Staff Report · construct City standard ic publstormwater facilities in conjunction with the...

PUBLIC WORKS - COMMUNITY DEVELOPMENT

333 Broadalbin Street SW, PO Box 490, Albany, Oregon 97321-0144 | BUILDING 541-917-7553 | PLANNING 541-917-7550

cd.cityofalbany.net

Staff Report Site Plan Review

SP-20-17 July 5, 2018

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 4450 Marion Street SE in a Light Industrial (LI) zoning district (Attachment A).

The proposed development consists of the construction of three 5,000 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 5,000-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) 2.450 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, 5,000-square-foot pole

barns with associated site improvements.

Review Body: Staff (Type I-L review)

Report Prepared By: Melissa Anderson, Senior Planner

Property Owners/Applicants: Jeremy and Lindsay Robertson, 1343 Spencer Mountain Drive, Albany, OR 97321

Engineer: Peter Seaders, MSS Inc.; 215 NW 4th Street, Corvallis, OR 97330

Address/Location 4450 Marion Street SE

Map/Tax Lot: Linn County Tax Assessor’s Map No. 11S-03W-19A; Tax Lot 700

Zoning: LI -- Light Industrial District

SP-20-17 Staff Report July 5, 2018 Page 2 of 12

Comprehensive Plan Light Industrial Designation:

Total Land Area 1.13 acres

Existing Land Use: Vacant

Neighborhood: South Albany

Surrounding Zoning: North: Light Industrial (LI) South: LI East: LI West: LI

Surrounding Uses: North: Vacant Lot South: 41st Avenue and vacant Lots East: Marion Street and Industrial Uses West: Industrial Uses

Prior History: 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 300 feet of the subject property on April 2, 2018. At the time the comment period ended on April 16, 2018, 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 2.450)

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 10.01.010 (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.


1.3 ADC 12.470 requires all new development to connect to the public sanitary sewer system if the property is within 300 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 12.410 requires all new development to connect to the public water system if the property is within 150 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 10-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 1.10 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.


1.6 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 12.600.

Condition 2 Before the City will issue a final occupancy permit, the applicant must obtain a stormwater quality permit and construct the required stormwater quality facilities.

Condition 3 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 12.45.030 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 5,000-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 60 feet.

3.3 41st 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.


3.4 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 110, “General Light Industrial”, the new use will generate 105 vehicle trips per day. Of these, 15 will occur during the p.m. peak traffic hour.

3.6 ADC 12.060 requires that new development improve all public streets within and adjoining the development.

3.7 ADC 12.290 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 12.060 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 105 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.


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 9.130 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 9.020, Table 9-1). The applicant states that two employees will operate out of the initial 5,000-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 on-site 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 9.120(13)(b) requires industrial developments to provide at least one bicycle parking space for every ten required automobile parking spaces. ADC 9.120(13)(h) requires at least one-half of required bicycle parking spaces to be sheltered. A total of 10 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 4.260 requires industrial uses to provide a minimum of 250 square feet of loading area for buildings of 5,000 to 20,000 square feet of gross floor area. The proposal will develop up to 15,000 square feet of building area; therefore, a minimum of 250 square feet of loading area is required to be provided. One 250 square foot (10 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.


4.2 The parking lot plan complies with the travel aisle and stall dimensional standards contained in Section 9.130 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 250 square feet of loading area is required for this development, and 250 square feet of loading area is proposed to be provided.


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 9.120(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 4450 Marion Street SE that is zoned Light Industrial (LI). The proposed development consists of the construction of three 5,000-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.


5.4 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 4.090, 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 40 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 (49,402 square feet) in size. The Conceptual Landscaping Plan (Attachment H) shows the total proposed impervious area is 30,154 square feet or 61 percent of the site area.

5.6 Landscaping. ADC 9.140(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 9.190 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 30 feet on center in accordance with ADC 9.140. 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 9.150. As presented in Attachment H, the Conceptual Landscaping Plan proposes four trees to be installed in the planter bays in accordance with ADC 9.150. 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 9.160 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.


5.9 Environmental Standards. ADC 9.440 - 9.500 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.

5.10 Outside Storage. ADC 4.290(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.

5.11 Refuse Containers. ADC 4.300 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 4.300.

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 4.290 and 4.300, 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:



Conditions of Approval Condition 8 No outside storage is proposed; however, if outside storage is used in the future, screening

must comply with ADC 4.290.

Condition 9 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 4.300.

Condition 10 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.

Condition 11 Prior to issuance of a certificate of occupancy, all proposed and required site improvements shall be constructed and completed in accordance with approved plans.

Condition 12 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 100-year floodplain on this property. FEMA/FIRM Community Panel No. 41043C0526G, dated September 29, 2010, shows that this property is in Zone X, an area determined to be outside the 500-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.


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 2.370.

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 5,000 square foot buildings with associated site improvements satisfies all applicable review criteria as outlined in this report.

Conditions of Approval Utilities Condition 1 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 12.600.

Condition 2 Before the City will issue a final occupancy permit, the applicant must obtain a stormwater quality permit and construct the required stormwater quality facilities.

Condition 3 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 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.

Parking 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 9.120(13).


Compatibility Condition 8 No outside storage is proposed; however, if outside storage is used in the future, screening

must comply with ADC 4.290.

Condition 9 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 4.300.

Condition 10 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.

Condition 11 Prior to issuance of a certificate of occupancy, all proposed and required site improvements shall be constructed and completed in accordance with approved plans.

Condition 12 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 C100) F. Site Plan (Sheet C200) G. Utility Plan (Sheet C300) H. Conceptual Landscape Plan (C500) I. Storm Drainage Report

LOCATION MAP

ATTACHMENT A

25 January, 2018 Planning Division City of Albany 333 Broadalbin Street SW Albany, OR 97321 SUBJECT: Planning narrative for development at 41st Avenue and Marion Street (17170 – Robertson Site Development) Project Description RBR Construction is applying to develop the above referenced site located on the corner of 41st Ave. and Marion Street (Map 11S03W19A Taxlot 800). The proposed development consists of the construction of (3) 5000 ft.² buildings and associated site improvements including parking, landscaping and utility/drainage improvements. The proposed development anticipates that one of the 5000 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 41st 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

ATTACHMENT C.1

MSS INC [Robertson Site Development]

X:\17170\Civil\Planning Narrative.docx Page 2 of 11

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 40 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 23-25 feet. When fully developed, the proposed development will generate a total of 14.5 p.m. peak hour trips based on 15,000 ft.² of general light industrial usage (ITE Trip Generation Manual, 9th 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 41st 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 41st 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.

ATTACHMENT C.2



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 2.370.

RESPONSE: The site does not have a nonconforming status.

ATTACHMENT C.3



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 9.

4. Manufactured home park projects must meet applicable standards found in Article 10.

5. If the project is a CLUSTER DEVELOPMENT, attach written findings of fact that demonstrate how this project meets ADC 11.400 through 11.510.

Article 4 4.020 (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 4-1.

4.030 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).

ATTACHMENT C.4



4.060 (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 4.290 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.

4.260 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) 250 ft.² for buildings of 5000 to 20,000 ft.² of gross floor area.

(4) The required loading area shall not be less than 10 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.

ATTACHMENT C.5



(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 10’ x 25’ loading space will be provided with each building.

4.270 Landscaping General. Development must comply with the site landscaping

standards in article 9 before occupancy or in accordance with section 9.140.

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 4.270.

4.290 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 9.250.

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.

4.300 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

ATTACHMENT C.6



Finding: RBR Construction anticipates having 2 employees operate out of the initial 5000 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 9-1.

9.050 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.

9.090 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.

9.120 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, 1/01/15]

ATTACHMENT C.7



(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, 1/01/15]

(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, 1/01/15]

(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]

(10) Parking Lot Landscaping. Parking lots shall be landscaped according to the standards in Section 9.150.

(11) Compact Car Parking. No more than 40 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.

ATTACHMENT C.8



(15) Pedestrian Access. Walkways and accessways shall be provided in all new off-street 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. 5720, 08/12/09]

(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.

9.130 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. 5720, 08/12/09]

(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 20 feet wide.

(5) The design of driveways and on-site maneuvering and loading areas for commercial and industrial developments shall include 20 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.

ATTACHMENT C.9



Finding: The dimensional standards of 9.130 have been met as shown in the proposed

site plan included with the application documents.

9.140 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 9.190 before an occupancy permit will be issued. Minimum landscaping acceptable for every 1,000 square feet of required setbacks in all commercial-industrial districts is as follows: [Ord. 5886, 1/6/17]

(a) One tree at least six feet tall for every 30 feet of street frontage.

(b) Five 5-gallon or eight 1-gallon shrubs, trees or accent plants.

(c) 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 30 percent of such setback area must be landscaped.

Finding: 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.

9.150 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. 5720, 8/12/09; Ord. 5842, 1/01/15]

ATTACHMENT C.10



(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 100 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. 5720, 8/12/09; Ord. 5842, 1/01/15]

(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 9.150 as shown on the plans included with the application documents.

ATTACHMENT C.11

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ATTACHMENT D.1

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ATTACHMENT D.2

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ATTACHMENT D.3

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ATTACHMENT D.4

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ATTACHMENT D.5

ATTACHMENT E.1

ATTACHMENT E.2

ATTACHMENT E.3

ATTACHMENT E.4

ATTACHMENT F

ATTACHMENT G

ATTACHMENT H

ATTACHMENT I.1

Contents

1. Purpose of Report ................................................................................................................................. 1

2. Project Description ................................................................................................................................ 1

3. Existing Conditions Summary ................................................................................................................ 1

4. Developed Conditions ........................................................................................................................... 2

5. Design .................................................................................................................................................... 4

6. References ............................................................................................................................................ 6

7. Appendices ............................................................................................................................................ 7

ATTACHMENT I.2


Drainage Report Page 1 of 11

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) 50 ft. wide x 100 ft. long building

• Two (2) future 50 ft. wide x 100 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 0.27 acres, and the public impervious improvements are 0.10 acres. The

future onsite impervious improvements will encompass 0.70 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 41st Avenue and Marion Street intersect. The

North boundary length is 278.88 feet, the West boundary length is 59.25 feet, the South

Boundary length is 371.46 feet including curves, and the East property length is 196.89

feet including curves.

The site address is 4450 Marion Street SE Albany, OR 97321.

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.

ATTACHMENT I.3



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 pre-

development flow rates for the 2, 5, 10 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 8.05).

The planting in those standards will remove 70% of the total suspended solids from the

runoff.

One (1) combined detention pond/rain garden (City of Albany Stormwater Management

Engineering Standards, E 8.02 & E 3.03 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,

ATTACHMENT I.4



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 3.03 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 41st 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 41st 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 41st 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.

ATTACHMENT I.5



Flood Management:

The Federal Emergency Management Agency (FEMA) Flood Insurance Map for the

project area was reviewed to establish the 100-year flood boundary. The Robertson

property is located above the 100-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

ATTACHMENT I.6



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 3.05). The

soil layering and conveyance will be in accordance with City of Albany’s Streetside

Swale Section View – 2015 (No-603B).

The behind the sidewalk planter was sized using Table 3.03-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

30,466 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 0.52 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 8.01 C). We are not able to match

flows for the 2 year or 5 year storm with a 2 inch orifice. We are within 0.02 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 0.06 cfs 0.4 cfs 0.21 cfs

5 year 0.12 cfs 0.47 cfs 0.21 cfs

10 year 0.2 cfs 0.56 cfs 0.22 cfs

25 year 0.31 cfs 0.65 cfs 0.3 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-20, 1-A storm distribution

ATTACHMENT I.7



• Minimum private storm mainline pipe diameter = 8 inches

• Catch basin lateral pipe diameters = 6 inches

• Point of offsite discharge = 10 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, 2015

ATTACHMENT I.8



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

ATTACHMENT I.9



Appendix A – Figures

i. Stormwater Plan

ii. Basin Map

iii. Rain Gauge Summary

ATTACHMENT I.10

ATTACHMENT I.11

Autodesk Storm and Sanitary AnalysisAutodesk Storm and Sanitary Analysis

ATTACHMENT I.12

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Sub-08

Subbasin SummarySN Subbasin Area Weighted Total Total Total Peak Time of

ID Curve Rainfall Runoff Runoff Runoff ConcentrationNumber Volume

(ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss)1 Sub-01 0.06 98.00 3.94 3.70 0.21 0.05 0 00:05:002 Sub-02 0.06 98.00 3.94 3.70 0.21 0.05 0 00:05:003 Sub-03 0.06 98.00 3.94 3.70 0.21 0.05 0 00:05:004 Sub-04 0.03 98.00 3.94 3.70 0.10 0.02 0 00:05:005 Sub-05 0.23 98.00 3.94 3.71 0.86 0.22 0 00:05:006 Sub-06 0.15 98.00 3.94 3.71 0.56 0.14 0 00:05:007 Sub-07 0.06 98.00 3.94 3.70 0.21 0.05 0 00:05:008 Sub-08 0.06 98.00 3.94 3.70 0.22 0.05 0 00:05:00

ATTACHMENT I.13



Appendix B – Calculations

i. Pollution Reduction/Volume Control Calculations

ii. Conveyance Calculations and Hydraulic Grade Line Summary

ATTACHMENT I.14

Project Description17170 - perlim pre-dev.SPF

Project OptionsCFSElevationSCS TR-20SCS TR-55HydrodynamicYESYES

Analysis OptionsJan 12, 2018 00:00:00Jan 13, 2018 00:00:00Jan 12, 2018 00:00:000 days0 01:00:00 days hh:mm:ss0 00:05:00 days hh:mm:ss0 00:05:00 days hh:mm:ss30 seconds

Number of ElementsQty11101000000000000

Rainfall DetailsSN 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-01 Time Series 2-yr Cumulative inches Oregon Benton 2 2.47 SCS Type IA 24-hr

Outlets .....................................................Pollutants .........................................................Land Uses ........................................................

Links.................................................................. Channels ................................................. Pipes ........................................................ Pumps ..................................................... Orifices .................................................... Weirs .......................................................

Nodes................................................................ Junctions ................................................. Outfalls .................................................... Flow Diversions ....................................... Inlets ........................................................ Storage Nodes .........................................

Runoff (Dry Weather) Time Step .....................Runoff (Wet Weather) Time Step ....................Reporting Time Step ........................................Routing Time Step ...........................................

Rain Gages ......................................................Subbasins.........................................................

Enable Overflow Ponding at Nodes .................Skip Steady State Analysis Time Periods ........

Start Analysis On .............................................End Analysis On ...............................................Start Reporting On ...........................................Antecedent Dry Days .......................................

File Name .........................................................

Flow Units ........................................................Elevation Type .................................................Hydrology Method ............................................Time of Concentration (TOC) Method .............Link Routing Method ........................................

ATTACHMENT I.15

taylork

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2-yr Storm Pre-Development



(ac) (in) (in) (ac-in) (cfs) (days hh:mm:ss)1 Sub-01 1.13 71.19 2.47 0.48 0.55 0.06 0 00:05:00

ATTACHMENT I.16

Subbasin Hydrology

Subbasin : Sub-01

Input Data

Area (ac) ........................................................................ 1.13Weighted Curve Number ............................................... 71.19Rain Gage ID ................................................................. Rain Gage-01

Composite Curve Number Area Soil CurveSoil/Surface Description (acres) Group NumberMeadow, non-grazed 1.10 C 71.00Meadow, non-grazed 0.03 D 78.00Composite Area & Weighted CN 1.13 71.19

Time of Concentration

TOC Method : SCS TR-55

Sheet Flow Equation :

Tc = (0.007 * ((n * Lf)^0.8)) / ((P^0.5) * (Sf^0.4))

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 = 16.1345 * (Sf^0.5) (unpaved surface) V = 20.3282 * (Sf^0.5) (paved surface) V = 15.0 * (Sf^0.5) (grassed waterway surface) V = 10.0 * (Sf^0.5) (nearly bare & untilled surface) V = 9.0 * (Sf^0.5) (cultivated straight rows surface) V = 7.0 * (Sf^0.5) (short grass pasture surface) V = 5.0 * (Sf^0.5) (woodland surface) V = 2.5 * (Sf^0.5) (forest w/heavy litter surface) Tc = (Lf / V) / (3600 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^0.5)) / n R = Aq / Wp Tc = (Lf / V) / (3600 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): 5.00

Subbasin Runoff Results

Total Rainfall (in) ............................................................ 2.47Total Runoff (in) ............................................................. 0.48Peak Runoff (cfs) ........................................................... 0.06Weighted Curve Number ............................................... 71.19Time of Concentration (days hh:mm:ss) ........................ 0 00:05:00

ATTACHMENT I.17

Subbasin : Sub-01

ATTACHMENT I.18















File Name .........................................................


ATTACHMENT I.19

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ATTACHMENT I.20

Subbasin Hydrology

Subbasin : Sub-01

Input Data






Tc = (0.007 * ((n * Lf)^0.8)) / ((P^0.5) * (Sf^0.4))

Where :




Where:




Where :





ATTACHMENT I.21

Subbasin : Sub-01

ATTACHMENT I.22















File Name .........................................................


ATTACHMENT I.23

taylork

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ATTACHMENT I.24

Subbasin Hydrology

Subbasin : Sub-01

Input Data






Tc = (0.007 * ((n * Lf)^0.8)) / ((P^0.5) * (Sf^0.4))

Where :




Where:




Where :





ATTACHMENT I.25

Subbasin : Sub-01

ATTACHMENT I.26















File Name .........................................................


ATTACHMENT I.27

taylork

Text Box





ATTACHMENT I.28

Subbasin Hydrology

Subbasin : Sub-01

Input Data






Tc = (0.007 * ((n * Lf)^0.8)) / ((P^0.5) * (Sf^0.4))

Where :




Where:




Where :





ATTACHMENT I.29

Subbasin : Sub-01

ATTACHMENT I.30

Project Description17170 - storm calc.SPF


Analysis OptionsFeb 19, 2018 00:00:00Feb 20, 2018 00:00:00Feb 19, 2018 00:00:000 days0 01:00:00 days hh:mm:ss0 00:05:00 days hh:mm:ss0 00:05:00 days hh:mm:ss30 seconds




1 Rain Gage Time Series 2-yr Cumulative inches Oregon Benton 2 2.47 SCS Type IA 24-hr

Orifices ............................................... Weirs .................................................. Outlets ................................................Pollutants ....................................................Land Uses ...................................................

Inlets ................................................... Storage Nodes ...................................Links............................................................. Channels ............................................ Pipes .................................................. Pumps ................................................

Rain Gages .................................................Subbasins....................................................Nodes........................................................... Junctions ............................................ Outfalls ............................................... Flow Diversions ..................................

Start Reporting On ......................................Antecedent Dry Days ..................................Runoff (Dry Weather) Time Step ................Runoff (Wet Weather) Time Step ...............Reporting Time Step ...................................Routing Time Step ......................................

Time of Concentration (TOC) Method ........Link Routing Method ...................................Enable Overflow Ponding at Nodes ............Skip Steady State Analysis Time Periods ...

Start Analysis On ........................................End Analysis On ..........................................

File Name ....................................................Description ..................................................

X:\17170\Civil\XREF\CU.dwg

Flow Units ...................................................Elevation Type ............................................Hydrology Method .......................................

ATTACHMENT I.31

taylork

Text Box

2-yr Storm Post-Development




ATTACHMENT I.32

Node SummarySN 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 FloodedElevation Elevation Attained Depth Attained Flooding Volume

Attained Occurrence(ft) (ft) (ft) (ft) (ft²) (cfs) (ft) (ft) (ft) (days hh:mm) (ac-in) (min)

1 (SD10) (STRM) Junction 226.60 229.40 0.00 300.00 0.00 0.14 226.79 0.00 2.61 0 00:00 0.00 0.002 (SD11) (STRM) Junction 226.81 229.40 0.00 300.00 0.00 0.05 226.92 0.00 2.48 0 00:00 0.00 0.003 (SD12) (STRM) Junction 225.83 229.40 0.00 300.00 0.00 0.40 226.23 0.00 3.17 0 00:00 0.00 0.004 (SD13) (STRM) Junction 226.14 229.40 224.15 300.00 0.00 0.03 226.24 0.00 3.16 0 00:00 0.00 0.005 (SD14) (STRM) Junction 225.17 230.36 225.17 300.00 0.00 0.00 225.17 0.00 5.18 0 00:00 0.00 0.006 (SD15) (STRM) Junction 227.19 229.40 0.00 300.00 0.00 0.00 227.19 0.00 2.21 0 00:00 0.00 0.007 (SD16) (STRM) Junction 228.21 229.40 0.00 300.00 0.00 0.00 228.21 0.00 1.19 0 00:00 0.00 0.008 (SD18) (STRM) Junction 227.55 229.40 0.00 300.00 0.00 0.03 227.64 0.00 1.76 0 00:00 0.00 0.009 (SD20) (STRM) Junction 0.00 229.40 0.00 300.00 0.00 0.00 0.00 0.00 229.40 0 00:00 0.00 0.00

10 (SD21) (STRM) Junction 0.00 229.40 0.00 300.00 0.00 0.00 0.00 0.00 229.40 0 00:00 0.00 0.0011 (SD22) (STRM) Junction 226.97 229.40 0.00 300.00 0.00 0.03 227.06 0.00 2.34 0 00:00 0.00 0.0012 (SD23) (STRM) Junction 0.00 229.40 0.00 300.00 0.00 0.00 0.00 0.00 229.40 0 00:00 0.00 0.0013 (SD24) (STRM) Junction 228.35 229.40 0.00 300.00 0.00 0.02 228.41 0.00 0.99 0 00:00 0.00 0.0014 (SD25) (STRM) Junction 228.37 229.40 0.00 300.00 0.00 0.03 228.45 0.00 0.95 0 00:00 0.00 0.0015 (SD26) (STRM) Junction 226.99 229.40 0.00 300.00 0.00 0.03 227.08 0.00 2.32 0 00:00 0.00 0.0016 (SD27) (STRM) Junction 0.00 229.40 0.00 300.00 0.00 0.00 0.00 0.00 229.40 0 00:00 0.00 0.0017 (SD29) (STRM) Junction 0.00 229.40 0.00 300.00 0.00 0.00 0.00 0.00 229.40 0 00:00 0.00 0.0018 (SD30) (STRM) Junction 0.00 229.40 0.00 300.00 0.00 0.00 0.00 0.00 229.40 0 00:00 0.00 0.0019 (SD6) (STRM) Junction 225.97 229.40 0.00 300.00 0.00 0.37 226.34 0.00 3.06 0 00:00 0.00 0.0020 (SD7) (STRM) Junction 226.22 229.40 0.00 300.00 0.00 0.37 226.59 0.00 2.81 0 00:00 0.00 0.0021 (SD8) (STRM) Junction 226.30 229.40 0.00 300.00 0.00 0.23 226.63 0.00 2.77 0 00:00 0.00 0.0022 (SD9) (STRM) Junction 226.40 229.40 0.00 300.00 0.00 0.20 226.69 0.00 2.71 0 00:00 0.00 0.0023 Jun-01 Junction 221.54 227.22 0.00 300.00 4.00 0.26 226.17 0.00 3.43 0 00:00 0.00 0.0024 Jun-02 Junction 222.04 226.00 0.00 300.00 0.00 0.21 222.29 0.00 7.81 0 00:00 0.00 0.0025 Out-01 Outfall 221.86 0.21 222.0926 Stor-01 Storage Node 225.22 227.22 0.00 0.00 0.52 226.18 0.00 0.00

ATTACHMENT I.33

Link SummarySN 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 FlowNode Elevation Elevation Ratio

(ft) (ft) (ft) (%) (in) (cfs) (cfs)1 {STRM}.SD Line (10) (STRM) Pipe (SD8) (STRM) (SD7) (STRM) 19.79 226.30 226.22 0.4000 8.000 0.0130 0.24 0.77 0.312 {STRM}.SD Line (11) (STRM) Pipe (SD9) (STRM) (SD8) (STRM) 26.30 226.40 226.30 0.3800 8.000 0.0130 0.20 0.75 0.273 {STRM}.SD Line (12) (STRM) Pipe (SD10) (STRM) (SD9) (STRM) 51.20 226.60 226.40 0.3900 8.000 0.0130 0.14 0.76 0.184 {STRM}.SD Line (13) (STRM) Pipe (SD11) (STRM) (SD10) (STRM) 50.71 226.81 226.60 0.4100 8.000 0.0130 0.05 0.78 0.065 {STRM}.SD Line (14) (STRM) Pipe (SD12) (STRM) Stor-01 15.74 225.83 225.77 0.3800 8.000 0.0130 0.40 0.75 0.546 {STRM}.SD Line (15) (STRM) Pipe (SD13) (STRM) (SD12) (STRM) 9.19 226.11 225.99 1.3100 3.996 0.0130 0.03 0.24 0.147 {STRM}.SD Line (16) (STRM) Pipe (SD14) (STRM) (SD13) (STRM) 50.95 227.17 226.14 2.0300 3.996 0.0130 0.00 0.27 0.008 {STRM}.SD Line (17) (STRM) Pipe (SD15) (STRM) (SD13) (STRM) 51.93 227.19 226.14 2.0200 3.996 0.0130 0.00 0.27 0.009 {STRM}.SD Line (18) (STRM) Pipe (SD16) (STRM) (SD15) (STRM) 51.01 228.21 227.19 2.0000 3.996 0.0130 0.00 0.27 0.00

10 {STRM}.SD Line (19) (STRM) Pipe (SD18) (STRM) (SD8) (STRM) 82.04 227.53 226.46 1.3000 3.996 0.0130 0.03 0.22 0.1511 {STRM}.SD Line (20) (1) (STRM) Pipe (SD20) (STRM) (SD22) (STRM) 52.00 227.32 226.97 0.6700 3.996 0.0130 0.00 0.16 0.0012 {STRM}.SD Line (20) (STRM) Pipe (SD22) (STRM) (SD9) (STRM) 30.99 226.97 226.56 1.3200 3.996 0.0130 0.03 0.22 0.1513 {STRM}.SD Line (21) (STRM) Pipe (SD21) (STRM) (SD20) (STRM) 50.91 228.34 227.33 2.0000 3.996 0.0130 0.00 0.27 0.0014 {STRM}.SD Line (22) (STRM) Pipe (SD23) (STRM) (SD22) (STRM) 50.91 228.15 226.97 2.3100 3.996 0.0130 0.00 0.29 0.0015 {STRM}.SD Line (23) (STRM) Pipe (SD24) (STRM) (SD11) (STRM) 82.00 228.04 226.97 1.3000 3.996 0.0130 0.01 0.25 0.0616 {STRM}.SD Line (24) (STRM) Pipe (SD25) (STRM) (SD11) (STRM) 84.01 228.07 226.97 1.3100 3.996 0.0130 0.03 0.25 0.1317 {STRM}.SD Line (25) (STRM) Pipe (SD26) (STRM) (SD9) (STRM) 33.03 226.99 226.56 1.3000 3.996 0.0130 0.03 0.22 0.1518 {STRM}.SD Line (26) (STRM) Pipe (SD27) (STRM) (SD26) (STRM) 50.95 228.19 226.99 2.3500 3.996 0.0130 0.00 0.29 0.0019 {STRM}.SD Line (27) (STRM) Pipe (SD29) (STRM) (SD26) (STRM) 52.00 227.31 226.99 0.6200 3.996 0.0130 0.00 0.15 0.0020 {STRM}.SD Line (28) (STRM) Pipe (SD30) (STRM) (SD29) (STRM) 50.95 228.33 227.31 2.0000 3.996 0.0130 0.00 0.27 0.0021 {STRM}.SD Line (8) (STRM) Pipe (SD6) (STRM) (SD12) (STRM) 29.14 225.97 225.83 0.4800 8.000 0.0130 0.37 0.84 0.4422 {STRM}.SD Line (9) (STRM) Pipe (SD7) (STRM) (SD6) (STRM) 76.04 226.22 225.97 0.3300 8.000 0.0130 0.37 0.69 0.5323 Link-01 Pipe Stor-01 Jun-01 5.40 225.22 225.74 -9.6300 8.000 0.0150 0.44 3.25 0.1424 Link-02 Pipe Jun-02 Out-01 40.37 222.04 221.86 0.4500 10.000 0.0150 0.21 1.27 0.1725 Orifice-01 Orifice Jun-01 Jun-02 221.54 222.04 2.000 0.2126 Weir-01 Weir Jun-01 Jun-02 221.54 222.04 0.0027 Weir-02 Weir Jun-01 Jun-02 221.54 222.04 0.00

ATTACHMENT I.34

Peak Flow Peak Flow Peak Flow Total Time ReportedVelocity Depth Depth/ Surcharged Condition

Total DepthRatio

(ft/sec) (ft) (min)1.26 0.35 0.53 0.00 Calculated1.27 0.31 0.47 0.00 Calculated1.21 0.24 0.36 0.00 Calculated0.80 0.15 0.23 0.00 Calculated2.23 0.39 0.59 0.00 Calculated1.36 0.17 0.51 0.00 Calculated0.00 0.05 0.14 0.00 Calculated0.00 0.05 0.14 0.00 Calculated0.00 0.00 0.00 0.00 Calculated1.58 0.13 0.39 0.00 Calculated0.00 0.04 0.13 0.00 Calculated1.67 0.11 0.32 0.00 Calculated0.00 0.00 0.00 0.00 Calculated0.00 0.04 0.13 0.00 Calculated1.55 0.06 0.17 0.00 Calculated1.94 0.08 0.25 0.00 Calculated1.67 0.11 0.32 0.00 Calculated0.00 0.04 0.13 0.00 Calculated0.00 0.04 0.13 0.00 Calculated0.00 0.00 0.00 0.00 Calculated1.81 0.38 0.57 0.00 Calculated1.86 0.37 0.55 0.00 Calculated2.34 0.55 0.82 0.00 Calculated1.64 0.24 0.29 0.00 Calculated

ATTACHMENT I.35

Storage Nodes

Storage Node : Stor-01

Input Data

225.22227.222.000.00-225.220.000.00

Infiltration/Exfiltration

2.0000

Storage Area Volume CurvesStorage Curve : Pond-1

Stage Storage StorageArea Volume

(ft) (ft²) (ft³)0 534 0.000.5 760 323.501 1022 769.00

1.5 1320 1354.50

Evaporation Loss ..................................................

Exfiltration Rate (in/hr) ..........................................

Invert Elevation (ft) ................................................Max (Rim) Elevation (ft) ........................................Max (Rim) Offset (ft) .............................................Initial Water Elevation (ft) .....................................Initial Water Depth (ft) ...........................................Ponded Area (ft²) ..................................................

ATTACHMENT I.36

ATTACHMENT I.37

Storage Node : Stor-01 (continued)

Output Summary Results

0.520.000.222.81226.180.96225.830.610 08:172.882000.00

Total Flooded Volume (ac-in) ...............................Total Time Flooded (min) .....................................Total Retention Time (sec) ...................................

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) .......Total Exfiltration Volume (1000-ft³) .......................

Peak Inflow (cfs) ...................................................Peak Lateral Inflow (cfs) .......................................Peak Outflow (cfs) ................................................Peak Exfiltration Flow Rate (cfm) .........................

ATTACHMENT I.38

















ATTACHMENT I.39

taylork

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ATTACHMENT I.40






ATTACHMENT I.41





ATTACHMENT I.42


Total DepthRatio


ATTACHMENT I.43

Storage Nodes


Input Data

225.22227.222.000.00-225.220.000.00


2.0000



(ft) (ft²) (ft³)0 534 0.000.5 760 323.501 1022 769.00

1.5 1320 1354.50




ATTACHMENT I.44

ATTACHMENT I.45



0.520.000.233.02226.301.08225.890.670 08:222.975000.00




ATTACHMENT I.46

















ATTACHMENT I.47

taylork

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ATTACHMENT I.48






ATTACHMENT I.49





ATTACHMENT I.50


Total DepthRatio

(ft/sec) (ft) (min)1.30 0.45 0.68 0.00 Calculated1.29 0.41 0.61 0.00 Calculated1.27 0.31 0.47 0.00 Calculated0.85 0.19 0.28 0.00 Calculated2.44 0.66 0.99 0.00 Calculated1.36 0.33 1.00 15.00 SURCHARGED0.00 0.17 0.50 0.00 Calculated0.00 0.17 0.50 0.00 Calculated0.00 0.00 0.00 0.00 Calculated1.57 0.19 0.57 0.00 Calculated0.00 0.05 0.16 0.00 Calculated1.70 0.16 0.49 0.00 Calculated0.00 0.00 0.00 0.00 Calculated0.00 0.05 0.16 0.00 Calculated1.69 0.06 0.19 0.00 Calculated2.13 0.10 0.30 0.00 Calculated1.69 0.16 0.49 0.00 Calculated0.00 0.05 0.16 0.00 Calculated0.00 0.05 0.16 0.00 Calculated0.00 0.00 0.00 0.00 Calculated1.94 0.59 0.88 0.00 Calculated1.96 0.49 0.73 0.00 Calculated2.34 0.67 1.00 49.00 SURCHARGED1.66 0.24 0.29 0.00 Calculated

ATTACHMENT I.51

Storage Nodes


Input Data

225.22227.222.000.00-225.220.000.00


2.0000



(ft) (ft²) (ft³)0 534 0.000.5 760 323.501 1022 769.00

1.5 1320 1354.50




ATTACHMENT I.52

ATTACHMENT I.53



0.540.000.223.29226.461.24225.960.740 08:273.094000.00




ATTACHMENT I.54

















ATTACHMENT I.55

taylork

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ATTACHMENT I.56






ATTACHMENT I.57





ATTACHMENT I.58


Total DepthRatio

(ft/sec) (ft) (min)1.31 0.57 0.87 0.00 Calculated1.29 0.51 0.78 0.00 Calculated1.30 0.40 0.60 0.00 Calculated0.85 0.23 0.34 0.00 Calculated2.53 0.67 1.00 63.00 SURCHARGED1.36 0.33 1.00 75.00 SURCHARGED0.00 0.17 0.50 0.00 Calculated0.00 0.17 0.50 0.00 Calculated0.00 0.00 0.00 0.00 Calculated1.53 0.22 0.67 0.00 Calculated0.00 0.06 0.17 0.00 Calculated1.70 0.21 0.65 0.00 Calculated0.00 0.00 0.00 0.00 Calculated0.00 0.06 0.17 0.00 Calculated1.78 0.07 0.21 0.00 Calculated2.23 0.11 0.32 0.00 Calculated1.69 0.21 0.65 0.00 Calculated0.00 0.06 0.17 0.00 Calculated0.00 0.06 0.17 0.00 Calculated0.00 0.00 0.00 0.00 Calculated2.00 0.67 1.00 17.00 SURCHARGED2.00 0.63 0.95 0.00 Calculated2.34 0.67 1.00 90.00 SURCHARGED1.81 0.29 0.35 0.00 Calculated

ATTACHMENT I.59

Storage Nodes


Input Data

225.22227.222.000.00-225.220.000.00


2.0000



(ft) (ft²) (ft³)0 534 0.000.5 760 323.501 1022 769.00

1.5 1320 1354.50




ATTACHMENT I.60

ATTACHMENT I.61



0.630.000.273.49226.581.36225.970.750 08:203.193000.00




ATTACHMENT I.62







1 Rain Gage Time Series WQ Cumulative inches Oregon Benton 2 1.00 SCS Type IA 24-hr










ATTACHMENT I.63

taylork

Text Box

Water Quality Storm Post-Development




ATTACHMENT I.64






ATTACHMENT I.65





ATTACHMENT I.66


Total DepthRatio


ATTACHMENT I.67

Storage Nodes


Input Data

225.22227.222.000.00-225.220.000.00


2.0000



(ft) (ft²) (ft³)0 534 0.000.5 760 323.501 1022 769.00

1.5 1320 1354.50




ATTACHMENT I.68

ATTACHMENT I.69



0.480.000.112.22225.770.55225.620.40 10:422.413000.00




ATTACHMENT I.70



Appendix C – Soils Reports

i. NRCS Soil Map

ATTACHMENT I.71

United StatesDepartment ofAgriculture

A product of the NationalCooperative Soil Survey,a joint effort of the UnitedStates Department ofAgriculture and otherFederal agencies, Stateagencies including theAgricultural ExperimentStations, and localparticipants

Custom Soil Resource Report for

Linn County Area, Oregon

NaturalResourcesConservationService

January 25, 2018

ATTACHMENT I.72

taylork

Text Box

ROBERTSON SITE DEVELOPMENT

PrefaceSoil 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 (http://www.nrcs.usda.gov/wps/portal/nrcs/main/soils/health/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (https://offices.sc.egov.usda.gov/locator/app?agency=nrcs) or your NRCS State Soil Scientist (http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/?cid=nrcs142p2_053951).

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

ATTACHMENT I.73

http://www.nrcs.usda.gov/wps/portal/nrcs/main/soils/health/

http://www.nrcs.usda.gov/wps/portal/nrcs/main/soils/health/

https://offices.sc.egov.usda.gov/locator/app?agency=nrcs

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/?cid=nrcs142p2_053951

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/?cid=nrcs142p2_053951

alternative means for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and employer.

3

ATTACHMENT I.74

ContentsPreface.................................................................................................................... 2How Soil Surveys Are Made..................................................................................5Soil Map.................................................................................................................. 8

Soil Map................................................................................................................9Legend................................................................................................................10Map Unit Legend................................................................................................ 11Map Unit Descriptions.........................................................................................11

Linn County Area, Oregon.............................................................................. 133—Amity silt loam........................................................................................13106A—Woodburn silt loam, 0 to 3 percent slopes...................................... 14106C—Woodburn silt loam, 3 to 12 percent slopes.................................... 15

References............................................................................................................17

4

ATTACHMENT I.75

How Soil Surveys Are MadeSoil 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, 2006). 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

ATTACHMENT I.76

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

Custom Soil Resource Report

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ATTACHMENT I.77

identified each as a specific map unit. Aerial photographs show trees, buildings, fields, roads, and rivers, all of which help in locating boundaries accurately.


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ATTACHMENT I.78

Soil MapThe 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.

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ATTACHMENT I.79

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Custom Soil Resource ReportSoil Map

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492110 492120 492130 492140 492150 492160 492170 492180 492190 492200 492210 492220

492110 492120 492130 492140 492150 492160 492170 492180 492190 492200 492210 492220

44° 36' 6'' N

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44° 36' 6'' N

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44° 36' 3'' N

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Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS840 25 50 100 150

Feet0 5 10 20 30

MetersMap Scale: 1:563 if printed on A landscape (11" x 8.5") sheet.

Soil Map may not be valid at this scale.

ATTACHMENT I.80

MAP LEGEND MAP INFORMATION

Area of Interest (AOI)Area of Interest (AOI)

SoilsSoil Map Unit Polygons

Soil Map Unit Lines

Soil Map Unit Points

Special Point FeaturesBlowout

Borrow Pit

Clay Spot

Closed Depression

Gravel Pit

Gravelly Spot

Landfill

Lava Flow

Marsh or swamp

Mine or Quarry

Miscellaneous Water

Perennial Water

Rock Outcrop

Saline Spot

Sandy Spot

Severely Eroded Spot

Sinkhole

Slide or Slip

Sodic Spot

Spoil Area

Stony Spot

Very Stony Spot

Wet Spot

Other

Special Line Features

Water FeaturesStreams and Canals

TransportationRails

Interstate Highways

US Routes

Major Roads

Local Roads

BackgroundAerial Photography

The soil surveys that comprise your AOI were mapped at 1:20,000.

Warning: Soil Map may not be valid at this scale.

Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale.

Please rely on the bar scale on each map sheet for map measurements.

Source of Map: Natural Resources Conservation ServiceWeb Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857)

Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required.

This product is generated from the USDA-NRCS certified data as of the version date(s) listed below.

Soil Survey Area: Linn County Area, OregonSurvey Area Data: Version 12, Sep 19, 2017

Soil map units are labeled (as space allows) for map scales 1:50,000 or larger.

Date(s) aerial images were photographed: Apr 16, 2015—Feb 12, 2017

The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident.


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ATTACHMENT I.81

Map Unit Legend

Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI

3 Amity silt loam 0.0 2.7%

106A Woodburn silt loam, 0 to 3 percent slopes

1.1 88.7%

106C Woodburn silt loam, 3 to 12 percent slopes

0.1 8.7%

Totals for Area of Interest 1.3 100.0%

Map Unit DescriptionsThe map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit.

A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils.

Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape.

The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The


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ATTACHMENT I.82

delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas.

An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities.

Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement.

Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.

Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups.

A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.

An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.

An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.

Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example.


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ATTACHMENT I.83

Linn County Area, Oregon

3—Amity silt loam

Map Unit SettingNational map unit symbol: 24wtElevation: 200 to 400 feetMean annual precipitation: 40 to 50 inchesMean annual air temperature: 52 to 54 degrees FFrost-free period: 165 to 210 daysFarmland classification: Prime farmland if drained

Map Unit CompositionAmity and similar soils: 85 percentMinor components: 9 percentEstimates are based on observations, descriptions, and transects of the mapunit.

Description of Amity

SettingLandform: TerracesLandform position (three-dimensional): TreadDown-slope shape: Concave, linearAcross-slope shape: Concave, linearParent material: Silty alluvium derived from mixed sources

Typical profileH1 - 0 to 22 inches: silt loamH2 - 22 to 35 inches: silty clay loamH3 - 35 to 72 inches: silt loam

Properties and qualitiesSlope: 0 to 3 percentDepth to restrictive feature: More than 80 inchesNatural drainage class: Somewhat poorly drainedCapacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20

to 0.57 in/hr)Depth to water table: About 6 to 18 inchesFrequency of flooding: NoneFrequency of ponding: NoneAvailable water storage in profile: High (about 12.0 inches)

Interpretive groupsLand capability classification (irrigated): 2wLand capability classification (nonirrigated): 2wHydrologic Soil Group: C/DOther vegetative classification: Somewhat Poorly Drained (G002XY005OR)Hydric soil rating: No

Minor Components

ConcordPercent of map unit: 5 percentLandform: TerracesLandform position (three-dimensional): TreadDown-slope shape: Concave, linear


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ATTACHMENT I.84

Across-slope shape: Concave, linearOther vegetative classification: Poorly Drained (G002XY006OR)Hydric soil rating: Yes

DaytonPercent of map unit: 4 percentLandform: TerracesLandform position (three-dimensional): TreadDown-slope shape: Linear, concaveAcross-slope shape: Linear, concaveOther vegetative classification: Poorly Drained (G002XY006OR)Hydric soil rating: Yes

106A—Woodburn silt loam, 0 to 3 percent slopes

Map Unit SettingNational map unit symbol: 24vrElevation: 200 to 400 feetMean annual precipitation: 40 to 50 inchesMean annual air temperature: 52 to 54 degrees FFrost-free period: 165 to 210 daysFarmland classification: All areas are prime farmland

Map Unit CompositionWoodburn and similar soils: 85 percentMinor components: 6 percentEstimates are based on observations, descriptions, and transects of the mapunit.

Description of Woodburn

SettingLandform: TerracesLandform position (three-dimensional): TreadDown-slope shape: Linear, convexAcross-slope shape: Linear, convexParent material: Silty alluvium derived from mixed sources

Typical profileH1 - 0 to 19 inches: silt loamH2 - 19 to 54 inches: silty clay loamH3 - 54 to 60 inches: silty clay loam

Properties and qualitiesSlope: 0 to 3 percentDepth to restrictive feature: More than 80 inchesNatural drainage class: Moderately well drainedCapacity of the most limiting layer to transmit water (Ksat): Moderately low to

moderately high (0.06 to 0.20 in/hr)Depth to water table: About 25 to 32 inchesFrequency of flooding: NoneFrequency of ponding: None


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ATTACHMENT I.85

Available water storage in profile: High (about 12.0 inches)

Interpretive groupsLand capability classification (irrigated): 2wLand capability classification (nonirrigated): 2wHydrologic Soil Group: COther vegetative classification: Moderately Well Drained < 15% Slopes

(G002XY004OR)Hydric soil rating: No

Minor Components

ConcordPercent of map unit: 3 percentLandform: TerracesLandform position (three-dimensional): TreadDown-slope shape: Concave, linearAcross-slope shape: Concave, linearOther vegetative classification: Poorly Drained (G002XY006OR)Hydric soil rating: Yes


106C—Woodburn silt loam, 3 to 12 percent slopes

Map Unit SettingNational map unit symbol: 24vsElevation: 200 to 400 feetMean annual precipitation: 40 to 50 inchesMean annual air temperature: 52 to 54 degrees FFrost-free period: 165 to 210 daysFarmland classification: Farmland of statewide importance

Map Unit CompositionWoodburn and similar soils: 85 percentMinor components: 6 percentEstimates are based on observations, descriptions, and transects of the mapunit.

Description of Woodburn

SettingLandform: TerracesLandform position (three-dimensional): Riser, treadDown-slope shape: Convex, linear


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ATTACHMENT I.86

Across-slope shape: Convex, linearParent material: Silty alluvium derived from mixed sources

Typical profileH1 - 0 to 19 inches: silt loamH2 - 19 to 54 inches: silty clay loamH3 - 54 to 60 inches: silty clay loam

Properties and qualitiesSlope: 3 to 12 percentDepth to restrictive feature: More than 80 inchesNatural drainage class: Moderately well drainedCapacity of the most limiting layer to transmit water (Ksat): Moderately low to

moderately high (0.06 to 0.20 in/hr)Depth to water table: About 25 to 32 inchesFrequency of flooding: NoneFrequency of ponding: NoneAvailable water storage in profile: High (about 12.0 inches)

Interpretive groupsLand capability classification (irrigated): 2eLand capability classification (nonirrigated): 2eHydrologic Soil Group: COther vegetative classification: Moderately Well Drained < 15% Slopes

(G002XY004OR)Hydric soil rating: No

Minor Components


ConcordPercent of map unit: 3 percentLandform: TerracesLandform position (three-dimensional): TreadDown-slope shape: Concave, linearAcross-slope shape: Concave, linearOther vegetative classification: Poorly Drained (G002XY006OR)Hydric soil rating: Yes


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ATTACHMENT I.87

ReferencesAmerican Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition.

American Society for Testing and Materials (ASTM). 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00.

Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service FWS/OBS-79/31.

Federal Register. July 13, 1994. Changes in hydric soils of the United States.

Federal Register. September 18, 2002. Hydric soils of the United States.

Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States.

National Research Council. 1995. Wetlands: Characteristics and boundaries.

Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_054262

Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service, U.S. Department of Agriculture Handbook 436. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053577

Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053580

Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control, Wetlands Section.

United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1.

United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/home/?cid=nrcs142p2_053374

United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/landuse/rangepasture/?cid=stelprdb1043084

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ATTACHMENT I.88

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_054262






http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/home/?cid=nrcs142p2_053374

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/home/?cid=nrcs142p2_053374

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/landuse/rangepasture/?cid=stelprdb1043084

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/landuse/rangepasture/?cid=stelprdb1043084

United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430-VI. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/scientists/?cid=nrcs142p2_054242

United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States, the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053624

United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. http://www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf


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ATTACHMENT I.89

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/scientists/?cid=nrcs142p2_054242

http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/scientists/?cid=nrcs142p2_054242



http://www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf

http://www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf

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