PUBLIC WORKS - COMMUNITY DEVELOPMENT. Staff Report. Site Plan Review. SP July 5, 2018

Save this PDF as:

Size: px
Start display at page:

Download "PUBLIC WORKS - COMMUNITY DEVELOPMENT. Staff Report. Site Plan Review. SP July 5, 2018"

Transcription

1 PUBLIC WORKS - COMMUNITY DEVELOPMENT 333 Broadalbin Street SW, PO Box 49, Albany, Oregon BUILDING PLANNING Staff Report Site Plan Review SP-2-17 July 5, 218 Summary This staff report evaluates an application for a Site Plan Review permit for new industrial development. The site is currently a vacant lot that is located at 445 Marion Street SE in a Light Industrial (LI) zoning district (Attachment A). The proposed development consists of the construction of three 5, square feet buildings and associated site improvements including parking, landscaping, and utility/drainage improvements. The proposed site plan is provided in Attachment F. The proposed development anticipates that one of the three 5,-square-foot buildings will be constructed immediately for use by RBR Construction for operation of their construction and roofing business. The two additional buildings and additional parking area will be constructed in the future and will be either used for expanded operations or leased to other tenants for similar Contractor and/or Industrial Service use. Site Plan Review criteria contained in Albany Development Code (ADC) 2.45 are addressed in this report. These criteria must be satisfied to grant approval for this application. Application Information Proposal: Site Plan Review for new construction of three, 5,-square-foot pole barns with associated site improvements. Review Body: Report Prepared By: Property Owners/Applicants: Staff (Type I-L review) Melissa Anderson, Senior Planner Jeremy and Lindsay Robertson, 1343 Spencer Mountain Drive, Albany, OR Engineer: Peter Seaders, MSS Inc.; 215 NW 4 th Street, Corvallis, OR 9733 Address/Location 445 Marion Street SE Map/Tax Lot: Linn County Tax Assessor s Map No. 11S-3W-19A; Tax Lot 7 Zoning: LI -- Light Industrial District cd.cityofalbany.net

2 SP-2-17 Staff Report July 5, 218 Page 2 of 12 Comprehensive Plan Designation: Total Land Area Existing Land Use: Neighborhood: Surrounding Zoning: Surrounding Uses: Prior History: Light Industrial 1.13 acres Vacant South Albany North: Light Industrial (LI) South: LI East: LI West: LI North: Vacant Lot South: 41st Avenue and vacant Lots East: Marion Street and Industrial Uses West: Industrial Uses No land use applications on file. Staff Decision The application for a Site Plan Review referenced above is Approved with Conditions as described in this staff report. Notice Information Notices were mailed to surrounding property owners within 3 feet of the subject property on April 2, 218. At the time the comment period ended on April 16, 218, the Albany Planning Division had received no written comments. Analysis of Development Code Criteria The Albany Development Code (ADC) includes the following review criteria, which must be met for this application to be approved. Code criteria are written in bold followed by findings, conclusions, and conditions of approval where conditions are necessary to meet the review criteria. (Site Plan Review (ADC 2.45) Criterion 1 Public utilities can accommodate the proposed development. Findings of Fact Sanitary Sewer 1.1 City utility maps show eight-inch public sanitary sewer mains in 41st Avenue and Marion Street along the full frontages of the subject property. 1.2 AMC (1) states that the objective of the Albany Municipal Code requirements pertaining to public sanitary sewers is to facilitate the orderly development and extension of the wastewater collection and treatment system, and to allow the use of fees and charges to recover the costs of construction, operation, maintenance, and administration of the wastewater collection and treatment system.

3 SP-2-17 Staff Report July 5, 218 Page 3 of ADC requires all new development to connect to the public sanitary sewer system if the property is within 3 feet of a public sewer line. Water 1.4 City utility maps show 12-inch public water mains in 41st Avenue and Marion Street along the full frontages of the subject property. 1.5 ADC requires all new development to connect to the public water system if the property is within 15 feet of an adequate public main. Storm Drainage 1.6 City utility maps show no piped public storm drainage main along the frontages (41st Avenue and Marion Street) of the subject property. There is a 1-inch public storm drainage main in 41st Avenue at the west corner of the subject property, and a drainage ditch along the east boundary along Marion Street. 1.7 The applicant will be required to construct partial street improvements along the site s Marion Street frontage. These improvements will include a public storm drainage main to replace the existing ditch. This public storm drainage main must connect to existing drainage facilities near the southeast corner of the subject property. 1.8 The applicant must provide stormwater quality facilities for the project in accordance with the City s engineering standards based on the total area of new impervious surfaces. 1.9 The City s Public Works Department has reviewed the applicant s preliminary storm drainage and stormwater quality plans and has deemed them generally acceptable. Final design details (pipe sizes, pipe slopes, invert elevations, etc.) will be reviewed in conjunction with the Permit for Private Construction of Public Improvements. Utility Easement 1.1 A Bonneville Power Administration (BPA) easement is located along the 41st Avenue frontage of the subject property. The site plan shows no buildings are proposed within that easement (Attachment F). BPA states that they do not have an objection to the development, but any activities proposed within their easement will need to be reviewed by BPA prior to implementation (Attachment B). These comments will be included in the notice of decision as information for the applicant. Conclusions 1.1 The proposed development must be connected to the public sanitary sewer and water systems for domestic services. 1.2 The applicant must provide facilities to accommodate stormwater detention and stormwater quality for the proposed development. 1.3 The applicant must include public stormwater facilities in conjunction with the required street improvements in Marion Street. 1.4 The applicant must obtain a Permit for Private Construction of Public Improvements before any work on public infrastructure is started. 1.5 The applicant s preliminary stormwater collection and stormwater quality plans have been reviewed and are generally acceptable. Final design details will be reviewed in conjunction with the required permits through the Public Works Department.

4 SP-2-17 Staff Report July 5, 218 Page 4 of This criterion can be met with the following conditions Conditions of Approval Condition 1 Before the City will issue a building permit for the proposed project, the applicant must construct City standard public stormwater facilities in conjunction with the required public street improvements in Marion Street. Alternatively, the applicant may provide financial assurances for this work in accordance with ADC Condition 2 Condition 3 Before the City will issue a final occupancy permit, the applicant must obtain a stormwater quality permit and construct the required stormwater quality facilities. Before the City will issue a final occupancy permit, the applicant must construct stormwater detention facilities as shown in the submitted storm drainage report. Criterion 2 The proposed post-construction stormwater quality facilities (private and/or public) can accommodate the proposed development, consistent with Title 12 of the Albany Municipal Code. Findings of Fact 2.1 Section of the Albany Municipal Code states that a post-construction stormwater quality permit shall be obtained for all new development and/or redevelopment projects on a parcel(s) equal to or greater than one acre, including all phases of the development. 2.2 The applicant submitted a storm drainage plan that includes stormwater quality facilities for this development proposal. The Public Works Department reviewed the plans and determined that they are acceptable. Conclusions 2.1 The new development must provide stormwater quality facilities consistent with Title 12 of the Albany Municipal Code and the City s Engineering Standards. 2.2 This criterion is satisfied with condition of approval two listed under site plan review criterion one, above. Criterion 3 The transportation system can safely and adequately accommodate the proposed development. Findings of Fact 3.1 The project is located on the northeast corner of Marion Street and 41st Avenue. The project will construct three 5,-square-foot industrial buildings. 3.2 Marion Street is classified as a local street and is not constructed to city standards. The road lacks curb, gutter, and sidewalk. Improvements include 22 feet of pavement, providing for a vehicle travel lane in each direction. The existing right-of-way width is 6 feet st Avenue is classified as a local street and, with the exception of sidewalk, is constructed to city standards. Improvements include: curb and gutter; a vehicle travel lane in each direction; and on-street parking.

5 SP-2-17 Staff Report July 5, 218 Page 5 of Albany s Transportation System Plan does not identify any level of service or capacity problems adjacent to the site. 3.5 City staff has estimated the number of trips that will be generated by the project. Based upon the ITE trip generation rates for category 11, General Light Industrial, the new use will generate 15 vehicle trips per day. Of these, 15 will occur during the p.m. peak traffic hour. 3.6 ADC 12.6 requires that new development improve all public streets within and adjoining the development. 3.7 ADC requires all new development to construct public sidewalk adjacent to all public street frontages. Conclusions 3.1 The proposed development has frontage on Marion Street and 41st Avenue. Neither street frontage is fully improved to city standards. Marion Street lacks curb, gutter, and sidewalk. 41st Avenue lacks sidewalk along the frontage of the development site. ADC 12.6 requires that new development improve all adjoining streets to city standards. 3.2 The improvement of Marion Street to city standards will require installation of curb, gutter, and sidewalk along the frontage of the development. Approximately three feet of new pavement will be needed between the new curb and gutter and the existing edge of pavement. 3.3 The improvement of 41st Avenue to city standards will require the installation of public sidewalk along the frontage of the development. 3.4 The proposed development will generate about 15 vehicle trips per day. Fifteen of those trips will occur during the p.m. peak traffic hour. The number of trips generated by the development falls below the City s guidelines for submittal of a traffic study. 3.5 Albany s Transportation System Plan does not identify any level of service or capacity problems adjacent to the site. 3.6 This criterion can be met with the following conditions. Condition of Approval Condition 4 Prior to issuance of an occupancy permit, the applicant shall construct public street improvements along the frontage of the site. The improvements shall include: a. Installation of public sidewalk along the site s frontage on 41st Avenue. b. Construction of curb, gutter, sidewalk, and pavement to match existing along the site s frontage along Marion Street. The new curb shall be aligned within the right-of-way for an ultimate curb-to-curb width of 34 feet.

6 SP-2-17 Staff Report July 5, 218 Page 6 of 12 Criterion 4 Parking areas and entrance-exit points are designed to facilitate traffic and pedestrian safety and avoid congestion. Findings of Fact Access 4.1 The site plan proposes construction of a new driveway to 41st Avenue. The driveway will be 25 feet in width and accommodate both entering and exiting movements. The driveway is located at the east end of the site and is as far from the Geary Street intersection as possible. 4.2 The site has two existing curb cuts on 17th Avenue that will need to be removed and replaced with standard curb and gutter. 4.3 The proposed driveway meets city standards in terms of location and width. 4.4 The parking lot plan complies with the travel aisle and stall dimensional standards contained in Section 9.13 of the Development Code. Parking 4.5 Vehicle Parking: Contractors and Industrial service land uses require one vehicle parking space per 1.25 employees plus one per company vehicle (per ADC 9.2, Table 9-1). The applicant states that two employees will operate out of the initial 5,-square-foot building, and there are no company vehicles. Two employees will require a minimum of three parking spaces, which are required for phase one. The proposal will develop four parking spaces (one to be ADA compliant) in phase one, which meets this standard. Phase two proposes to provide three additional spaces for each future building for a total of ten onsite parking spaces for phases one and two (see Attachment F). The applicant states that the users of the future buildings are anticipated to have similar employee counts as phase one; however, the number of future employees and company vehicles is not known at this time. Future users of the phase two development will be limited by the parking developed on-site, unless additional parking is provided. 4.6 Bicycle Parking: ADC 9.12(13)(b) requires industrial developments to provide at least one bicycle parking space for every ten required automobile parking spaces. ADC 9.12(13)(h) requires at least onehalf of required bicycle parking spaces to be sheltered. A total of 1 vehicle parking spaces are proposed to be developed for phase one and two; therefore, a minimum of one bicycle parking space is required. The applicant proposes to provide one bicycle parking space inside the building (Attachment F). 4.7 Loading Standards: ADC 4.26 requires industrial uses to provide a minimum of 25 square feet of loading area for buildings of 5, to 2, square feet of gross floor area. The proposal will develop up to 15, square feet of building area; therefore, a minimum of 25 square feet of loading area is required to be provided. One 25 square foot (1 feet by 25 feet) loading area is proposed to be developed in phase one (Attachment F), which meets this standard. Conclusions 4.1 The applicant proposes construction of a new driveway approach to 17th Avenue. The driveway will allow both entering and exiting movements. The driveway meets city standards in terms of location and width.

7 SP-2-17 Staff Report July 5, 218 Page 7 of The parking lot plan complies with the travel aisle and stall dimensional standards contained in Section 9.13 of the Development Code. 4.3 The four parking spaces are proposed to be constructed, which meets the minimum on-site parking requirements for phase one. Phase two proposes to provide three additional spaces for each future building, for a total of ten on-site parking spaces for phase one and two. Future users of the phase two development will be limited by the parking developed on-site. 4.4 One bicycle parking space is required for the ten vehicle parking spaces that are proposed to be developed. One bicycle parking space is proposed to be provided inside the building of phase one. 4.5 A minimum of 25 square feet of loading area is required for this development, and 25 square feet of loading area is proposed to be provided. 4.6 This criterion can be met with the following conditions. Condition of Approval Condition 5 The applicant shall construct a new driveway approach to the site from 41st Avenue. The driveway shall be a minimum of 25 feet in width. The driveway shall be constructed at the location shown on the site plan. Condition 6 All future land uses occupying the site must meet the on-site vehicle parking requirements of the ADC. Condition 7 Prior to issuance of a building permit, the applicant shall provide plans to show how the bicycle parking inside of the building will meet the standards of ADC 9.12(13). Criterion 5 The design and operating characteristics of the proposed development are reasonably compatible with surrounding development and land uses, and any negative impacts have been sufficiently minimized. Findings of Fact 5.1 Site Plan Review is intended to promote functional, safe, and attractive developments that maximize compatibility with surrounding developments and uses and with the natural environment. Site Plan Review is not intended to evaluate the proposed use or structural design of the proposal. Rather, the review focuses on the layout of a proposed development, including building placement, setbacks, parking areas, external storage areas, open areas, and landscaping. Where conflicts are identified, mitigation can be required through conditions of approval. 5.2 Design and Operating Characteristics. The site is a vacant lot located at 445 Marion Street SE that is zoned Light Industrial (LI). The proposed development consists of the construction of three 5,-square-foot buildings and associated site improvements, including parking, landscaping, and utility/drainage improvements. 5.3 As presented in Attachment F, the site is proposed to be developed in two phases. The first phase will develop one of the three buildings for use as a contractor and industrial service use, which is allowed through Site Plan Review approval in the LI zoning district. Two additional buildings are proposed to be developed in phase two; however, the businesses that will occupy those buildings are unknown at this time. Future land uses of the site will need to be consistent with industrial land uses allowed in the LI zone.

8 SP-2-17 Staff Report July 5, 218 Page 8 of The site is surrounded by LI zoned property. The operating characteristics of this neighborhood include industrial uses to the east and west of the site; the properties to the north and south are currently vacant. The design and operating characteristics of the proposed contractor and industrial service use is like other industrial operations in the area. Future land uses of the buildings in phase two will need to be consistent with industrial land uses allowed in the LI zone, and thus will be like other industrial operations in the area. 5.5 Setbacks, Building Height and Lot Coverage. ADC 4.9, Table 1, shows the development standards for commercial and industrial districts. Setbacks. In the LI zoning district, the minimum setback from a front property line is 15 feet. There is an interior setback of 4 feet if the development abuts a residential district; otherwise, there are no interior setbacks. This property is surrounded by light industrial zoning on all sides. As presented in Attachment F, the proposed development is located 15 feet or more from the front property line abutting Marion Street and 41st Avenue. Although no setback is required from the interior property line, the buildings in phase two are setback 13-feet from the north property line. Building Height. There is no maximum height requirement for the LI district. The proposed new structures are approximately 22 feet in height. Lot Coverage. There is no maximum lot coverage requirement for the LI district. The site area is 1.13 acres (49,42 square feet) in size. The Conceptual Landscaping Plan (Attachment H) shows the total proposed impervious area is 3,154 square feet or 61 percent of the site area. 5.6 Landscaping. ADC 9.14(2) requires that all required front and interior setbacks (exclusive of access ways and other permitted intrusions) to be landscaped or have landscaping guaranteed in accordance with ADC 9.19 before an occupancy permit will be issued. The proposed new buildings and parking areas will be set back 15 feet or more from the front property lines abutting Marion Street and 41st Avenue. As presented in Attachment H, the Conceptual Landscaping Plan proposes the front yard to be landscaped with 18 trees installed 3 feet on center in accordance with ADC Other plant materials (e.g. shrubs and ground cover) within the landscaped areas are not specified on the Conceptual Landscaping Plan; the front yard landscaped areas need to include trees, shrubs, and ground cover consistent with the landscape standards. The applicant will need to submit a final landscaped plan for review and approval by the Community Development Department. 5.7 Parking Lot Landscaping. Landscaping in parking lots is required to provide shade, reduce stormwater runoff, and direct traffic. Parking lots must be landscaped in accordance with the minimum standards of ADC As presented in Attachment H, the Conceptual Landscaping Plan proposes four trees to be installed in the planter bays in accordance with ADC Other plant materials (e.g. shrubs and ground cover) within the parking lot planter bays are not specified on the Conceptual Landscaping Plan; each of the landscaped parking bays need to include a tree, shrubs, and ground cover consistent with the landscape standards. The applicant will need to submit a final landscaped plan for review and approval by the Community Development Department. 5.8 Irrigation System. ADC 9.16 requires that all required landscape areas be provided with a piped underground irrigation system. The applicant s site plan (Attachment H) does not specify if irrigation will be provided; therefore, an irrigation plan will need to be provided, unless a licensed landscape architect or certified nurseryman submits written verification that the proposed plant materials do not require irrigation.

9 SP-2-17 Staff Report July 5, 218 Page 9 of Environmental Standards. ADC include environmental standards related to noise, visible emissions, vibrations, odors, glare, heat, insects, rodents, and hazardous waste. The design and operating characteristics of the proposed contractor and industrial service use is like other industrial operations in the area. Noise and Vibrations: The development will not include outside operations. Visible Emissions: There will be no emissions or discharge from the operation. Odors: There will be no odors or emissions from the operation. Heat: This is not applicable to the operations on this site. Insects and Rodents: Insects and rodents are not expected to be an issue proposed development. Hazardous Waste: The proposed development will not generate hazardous waste. Lighting and Glare: No on-site lighting is proposed. To ensure any future lighting avoids spillover beyond the property line, all exterior light fixtures should be of a shielded, full-cut off design. 5.1 Outside Storage. ADC 4.29(4) states that outside storage is allowed in the LI zone in front and interior yards outside of the required setbacks. Outside storage in the front yard must be screened from public rights-of-way with a sight-obscuring fence, wall, hedge, or berm made of non-combustible material. The applicant states that no materials are planned to be stored outside the building, but a chain link security fence may be added in the future if screening storage became necessary Refuse Containers. ADC 4.3 requires that any refuse container or disposal area that would otherwise be visible from a public street, customer, resident parking area, public facility, or any residential area must be screened from view by placement of a sight-obscuring fence, wall, or hedge at least six feet tall. All refuse materials must be contained within the screened area. The applicant states that refuse containers will be stored inside of the buildings. If refuse containers are located outside in the future, a screened fence will be required in accordance with ADC 4.3. Conclusions 5.1 The site is zoned LI and it is surrounded by the LI zone. The proposal is a contractors and industrial service land use, which is allowed through site plan review approval in the LI district. The design and operating characteristics of the proposed development is like other industrial operations in the area. 5.2 The proposal meets the standards for building height, lot coverage, setbacks, and environmental standards. 5.4 Any adverse impacts associated with the use of the property can be mitigated through such means as shielded lighting and landscaping. Required landscaping and irrigation (if landscape materials are not drought-tolerant) need to be installed prior to issuance of an occupancy permit. 5.5 The applicant s site plan indicates that landscaping will be provided; however, a detailed landscape and irrigation plan will need to be provided prior to site improvements. 5.6 If storage or refuse is located outside in the future, screening will need to be provided consistent with ADC 4.29 and 4.3, respectively. 5.7 Based on the observations above, the proposed development will be compatible with existing or anticipated uses in terms of size, building style, intensity, setbacks, and landscaping when the following conditions are met: 5.8 This criterion can be met with the following conditions.

10 SP-2-17 Staff Report July 5, 218 Page 1 of 12 Conditions of Approval Condition 8 No outside storage is proposed; however, if outside storage is used in the future, screening must comply with ADC Condition 9 Condition 1 Condition 11 Condition 12 Refuse containers are proposed to be stored inside of the buildings. If refuse containers are located outside in the future, a screened fence will be required in accordance with ADC 4.3. The applicant shall submit a landscape and irrigation plan to the Planning Division for review and approval prior to issuance of an occupancy permit. Irrigation is not required if a licensed landscape architect or certified nurseryman submits written verification that the proposed plant materials do not require irrigation. Prior to issuance of a certificate of occupancy, all proposed and required site improvements shall be constructed and completed in accordance with approved plans. All exterior light fixtures shall be of a shielded, full-cut off design. Criterion 6 Activities and developments within special purpose districts must comply with the regulations described in Articles 4 (Airport Approach), 6 (Natural Resources), and 7 (Historic), as applicable. Findings of Fact 6.1 Article 4: Airport Approach. The subject property is not located within the City s Airport Approach Overlay District. 6.2 Article 6: Floodplains. Comprehensive Plan Plate 5: Floodplains, does not show a 1-year floodplain on this property. FEMA/FIRM Community Panel No. 4143C526G, dated September 29, 21, shows that this property is in Zone X, an area determined to be outside the 5-year floodplain. 6.3 Article 6: Wetlands. Comprehensive Plan Plate 6 does not show any wetlands on the subject site; the National Wetlands Inventory does not show any wetlands on the property. 6.4 Historic and Archaeological Resources. Comprehensive Plan, Plate 9: Historic Districts, shows the property is not located in a Historic District. There are no known archaeological sites on the property. Conclusions 6.1 The subject property is not included in any special purpose district. This review criterion is not applicable to this proposal. Criterion 7 The site is in compliance with prior land use approvals. Findings of Fact and Conclusion 7.1 There are no prior land use approvals for the subject property, and therefore, no outstanding conditions of approval. 7.2 This criterion is not applicable.

11 SP-2-17 Staff Report July 5, 218 Page 11 of 12 Criterion 8 Sites that have lost their nonconforming status must be brought into compliance and may be brought into compliance incrementally in accordance with Section Findings of Fact and Conclusion 8.1 The site is not a nonconforming site, and therefore, the site has not lost nonconforming status. 8.2 This criterion is not applicable Overall Conclusion As proposed and conditioned, the application for Site Plan Review to develop three 5, square foot buildings with associated site improvements satisfies all applicable review criteria as outlined in this report. Conditions of Approval Utilities Condition 1 Condition 2 Condition 3 Before the City will issue a building permit for the proposed project, the applicant must construct public stormwater facilities in conjunction with the required public street improvements in Marion Street. Alternatively, the applicant may provide financial assurances for this work in accordance with ADC Before the City will issue a final occupancy permit, the applicant must obtain a stormwater quality permit and construct the required stormwater quality facilities. Before the City will issue a final occupancy permit, the applicant must construct stormwater detention facilities as shown in the submitted storm drainage report. Transportation Condition 4 Prior to issuance of an occupancy permit, the applicant shall construct public street improvements along the frontage of the site. The improvements shall include: a. Installation of public sidewalk along the site s frontage on 41st Avenue. b. Construction of curb, gutter, sidewalk, and pavement to match existing along the site s frontage along Marion Street. The new curb shall be aligned within the right-of-way for an ultimate curb-to-curb width of 34 feet. Access Condition 5 Parking Condition 6 Condition 7 The applicant shall construct a new driveway approach to the site from 41st Avenue. The driveway shall be a minimum of 25 feet in width. The driveway shall be constructed at the location shown on the site plan. All future land uses occupying the site must meet the on-site vehicle parking requirements of the ADC. Prior to issuance of a building permit, the applicant shall provide plans to show how the bicycle parking inside of the building will meet the standards of ADC 9.12(13).

12 SP-2-17 Staff Report July 5, 218 Page 12 of 12 Compatibility Condition 8 No outside storage is proposed; however, if outside storage is used in the future, screening must comply with ADC Condition 9 Condition 1 Condition 11 Condition 12 Refuse containers are proposed to be stored inside of the buildings. If refuse containers are located outside in the future, a screened fence will be required in accordance with ADC 4.3. The applicant shall submit a landscape and irrigation plan to the Planning Division for review and approval prior to issuance of an occupancy permit. Irrigation is not required if a licensed landscape architect or certified nurseryman submits written verification that the proposed plant materials do not require irrigation. Prior to issuance of a certificate of occupancy, all proposed and required site improvements shall be constructed and completed in accordance with approved plans. All exterior light fixtures shall be of a shielded, full-cut off design. Attachments A. Location Map B. Comment from the Bonneville Power Authority (BPA) C. Findings Narrative D. Building Plan E. Existing Conditions Plan (Sheet C1) F. Site Plan (Sheet C2) G. Utility Plan (Sheet C3) H. Conceptual Landscape Plan (C5) I. Storm Drainage Report

13 LOCATION MAP ATTACHMENT A

14

15

16 ATTACHMENT C.1 25 January, 218 Planning Division City of Albany 333 Broadalbin Street SW Albany, OR SUBJECT: Planning narrative for development at 41 st Avenue and Marion Street (1717 Robertson Site Development) Project Description RBR Construction is applying to develop the above referenced site located on the corner of 41 st Ave. and Marion Street (Map 11S3W19A Taxlot 8). The proposed development consists of the construction of (3) 5 ft.² buildings and associated site improvements including parking, landscaping and utility/drainage improvements. The proposed development anticipates that one of the 5 ft.² buildings will be constructed immediately for use by RBR Construction for operation of their construction and roofing business. The (2) additional buildings and additional parking area will be constructed within 12 to 24 months and will be either used for expanded operations or leased to other tenants for similar Contractor and/or Industrial Service use. In order to accommodate the full site development without having to obtain new site plan review approval or construct additional site improvements, this application requests approval of all 3 buildings and associated improvements as shown on the attached exhibits. Detailed responses and findings related to each of the review criteria and development standards are provided below. REVIEW CRITERIA AND DEVELOPMENT STANDARDS RESPONSES 1. Public utilities can accommodate the proposed development. RESPONSE: The existing public utilities are adequate to serve the site for the proposed development. There is a six inch sewer lateral from an existing manhole heading to the site. No cleanout was found onsite, but the six inch lateral will be sufficient for the development. The twelve inch water main across the street from the site will be more than enough for the site. A water meter will be installed in the sidewalk of the site on 41 st Street. 2. The proposed post-construction stormwater quality facilities (private and/or public) can accommodate the proposed development, consistent with Title 12 of the Albany

17 ATTACHMENT C.2 MSS INC [Robertson Site Development] Municipal Code. RESPONSE: There is a curb inlet near the west corner of the property. There is a stub out in the curb inlet that will meet the site s storm water needs. The stub has adequate depth (over three and a half feet). This will allow us to treat and discharge our new imperious in the right of way, and the impervious for onsite. 3. The transportation system can safely and adequately accommodate the proposed development. RESPONSE: The transportation system on 41st Street is more than adequate for the needs of the site. The full road width is 4 feet of paving, and curbs are installed on both sides of the road. Marion will be improved as a part of this project. The paved half width for Marion Street will be 17 feet and includes construction of new curbs, sidewalk and drainage facilities. The current paved full width of ranges from feet. When fully developed, the proposed development will generate a total of 14.5 p.m. peak hour trips based on 15, ft.² of general light industrial usage (ITE Trip Generation Manual, 9 th Edition). 4. Parking areas and entrance-exit points are designed to facilitate traffic and pedestrian safety and avoid congestion. RESPONSE: The parking will be all onsite, with parking stalls will be located to the northeast of the building. Later, the owner would like to further develop the site by continuing the parking on the east side, and adding parking to the west side to serve the two future buildings. The entrance and exit will be the same point, in the middle of the frontage on 41 st Street. This will serve all the needs of the site for parking and access. Along with the road improvements, sidewalks will be provided along the whole frontage for pedestrian safety. After a conversation with the city, the sidewalks on 41 st Street will be curbside and setback on Marion Street. 5. The design and operating characteristics of the proposed development are reasonably compatible with surrounding development and land uses, and any negative impacts have been sufficiently minimized. RESPONSE: All surrounding uses are of a similar light industrial or manufacturing nature. The proposed use is consistent with the surrounding development. 6. Activities and developments within special purpose districts must comply with the regulations described in Articles 4 (Airport Approach), 6 (Natural Resources), and 7 (Historic), as applicable. RESPONSE: This property is not located in a special purpose district; there will be no extra regulations to comply with. X:\1717\Civil\Planning Narrative.docx Page 2 of 11

18 ATTACHMENT C.3 MSS INC [Robertson Site Development] 7. The site is in compliance with prior land use approvals. RESPONSE: There are no prior land use approvals to comply with. 8. Sites that have lost their nonconforming status must be brought into compliance and may be brought into compliance incrementally in accordance with Section RESPONSE: The site does not have a nonconforming status. X:\1717\Civil\Planning Narrative.docx Page 3 of 11

19

20 ATTACHMENT C.4 MSS INC [Robertson Site Development] In addition to the Site Plan review criteria, the proposed development must meet all applicable standards found in the ADC. Include findings for each the following applicable Articles of the ADC: 1. The proposed project meets applicable development standards of the appropriate zoning category: Article 3 Residential; Article 4 Commercial and Industrial; or Article 5 Mixed Use Village Center. 2. Design Standards; multiple-family, commercial, or telecommunication facility projects must meet applicable design standards found in Article 8. You must address each standard with findings. 3. The proposed project meets applicable off-street parking, landscaping, tree felling, buffering and screening, and environmental standards found in Article Manufactured home park projects must meet applicable standards found in Article If the project is a CLUSTER DEVELOPMENT, attach written findings of fact that demonstrate how this project meets ADC 11.4 through Article (7) LI LIGHT INDUSTRIAL DISTRICT. The LI district is intended primarily for a wide range of manufacturing, warehousing, processing, assembling, wholesaling, specialty contractors and related establishments. Uses will have limited impacts on surrounding properties. This district is particularly suited to areas having good access to highways and perhaps to rail. LI may serve as a buffer around the HI district and may be compatible with nearby residential zones or uses. Finding: The proposed contractor and industrial service use is approved in the light industrial District zoning per Table Special Purpose Districts. Finding: There are no special purpose districts applicable to this project. Table 4-1 Schedule of Permitted Uses Finding: Contractors and Light Industrial Services are a permitted use in the Light Industrial zone. This use requires site plan review with special condition one (listed below). X:\1717\Civil\Planning Narrative.docx Page 4 of 11

21 ATTACHMENT C.5 MSS INC [Robertson Site Development] 4.6 (1) SPECIAL CONDITIONS: contractors and light industrial services in the CC, TD, IP and LI zones. (a) Limited Uses. Salvage or wrecking operations are prohibited in the CC, TD, IP, and LI zones. See Section 4.29 for outside storage standards. Finding: The proposed use is not related to salvage or wrecking operations. Table 4-2 Commercial and Industrial District Development Standards Finding: The existing lot meets all minimum and maximum size standards for the light industrial zone. Due to the fact that the lot does not abut a residential district, there are no lot line setback requirements on the interior property boundaries and a 15 foot setback required along the street frontages Loading Standards. Loading spaces for all uses except office and residential uses shall be off the street. Loading spaces shall be provided in addition to the required vehicle parking spaces, and shall meet the following requirements: (1) Vehicles in the births shall not protrude into a public right-of-way or sidewalk. Loading births shall be located so that vehicles are not required to back or maneuver in a public street. (3) The minimum required loading area is as follows: (a) 25 ft.² for buildings of 5 to 2, ft.² of gross floor area. (4) The required loading area shall not be less than 1 feet wide by 25 feet long and shall have an unobstructed height of 14 feet. (5) Required loading facilities shall be installed prior to final building inspection and shall be permanently maintained as a condition of use. X:\1717\Civil\Planning Narrative.docx Page 5 of 11

22 ATTACHMENT C.6 MSS INC [Robertson Site Development] (6) Loading areas shall be subject to the same provisions as parking areas relative to plan information, setbacks, buffering/screening requirements, and lighting. Finding: One 1 x 25 loading space will be provided with each building Landscaping General. Development must comply with the site landscaping standards in article 9 before occupancy or in accordance with section Finding: A conceptual landscaping plan has been included with the site plan review application. Detailed design will be provided by the installing contractor and installed prior to occupancy as required by section Outside Storage (4) In the LI and HI zones, outside storage is permitted in interior yards outside of the required setback. Outside storage is allowed in front yards outside the front setback provided that it is in closed with a site obscuring fence, wall, hedge, or berm, which must be constructed of noncombustible material. This enclosure must be located on the property at the required setback line as if the berm, fence, wall, or hedge was a building. (5) Where outside storage is permitted, (a) Materials and equipment stored as permitted in this subsection may be of no more than 14 feet above the elevation of the storage area. (b) Outside storage over 6 feet tall must be screened in accordance with Finding: No materials are planned to be stored outside the building, thus no screening fence is required. A chain link security fence may be added in the future which could be used as a screening fence if storage became necessary / desirable. 4.3 Screening of Refuse Containers. The following standards apply to all development except for one and 2 family dwellings. Any refuse container or disposal area that would otherwise be visible from a public street, customer or resident parking area, any public facility, or any residential area, must be screened from view by placement of a site obscuring fence, wall, or hedge at least 6 feet tall. All refuse materials must be contained within the screened area. Refuse disposal areas may not be located in required setbacks or buffer regards and must be placed at least 15 feet from any dwelling window. Finding: Refuse containers will be stored inside of the buildings. ARTICLE 9 ON SITE DEVELOPMENT AND ENVIRONMENTAL STANDARDS Table 9-1 PARKING REQUIREMENTS X:\1717\Civil\Planning Narrative.docx Page 6 of 11

23 ATTACHMENT C.7 MSS INC [Robertson Site Development] Finding: RBR Construction anticipates having 2 employees operate out of the initial 5 ft.² building. Future buildings would have a similar employee count. The proposed development includes 3 parking spaces plus one ADA for the initial building. 3 additional spaces would be provided for each future building. The proposed parking would be adequate for a total of 11 employees based on the requirements of Table Company Vehicles. Required parking spaces must be made available for the parking of passenger automobiles of residents, customers, patrons, and employees only, and may not be used for storage of company vehicles or materials. Spaces for company vehicles must be provided in addition to the number of spaces required by this code. Finding: One company vehicle space Is required in accordance with Table 9-1. Based on the anticipated number of employees operating out of these buildings, the proposed development complies with the standard. 9.9 Parking Plan. A parking plan, drawn to scale must accompany land-use applications. Finding: A parking plan is provided with the application documents which includes all of the required elements Parking Area Improvement Standards. All public or private parking areas, loading areas and outdoor vehicle sale areas must be improved based on the following standards: (1) All parking spaces must be improved in accordance with the standards and available for use at the time of project completion. (2) Other Requirements. All parking areas shall conform to the setback, clear vision, landscaping, and buffering/screening provisions of this Code. (3) Surfacing. All required parking, including travel aisles and access, shall have a durable, dust-free surface of asphalt, cement concrete, or other materials approved by the Director. Parking lot surfacing shall not encroach upon the public right-of-way except when it abuts a concrete public sidewalk or has been otherwise approved by the Director of Public Works. Pervious pavements, such as pervious asphalt or pervious concrete, may be allowed by the Director of Public Works. [Ord. 5832, 4/9/14; Ord. 5842, 1/1/15] X:\1717\Civil\Planning Narrative.docx Page 7 of 11

24 ATTACHMENT C.8 MSS INC [Robertson Site Development] (4) Drainage. All parking lots must provide a drainage system to dispose of the runoff generated by the impervious surface. Post-construction stormwater quality facilities are required per Title 12 of the Albany Municipal Code when applicable. Provisions shall be made for the on-site collection of drainage water to eliminate sheet flow of such water onto sidewalks, public rights-of-way,and abutting private property. All drainage systems must be approved by the Director of Public Works. [Ord. 5842, 1/1/15] (5) Perimeter Curb. Perimeter curbing is required for protection of landscaped areas and pedestrian walkways, and to prevent runoff onto adjacent properties. All parking areas except those required in conjunction with a single- or two-family dwelling or approved overflow parking areas shall provide a curb at least 6 inches high along the perimeter of all parking areas. Exceptions may be allowed for connections to approved vegetated post-construction stormwater quality facilities. [Ord. 5832, 4/9/14; Ord. 5842, 1/1/15] (6) Wheel Bumper. All parking stalls fronting a sidewalk, alleyway, street or property line, except for those required in conjunction with a single- or two-family dwelling, shall provide a secured wheel bumper at least six inches high and at least six feet long, set back from the front of the stall at least 2-1/2 feet, but no more than three feet. If the sidewalk is widened to seven feet six inches to allow for vehicle encroachment, no wheel bumpers are required. (7) Turnaround. Except for single-family and duplex dwellings, groups of more than two parking spaces must be located and served by an aisle or turnaround so that their use will require no backing movements or other maneuvering in a street right-of-way other than an alley. (8) Striping. Lots containing more than two parking spaces must have all required spaces permanently and clearly striped. Stripes must be at least four inches wide. When motorcycle parking, compact, or handicapped parking spaces are provided, they shall be designated within the stall. (9) Connecting to Adjacent Parking Areas. Where an existing or proposed parking area is adjacent to a developed or undeveloped site within the same zoning district, any modifications to the parking areas must be designed to connect to the existing or future adjacent parking area. This requirement may be waived by the Director when it is deemed impractical or inappropriate due to the nature of the adjoining uses. [Ord. 5832, 4/9/14] (1) Parking Lot Landscaping. Parking lots shall be landscaped according to the standards in Section (11) Compact Car Parking. No more than 4 percent of parking spaces provided may be designated for compact cars. Compact spaces must be signed and/or the space painted with the words Compact Car Only. (12) Parking Accessible to the Disabled. All parking areas must provide accessible parking spaces in conformance with the Oregon Structural Specialty Code. (13) Bicycle Parking. Bicycle parking space requirements are as follows: (b) For industrial development one space for every ten automobile spaces (14) Lighting. Any lights provided to illuminate any public or private parking area or vehicle sales area must be arranged to reflect the light away from any abutting or adjacent properties. X:\1717\Civil\Planning Narrative.docx Page 8 of 11

25 ATTACHMENT C.9 MSS INC [Robertson Site Development] (15) Pedestrian Access. Walkways and accessways shall be provided in all new offstreet parking lots and additions to connect sidewalks adjacent to new development to the entrances of new buildings. All new public walkways and handicapped accessible parking spaces must meet the minimum requirements of the Oregon Structural Specialty Code. [Ord. 572, 8/12/9] (16) When employee parking is designated in new developments, parking for carpools and vanpools shall be provided and located near the employee entrances to buildings. Finding: The required parking improvements are provided as shown on the plans submitted with this application. 1 Bicycle space as required in (13b) will be provided inside the proposed building Off-Street Parking Lot Design. All off-street parking lots must be designed in accordance with City standards for stalls and aisles as set forth in Table 9-2: Parking Lot Design and supplemental drawings. Stall dimensions are measured from inside the stripes. [Ord. 572, 8/12/9] (1) Compact spaces shall be at least 8 feet wide by 16 feet long. (2) Accessible spaces shall be a minimum of 9 feet wide and 17 feet long and designed in accordance with the Oregon Structural Specialty Code (OSSC). An adjacent access aisle must be provided that is at least eight feet wide and 17 feet long for a van-accessible space, and six feet wide for a standard accessible space. (3) Stall Width. Long-term parking spaces must be at least 8.5 feet wide. Parking stalls for grocery stores or adjacent to planter islands must be at least 9.5 feet wide. (4) Minimum Aisle Widths. Aisles for two-way traffic and emergency vehicle operations must be at least 24 feet wide. One-way aisles and one-way emergency vehicle access must be at least 2 feet wide. (5) The design of driveways and on-site maneuvering and loading areas for commercial and industrial developments shall include 2 feet of storage length for entering and exiting vehicles, in order to prevent vehicles from backing into the flow of traffic on the public street or causing unsafe conflicts with on-site circulation. X:\1717\Civil\Planning Narrative.docx Page 9 of 11

26 ATTACHMENT C.1 MSS INC [Robertson Site Development] Finding: The dimensional standards of 9.13 have been met as shown in the proposed site plan included with the application documents General Requirements. Landscaping requirements by type of use are listed below: (2) Landscaping Required Non-Residential. All required front and interior setbacks (exclusive of accessways and other permitted intrusions) must be landscaped or have landscaping guaranteed in accordance with ADC 9.19 before an occupancy permit will be issued. Minimum landscaping acceptable for every 1, square feet of required setbacks in all commercial-industrial districts is as follows: [Ord. 5886, 1/6/17] (a) (b) (c) Finding: One tree at least six feet tall for every 3 feet of street frontage. Five 5-gallon or eight 1-gallon shrubs, trees or accent plants. The remaining area treated with suitable living ground cover, lawn, or decorative treatment of bark, rock, or other attractive ground cover. When the yard adjacent to a street of an industrially zoned property is across a right-of-way from other industrially or commercially zoned property, only 3 percent of such setback area must be landscaped. The planting requirements have been shown on the conceptual landscape plan included with the application documents. A detailed landscape plan will be prepared by the installing contractor Parking Lot Landscaping. The purpose of landscaping in parking lots is to provide shade, reduce stormwater runoff, and direct traffic. Incorporation of approved vegetated post-construction stormwater quality facilities in landscaped areas is encouraged. Parking lots must be landscaped in accordance with the following minimum standards: [Ord. 572, 8/12/9; Ord. 5842, 1/1/15] X:\1717\Civil\Planning Narrative.docx Page 1 of 11

27 ATTACHMENT C.11 MSS INC [Robertson Site Development] (1) Planter Bays. Parking areas shall be divided into bays of not more than 12 parking spaces. At both ends of each parking bay, there shall be curbed planters at least five feet wide, excluding the curb. Gaps in the curb may be allowed for connections to approved post-construction stormwater quality facilities. Each planter shall contain one canopy tree at least ten feet high and decorative ground cover containing at least two shrubs for every 1 square feet of landscape area. Neither planter bays nor their contents may impede access on required public sidewalks or paths, or handicapped-accessible parking spaces. [Ord. 572, 8/12/9; Ord. 5842, 1/1/15] (2) Entryway Landscaping. Both sides of a parking lot entrance shall be bordered by a minimum five-foot-wide landscape planter strip meeting the same landscaping provisions as planter bays, except that no sight-obscuring trees or shrubs are permitted. (3) Parking Space Buffers. Parking areas shall be separated from the exterior wall of a structure by pedestrian walkways or loading areas or by a five-foot strip of landscaping materials. Finding: Parking planting and buffers have been included in conformance with 9.15 as shown on the plans included with the application documents. X:\1717\Civil\Planning Narrative.docx Page 11 of 11

28

29 ATTACHMENT D.1 9

30 ATTACHMENT D.2 9

31 ATTACHMENT D.3 9

32 ATTACHMENT D.4 9

33 ATTACHMENT D.5 1 S11 1 S5 9

34

35 ATTACHMENT E.1

36 ATTACHMENT E.2

37 ATTACHMENT E.3

38 ATTACHMENT E.4

39 ATTACHMENT F

40 ATTACHMENT G

41 ATTACHMENT H

42

43 ATTACHMENT I.1

44 ATTACHMENT I.2 Contents 1. Purpose of Report Project Description Existing Conditions Summary Developed Conditions Design References Appendices... 7

45 MSS INC ATTACHMENT I.3 [Robertson Site Development] 1. Purpose of Report The purpose of writing this report is to document the onsite water quality and storm drainage design for the Robertson site development project. The onsite drainage system will be privately owned and maintained by Robertson. The onsite water quality will be privately owned and maintained by Robertson. The Frontage improvements will be treated by a behind the sidewalk planter, and maintained by the City. Curb and gutters will be constructed along the West side of Marion Street. All design analysis in this report has been performed in accordance with City of Albany Stormwater Management Engineering Standards. 2. Project Description The new development applicable to this report includes the construction of: One (1) 5 ft. wide x 1 ft. long building Two (2) future 5 ft. wide x 1 ft. long building Setback and curbside sidewalks along the whole frontage Three (3) parking spaces and one (1) ADA parking space Six (6) future parking spaces Landscaping The total site area is 1.13 acres. The proposed onsite impervious improvements will only encompass.27 acres, and the public impervious improvements are.1 acres. The future onsite impervious improvements will encompass.7 acres. 3. Existing Conditions Summary a. Existing Site Conditions The Robertson site development project is a 1.13 acres site located in Albany, Oregon. The lot is the Northwest corner lot where 41 st Avenue and Marion Street intersect. The North boundary length is feet, the West boundary length is feet, the South Boundary length is feet including curves, and the East property length is feet including curves. The site address is 445 Marion Street SE Albany, OR The property is undeveloped, and the ground cover is grass across the whole property. See photo below. There are no existing onsite stormwater drainage features. Drainage Report Page 1 of 11

46 MSS INC ATTACHMENT I.4 [Robertson Site Development] b. Soil Conditions The existing soils are classified as Hydrologic Soil Group C for 97.3% and 2.7% Group C/D. Refer to Appendix C, Soils Report, for the soils map and soils descriptions. 4. Developed Conditions a. Proposed Stormwater Management Plan The development of the site is subject to the requirements outlined in the City of Albany Stormwater Management Engineering Standards. Pollution Reduction/Volume Control: Meeting stormwater management requirements requires detention to match predevelopment flow rates for the 2, 5, 1 and 25-year storms. Treating runoff will be done by following the landscape requirements for water quality from Albany (City of Albany Stormwater Management Engineering Standards, E 8.5). The planting in those standards will remove 7% of the total suspended solids from the runoff. One (1) combined detention pond/rain garden (City of Albany Stormwater Management Engineering Standards, E 8.2 & E 3.3 B) is proposed for the onsite improvements. A combined facility is not a part of Albany s standards, but this kind of facility has been allowed on past projects. The facility is proposed because the site is constrained by buildable area for the proposed building and future buildings. The site is a corner lot and there is a power easement over the West corner of the property. With these constraints, we have placed the buildings in the areas that allow the site to be developed efficiently. Excess fill and relocation of the future buildings, if not a reduction of size and quantity, Drainage Report Page 2 of 11

47 MSS INC ATTACHMENT I.5 [Robertson Site Development] would be needed to have separate facilities. Combining the onsite and public water treatment is not feasible, due to the fact that there is not enough continuous length for both. The sizing will be based on the proposed and the future improvements. All water from onsite impervious surfaces will be collected and conveyed to the combined facility. The combined facility will have water quality plantings on the bottom of the facility. There are perforated pipes running under the planter medium and drain rock that will collect the treated water, and convey it into the flow control structure. The flow control structure s inlet is set to start collecting water at any storm larger than the water quality storm. The flow control riser inside of the structure will convey water with an orifice, a weir and an overflow to match pre-development conditions. The overflow allows the facility to stay below a depth that would be harmful to the water quality plantings. The facility will never back up past 1.5 feet, and will still be able to maintain one foot of freeboard. One (1) behind the sidewalk planter (City of Albany Stormwater Management Engineering Standards, E 3.3 B) will be proposed for treating water from the Right of Way. The planter has been sized based on the new frontage improvements. This facility will collect water running west on along 41 st Avenue s North gutters. The water along Marion will not be treated, only conveyed to the original outlet. This proposed arrangement is proportional to the scope of the required frontage improvements. Although, the existing & new impervious surface on Marion Street remains untreated, the 41 st Street water quality feature will compensate by treating more of the existing surface runoff that is currently untreated. Due to the fact that this property is a corner lot, the frontage length is high relative to the size of the proposed development. As such, constructing a single facility which provides treatment of the required surface area is proportional to the size of the development. This is an efficient design which provides more than the required treatment for the new impervious surface while minimizing the burden on the developer and City maintenance staff. Conveyance: A storm drainage system will be constructed to collect and convey onsite surface runoff from the new building and pavement. The system will consist of catch basins, cleanouts, detention pond, flow control structure and storm drain piping. All onsite runoff will be conveyed into the combined detention pond/rain garden. Along Marion Street the road will need to be widened as a part of the public improvements. There is currently a drainage ditch which will have to be filled to accommodate construction of the new pavement, sidewalk and curb and gutter. A curb inlet is proposed for collecting the water along the new Marion Street curb and gutter, along with a culvert to collect the water previously conveyed by the ditch. The culvert and curb inlet will run into a manhole that can convey the water from the curb inlet and new culvert to the existing culvert south. The existing culvert that runs under 41 st Avenue will convey the water from the new manhole south into the field that the water was originally conveyed to. We believe the amount of water being treated in the Right of Way matches for the scope of the project. Drainage Report Page 3 of 11

48 MSS INC ATTACHMENT I.6 [Robertson Site Development] Flood Management: The Federal Emergency Management Agency (FEMA) Flood Insurance Map for the project area was reviewed to establish the 1-year flood boundary. The Robertson property is located above the 1-year floodplain. See map below. 5. Design The design guidelines and analysis software utilized to perform the water quality and storm drainage analysis is referenced below: Design Guidelines: City of Albany Stormwater Management Engineering Standards Conveyance Design Analysis Software: Autodesk Storm and Sanitary Analysis a. Pollution Reduction/Volume Control Rain Garden/Planters There are two (2) proposed facilities that will treat water through infiltration before being conveyed by a perforated pipe to the stormwater drainage system. The first is the Drainage Report Page 4 of 11

49 MSS INC ATTACHMENT I.7 [Robertson Site Development] behind the sidewalk planter for the public water. The second is the combined detention pond/rain garden. Plantings in these facilities will be in accordance with the Albany standards (City of Albany Stormwater Management Engineering Standards, E 3.5). The soil layering and conveyance will be in accordance with City of Albany s Streetside Swale Section View 215 (No-63B). The behind the sidewalk planter was sized using Table 3.3-A (City of Albany Stormwater Management Engineering Standards) for a streetside swale because of the lack for vertical walls. The planter s treatment area is 4.5 ft. wide and 24 ft. long for treat the 4,331 sq. ft. of new impervious in the Right of Way. The onsite rain garden was sized with the same equation. The onsite impervious area is 3,466 sq. ft. for proposed and future, and to treat this the site needs a treatment area of 761 sq. ft. for the rain garden. The bottom.52 ft. of the detention pond will be used for treating the onsite water. An under drain will convey the treated water to the outlet structure. Detention The onsite stormwater requires detention to match pre-development flows. The chart below show the pre-development, development with no detention, and development with detention. The smallest diameter orifice we can use is a 2 inch (City of Albany Stormwater Management Engineering Standards, E 8.1 C). We are not able to match flows for the 2 year or 5 year storm with a 2 inch orifice. We are within.2 cfs with the 2 inch orifice, and to meet the 25 year, a weir in our flow control structure has been set to a specific height. For larger storms the flow control riser will function as an overflow. Storm Pre-Development Developed w/o Detention Developed w/ Detention 2 year.6 cfs.4 cfs.21 cfs 5 year.12 cfs.47 cfs.21 cfs 1 year.2 cfs.56 cfs.22 cfs 25 year.31 cfs.65 cfs.3 cfs b. Conveyance Analysis A storm drain system is proposed to collect and convey surface runoff from pavement areas and buildings. The systems will be a private system. Highlights of the design criteria are noted below: Design storm event = 25 year, 24 hour storm = 3.94 inches Minimum time of concentration = 5 minutes Curve number = 98 Hydrologic method = TR-2, 1-A storm distribution Drainage Report Page 5 of 11

50 MSS INC ATTACHMENT I.8 [Robertson Site Development] Minimum private storm mainline pipe diameter = 8 inches Catch basin lateral pipe diameters = 6 inches Point of offsite discharge = 1 inch catch basin stub onto property The project conveyance analysis has determined that the hydraulic grade lines are below rim elevations at the design storm peak. The conveyance analysis and hydraulic grade line result are provided in Appendix B. 6. References City of Albany Stormwater Management Engineering Standards, 215 Drainage Report Page 6 of 11

51 MSS INC ATTACHMENT I.9 [Robertson Site Development] 7. Appendices Appendix A Figures i. Stormwater Plan ii. Basin Map iii. Rain Gauge Summary Appendix B Calculations i. Pollution Reduction/Volume Control Calculations ii. Conveyance Calculations and Hydraulic Grade Line Summary Appendix C Soils Reports i. NRCS Soil Map Drainage Report Page 7 of 11

52 MSS INC ATTACHMENT I.1 [Robertson Site Development] Appendix A Figures i. Stormwater Plan ii. Basin Map iii. Rain Gauge Summary Drainage Report Page 8 of 11

53 ATTACHMENT I.11

54 Autodesk Storm and Sanitary Analysis ATTACHMENT I.12

55 ATTACHMENT I.13 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5: 2 Sub :5: 3 Sub :5: 4 Sub :5: 5 Sub :5: 6 Sub :5: 7 Sub :5: 8 Sub :5:

56 MSS INC ATTACHMENT I.14 [Robertson Site Development] Appendix B Calculations i. Pollution Reduction/Volume Control Calculations ii. Conveyance Calculations and Hydraulic Grade Line Summary Drainage Report Page 9 of 11

57 ATTACHMENT I.15 Project Description File Name perlim pre-dev.spf Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options Start Analysis On... End Analysis On... Start Reporting On... Antecedent Dry Days... Runoff (Dry Weather) Time Step... Runoff (Wet Weather) Time Step... Reporting Time Step... Routing Time Step... Number of Elements Rain Gages... Subbasins... Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Jan 12, 218 :: Jan 13, 218 :: Jan 12, 218 :: days 1:: days hh:mm:ss :5: days hh:mm:ss :5: days hh:mm:ss 3 seconds Qty SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage-1 Time Series 2-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

58 ATTACHMENT I.16 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5:

59 ATTACHMENT I.17 Subbasin Hydrology Subbasin : Sub-1 Input Data Area (ac) Weighted Curve Number Rain Gage ID... Rain Gage-1 Composite Curve Number Area Soil Curve Soil/Surface Description (acres) Group Number Meadow, non-grazed 1.1 C 71. Meadow, non-grazed.3 D 78. Composite Area & Weighted CN Time of Concentration TOC Method : SCS TR-55 Sheet Flow Equation : Tc = (.7 * ((n * Lf)^.8)) / ((P^.5) * (Sf^.4)) Where : Tc = Time of Concentration (hr) n = Manning's roughness Lf = Flow Length (ft) P = 2 yr, 24 hr Rainfall (inches) Sf = Slope (ft/ft) Shallow Concentrated Flow Equation : V = * (Sf^.5) (unpaved surface) V = * (Sf^.5) (paved surface) V = 15. * (Sf^.5) (grassed waterway surface) V = 1. * (Sf^.5) (nearly bare & untilled surface) V = 9. * (Sf^.5) (cultivated straight rows surface) V = 7. * (Sf^.5) (short grass pasture surface) V = 5. * (Sf^.5) (woodland surface) V = 2.5 * (Sf^.5) (forest w/heavy litter surface) Tc = (Lf / V) / (36 sec/hr) Where: Tc = Time of Concentration (hr) Lf = Flow Length (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) Channel Flow Equation : V = (1.49 * (R^(2/3)) * (Sf^.5)) / n R = Aq / Wp Tc = (Lf / V) / (36 sec/hr) Where : Tc = Time of Concentration (hr) Lf = Flow Length (ft) R = Hydraulic Radius (ft) Aq = Flow Area (ft²) Wp = Wetted Perimeter (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) n = Manning's roughness User-Defined TOC override (minutes): 5. Subbasin Runoff Results Total Rainfall (in) Total Runoff (in) Peak Runoff (cfs)....6 Weighted Curve Number Time of Concentration (days hh:mm:ss)... :5:

60 Subbasin : Sub-1 ATTACHMENT I.18

61 ATTACHMENT I.19 Project Description File Name perlim pre-dev.spf Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options Start Analysis On... End Analysis On... Start Reporting On... Antecedent Dry Days... Runoff (Dry Weather) Time Step... Runoff (Wet Weather) Time Step... Reporting Time Step... Routing Time Step... Number of Elements Rain Gages... Subbasins... Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Jan 12, 218 :: Jan 13, 218 :: Jan 12, 218 :: days 1:: days hh:mm:ss :5: days hh:mm:ss :5: days hh:mm:ss 3 seconds Qty SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage-1 Time Series 5-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

62 ATTACHMENT I.2 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5:

63 ATTACHMENT I.21 Subbasin Hydrology Subbasin : Sub-1 Input Data Area (ac) Weighted Curve Number Rain Gage ID... Rain Gage-1 Composite Curve Number Area Soil Curve Soil/Surface Description (acres) Group Number Meadow, non-grazed 1.1 C 71. Meadow, non-grazed.3 D 78. Composite Area & Weighted CN Time of Concentration TOC Method : SCS TR-55 Sheet Flow Equation : Tc = (.7 * ((n * Lf)^.8)) / ((P^.5) * (Sf^.4)) Where : Tc = Time of Concentration (hr) n = Manning's roughness Lf = Flow Length (ft) P = 2 yr, 24 hr Rainfall (inches) Sf = Slope (ft/ft) Shallow Concentrated Flow Equation : V = * (Sf^.5) (unpaved surface) V = * (Sf^.5) (paved surface) V = 15. * (Sf^.5) (grassed waterway surface) V = 1. * (Sf^.5) (nearly bare & untilled surface) V = 9. * (Sf^.5) (cultivated straight rows surface) V = 7. * (Sf^.5) (short grass pasture surface) V = 5. * (Sf^.5) (woodland surface) V = 2.5 * (Sf^.5) (forest w/heavy litter surface) Tc = (Lf / V) / (36 sec/hr) Where: Tc = Time of Concentration (hr) Lf = Flow Length (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) Channel Flow Equation : V = (1.49 * (R^(2/3)) * (Sf^.5)) / n R = Aq / Wp Tc = (Lf / V) / (36 sec/hr) Where : Tc = Time of Concentration (hr) Lf = Flow Length (ft) R = Hydraulic Radius (ft) Aq = Flow Area (ft²) Wp = Wetted Perimeter (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) n = Manning's roughness User-Defined TOC override (minutes): 5. Subbasin Runoff Results Total Rainfall (in) Total Runoff (in) Peak Runoff (cfs) Weighted Curve Number Time of Concentration (days hh:mm:ss)... :5:

64 Subbasin : Sub-1 ATTACHMENT I.22

65 ATTACHMENT I.23 Project Description File Name perlim pre-dev.spf Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options Start Analysis On... End Analysis On... Start Reporting On... Antecedent Dry Days... Runoff (Dry Weather) Time Step... Runoff (Wet Weather) Time Step... Reporting Time Step... Routing Time Step... Number of Elements Rain Gages... Subbasins... Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Jan 12, 218 :: Jan 13, 218 :: Jan 12, 218 :: days 1:: days hh:mm:ss :5: days hh:mm:ss :5: days hh:mm:ss 3 seconds Qty SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage-1 Time Series 1-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

66 ATTACHMENT I.24 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5:

67 ATTACHMENT I.25 Subbasin Hydrology Subbasin : Sub-1 Input Data Area (ac) Weighted Curve Number Rain Gage ID... Rain Gage-1 Composite Curve Number Area Soil Curve Soil/Surface Description (acres) Group Number Meadow, non-grazed 1.1 C 71. Meadow, non-grazed.3 D 78. Composite Area & Weighted CN Time of Concentration TOC Method : SCS TR-55 Sheet Flow Equation : Tc = (.7 * ((n * Lf)^.8)) / ((P^.5) * (Sf^.4)) Where : Tc = Time of Concentration (hr) n = Manning's roughness Lf = Flow Length (ft) P = 2 yr, 24 hr Rainfall (inches) Sf = Slope (ft/ft) Shallow Concentrated Flow Equation : V = * (Sf^.5) (unpaved surface) V = * (Sf^.5) (paved surface) V = 15. * (Sf^.5) (grassed waterway surface) V = 1. * (Sf^.5) (nearly bare & untilled surface) V = 9. * (Sf^.5) (cultivated straight rows surface) V = 7. * (Sf^.5) (short grass pasture surface) V = 5. * (Sf^.5) (woodland surface) V = 2.5 * (Sf^.5) (forest w/heavy litter surface) Tc = (Lf / V) / (36 sec/hr) Where: Tc = Time of Concentration (hr) Lf = Flow Length (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) Channel Flow Equation : V = (1.49 * (R^(2/3)) * (Sf^.5)) / n R = Aq / Wp Tc = (Lf / V) / (36 sec/hr) Where : Tc = Time of Concentration (hr) Lf = Flow Length (ft) R = Hydraulic Radius (ft) Aq = Flow Area (ft²) Wp = Wetted Perimeter (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) n = Manning's roughness User-Defined TOC override (minutes): 5. Subbasin Runoff Results Total Rainfall (in) Total Runoff (in) Peak Runoff (cfs)....2 Weighted Curve Number Time of Concentration (days hh:mm:ss)... :5:

68 Subbasin : Sub-1 ATTACHMENT I.26

69 ATTACHMENT I.27 Project Description File Name perlim pre-dev.spf Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options Start Analysis On... End Analysis On... Start Reporting On... Antecedent Dry Days... Runoff (Dry Weather) Time Step... Runoff (Wet Weather) Time Step... Reporting Time Step... Routing Time Step... Number of Elements Rain Gages... Subbasins... Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Jan 12, 218 :: Jan 13, 218 :: Jan 12, 218 :: days 1:: days hh:mm:ss :5: days hh:mm:ss :5: days hh:mm:ss 3 seconds Qty SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage-1 Time Series 25-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

70 ATTACHMENT I.28 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5:

71 ATTACHMENT I.29 Subbasin Hydrology Subbasin : Sub-1 Input Data Area (ac) Weighted Curve Number Rain Gage ID... Rain Gage-1 Composite Curve Number Area Soil Curve Soil/Surface Description (acres) Group Number Meadow, non-grazed 1.1 C 71. Meadow, non-grazed.3 D 78. Composite Area & Weighted CN Time of Concentration TOC Method : SCS TR-55 Sheet Flow Equation : Tc = (.7 * ((n * Lf)^.8)) / ((P^.5) * (Sf^.4)) Where : Tc = Time of Concentration (hr) n = Manning's roughness Lf = Flow Length (ft) P = 2 yr, 24 hr Rainfall (inches) Sf = Slope (ft/ft) Shallow Concentrated Flow Equation : V = * (Sf^.5) (unpaved surface) V = * (Sf^.5) (paved surface) V = 15. * (Sf^.5) (grassed waterway surface) V = 1. * (Sf^.5) (nearly bare & untilled surface) V = 9. * (Sf^.5) (cultivated straight rows surface) V = 7. * (Sf^.5) (short grass pasture surface) V = 5. * (Sf^.5) (woodland surface) V = 2.5 * (Sf^.5) (forest w/heavy litter surface) Tc = (Lf / V) / (36 sec/hr) Where: Tc = Time of Concentration (hr) Lf = Flow Length (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) Channel Flow Equation : V = (1.49 * (R^(2/3)) * (Sf^.5)) / n R = Aq / Wp Tc = (Lf / V) / (36 sec/hr) Where : Tc = Time of Concentration (hr) Lf = Flow Length (ft) R = Hydraulic Radius (ft) Aq = Flow Area (ft²) Wp = Wetted Perimeter (ft) V = Velocity (ft/sec) Sf = Slope (ft/ft) n = Manning's roughness User-Defined TOC override (minutes): 5. Subbasin Runoff Results Total Rainfall (in) Total Runoff (in) Peak Runoff (cfs) Weighted Curve Number Time of Concentration (days hh:mm:ss)... :5:

72 Subbasin : Sub-1 ATTACHMENT I.3

73 ATTACHMENT I.31 Project Description File Name... Description... Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options storm calc.spf CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Start Analysis On... Feb 19, 218 :: End Analysis On... Feb 2, 218 :: Start Reporting On... Feb 19, 218 :: Antecedent Dry Days... days Runoff (Dry Weather) Time Step... 1:: days hh:mm:ss Runoff (Wet Weather) Time Step... :5: days hh:mm:ss Reporting Time Step... :5: days hh:mm:ss Routing Time Step... 3 seconds Number of Elements Qty Rain Gages... 1 Subbasins... 8 Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details X:\1717\Civil\XREF\CU.dwg SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage Time Series 2-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

74 ATTACHMENT I.32 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5: 2 Sub :5: 3 Sub :5: 4 Sub :5: 5 Sub :5: 6 Sub :5: 7 Sub :5: 8 Sub :5:

75 ATTACHMENT I.33 Node Summary SN Element Element Invert Ground/Rim Initial Surcharge Ponded Peak Max HGL Max Min Time of Total Total Time ID Type Elevation (Max) Water Elevation Area Inflow Elevation Surcharge Freeboard Peak Flooded Flooded Elevation Elevation Attained Depth Attained Flooding Volume Attained Occurrence (ft) (ft) (ft) (ft) (ft²) (cfs) (ft) (ft) (ft) (days hh:mm) (ac-in) (min) 1 (SD1) (STRM) Junction :.. 2 (SD11) (STRM) Junction :.. 3 (SD12) (STRM) Junction :.. 4 (SD13) (STRM) Junction :.. 5 (SD14) (STRM) Junction :.. 6 (SD15) (STRM) Junction :.. 7 (SD16) (STRM) Junction :.. 8 (SD18) (STRM) Junction :.. 9 (SD2) (STRM) Junction :.. 1 (SD21) (STRM) Junction :.. 11 (SD22) (STRM) Junction :.. 12 (SD23) (STRM) Junction :.. 13 (SD24) (STRM) Junction :.. 14 (SD25) (STRM) Junction :.. 15 (SD26) (STRM) Junction :.. 16 (SD27) (STRM) Junction :.. 17 (SD29) (STRM) Junction :.. 18 (SD3) (STRM) Junction :.. 19 (SD6) (STRM) Junction :.. 2 (SD7) (STRM) Junction :.. 21 (SD8) (STRM) Junction :.. 22 (SD9) (STRM) Junction :.. 23 Jun-1 Junction :.. 24 Jun-2 Junction :.. 25 Out-1 Outfall Stor-1 Storage Node

76 ATTACHMENT I.34 Link Summary SN Element Element From To (Outlet) Length Inlet Outlet Average Diameter or Manning's Peak Design Flow Peak Flow/ ID Type (Inlet) Node Invert Invert Slope Height Roughness Flow Capacity Design Flow Node Elevation Elevation Ratio (ft) (ft) (ft) (%) (in) (cfs) (cfs) 1 {STRM}.SD Line (1) (STRM) Pipe (SD8) (STRM) (SD7) (STRM) {STRM}.SD Line (11) (STRM) Pipe (SD9) (STRM) (SD8) (STRM) {STRM}.SD Line (12) (STRM) Pipe (SD1) (STRM) (SD9) (STRM) {STRM}.SD Line (13) (STRM) Pipe (SD11) (STRM) (SD1) (STRM) {STRM}.SD Line (14) (STRM) Pipe (SD12) (STRM) Stor {STRM}.SD Line (15) (STRM) Pipe (SD13) (STRM) (SD12) (STRM) {STRM}.SD Line (16) (STRM) Pipe (SD14) (STRM) (SD13) (STRM) {STRM}.SD Line (17) (STRM) Pipe (SD15) (STRM) (SD13) (STRM) {STRM}.SD Line (18) (STRM) Pipe (SD16) (STRM) (SD15) (STRM) {STRM}.SD Line (19) (STRM) Pipe (SD18) (STRM) (SD8) (STRM) {STRM}.SD Line (2) (1) (STRM) Pipe (SD2) (STRM) (SD22) (STRM) {STRM}.SD Line (2) (STRM) Pipe (SD22) (STRM) (SD9) (STRM) {STRM}.SD Line (21) (STRM) Pipe (SD21) (STRM) (SD2) (STRM) {STRM}.SD Line (22) (STRM) Pipe (SD23) (STRM) (SD22) (STRM) {STRM}.SD Line (23) (STRM) Pipe (SD24) (STRM) (SD11) (STRM) {STRM}.SD Line (24) (STRM) Pipe (SD25) (STRM) (SD11) (STRM) {STRM}.SD Line (25) (STRM) Pipe (SD26) (STRM) (SD9) (STRM) {STRM}.SD Line (26) (STRM) Pipe (SD27) (STRM) (SD26) (STRM) {STRM}.SD Line (27) (STRM) Pipe (SD29) (STRM) (SD26) (STRM) {STRM}.SD Line (28) (STRM) Pipe (SD3) (STRM) (SD29) (STRM) {STRM}.SD Line (8) (STRM) Pipe (SD6) (STRM) (SD12) (STRM) {STRM}.SD Line (9) (STRM) Pipe (SD7) (STRM) (SD6) (STRM) Link-1 Pipe Stor-1 Jun Link-2 Pipe Jun-2 Out Orifice-1 Orifice Jun-1 Jun Weir-1 Weir Jun-1 Jun Weir-2 Weir Jun-1 Jun

77 Peak Flow Peak Flow Peak Flow Total Time Reported Velocity Depth Depth/ Surcharged Condition Total Depth Ratio (ft/sec) (ft) (min) Calculated Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated ATTACHMENT I.35

78 ATTACHMENT I.36 Storage Nodes Storage Node : Stor-1 Input Data Invert Elevation (ft) Max (Rim) Elevation (ft) Max (Rim) Offset (ft) Initial Water Elevation (ft).... Initial Water Depth (ft) Ponded Area (ft²).... Evaporation Loss.... Infiltration/Exfiltration Exfiltration Rate (in/hr) Storage Area Volume Curves Storage Curve : Pond-1 Stage Storage Storage Area Volume (ft) (ft²) (ft³)

79 ATTACHMENT I.37

80 ATTACHMENT I.38 Storage Node : Stor-1 (continued) Output Summary Results Peak Inflow (cfs)... Peak Lateral Inflow (cfs)... Peak Outflow (cfs)... Peak Exfiltration Flow Rate (cfm)... Max HGL Elevation Attained (ft)... Max HGL Depth Attained (ft) Average HGL Elevation Attained (ft) Average HGL Depth Attained (ft) Time of Max HGL Occurrence (days hh:mm)... 8:17 Total Exfiltration Volume (1-ft³) Total Flooded Volume (ac-in)... Total Time Flooded (min)... Total Retention Time (sec)....

81 ATTACHMENT I.39 Project Description File Name... Description... Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options storm calc.spf CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Start Analysis On... Feb 19, 218 :: End Analysis On... Feb 2, 218 :: Start Reporting On... Feb 19, 218 :: Antecedent Dry Days... days Runoff (Dry Weather) Time Step... 1:: days hh:mm:ss Runoff (Wet Weather) Time Step... :5: days hh:mm:ss Reporting Time Step... :5: days hh:mm:ss Routing Time Step... 3 seconds Number of Elements Qty Rain Gages... 1 Subbasins... 8 Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details X:\1717\Civil\XREF\CU.dwg SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage Time Series 5-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

82 ATTACHMENT I.4 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5: 2 Sub :5: 3 Sub :5: 4 Sub :5: 5 Sub :5: 6 Sub :5: 7 Sub :5: 8 Sub :5:

83 ATTACHMENT I.41 Node Summary SN Element Element Invert Ground/Rim Initial Surcharge Ponded Peak Max HGL Max Min Time of Total Total Time ID Type Elevation (Max) Water Elevation Area Inflow Elevation Surcharge Freeboard Peak Flooded Flooded Elevation Elevation Attained Depth Attained Flooding Volume Attained Occurrence (ft) (ft) (ft) (ft) (ft²) (cfs) (ft) (ft) (ft) (days hh:mm) (ac-in) (min) 1 (SD1) (STRM) Junction :.. 2 (SD11) (STRM) Junction :.. 3 (SD12) (STRM) Junction :.. 4 (SD13) (STRM) Junction :.. 5 (SD14) (STRM) Junction :.. 6 (SD15) (STRM) Junction :.. 7 (SD16) (STRM) Junction :.. 8 (SD18) (STRM) Junction :.. 9 (SD2) (STRM) Junction :.. 1 (SD21) (STRM) Junction :.. 11 (SD22) (STRM) Junction :.. 12 (SD23) (STRM) Junction :.. 13 (SD24) (STRM) Junction :.. 14 (SD25) (STRM) Junction :.. 15 (SD26) (STRM) Junction :.. 16 (SD27) (STRM) Junction :.. 17 (SD29) (STRM) Junction :.. 18 (SD3) (STRM) Junction :.. 19 (SD6) (STRM) Junction :.. 2 (SD7) (STRM) Junction :.. 21 (SD8) (STRM) Junction :.. 22 (SD9) (STRM) Junction :.. 23 Jun-1 Junction :.. 24 Jun-2 Junction :.. 25 Out-1 Outfall Stor-1 Storage Node

84 ATTACHMENT I.42 Link Summary SN Element Element From To (Outlet) Length Inlet Outlet Average Diameter or Manning's Peak Design Flow Peak Flow/ ID Type (Inlet) Node Invert Invert Slope Height Roughness Flow Capacity Design Flow Node Elevation Elevation Ratio (ft) (ft) (ft) (%) (in) (cfs) (cfs) 1 {STRM}.SD Line (1) (STRM) Pipe (SD8) (STRM) (SD7) (STRM) {STRM}.SD Line (11) (STRM) Pipe (SD9) (STRM) (SD8) (STRM) {STRM}.SD Line (12) (STRM) Pipe (SD1) (STRM) (SD9) (STRM) {STRM}.SD Line (13) (STRM) Pipe (SD11) (STRM) (SD1) (STRM) {STRM}.SD Line (14) (STRM) Pipe (SD12) (STRM) Stor {STRM}.SD Line (15) (STRM) Pipe (SD13) (STRM) (SD12) (STRM) {STRM}.SD Line (16) (STRM) Pipe (SD14) (STRM) (SD13) (STRM) {STRM}.SD Line (17) (STRM) Pipe (SD15) (STRM) (SD13) (STRM) {STRM}.SD Line (18) (STRM) Pipe (SD16) (STRM) (SD15) (STRM) {STRM}.SD Line (19) (STRM) Pipe (SD18) (STRM) (SD8) (STRM) {STRM}.SD Line (2) (1) (STRM) Pipe (SD2) (STRM) (SD22) (STRM) {STRM}.SD Line (2) (STRM) Pipe (SD22) (STRM) (SD9) (STRM) {STRM}.SD Line (21) (STRM) Pipe (SD21) (STRM) (SD2) (STRM) {STRM}.SD Line (22) (STRM) Pipe (SD23) (STRM) (SD22) (STRM) {STRM}.SD Line (23) (STRM) Pipe (SD24) (STRM) (SD11) (STRM) {STRM}.SD Line (24) (STRM) Pipe (SD25) (STRM) (SD11) (STRM) {STRM}.SD Line (25) (STRM) Pipe (SD26) (STRM) (SD9) (STRM) {STRM}.SD Line (26) (STRM) Pipe (SD27) (STRM) (SD26) (STRM) {STRM}.SD Line (27) (STRM) Pipe (SD29) (STRM) (SD26) (STRM) {STRM}.SD Line (28) (STRM) Pipe (SD3) (STRM) (SD29) (STRM) {STRM}.SD Line (8) (STRM) Pipe (SD6) (STRM) (SD12) (STRM) {STRM}.SD Line (9) (STRM) Pipe (SD7) (STRM) (SD6) (STRM) Link-1 Pipe Stor-1 Jun Link-2 Pipe Jun-2 Out Orifice-1 Orifice Jun-1 Jun Weir-1 Weir Jun-1 Jun Weir-2 Weir Jun-1 Jun

85 Peak Flow Peak Flow Peak Flow Total Time Reported Velocity Depth Depth/ Surcharged Condition Total Depth Ratio (ft/sec) (ft) (min) Calculated Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated ATTACHMENT I.43

86 ATTACHMENT I.44 Storage Nodes Storage Node : Stor-1 Input Data Invert Elevation (ft) Max (Rim) Elevation (ft) Max (Rim) Offset (ft) Initial Water Elevation (ft).... Initial Water Depth (ft) Ponded Area (ft²).... Evaporation Loss.... Infiltration/Exfiltration Exfiltration Rate (in/hr) Storage Area Volume Curves Storage Curve : Pond-1 Stage Storage Storage Area Volume (ft) (ft²) (ft³)

87 ATTACHMENT I.45

88 ATTACHMENT I.46 Storage Node : Stor-1 (continued) Output Summary Results Peak Inflow (cfs)... Peak Lateral Inflow (cfs)... Peak Outflow (cfs)... Peak Exfiltration Flow Rate (cfm)... Max HGL Elevation Attained (ft)... Max HGL Depth Attained (ft) Average HGL Elevation Attained (ft) Average HGL Depth Attained (ft) Time of Max HGL Occurrence (days hh:mm)... 8:22 Total Exfiltration Volume (1-ft³) Total Flooded Volume (ac-in)... Total Time Flooded (min)... Total Retention Time (sec)....

89 ATTACHMENT I.47 Project Description File Name... Description... Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options storm calc.spf CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Start Analysis On... Feb 19, 218 :: End Analysis On... Feb 2, 218 :: Start Reporting On... Feb 19, 218 :: Antecedent Dry Days... days Runoff (Dry Weather) Time Step... 1:: days hh:mm:ss Runoff (Wet Weather) Time Step... :5: days hh:mm:ss Reporting Time Step... :5: days hh:mm:ss Routing Time Step... 3 seconds Number of Elements Qty Rain Gages... 1 Subbasins... 8 Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details X:\1717\Civil\XREF\CU.dwg SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage Time Series 1-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

90 ATTACHMENT I.48 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5: 2 Sub :5: 3 Sub :5: 4 Sub :5: 5 Sub :5: 6 Sub :5: 7 Sub :5: 8 Sub :5:

91 ATTACHMENT I.49 Node Summary SN Element Element Invert Ground/Rim Initial Surcharge Ponded Peak Max HGL Max Min Time of Total Total Time ID Type Elevation (Max) Water Elevation Area Inflow Elevation Surcharge Freeboard Peak Flooded Flooded Elevation Elevation Attained Depth Attained Flooding Volume Attained Occurrence (ft) (ft) (ft) (ft) (ft²) (cfs) (ft) (ft) (ft) (days hh:mm) (ac-in) (min) 1 (SD1) (STRM) Junction :.. 2 (SD11) (STRM) Junction :.. 3 (SD12) (STRM) Junction :.. 4 (SD13) (STRM) Junction :.. 5 (SD14) (STRM) Junction :.. 6 (SD15) (STRM) Junction :.. 7 (SD16) (STRM) Junction :.. 8 (SD18) (STRM) Junction :.. 9 (SD2) (STRM) Junction :.. 1 (SD21) (STRM) Junction :.. 11 (SD22) (STRM) Junction :.. 12 (SD23) (STRM) Junction :.. 13 (SD24) (STRM) Junction :.. 14 (SD25) (STRM) Junction :.. 15 (SD26) (STRM) Junction :.. 16 (SD27) (STRM) Junction :.. 17 (SD29) (STRM) Junction :.. 18 (SD3) (STRM) Junction :.. 19 (SD6) (STRM) Junction :.. 2 (SD7) (STRM) Junction :.. 21 (SD8) (STRM) Junction :.. 22 (SD9) (STRM) Junction :.. 23 Jun-1 Junction :.. 24 Jun-2 Junction :.. 25 Out-1 Outfall Stor-1 Storage Node

92 ATTACHMENT I.5 Link Summary SN Element Element From To (Outlet) Length Inlet Outlet Average Diameter or Manning's Peak Design Flow Peak Flow/ ID Type (Inlet) Node Invert Invert Slope Height Roughness Flow Capacity Design Flow Node Elevation Elevation Ratio (ft) (ft) (ft) (%) (in) (cfs) (cfs) 1 {STRM}.SD Line (1) (STRM) Pipe (SD8) (STRM) (SD7) (STRM) {STRM}.SD Line (11) (STRM) Pipe (SD9) (STRM) (SD8) (STRM) {STRM}.SD Line (12) (STRM) Pipe (SD1) (STRM) (SD9) (STRM) {STRM}.SD Line (13) (STRM) Pipe (SD11) (STRM) (SD1) (STRM) {STRM}.SD Line (14) (STRM) Pipe (SD12) (STRM) Stor {STRM}.SD Line (15) (STRM) Pipe (SD13) (STRM) (SD12) (STRM) {STRM}.SD Line (16) (STRM) Pipe (SD14) (STRM) (SD13) (STRM) {STRM}.SD Line (17) (STRM) Pipe (SD15) (STRM) (SD13) (STRM) {STRM}.SD Line (18) (STRM) Pipe (SD16) (STRM) (SD15) (STRM) {STRM}.SD Line (19) (STRM) Pipe (SD18) (STRM) (SD8) (STRM) {STRM}.SD Line (2) (1) (STRM) Pipe (SD2) (STRM) (SD22) (STRM) {STRM}.SD Line (2) (STRM) Pipe (SD22) (STRM) (SD9) (STRM) {STRM}.SD Line (21) (STRM) Pipe (SD21) (STRM) (SD2) (STRM) {STRM}.SD Line (22) (STRM) Pipe (SD23) (STRM) (SD22) (STRM) {STRM}.SD Line (23) (STRM) Pipe (SD24) (STRM) (SD11) (STRM) {STRM}.SD Line (24) (STRM) Pipe (SD25) (STRM) (SD11) (STRM) {STRM}.SD Line (25) (STRM) Pipe (SD26) (STRM) (SD9) (STRM) {STRM}.SD Line (26) (STRM) Pipe (SD27) (STRM) (SD26) (STRM) {STRM}.SD Line (27) (STRM) Pipe (SD29) (STRM) (SD26) (STRM) {STRM}.SD Line (28) (STRM) Pipe (SD3) (STRM) (SD29) (STRM) {STRM}.SD Line (8) (STRM) Pipe (SD6) (STRM) (SD12) (STRM) {STRM}.SD Line (9) (STRM) Pipe (SD7) (STRM) (SD6) (STRM) Link-1 Pipe Stor-1 Jun Link-2 Pipe Jun-2 Out Orifice-1 Orifice Jun-1 Jun Weir-1 Weir Jun-1 Jun Weir-2 Weir Jun-1 Jun

93 Peak Flow Peak Flow Peak Flow Total Time Reported Velocity Depth Depth/ Surcharged Condition Total Depth Ratio (ft/sec) (ft) (min) Calculated Calculated Calculated Calculated Calculated SURCHARGED Calculated Calculated.... Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated SURCHARGED Calculated ATTACHMENT I.51

94 ATTACHMENT I.52 Storage Nodes Storage Node : Stor-1 Input Data Invert Elevation (ft) Max (Rim) Elevation (ft) Max (Rim) Offset (ft) Initial Water Elevation (ft).... Initial Water Depth (ft) Ponded Area (ft²).... Evaporation Loss.... Infiltration/Exfiltration Exfiltration Rate (in/hr) Storage Area Volume Curves Storage Curve : Pond-1 Stage Storage Storage Area Volume (ft) (ft²) (ft³)

95 ATTACHMENT I.53

96 ATTACHMENT I.54 Storage Node : Stor-1 (continued) Output Summary Results Peak Inflow (cfs)... Peak Lateral Inflow (cfs)... Peak Outflow (cfs)... Peak Exfiltration Flow Rate (cfm)... Max HGL Elevation Attained (ft)... Max HGL Depth Attained (ft) Average HGL Elevation Attained (ft) Average HGL Depth Attained (ft) Time of Max HGL Occurrence (days hh:mm)... 8:27 Total Exfiltration Volume (1-ft³) Total Flooded Volume (ac-in)... Total Time Flooded (min)... Total Retention Time (sec)....

97 ATTACHMENT I.55 Project Description File Name... Description... Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options storm calc.spf CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Start Analysis On... Feb 19, 218 :: End Analysis On... Feb 2, 218 :: Start Reporting On... Feb 19, 218 :: Antecedent Dry Days... days Runoff (Dry Weather) Time Step... 1:: days hh:mm:ss Runoff (Wet Weather) Time Step... :5: days hh:mm:ss Reporting Time Step... :5: days hh:mm:ss Routing Time Step... 3 seconds Number of Elements Qty Rain Gages... 1 Subbasins... 8 Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details X:\1717\Civil\XREF\CU.dwg SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage Time Series 25-yr Cumulative inches Oregon Benton SCS Type IA 24-hr

98 ATTACHMENT I.56 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5: 2 Sub :5: 3 Sub :5: 4 Sub :5: 5 Sub :5: 6 Sub :5: 7 Sub :5: 8 Sub :5:

99 ATTACHMENT I.57 Node Summary SN Element Element Invert Ground/Rim Initial Surcharge Ponded Peak Max HGL Max Min Time of Total Total Time ID Type Elevation (Max) Water Elevation Area Inflow Elevation Surcharge Freeboard Peak Flooded Flooded Elevation Elevation Attained Depth Attained Flooding Volume Attained Occurrence (ft) (ft) (ft) (ft) (ft²) (cfs) (ft) (ft) (ft) (days hh:mm) (ac-in) (min) 1 (SD1) (STRM) Junction :.. 2 (SD11) (STRM) Junction :.. 3 (SD12) (STRM) Junction :.. 4 (SD13) (STRM) Junction :.. 5 (SD14) (STRM) Junction :.. 6 (SD15) (STRM) Junction :.. 7 (SD16) (STRM) Junction :.. 8 (SD18) (STRM) Junction :.. 9 (SD2) (STRM) Junction :.. 1 (SD21) (STRM) Junction :.. 11 (SD22) (STRM) Junction :.. 12 (SD23) (STRM) Junction :.. 13 (SD24) (STRM) Junction :.. 14 (SD25) (STRM) Junction :.. 15 (SD26) (STRM) Junction :.. 16 (SD27) (STRM) Junction :.. 17 (SD29) (STRM) Junction :.. 18 (SD3) (STRM) Junction :.. 19 (SD6) (STRM) Junction :.. 2 (SD7) (STRM) Junction :.. 21 (SD8) (STRM) Junction :.. 22 (SD9) (STRM) Junction :.. 23 Jun-1 Junction :.. 24 Jun-2 Junction :.. 25 Out-1 Outfall Stor-1 Storage Node

100 ATTACHMENT I.58 Link Summary SN Element Element From To (Outlet) Length Inlet Outlet Average Diameter or Manning's Peak Design Flow Peak Flow/ ID Type (Inlet) Node Invert Invert Slope Height Roughness Flow Capacity Design Flow Node Elevation Elevation Ratio (ft) (ft) (ft) (%) (in) (cfs) (cfs) 1 {STRM}.SD Line (1) (STRM) Pipe (SD8) (STRM) (SD7) (STRM) {STRM}.SD Line (11) (STRM) Pipe (SD9) (STRM) (SD8) (STRM) {STRM}.SD Line (12) (STRM) Pipe (SD1) (STRM) (SD9) (STRM) {STRM}.SD Line (13) (STRM) Pipe (SD11) (STRM) (SD1) (STRM) {STRM}.SD Line (14) (STRM) Pipe (SD12) (STRM) Stor {STRM}.SD Line (15) (STRM) Pipe (SD13) (STRM) (SD12) (STRM) {STRM}.SD Line (16) (STRM) Pipe (SD14) (STRM) (SD13) (STRM) {STRM}.SD Line (17) (STRM) Pipe (SD15) (STRM) (SD13) (STRM) {STRM}.SD Line (18) (STRM) Pipe (SD16) (STRM) (SD15) (STRM) {STRM}.SD Line (19) (STRM) Pipe (SD18) (STRM) (SD8) (STRM) {STRM}.SD Line (2) (1) (STRM) Pipe (SD2) (STRM) (SD22) (STRM) {STRM}.SD Line (2) (STRM) Pipe (SD22) (STRM) (SD9) (STRM) {STRM}.SD Line (21) (STRM) Pipe (SD21) (STRM) (SD2) (STRM) {STRM}.SD Line (22) (STRM) Pipe (SD23) (STRM) (SD22) (STRM) {STRM}.SD Line (23) (STRM) Pipe (SD24) (STRM) (SD11) (STRM) {STRM}.SD Line (24) (STRM) Pipe (SD25) (STRM) (SD11) (STRM) {STRM}.SD Line (25) (STRM) Pipe (SD26) (STRM) (SD9) (STRM) {STRM}.SD Line (26) (STRM) Pipe (SD27) (STRM) (SD26) (STRM) {STRM}.SD Line (27) (STRM) Pipe (SD29) (STRM) (SD26) (STRM) {STRM}.SD Line (28) (STRM) Pipe (SD3) (STRM) (SD29) (STRM) {STRM}.SD Line (8) (STRM) Pipe (SD6) (STRM) (SD12) (STRM) {STRM}.SD Line (9) (STRM) Pipe (SD7) (STRM) (SD6) (STRM) Link-1 Pipe Stor-1 Jun Link-2 Pipe Jun-2 Out Orifice-1 Orifice Jun-1 Jun Weir-1 Weir Jun-1 Jun Weir-2 Weir Jun-1 Jun

101 Peak Flow Peak Flow Peak Flow Total Time Reported Velocity Depth Depth/ Surcharged Condition Total Depth Ratio (ft/sec) (ft) (min) Calculated Calculated Calculated Calculated SURCHARGED SURCHARGED Calculated Calculated.... Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated SURCHARGED Calculated SURCHARGED Calculated ATTACHMENT I.59

102 ATTACHMENT I.6 Storage Nodes Storage Node : Stor-1 Input Data Invert Elevation (ft) Max (Rim) Elevation (ft) Max (Rim) Offset (ft) Initial Water Elevation (ft).... Initial Water Depth (ft) Ponded Area (ft²).... Evaporation Loss.... Infiltration/Exfiltration Exfiltration Rate (in/hr) Storage Area Volume Curves Storage Curve : Pond-1 Stage Storage Storage Area Volume (ft) (ft²) (ft³)

103 ATTACHMENT I.61

104 ATTACHMENT I.62 Storage Node : Stor-1 (continued) Output Summary Results Peak Inflow (cfs)... Peak Lateral Inflow (cfs)... Peak Outflow (cfs)... Peak Exfiltration Flow Rate (cfm)... Max HGL Elevation Attained (ft)... Max HGL Depth Attained (ft) Average HGL Elevation Attained (ft) Average HGL Depth Attained (ft) Time of Max HGL Occurrence (days hh:mm)... 8:2 Total Exfiltration Volume (1-ft³) Total Flooded Volume (ac-in)... Total Time Flooded (min)... Total Retention Time (sec)....

105 ATTACHMENT I.63 Project Description File Name... Description... Project Options Flow Units... Elevation Type... Hydrology Method... Time of Concentration (TOC) Method... Link Routing Method... Enable Overflow Ponding at Nodes... Skip Steady State Analysis Time Periods... Analysis Options storm calc.spf CFS Elevation SCS TR-2 SCS TR-55 Hydrodynamic YES YES Start Analysis On... Feb 19, 218 :: End Analysis On... Feb 2, 218 :: Start Reporting On... Feb 19, 218 :: Antecedent Dry Days... days Runoff (Dry Weather) Time Step... 1:: days hh:mm:ss Runoff (Wet Weather) Time Step... :5: days hh:mm:ss Reporting Time Step... :5: days hh:mm:ss Routing Time Step... 3 seconds Number of Elements Qty Rain Gages... 1 Subbasins... 8 Nodes... Junctions... Outfalls... Flow Diversions... Inlets... Storage Nodes... Links... Channels... Pipes... Pumps... Orifices... Weirs... Outlets... Pollutants... Land Uses... Rainfall Details X:\1717\Civil\XREF\CU.dwg SN Rain Gage Data Data Source Rainfall Rain State County Return Rainfall Rainfall ID Source ID Type Units Period Depth Distribution (years) (inches) 1 Rain Gage Time Series WQ Cumulative inches Oregon Benton 2 1. SCS Type IA 24-hr

106 ATTACHMENT I.64 Subbasin Summary SN Subbasin Area Weighted Total Total Total Peak Time of ID Curve Rainfall Runoff Runoff Runoff Concentration Number Volume (ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss) 1 Sub :5: 2 Sub :5: 3 Sub :5: 4 Sub :5: 5 Sub :5: 6 Sub :5: 7 Sub :5: 8 Sub :5:

107 ATTACHMENT I.65 Node Summary SN Element Element Invert Ground/Rim Initial Surcharge Ponded Peak Max HGL Max Min Time of Total Total Time ID Type Elevation (Max) Water Elevation Area Inflow Elevation Surcharge Freeboard Peak Flooded Flooded Elevation Elevation Attained Depth Attained Flooding Volume Attained Occurrence (ft) (ft) (ft) (ft) (ft²) (cfs) (ft) (ft) (ft) (days hh:mm) (ac-in) (min) 1 (SD1) (STRM) Junction :.. 2 (SD11) (STRM) Junction :.. 3 (SD12) (STRM) Junction :.. 4 (SD13) (STRM) Junction :.. 5 (SD14) (STRM) Junction :.. 6 (SD15) (STRM) Junction :.. 7 (SD16) (STRM) Junction :.. 8 (SD18) (STRM) Junction :.. 9 (SD2) (STRM) Junction :.. 1 (SD21) (STRM) Junction :.. 11 (SD22) (STRM) Junction :.. 12 (SD23) (STRM) Junction :.. 13 (SD24) (STRM) Junction :.. 14 (SD25) (STRM) Junction :.. 15 (SD26) (STRM) Junction :.. 16 (SD27) (STRM) Junction :.. 17 (SD29) (STRM) Junction :.. 18 (SD3) (STRM) Junction :.. 19 (SD6) (STRM) Junction :.. 2 (SD7) (STRM) Junction :.. 21 (SD8) (STRM) Junction :.. 22 (SD9) (STRM) Junction :.. 23 Jun-1 Junction :.. 24 Jun-2 Junction :.. 25 Out-1 Outfall Stor-1 Storage Node

108 ATTACHMENT I.66 Link Summary SN Element Element From To (Outlet) Length Inlet Outlet Average Diameter or Manning's Peak Design Flow Peak Flow/ ID Type (Inlet) Node Invert Invert Slope Height Roughness Flow Capacity Design Flow Node Elevation Elevation Ratio (ft) (ft) (ft) (%) (in) (cfs) (cfs) 1 {STRM}.SD Line (1) (STRM) Pipe (SD8) (STRM) (SD7) (STRM) {STRM}.SD Line (11) (STRM) Pipe (SD9) (STRM) (SD8) (STRM) {STRM}.SD Line (12) (STRM) Pipe (SD1) (STRM) (SD9) (STRM) {STRM}.SD Line (13) (STRM) Pipe (SD11) (STRM) (SD1) (STRM) {STRM}.SD Line (14) (STRM) Pipe (SD12) (STRM) Stor {STRM}.SD Line (15) (STRM) Pipe (SD13) (STRM) (SD12) (STRM) {STRM}.SD Line (16) (STRM) Pipe (SD14) (STRM) (SD13) (STRM) {STRM}.SD Line (17) (STRM) Pipe (SD15) (STRM) (SD13) (STRM) {STRM}.SD Line (18) (STRM) Pipe (SD16) (STRM) (SD15) (STRM) {STRM}.SD Line (19) (STRM) Pipe (SD18) (STRM) (SD8) (STRM) {STRM}.SD Line (2) (1) (STRM) Pipe (SD2) (STRM) (SD22) (STRM) {STRM}.SD Line (2) (STRM) Pipe (SD22) (STRM) (SD9) (STRM) {STRM}.SD Line (21) (STRM) Pipe (SD21) (STRM) (SD2) (STRM) {STRM}.SD Line (22) (STRM) Pipe (SD23) (STRM) (SD22) (STRM) {STRM}.SD Line (23) (STRM) Pipe (SD24) (STRM) (SD11) (STRM) {STRM}.SD Line (24) (STRM) Pipe (SD25) (STRM) (SD11) (STRM) {STRM}.SD Line (25) (STRM) Pipe (SD26) (STRM) (SD9) (STRM) {STRM}.SD Line (26) (STRM) Pipe (SD27) (STRM) (SD26) (STRM) {STRM}.SD Line (27) (STRM) Pipe (SD29) (STRM) (SD26) (STRM) {STRM}.SD Line (28) (STRM) Pipe (SD3) (STRM) (SD29) (STRM) {STRM}.SD Line (8) (STRM) Pipe (SD6) (STRM) (SD12) (STRM) {STRM}.SD Line (9) (STRM) Pipe (SD7) (STRM) (SD6) (STRM) Link-1 Pipe Stor-1 Jun Link-2 Pipe Jun-2 Out Orifice-1 Orifice Jun-1 Jun Weir-1 Weir Jun-1 Jun Weir-2 Weir Jun-1 Jun

109 Peak Flow Peak Flow Peak Flow Total Time Reported Velocity Depth Depth/ Surcharged Condition Total Depth Ratio (ft/sec) (ft) (min) Calculated Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated Calculated Calculated.... Calculated Calculated Calculated Calculated Calculated ATTACHMENT I.67

110 ATTACHMENT I.68 Storage Nodes Storage Node : Stor-1 Input Data Invert Elevation (ft) Max (Rim) Elevation (ft) Max (Rim) Offset (ft) Initial Water Elevation (ft).... Initial Water Depth (ft) Ponded Area (ft²).... Evaporation Loss.... Infiltration/Exfiltration Exfiltration Rate (in/hr) Storage Area Volume Curves Storage Curve : Pond-1 Stage Storage Storage Area Volume (ft) (ft²) (ft³)

111 ATTACHMENT I.69

112 ATTACHMENT I.7 Storage Node : Stor-1 (continued) Output Summary Results Peak Inflow (cfs)... Peak Lateral Inflow (cfs)... Peak Outflow (cfs)... Peak Exfiltration Flow Rate (cfm)... Max HGL Elevation Attained (ft)... Max HGL Depth Attained (ft) Average HGL Elevation Attained (ft) Average HGL Depth Attained (ft)....4 Time of Max HGL Occurrence (days hh:mm)... 1:42 Total Exfiltration Volume (1-ft³) Total Flooded Volume (ac-in)... Total Time Flooded (min)... Total Retention Time (sec)....

113 MSS INC ATTACHMENT I.71 [Robertson Site Development] Appendix C Soils Reports i. NRCS Soil Map Drainage Report Page 1 of 11

114 United States Department of Agriculture Natural Resources Conservation Service A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for Linn County Area, Oregon ATTACHMENT I.72 January 25, 218

115 ATTACHMENT I.73 Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments ( portal/nrcs/main/soils/health/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center ( or your NRCS State Soil Scientist ( cid=nrcs142p2_53951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require 2

116 ATTACHMENT I.74 alternative means for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (22) (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 14 Independence Avenue, S.W., Washington, D.C or call (8) (voice) or (22) (TDD). USDA is an equal opportunity provider and employer. 3

117 ATTACHMENT I.75 Contents Preface... 2 How Soil Surveys Are Made...5 Soil Map... 8 Soil Map...9 Legend...1 Map Unit Legend Map Unit Descriptions...11 Linn County Area, Oregon Amity silt loam A Woodburn silt loam, to 3 percent slopes C Woodburn silt loam, 3 to 12 percent slopes References

118 ATTACHMENT I.76 How Soil Surveys Are Made Soil surveys are made to provide information about the soils and miscellaneous areas in a specific area. They include a description of the soils and miscellaneous areas and their location on the landscape and tables that show soil properties and limitations affecting various uses. Soil scientists observed the steepness, length, and shape of the slopes; the general pattern of drainage; the kinds of crops and native plants; and the kinds of bedrock. They observed and described many soil profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The profile extends from the surface down into the unconsolidated material in which the soil formed or from the surface down to bedrock. The unconsolidated material is devoid of roots and other living organisms and has not been changed by other biological activity. Currently, soils are mapped according to the boundaries of major land resource areas (MLRAs). MLRAs are geographically associated land resource units that share common characteristics related to physiography, geology, climate, water resources, soils, biological resources, and land uses (USDA, 26). Soil survey areas typically consist of parts of one or more MLRA. The soils and miscellaneous areas in a survey area occur in an orderly pattern that is related to the geology, landforms, relief, climate, and natural vegetation of the area. Each kind of soil and miscellaneous area is associated with a particular kind of landform or with a segment of the landform. By observing the soils and miscellaneous areas in the survey area and relating their position to specific segments of the landform, a soil scientist develops a concept, or model, of how they were formed. Thus, during mapping, this model enables the soil scientist to predict with a considerable degree of accuracy the kind of soil or miscellaneous area at a specific location on the landscape. Commonly, individual soils on the landscape merge into one another as their characteristics gradually change. To construct an accurate soil map, however, soil scientists must determine the boundaries between the soils. They can observe only a limited number of soil profiles. Nevertheless, these observations, supplemented by an understanding of the soil-vegetation-landscape relationship, are sufficient to verify predictions of the kinds of soil in an area and to determine the boundaries. Soil scientists recorded the characteristics of the soil profiles that they studied. They noted soil color, texture, size and shape of soil aggregates, kind and amount of rock fragments, distribution of plant roots, reaction, and other features that enable them to identify soils. After describing the soils in the survey area and determining their properties, the soil scientists assigned the soils to taxonomic classes (units). Taxonomic classes are concepts. Each taxonomic class has a set of soil characteristics with precisely defined limits. The classes are used as a basis for comparison to classify soils systematically. Soil taxonomy, the system of taxonomic classification used in the United States, is based mainly on the kind and character of soil properties and the arrangement of horizons within the profile. After the soil 5

119 ATTACHMENT I.77 Custom Soil Resource Report scientists classified and named the soils in the survey area, they compared the individual soils with similar soils in the same taxonomic class in other areas so that they could confirm data and assemble additional data based on experience and research. The objective of soil mapping is not to delineate pure map unit components; the objective is to separate the landscape into landforms or landform segments that have similar use and management requirements. Each map unit is defined by a unique combination of soil components and/or miscellaneous areas in predictable proportions. Some components may be highly contrasting to the other components of the map unit. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The delineation of such landforms and landform segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, onsite investigation is needed to define and locate the soils and miscellaneous areas. Soil scientists make many field observations in the process of producing a soil map. The frequency of observation is dependent upon several factors, including scale of mapping, intensity of mapping, design of map units, complexity of the landscape, and experience of the soil scientist. Observations are made to test and refine the soil-landscape model and predictions and to verify the classification of the soils at specific locations. Once the soil-landscape model is refined, a significantly smaller number of measurements of individual soil properties are made and recorded. These measurements may include field measurements, such as those for color, depth to bedrock, and texture, and laboratory measurements, such as those for content of sand, silt, clay, salt, and other components. Properties of each soil typically vary from one point to another across the landscape. Observations for map unit components are aggregated to develop ranges of characteristics for the components. The aggregated values are presented. Direct measurements do not exist for every property presented for every map unit component. Values for some properties are estimated from combinations of other properties. While a soil survey is in progress, samples of some of the soils in the area generally are collected for laboratory analyses and for engineering tests. Soil scientists interpret the data from these analyses and tests as well as the field-observed characteristics and the soil properties to determine the expected behavior of the soils under different uses. Interpretations for all of the soils are field tested through observation of the soils in different uses and under different levels of management. Some interpretations are modified to fit local conditions, and some new interpretations are developed to meet local needs. Data are assembled from other sources, such as research information, production records, and field experience of specialists. For example, data on crop yields under defined levels of management are assembled from farm records and from field or plot experiments on the same kinds of soil. Predictions about soil behavior are based not only on soil properties but also on such variables as climate and biological activity. Soil conditions are predictable over long periods of time, but they are not predictable from year to year. For example, soil scientists can predict with a fairly high degree of accuracy that a given soil will have a high water table within certain depths in most years, but they cannot predict that a high water table will always be at a specific level in the soil on a specific date. After soil scientists located and identified the significant natural bodies of soil in the survey area, they drew the boundaries of these bodies on aerial photographs and 6

120 ATTACHMENT I.78 Custom Soil Resource Report identified each as a specific map unit. Aerial photographs show trees, buildings, fields, roads, and rivers, all of which help in locating boundaries accurately. 7

121 ATTACHMENT I.79 Soil Map The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 8

122 ATTACHMENT I ' 58'' W Custom Soil Resource Report Soil Map 123 5' 52'' W 44 36' 6'' N ' 6'' N Soil Map may not be valid at this scale ' 3'' N ' 3'' N 123 5' 58'' W N Map Scale: 1:563 if printed on A landscape (11" x 8.5") sheet. Meters Feet Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 1N WGS ' 52'' W

COMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321

COMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321 COMMUNITY DEVELOPMENT DEPARTMENT Broadalbin Street SW, P.O. Box 0 Albany, OR NOTICE OF FILING Ph: --0 Fax: -- www.cityofalbany.net DATE OF NOTICE: February, 0 FILE: SP-0- TYPE OF APPLICATION: Site Plan

More information

F. Driveways. Driveways which provide access to off-street parking or loading from public streets shall comply with the following:

F. Driveways. Driveways which provide access to off-street parking or loading from public streets shall comply with the following: Section 20.945.040 General Design Standards for Surface Parking Areas. A. Review Authority. Parking lot design and drainage shall be subject to review and approval of the City Transportation Manager. B.

More information

Site Plan Review Residential Accessory Building

Site Plan Review Residential Accessory Building COMMUNITY DEVELOPMENT DEPARTMENT Planning Division P.O. Box 490 333 Broadalbin Street SW Albany, OR 97321 Phone (541) 917-7550 Fax (541) 917-7598 www.cityofalbany.net Site Plan Review Residential Accessory

More information

McDonald s Restaurant - Purcellville Town of Purcellville Special Use Permit Statement of Justification July 24, 2014

McDonald s Restaurant - Purcellville Town of Purcellville Special Use Permit Statement of Justification July 24, 2014 Introduction / Written Statement McDonald s Restaurant - Purcellville McDonald s Corporation is proposing to redevelop the existing McDonald s eating establishment with a drive-through located at 121 N

More information

4 January 11, 2012 Public Hearing APPLICANT:

4 January 11, 2012 Public Hearing APPLICANT: . 4 January 11, 2012 Public Hearing APPLICANT: MID-ATLANTIC AUTO PROPERTY OWNER: DZR, LLC STAFF PLANNER: Leslie Bonilla REQUEST: Conditional Use Permit (truck rental, automobile service, and automotive/bulk

More information

Landscaping Standards

Landscaping Standards CHAPTER 29 ARTICLE 403 29.403 Landscaping Standards Purpose: The purpose of this section is to protect and promote the public health, safety and general welfare by requiring landscaping in relation to

More information

Application for Site Plan Review

Application for Site Plan Review Application for Site Plan Review City of Pontiac Office of Land Use and Strategic Planning 47450 Woodward Ave, Pontiac, MI 48342 T: 248.758.2800 F: 248.758.2827 Property/Project Address: Sidwell Number:

More information

EXHIBIT B PROJECT NARRATIVE POULSBO MEADOWS

EXHIBIT B PROJECT NARRATIVE POULSBO MEADOWS EXHIBIT B PROJECT NARRATIVE POULSBO MEADOWS Name of Project: Poulsbo Meadows; A Planned Residential Development (PRD)/Plat Applicants Name: PBH Group LLC/Byron Harris PO Box 1010 Silverdale, WA 98038 Description

More information

SITE PLAN REVIEW APPLICATION

SITE PLAN REVIEW APPLICATION SITE PLAN REVIEW APPLICATION CITY OF THE DALLES Community Development Department 313 Court Street The Dalles, OR 97058 (541) 296-5481, ext. 1125 Fax (541) 298-5490 www.ci.the-dalles.or.us Date Filed File#

More information

PLANNED UNIT DEVELOPMENT APPLICATION

PLANNED UNIT DEVELOPMENT APPLICATION PLANNED UNIT DEVELOPMENT APPLICATION CITY OF THE DALLES Community Development Department 313 Court Street The Dalles, OR 97058 (541) 296-5481, ext. 1125 Fax (541) 298-5490 www.ci.the-dalles.or.us Date

More information

S I T E P L A N A N D A R C H I T E C T U R A L R E V I E W A P P L I C A T O I N

S I T E P L A N A N D A R C H I T E C T U R A L R E V I E W A P P L I C A T O I N P l a n n i n g D e p a r t m e n t S I T E P L A N A N D A R C H I T E C T U R A L R E V I E W A P P L I C A T O I N 1. APPLICANT INFORMATION (If a corporation, list all principals) Name Address City

More information

At Your Disposal CUP Amendment, Lot 20, Village Service Commercial, at 128 Bastille Dr. (PLN17-208)

At Your Disposal CUP Amendment, Lot 20, Village Service Commercial, at 128 Bastille Dr. (PLN17-208) MEMORANDUM Archuleta County Development Services Planning Department 1122 HWY 84 P. O. Box 1507 Pagosa Springs, Colorado 81147 970-264-1390 Fax 970-264-3338 TO: Archuleta County Planning Commission FROM:

More information

The purpose of the requirements in this Article is to provide for landscaping and screening of parking and other outdoor areas that will:

The purpose of the requirements in this Article is to provide for landscaping and screening of parking and other outdoor areas that will: XIII. LANDSCAPING & SCREENING A. Purpose The purpose of the requirements in this Article is to provide for landscaping and screening of parking and other outdoor areas that will: 1. Protect residential

More information

PLANNED UNIT DEVELOPMENT Date: April 5, 2018

PLANNED UNIT DEVELOPMENT Date: April 5, 2018 PLANNED UNIT DEVELOPMENT Date: April 5, 2018 DEVELOPMENT NAME SUBDIVISION NAME LOCATION Robert Myers Robert Myers 2955 and 2989 Dauphin Street (Southeast corner of Dauphin Street and Sage Avenue) CITY

More information

Chapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT

Chapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Chapter 11-17 PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Sections: 11-17-01 GENERAL PURPOSE 11-17-02 PERMITTED BUILDING TYPES 11-17-03 USES PERMITTED WITH DESIGN REVIEW 11-17-04 USES PERMITTED BY CONDITIONAL

More information

Request Change in Nonconformity. Staff Recommendation Approval. Staff Planner Jonathan Sanders

Request Change in Nonconformity. Staff Recommendation Approval. Staff Planner Jonathan Sanders Applicant & Owner Public Hearing April 11, 2018 City Council Election District Beach Agenda Item 5 Request Change in Nonconformity Staff Recommendation Approval Staff Planner Jonathan Sanders Location

More information

CAMPUS PLANNING COMMITTEE STAFF REPORT SAMARITAN SPORTS MEDICINE INSTITUTE AT OSU 10/21/2013

CAMPUS PLANNING COMMITTEE STAFF REPORT SAMARITAN SPORTS MEDICINE INSTITUTE AT OSU 10/21/2013 Office of Capital Planning and Development; 130 Oak Creek Building; Corvallis, Oregon 97331-2001 CPC STAFF REPORT: SAMARITAN SPORTS MEDICINE INSTITUTE AT OSU CAMPUS PLANNING COMMITTEE STAFF REPORT SAMARITAN

More information

The following specific definitions shall apply to the landscaping and screening regulations contained in this article:

The following specific definitions shall apply to the landscaping and screening regulations contained in this article: ARTICLE XII. LANDSCAPING Sec. 5-421. Purpose. The purpose of landscaping and screening requirements is to improve certain setback and yard areas, including off-street vehicular parking and open-lot sales

More information

ARTICLE RRCO RED ROCK CORRIDOR OVERLAY DISTRICT

ARTICLE RRCO RED ROCK CORRIDOR OVERLAY DISTRICT ARTICLE 11.10 RRCO RED ROCK CORRIDOR OVERLAY DISTRICT (adopted 11/22/2011 MC16-116-11) SECTIONS: 11.10.01 Intent 11.10.02 Boundaries of District 11.10.03 Development Standards 11.10.04 Variance 11.10.01

More information

ARTICLE 9 ON-SITE DEVELOPMENT AND ENVIRONMENTAL STANDARDS

ARTICLE 9 ON-SITE DEVELOPMENT AND ENVIRONMENTAL STANDARDS ARTICLE 9 ON-SITE DEVELOPMENT AND ENVIRONMENTAL STANDARDS 9.010 Overview. The City of Albany has established standards for on-site improvements and environmental protection. These standards are intended

More information

ARTICLE 3 LANDSCAPING AND SCREENING REQUIREMENTS

ARTICLE 3 LANDSCAPING AND SCREENING REQUIREMENTS ARTICLE 3 CHAPTER 4 LANDSCAPING AND SCREENING REQUIREMENTS SEC 3.401 SEC 3.402 (D) (E) PURPOSE: The purpose of this Chapter is to establish minimum standards for the design, installation, and maintenance

More information

Staff Report. Conditional Use PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT. Salt Lake City Planning Commission

Staff Report. Conditional Use PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT. Salt Lake City Planning Commission Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: From: Salt Lake City Planning Commission Maryann Pickering, Principal Planner (801) 535-7660 Date: December 10, 2014 Re: Church of Scientology

More information

BUFFERS, TREE PROTECTION AND LANDSCAPING. Sec Purpose and Intent.

BUFFERS, TREE PROTECTION AND LANDSCAPING. Sec Purpose and Intent. ARTICLE 20 BUFFERS, TREE PROTECTION AND LANDSCAPING Sec. 20.1. Purpose and Intent. Trees improve air and water quality, reduce soil erosion, reduce noise and glare, provide habitat for desirable wildlife,

More information

5.1.1 The streetscape along US Highway 64 (Brevard Road); and, The built environment within new residential developments; and,

5.1.1 The streetscape along US Highway 64 (Brevard Road); and, The built environment within new residential developments; and, Article 5. Landscaping 5.1 Purpose The Town of Laurel Park s landscape standards are designed to create a beautiful, aesthetically pleasing built environment that will complement and enhance community

More information

D. Landscape Design. 1. Coverage Intent: To provide adequate landscaping materials that enhance the appearance of development projects.

D. Landscape Design. 1. Coverage Intent: To provide adequate landscaping materials that enhance the appearance of development projects. D. Landscape Design The standards and guidelines in this section give design guidance for the landscaping components of industrial and office projects. City regulations require that all landscaping be

More information

STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT

STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT DATE: April 29, 2013 STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 TO: FROM: SUBJECT: MAYOR AND COUNCIL JESSE DILL, PLANNER Development Variance

More information

ZONING ORDINANCE FOR THE ZONED UNINCORPORATED AREAS ARTICLE 1150 OF PUTNAM COUNTY, WEST VIRGINIA Page 95 ARTICLE 1150 SITE PLAN REVIEW

ZONING ORDINANCE FOR THE ZONED UNINCORPORATED AREAS ARTICLE 1150 OF PUTNAM COUNTY, WEST VIRGINIA Page 95 ARTICLE 1150 SITE PLAN REVIEW OF PUTNAM COUNTY, WEST VIRGINIA Page 95 1150.01 PURPOSE 1150.02 APPLICABILITY 1150.03 APPLICATION PROCESS 1150.04 REVIEW PROCESS 1150.05 REVIEW CRITERIA 1150.06 SITE PLAN GUIDELINES 1150.01 PURPOSE ARTICLE

More information

CHAPTER ADDITIONAL REQUIREMENTS IN THE NC, NEIGHBORHOOD COMMERCIAL ZONE

CHAPTER ADDITIONAL REQUIREMENTS IN THE NC, NEIGHBORHOOD COMMERCIAL ZONE CITY OF MOSES LAKE MUNICIPAL CODE CHAPTER 18.31 ADDITIONAL REQUIREMENTS IN THE NC, NEIGHBORHOOD COMMERCIAL ZONE Sections: 18.31.010 Purpose 18.31.020 Minimum Lot Area 18.31.030 Setbacks 18.31.040 Maximum

More information

STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES

STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6 STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6-1 Figure 6-1: Parking Stall Width 9 Stall

More information

CITY OF ZEELAND PLANNING COMMISSION

CITY OF ZEELAND PLANNING COMMISSION APPLICATION FOR SITE PLAN REVIEW AND SPECIAL LAND USE Date City Official App. Filing Fee Rec'd ($350) NOTE TO APPLICANT: Please submit this application for Site Plan Review along with twenty (20) copies

More information

Urban Design Manual 2.0 DRIVE-THROUGH FACILITIES. Background. Urban Design Challenges

Urban Design Manual 2.0 DRIVE-THROUGH FACILITIES. Background. Urban Design Challenges 222221 2.0 DRIVE-THROUGH FACILITIES Background In recent years, drive-through facilities have grown significantly in popularity with drive-through restaurants, in particular, being established on numerous

More information

Mill Conversion Overlay District Zoning Bylaw Amendment

Mill Conversion Overlay District Zoning Bylaw Amendment Mill Conversion Overlay District Zoning Bylaw Amendment To see if the Town will vote to amend the Zoning By-Law by adding a new Section 13, Mill Conversion Overlay District, and by amending Sections 2.1,

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 15, 2012

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 15, 2012 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: March 15, 2012 DEVELOPMENT NAME SUBDIVISION NAME LOCATION OSR Subdivision OSR Subdivision 5559 Old Shell Road (South side of Old Shell Road, 570

More information

DCA , Stormwater Quality and Facilities Ordinance June 23, 2009

DCA , Stormwater Quality and Facilities Ordinance June 23, 2009 PROPOSED NEW SECTION 10.486 Stormwater Quality and Detention Facilities, Public Streets. A. Purpose. It is the City s policy to maintain the natural hydrology and preserve water quality by mitigating the

More information

Landscape and fencing requirements of this Chapter shall apply to all new landscaped areas.

Landscape and fencing requirements of this Chapter shall apply to all new landscaped areas. Chapter 19.06. Landscaping and Fencing. Sections: 19.06.01. Purpose. 19.06.02. Required Landscaping Improvements. 19.06.03. General Provisions. 19.06.04. Landscaping Plan. 19.06.05. Completion of Landscape

More information

ARTICLE 9: LANDSCAPING AND FENCING REQUIREMENTS

ARTICLE 9: LANDSCAPING AND FENCING REQUIREMENTS ARTICLE 9: LANDSCAPING AND FENCING REQUIREMENTS Section 9.01 Intent The intent of the landscaping requirements are to improve the appearance of lot areas and soften paved areas and buildings; to provide

More information

LAND USE ASSESSMENT REPORT (LUAR) PROPOSED AFFORDABLE HOUSING COMPLEX MAIN ROAD PDE FILE NUMBER: REZ

LAND USE ASSESSMENT REPORT (LUAR) PROPOSED AFFORDABLE HOUSING COMPLEX MAIN ROAD PDE FILE NUMBER: REZ LAND USE ASSESSMENT REPORT (LUAR) PROPOSED AFFORDABLE HOUSING COMPLEX 560-564 MAIN ROAD PDE FILE NUMBER: REZ13-00008 PREPARED FOR P.O. BOX 908 ST. JOHN'S, NL CANADA A1B 4C4 PROPONENT BROOKSIDE DEVELOPMENTS

More information

FOR MEETING OF: DECEMBER 18, 2018 CASE NO.: DR-CU-SPR-DAP18-06 AGENDA ITEM: 6.1 PLANNING COMMISSION LISA ANDERSON-OGILVIE, AICP PLANNING ADMINISTRATOR

FOR MEETING OF: DECEMBER 18, 2018 CASE NO.: DR-CU-SPR-DAP18-06 AGENDA ITEM: 6.1 PLANNING COMMISSION LISA ANDERSON-OGILVIE, AICP PLANNING ADMINISTRATOR FOR MEETING OF: DECEMBER 18, 2018 CASE NO.: DR-CU-SPR-DAP18-06 AGENDA ITEM: 6.1 TO: FROM: PLANNING COMMISSION LISA ANDERSON-OGILVIE, AICP PLANNING ADMINISTRATOR SUBJECT: DESIGN REVIEW CONDITIONAL USE SITE

More information

SUBMITTAL REQUIREMENTS

SUBMITTAL REQUIREMENTS WHEN PROCESS TYPE III IS USED References to Process Type III applications are found in several places in the Milton Municipal Code (MMC), indicating that the development, activity, or use, is permitted

More information

D1 September 11, 2013 Public Hearing APPLICANT:

D1 September 11, 2013 Public Hearing APPLICANT: D1 September 11, 2013 Public Hearing APPLICANT: BEACH MUNICIPAL FEDERAL CREDIT UNION PROPERTY OWNER: SISTERS II, LLC STAFF PLANNER: Karen Prochilo REQUEST: Conditional Change of Zoning (AG-2 Agriculture

More information

Chapter 11. Industrial Design Guidelines 11.1 INTRODUCTION AND PURPOSE 11.3 SITE PLANNING GUIDELINES 11.2 GENERAL DESIGN OBJECTIVES

Chapter 11. Industrial Design Guidelines 11.1 INTRODUCTION AND PURPOSE 11.3 SITE PLANNING GUIDELINES 11.2 GENERAL DESIGN OBJECTIVES Chapter 11 Industrial Design Guidelines 11.1 INTRODUCTION AND PURPOSE The following industrial/design guidelines seek to assure high quality development in Santa Ana s industrial districts by: The design

More information

5.1 Commercial and Industrial Development. (Effective April 1, 2006)

5.1 Commercial and Industrial Development. (Effective April 1, 2006) 5.1 Commercial and Industrial Development. (Effective April 1, 2006) A. Applicability: The requirements of this section (5.10) shall apply to all uses within the LB Local Business; HB Highway Business;

More information

ARTICLE 9: Landscaping

ARTICLE 9: Landscaping ARTICLE 9: Landscaping 9-10 Legislative Intent The purpose of this Article is to regulate the planting and preservation of landscape materials; to facilitate the creation of an attractive and healthy environment;

More information

8 ARTICLE EIGHT LANDSCAPING AND SCREENING

8 ARTICLE EIGHT LANDSCAPING AND SCREENING 8 ARTICLE EIGHT LANDSCAPING AND SCREENING STANDARDS 801 Purpose The Landscaping and Screening Regulations provide additional guidance on the development of sites within Storm Lake by addressing landscaping

More information

LISA ANDERSON-OGILVIE, AICP DEPUTY COMMUNITY DEVELOPMENT DIRECTOR AND PLANNING ADMINISTRATOR

LISA ANDERSON-OGILVIE, AICP DEPUTY COMMUNITY DEVELOPMENT DIRECTOR AND PLANNING ADMINISTRATOR FOR MEETNG OF: NOVEMBER 21, 2017 CASE NO.: DR-SPR-ADJ-DAP17-06 TO: FROM: PLANNNG COMMSSON LSA ANDERSON-OGLVE, ACP DEPUTY COMMUNTY DEVELOPMENT DRECTOR AND PLANNNG ADMNSTRATOR SUBJECT: DESGN REVEW STE PLAN

More information

GENERAL LANDSCAPE PROVISIONS. The following landscape provisions shall be adhered to by all land uses unless otherwise noted:

GENERAL LANDSCAPE PROVISIONS. The following landscape provisions shall be adhered to by all land uses unless otherwise noted: CHAPTER 1.18 Sections: 1.18.005 Purpose. 1.18.010 Landscaping, Buffering, and Fencing Improvements Required. 1.18.015 General Landscape Provisions. 1.18.020 Landscaping Plan. 1.18.025 Single-Family Dwellings

More information

Project phasing plan (if applicable) 12 copies of site plan

Project phasing plan (if applicable) 12 copies of site plan SITE PLAN REVIEW PERMIT APPLICATION City of Grand Haven, 11 N. Sixth Street, Grand Haven, MI 49417 Phone: (616) 847-3490 Fax: (616) 844-2051 Website: www.grandhaven.org 1. Project Information Address/location

More information

Staff Report CONDITIONAL USE

Staff Report CONDITIONAL USE Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT To: From: Salt Lake City Planning Commission Daniel Echeverria, (801) 535-7165, daniel.echeverria@slcgov.com Date: May 21, 2015 Re: PLNPCM2015-00139

More information

Improve the appearance of off-street parking areas, vehicular use areas, and property abutting public and private roads;

Improve the appearance of off-street parking areas, vehicular use areas, and property abutting public and private roads; Bedford Township, MI (Monroe Co.) 2012 http://library.municode.com/index.aspx?clientid=02123 400.1907 - Landscaping and screening. Se 1907. 1. Intent. Landscaping, greenbelts, and screening are necessary

More information

Article 7.05 Manufactured Home Park Districts

Article 7.05 Manufactured Home Park Districts Article Manufactured Home Park Districts.01 Intent The purpose of the MHP Manufactured Home Park District is to give recognition to the fact that manufactured homes can provide satisfactory living conditions

More information

Zoning Ordinance Section 1.100

Zoning Ordinance Section 1.100 4.800 (ZC 98-45; Ordinance No. 98-9-13) 4.801 Purpose To provide appropriate design standards for the development of properties within the State Highway 121 corridor. These standards recognize the significance

More information

Design Review Application *Please call prior to submittal meeting to determine applicable fees*

Design Review Application *Please call prior to submittal meeting to determine applicable fees* CITY OF EAGLE 660 E. Civic Lane, Eagle, ID 83616 Phone#: (208) 939-0227 Fax: (208) 938-3854 Design Review Application *Please call prior to submittal meeting to determine applicable fees* FILE NO.: CROSS

More information

Harmony Technology Park Third Filing, Second Replat Custom Blending, Project Development Plan/Final Development Plan - FDP #130021

Harmony Technology Park Third Filing, Second Replat Custom Blending, Project Development Plan/Final Development Plan - FDP #130021 ITEM NO FDP #130021 MEETING DATE July 23, 2013 STAFF Pete Wray ADMINISTRATIVE TYPE I HEARING STAFF REPORT PROJECT: APPLICANT: OWNER: Harmony Technology Park Third Filing, Second Replat Custom Blending,

More information

CITY PLANNING COMMISSION AGENDA ITEM: C STAFF: ROBERT TEGLER FILE NO: CPC PUD QUASI-JUDICIAL

CITY PLANNING COMMISSION AGENDA ITEM: C STAFF: ROBERT TEGLER FILE NO: CPC PUD QUASI-JUDICIAL CPC AGENDA June 8, 2006 Page 37 CITY PLANNING COMMISSION AGENDA ITEM: C STAFF: ROBERT TEGLER FILE NO: CPC PUD 05-294 - QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: PARKWOOD AT WOLF RANCH NASS DESIGN ASSOCIATES

More information

GENERAL INFORMATIONaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa

GENERAL INFORMATIONaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa To: Planning and Zoning Commission From: City Staff Date: November 15, 2016 Re: Case #16026 Raymore Activity Center Site Plan GENERAL INFORMATIONaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa Applicant/ Property Owner:

More information

KEIZER STATION PLAN INTRODUCTION

KEIZER STATION PLAN INTRODUCTION KEIZER STATION PLAN INTRODUCTION Planning for this area began in 1987 when the Keizer Comprehensive Plan established the Chemawa Activity Center and McNary Activity Center. The first Chemawa Activity Center

More information

Chapter Landscaping and Screening

Chapter Landscaping and Screening Chapter 17-11 Landscaping and Screening 17-11-0050 Guide to the Chicago Landscape Ordinance...11-1 17-11-0100 Parkway Trees...11-1 17-11-0200 Vehicular Use Areas...11-2 17-11-0300 Trash Storage Area Screening...11-9

More information

TOP TEN LIST OF COMMUNITY CONCERNS REGARDING PROPOSED AMENDMENTS TO CHAPTER 42

TOP TEN LIST OF COMMUNITY CONCERNS REGARDING PROPOSED AMENDMENTS TO CHAPTER 42 TOP TEN LIST OF COMMUNITY CONCERNS REGARDING PROPOSED AMENDMENTS TO CHAPTER 42 1. Extend the urban area to Beltway 8 in stages, over say a three-year period, prioritizing development in transit and declining

More information

Article 10: Landscaping and Buffering

Article 10: Landscaping and Buffering 10.01: Purpose Article 10: Landscaping 10.01: Purpose The purpose of this article is to: A) Promote and protect the interest of the public convenience, comfort, prosperity, or general welfare in accordance

More information

CITY OF GILROY CONSOLIDATED LANDSCAPING POLICY

CITY OF GILROY CONSOLIDATED LANDSCAPING POLICY CITY OF GILROY CONSOLIDATED LANDSCAPING POLICY Adopted by the City Council January 19, 1988 And amended September 17, 1990, October 18, 1999 THE PURPOSE OF THIS LANDSCAPING POLICY IS TO PROVIDE A COMPREHENSIVE

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017 & PUD-0000102-2017 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017 NAME SUBDIVISION NAME Dauphin Creek Estates Subdivision Dauphin Creek Estates Subdivision LOCATION CITY COUNCIL

More information

APPENDIX J PERFORMANCE STANDARDS FOR GRAVEL MINE, PIT MINE, OR QUARRY

APPENDIX J PERFORMANCE STANDARDS FOR GRAVEL MINE, PIT MINE, OR QUARRY APPENDIX J PERFORMANCE STANDARDS FOR GRAVEL MINE, PIT MINE, OR QUARRY A. Purpose: 1. Regulatory Requirement and Use Mitigation: The purpose of this appendix is to provide a regulatory context (standards)

More information

SITE PLAN REVIEW APPLICATION AND CHECKLIST

SITE PLAN REVIEW APPLICATION AND CHECKLIST SITE PLAN REVIEW APPLICATION AND CHECKLIST PROJECT SUMMARY: Project Name: City/ETA Location: City ETA (Application fee & number of copies needed are based on location) Property Location (Legal Description

More information

MEDWAY PLANNING BOARD MINOR SITE PLAN PROJECTS Application Guidelines

MEDWAY PLANNING BOARD MINOR SITE PLAN PROJECTS Application Guidelines Revised August 28, 2006 A. Procedure MEDWAY PLANNING BOARD MINOR SITE PLAN PROJECTS Application Guidelines 1) Before submitting a formal site plan application, prospective applicants are encouraged to

More information

CITY of RIDGEFIELD TYPE I DECISION SITE PLAN REVIEW (SPR 99-10) PDM MOLDING INC. PHASE II EXPANSION

CITY of RIDGEFIELD TYPE I DECISION SITE PLAN REVIEW (SPR 99-10) PDM MOLDING INC. PHASE II EXPANSION Page 1 CITY of RIDGEFIELD TYPE I DECISION SITE PLAN REVIEW (SPR 99-10) PDM MOLDING INC. PHASE II EXPANSION TO: Mayor, and Members of the Ridgefield City Council and Planning Commission FROM: Eric Eisemann

More information

Chapter 19.5 LANDSCAPING REQUIREMENTS

Chapter 19.5 LANDSCAPING REQUIREMENTS Chapter 19.5 LANDSCAPING REQUIREMENTS Sec. 19.5-1. Intent The intent of the landscaping requirements stated herein are as follows: To aid in stabilizing the environment's ecological balance by contribution

More information

EXHIBIT A. Chapter 2.7 SPECIAL PLANNED DISTRICTS. Article XVIII 15th Street School Master Planned Development

EXHIBIT A. Chapter 2.7 SPECIAL PLANNED DISTRICTS. Article XVIII 15th Street School Master Planned Development EXHIBIT A Chapter 2.7 SPECIAL PLANNED DISTRICTS Article XVIII 15th Street School Master Planned Development Sections: 2.7.3600 15 th Street School Master Planned Development 2.7.3610 Purpose 2.7.3620 Definitions

More information

11 March 9, 2011 Public Hearing APPLICANT: BUDDHIST EDUCATION CENTER OF AMERICA DONG HUNG TEMPLE, INC. PROPERTY OWNER: MOY FAMILY, LLC

11 March 9, 2011 Public Hearing APPLICANT: BUDDHIST EDUCATION CENTER OF AMERICA DONG HUNG TEMPLE, INC. PROPERTY OWNER: MOY FAMILY, LLC 11 March 9, 2011 Public Hearing APPLICANT: BUDDHIST EDUCATION CENTER OF AMERICA DONG HUNG TEMPLE, INC. PROPERTY OWNER: MOY FAMILY, LLC REQUEST: Conditional Use Permit for Religious use STAFF PLANNER: Karen

More information

4030 COMMERCIAL (C AND CM)

4030 COMMERCIAL (C AND CM) 4030 COMMERCIAL (C AND CM) 4030.10 Intent and Purpose The C and CM districts are intended to permit the range of commercial uses in areas which are appropriate for such uses consistent with the General

More information

A Plan Enhancement Process for the Future of Howard Design Studio 2 May 28-30, The Howard Plan

A Plan Enhancement Process for the Future of Howard Design Studio 2 May 28-30, The Howard Plan A Plan Enhancement Process for the Future of Howard Design Studio 2 May 28-30, 2011 The Howard Plan West of Pinecrest Future Land Use Plan Velp Corridor Land Use Analysis & Recommendations Duck Creek /Quarry

More information

CITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET

CITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET CITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET PRE-APPLICATION CONFERENCE Prior to the actual filing of a Master Plan application, it is strongly recommended that the applicant contact Planning

More information

PLANNING REPORT CITY OF EAGAN. APPLICANT: Cedar Grove Hospitality, LLC HEARING DATE: December 18, 2014

PLANNING REPORT CITY OF EAGAN. APPLICANT: Cedar Grove Hospitality, LLC HEARING DATE: December 18, 2014 PLANNING REPORT CITY OF EAGAN REPORT DATE: December 8, 2014 CASE: 19-PA-11-11-14 APPLICANT: Cedar Grove Hospitality, LLC HEARING DATE: PROPERTY OWNER: The Flats at Cedar APPLICATION DATE: Nov. 21, 2014

More information

City of Mt. Juliet Planning & Zoning Department. Site Plan Checklist. Site plan cklist v1.18

City of Mt. Juliet Planning & Zoning Department. Site Plan Checklist. Site plan cklist v1.18 City of Mt. Juliet Planning & Zoning Department Site Plan Checklist Site Plan approval is required for all specified community facilities, all commercial, industrial, and multi-family residential activities

More information

APPLICATION FOR REZONING PROPERTY CITY OF HOLLAND, MICHIGAN. Name of Applicant. Address, and Phone # of Applicant

APPLICATION FOR REZONING PROPERTY CITY OF HOLLAND, MICHIGAN. Name of Applicant. Address,  and Phone # of Applicant APPLICATION FOR REZONING PROPERTY CITY OF HOLLAND, MICHIGAN Name of Applicant Address, Email and Phone # of Applicant Name and Address of Owner (if other than applicant) Ownership Interest of Applicant

More information

5.7 Design Criteria for the Private Realm Organization of Private Realm Design Standards and Guidelines Guidelines vs.

5.7 Design Criteria for the Private Realm Organization of Private Realm Design Standards and Guidelines Guidelines vs. 5.7 Design Criteria for the Private Realm The Private Realm (shown in Exhibit 5.7a) includes the privately owned property not included in the Setback Realm described in the previous section. It encompasses

More information

Town of Portola Valley General Plan. Nathhorst Triangle Area Plan

Town of Portola Valley General Plan. Nathhorst Triangle Area Plan Town of Portola Valley General Plan Amended December 10, 1997 Table of Contents Introduction... 1 Planning Area... 1 Objectives... 2 Principles... 2 Standards... 4 Description... 4 Community Commercial...

More information

Construction and Landscaping on Public Property

Construction and Landscaping on Public Property Construction and Landscaping on Public Property City of Manhattan Beach Community Development Department 1400 Highland Avenue 310-802-5504 www.citymb.info January, 2004 Construction and Landscaping on

More information

Site Development Plan (SDP) Checklist

Site Development Plan (SDP) Checklist Development Services Department 100 N. Wilcox Street, Castle Rock CO 80104 303-660-1393 or CRGov.com Site Development Plan (SDP) Checklist A complete Site Development Plan (SDP) submittal will contain

More information

ARTICLE 5 LANDSCAPE IMPROVEMENTS

ARTICLE 5 LANDSCAPE IMPROVEMENTS ARTICLE 5 LANDSCAPE IMPROVEMENTS 5-1 Purpose and Applicability 5-2 Landscape Plans and Installation 5-3 Landscaping Standards 5-4 Landscape Maintenance ARTICLE 5-1 PURPOSE AND APPLICABILITY 5-1-1 Purpose

More information

City of Placerville Planning Commission AGENDA REPORT ITEM 7

City of Placerville Planning Commission AGENDA REPORT ITEM 7 Placerville, a Unique Historical Past Forging into a Golden Future City of Placerville Planning Commission REPORT ITEM 7 MEETING DATE: September 1, 2015 APPLICATION NO: 225 Placerville Drive Site Plan

More information

NEWPORT NEWS/WILLIAMSBURG INTERNATIONAL AIRPORT DESIGN AND SUSTAINABILTY GUIDELINES

NEWPORT NEWS/WILLIAMSBURG INTERNATIONAL AIRPORT DESIGN AND SUSTAINABILTY GUIDELINES NEWPORT NEWS/WILLIAMSBURG INTERNATIONAL AIRPORT DESIGN AND SUSTAINABILTY GUIDELINES VERSION 1.6 August 2011 PREPARED BY: 900 Bland Boulevard Suite G Newport News, Virginia 23602 DESIGN AND SUSTAINABILITY

More information

SUBDIVISION, PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL, REZONING & SIDEWALK WAIVER STAFF REPORT Date: February 7, 2013

SUBDIVISION, PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL, REZONING & SIDEWALK WAIVER STAFF REPORT Date: February 7, 2013 SUBDIVISION, PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL, REZONING & SIDEWALK WAIVER STAFF REPORT Date: February 7, 2013 APPLICANT NAME SUBDIVISION NAME DEVELOPMENT NAME LOCATION S. E. Cemeteries of AL

More information

PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 2, 2016

PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 2, 2016 # 9 ZON2016-01032 PLANNED UNIT DEVELOPMENT STAFF REPORT Date: June 2, 2016 DEVELOPMENT NAME JJT Properties LLC LOCATION 1147 & 1151 East I-65 Service Road South and 1180 Sledge Drive (Southeast corner

More information

ARTICLE 17 SITE PLAN REVIEW

ARTICLE 17 SITE PLAN REVIEW ARTICLE 17 SITE PLAN REVIEW 17.01 INTENT AND PURPOSE The intent of this section is to provide for consultation and cooperation between the applicant and the township planning commission so that the applicant

More information

Asbury Chapel Subdivision Sketch Plan

Asbury Chapel Subdivision Sketch Plan Asbury Chapel Subdivision Sketch Plan PART 1: PROJECT SUMMARY Applicant: NVR Inc. Project Size: +/- 76.13 acres Parcel Numbers: 02101112,02116101,02116112, 02116113 Current Zoning: Transitional Residential

More information

Metropolitan Area Planning Council 60 Temple Place, Boston, Massachusetts fax

Metropolitan Area Planning Council 60 Temple Place, Boston, Massachusetts fax Metropolitan Area Planning Council 60 Temple Place, Boston, Massachusetts 02111 617-451-2770 fax 614-482-7185 www.mapc.org Serving the 101 Cities and Towns in the Metropolitan Boston Region MEMORANDUM

More information

6 May 14, 2014 Public Hearing

6 May 14, 2014 Public Hearing 6 May 14, 2014 Public Hearing APPLICANT: MICHAEL D. SIFEN, INC. PROPERTY OWNER: GEORGE STREET CORP. STAFF PLANNER: Stephen J. White REQUEST: Conditional Use Permit (Mini-Warehouse / Self Storage) ADDRESS

More information

MIXED-USE VILLAGE OVERLAY FLOATING DISTRICT

MIXED-USE VILLAGE OVERLAY FLOATING DISTRICT MIXED-USE VILLAGE OVERLAY FLOATING DISTRICT Zoning regulations developed by committee to the Planning Board for the Town of DeWitt, NY Issue date: 13 July 2017 revised 3/12/2018, revised 4/26/2018, 5/9/2018

More information

ARTICLE 6: Special and Planned Development Districts

ARTICLE 6: Special and Planned Development Districts ARTICLE 6: Special and Planned Development Districts 6-10 Traditional Neighborhood Development (TND) District 6-10.10 Purpose and Intent The Traditional Neighborhood Development (TND) District provides

More information

CHESAPEAKE LANDSCAPE ORDINANCE

CHESAPEAKE LANDSCAPE ORDINANCE CHESAPEAKE LANDSCAPE ORDINANCE CONSERVATION PRESERVATION CZO 19-600 Effective October 16, 2008 BUFFER YARD C PARKING LOT REFORESTATION YEAR 1 REFORESTATION YEAR 4 BUFFER YARD F CBPA REFORESTATION Page

More information

Metropolitan Area Planning Council 60 Temple Place, Boston, Massachusetts fax

Metropolitan Area Planning Council 60 Temple Place, Boston, Massachusetts fax Metropolitan Area Planning Council 60 Temple Place, Boston, Massachusetts 02111 617-451-2770 fax 614-482-7185 www.mapc.org Serving the 101 Cities Towns in the Metropolitan Boston Region MEMORANDUM TO:

More information

City of Sheridan Landscape Plan Checklist

City of Sheridan Landscape Plan Checklist Included? Section 1. Exemptions - Landscape Plan not Applicable (Sec. 56-512) 1. Single family dwellings, attached and detached, are exempt from landscape regulations and from providing landscape plans.

More information

City of Astoria Development Code ARTICLE 2 USE ZONES R-1: LOW DENSITY RESIDENTIAL ZONE

City of Astoria Development Code ARTICLE 2 USE ZONES R-1: LOW DENSITY RESIDENTIAL ZONE ARTICLE 2 R-1 Zone USE ZONES R-1: LOW DENSITY RESIDENTIAL ZONE 2.015. PURPOSE. The purpose of the R-1 Zone is to provide an area of low density single-family dwellings, at an average density of eight (8)

More information

COLUMBIA COUNTY LAND DEVELOPMENT SERVICES COURTHOUSE 230 STRAND ST. HELENS, OREGON (503) General Application

COLUMBIA COUNTY LAND DEVELOPMENT SERVICES COURTHOUSE 230 STRAND ST. HELENS, OREGON (503) General Application General Application COLUMBIA COUNTY LAND DEVELOPMENT SERVICES COURTHOUSE 230 STRAND ST. HELENS, OREGON 97051 (503) 397-1501 File No. GENERAL LAND USE PERMIT APPLICATION TYPE OF PERMIT: Zone Change Temporary

More information

Design Review Application

Design Review Application Design Review Application OFFICIAL USE ONLY File Number: Date Received: By: Pre-Application Fee Paid: Design Review Fee Paid: Approved Date: Denied Date: By: ADRE: Yes No APPLICANT INFORMATION Project

More information

PLNPCM Carl s Jr. Commercial Parking Lot at Redwood Road and 1700 South

PLNPCM Carl s Jr. Commercial Parking Lot at Redwood Road and 1700 South Staff Report PLANNING DIVISION COMMUNITY & NEIGHBORHOODS To: Salt Lake City Planning Commission From: Casey Stewart; 801-535-6260 Date: November 4, 2016 Re: PLNPCM2015-00874 Carl s Jr. Commercial Parking

More information

CITY OF MANHATTAN BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT. TO: Parking and Public Improvements Commission

CITY OF MANHATTAN BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT. TO: Parking and Public Improvements Commission Clay Curtin, Management Analyst (I the same walls at a maximum of 1 foot tall. Section 7.36.150 of the Municipal Code permits BY: Eric Haaland, Associate Planner right-of-way) between walkways leading

More information

Planning Board Report: Zoning Amendments (Articles 20 & 21)

Planning Board Report: Zoning Amendments (Articles 20 & 21) Planning Board Report: Zoning Amendments (Articles 20 & 21) Annual Town Meeting May 5, 2015 Planning Board Members: Jason Grimshaw, Chair Debra Friedman, Vice-Chair Adam Menard Sharon Nist David Wright

More information

E. Natural areas include habitats such as wetlands, tidal marshes, waterways, natural drainage-ways, woodlands and grassland meadows.

E. Natural areas include habitats such as wetlands, tidal marshes, waterways, natural drainage-ways, woodlands and grassland meadows. Adopted November 1999 I. Purpose A. The purpose of these guidelines is to assist in the design and layout of open space, as provided on developed lots within the District. The intent of these guidelines

More information

VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT. Single Family Residential, Townhomes

VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT. Single Family Residential, Townhomes VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # C-212 Staff Megan Ledbetter Petitioner(s) Peacehaven Development LLC Owner(s) Larry Jarvis, William Alexander and Peacehaven

More information