this timeline, the applicant shall submit to the Dist~ict a reclamation 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. c. An easement providing pedestrian and bicycle access between Mountain Park and West Park shall be executed prior to the platting app~oval of Phase II of the ~oposed development. - c- ~ Open space depicted on the Conceptual Master Plan, page 1, Figure I 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 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 ofthe 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 ofthe Master Plan. - C ~. The School Park depicted on the Conceptual Master Plan, page 1, Figure I, of Exhibi~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 shall be initiated, with concurrence by the applicant, by the City and the Willamalane Park _ arid Recreation District, prior to platting any lots along MountainGate Drive s~uth ofthe intersection with Street "C," including the south cluster. The zone change shall be initiated by the applicant prior to platting any lots along MountainGate Drive south of the intersection with Street "C," including the south cluster. - <:.- @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, page 1, Figure I of Exhibit 2, including Mountain Park, West Park, park access easements, and archaeological Site 35AL657. '- .~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 fe\1'ing petmit from the City. ;/ 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 6 "'~ . " '~""""_"'n,.,....,...:.~''''';'-'.'''''':'''''''''~'''__''':''''-''_ , -, ~ I . . the tr~ during construction shall be specified on the construction drawings. V 59. The trees on lots smaller than 15,000 square shall be considered in aggregate and buildin)l'envelopes a~justed accordingly to protect the largest number oftrees practic.able. , V 60. The apphcant 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 vegetation/re-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 of the treeline. 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 healtliJcondition., 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 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 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 plan 'must include a management section, detailing planting methilds. 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 scotch broom can be removed, i. The report shall identify and provide for the retention of trees 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. ' . ' ' V 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 MountainGate, the Conceptual Master Plan for the MountainGate development shall be made consistent with the Executive Summary Map or the ESEE Analysis. 7 . . ",..,.. ...;,. ~..., -,..,. - '" "..