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HomeMy WebLinkAboutZ-585-14 Ashmoor PUD Commitments 2014052922 MISC $46.00 11/24/2014 11:33:46A 18 PGS Mary L. Clark HAMILTON County Recorder IN Recorded as Presented IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIIIIIIIIIIIIIIIIIIIIII COMMITMENTS CONCERNING USE AND DEVELOPMENT OF THE PROPERTY Boomerang Development, LLC, ("Boomerang") makes the following commitments (the "Commitments")to the City Council of the City of Cannel,Indiana(the"Council"). Section 1. Cross Reference. These Commitments are made in connection with the enactment by the Council of the Ashmoor Planned Unit Development Ordinance number Z-585- 14 (the "PUD") with respect to the real estate described in what is attached hereto and incorporated herein by reference as Exhibit A(the"Property"). Section 2. Commitments Concerning Use and Development of the Property. Boomerang, for themselves and for their successors, assigns and grantees, make the following commitments concerning the use and development of the Property: A. Architectural Standards: Applicable Architectural Standards are included in Exhibit B(Architectural Standards)of these Commitments. B. Storm Water Drainage Improvements: Two (2) ditch inlets within the existing public right-of-way on the east side of Shelborne Road shall be installed. The casting elevations of the ditch inlets will be sufficient to drain the entire eastern right-of-way of Shelborne Road via gravity, provided future improvements are made by others to reconstruct the existing side road ditch and driveway culverts. The storm sewer pipes exiting the two (2) structures will be of sufficient depth that an underdrain can also be installed as part of any future improvements to the side road ditch. These and all proposed improvements within the public right-of- way are subject to review and approval by the City of Carmel Engineering Department. C. Vegetative Swales and Bio-Swales: Boomerang shall coordinate with the City of Carmel's Engineering Department in order to provide Vegetative Swales and Bio- Swales in general conformance with the illustrations and descriptions included in Exhibit C (Vegetative Swale and Bio-swale Standards) of these Commitments. The application of Bio-Swale standards are not yet defined in the City's standards and will be subject to review and approval by the City of Cannel Engineering Department. D. Additional Landscaping: Applicable Additional Landscaping shall be provided as generally illustrated in Exhibit D (Additional Landscaping) of these Commitments. In addition, shade trees along the west perimeter of the Real Estate within the common areas shall be replaced (1:1) with a spruce variety of evergreen tree. E. Prohibited Tree Species: White Pines shall not be permitted to be planted to meet the landscaping requirements of the PUD. F. Lot Standards: All lots abutting the south perimeter of the Real Estate shall be a minimum of 100' in width and 14,500 square feet in area. Compliance with this commitment shall be reflected on the Secondary Plat for the Real Estate. G. Zoning Ordinance Default Provision: The standards of the Zoning Ordinance, applicable as of the date of adoption of the PUD by the Council, shall apply to the development of the Property where the PUD is silent. However, no Zoning Ordinance provision shall prevent the development of the Property per the terms of the Development Plan and standards included in the PUD and these Commitments. Section 3. Recording of Commitments. The undersigned shall record these Commitments with the Recorder of Hamilton County, Indiana. In the alternative, the undersigned hereby authorizes the Director of the City of Carmel's Department of Community Services to record these Commitments with the Recorder of Hamilton County, Indiana. Section 4. Effective Date. These Commitments shall be effective and enforceable upon the occurrence of all the following events: A. The adoption of an ordinance by the Council assigning the requested Ashmoor Planned Unit Development Ordinance Z-585-14 to the Property. B. The acquisition of the Real Estate by Boomerang. C. The commencement of the development of the Property in accordance with the assignment of the requested Ashmoor Planned Unit Development Ordinance 2-585- 14 to the Property. Section 5. Enforcement. These Commitments may be enforced by the City of Carmel. Section 6. Binding on Successors. These Commitments are binding upon (i) each owner of the Property and (ii) upon each owner's successor, assign and grantee with respect to the portion of the Property owned by such successor, assign and grantee and during such successor's, assign's and grantee's ownership, unless modified or terminated by the Plan Commission after a public hearing wherein notice is provided by the rules of the Plan Commission. The provisions of this Section 6 notwithstanding, these Commitments shall terminate as to any part or parts of the Real Estate for which the zoning district or classification is later changed after the Effective Date. (signature page follows) 2 IN WITNESS WHEREOF, Boomerang Development, LLC, has caused these Commitments to be executed as of the date identified on the Notary below. Boomerang Development,LLC By: — Corby D.Thompson,Member Date: + {lit 4- State of flu Q,ANA ) ) SS: County of 1-AMILToP) ) Before me,a Notary Public in and for said county and State,personally appeared Corby D.Thompson, Member of Boomerang Development, LLC who acknowledged the execution and the foregoing Commitments Concerning Use and Development of Property this 1S4`` day of 1\92.1L 2014 for and on behalf of said entity. yy WITNESS my hand and Notarial Seal this )$+y'day of 1�1,P• %L. ,201a. Notary Public 044ASM R 1"\Zi2 rat (Printed Signature) My Commission Expires: L{ /1712.0tb My County of Residence: att..tt∎t t„zo h! This instrument prepared by James E. Shinaver,Nelson&Frankenberger,Indianapolis, Indiana. Return to: James E. Shinaver, Nelson & Frankenberger, 3105 East 98th Street, Suite 170 Indianapolis, IN 46280 Indianapolis,Indiana. I affirm under the penalties of perjury that I have taken reasonable care to redact each social security number in this document, unless required by law. James E. Shinaver. 3 EXHIBIT A (Legal Description) PART THE NORTHEAST QUARTER, OF THE SOUTHEAST QUARTER OF SECTION 30; TOWNSHIP 18 NORTH, RANGE 3 EAST, IN CLAY TOWNSHIP, HAMILTON COUNTY INDIANA.DESCRIBED AS FOLLOWS: COMMENCING AT THE HARRISON MARKER AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 18 NORTH, RANGE 3 EAST; THENCE ON THE EAST LINE OF THE SAID SOUTHEAST QUARTER SOUTH 00 DEGREES 00 MINUTES 41 SECONDS EAST(ASSUMED BEARING) 438.04 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION: THENCE CONTINUING ON SAID EAST LINE SOUTH 00 DEGREES 00 MINUTES 41 SECONDS EAST 876.60 FEET TO A MAG NAIL ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SOUTHEAST QUARTER; THENCE ON SAID SOUTH LINE SOUTH 89 DEGREES 48 MINUTES 59 SECONDS WEST 1312.25 FEET TO A 5/8 INCH REBAR FOUND AT THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SOUTHEAST QUARTER AND BEING THE SOUTHEAST CORNER OF SHELBORNE ESTATES SECTION ONE RECORDED AS INSTRUMENT NUMBER 200200086426 PLAT CABINET 3 SLIDE 91; THENCE ON THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SOUTHEAST QUARTER NORTH 00 DEGREES 00 MINUTES 39 SECONDS WEST 1313.81 FEET TO A MAG NAIL ON THE NORTH LINE OF SAID SOUTHEAST QUARTER; THENCE ON THE NORTH LINE OF SAID SOUTHEAST QUARTER NORTH 89 DEGREES 46 MINUTES 48 SECONDS EAST 811.81 FEET TO A MAG NAIL AT THE WEST LINE OF A RIGHT OF WAY LINE OF SHELBORNE ROAD AS DESCRIBED IN INSTRUMENT NUMBER 2009023182; THENCE ON SAID RIGHT OF WAY LINE THE FOLLOWING 7 COURSE (1) SOUTH 00 DEGREES 13 MINUTES 13 SECONDS EAST 15.03 FEET TO A 5/8 INCH REBAR WITH YELLOW CAP STAMPED "MILLER SURVEYING"; (2) THENCE NORTH 89 DEGREES 46 MINUTES 37 SECONDS EAST 331.83 FEET TO A 5/8 INCH REBAR WITH YELLOW CAP STAMPED "MILLER SURVEYING"; (3) THENCE NORTH 63 DEGREES 12 MINUTES 43 SECONDS EAST 13.42 FEET TO A 5/8 INCH REBAR WITH YELLOW CAP STAMPED "MILLER SURVEYING"; (4) THENCE NORTH 89 DEGREES 46 MINUTES 37 SECONDS EAST 9734 FEET TO A 5/8 INCH REBAR WITH YELLOW CAP STAMPED "MILLER SURVEYING"; (5) THENCE SOUTH 72 DEGREES 28 MINUTES 02 SECONDS EAST 35.89 FEET TO A 5/8 INCH REBAR WITH YELLOW CAP STAMPED "MILLER SURVEYING"; (6) THENCE 00 DEGREES 00 MINUTES 41 SECONDS EAST 418.00 FEET TO A 5/8 INCH REBAR WITH YELLOW CAP STAMPED "MILLER SURVEYING"; (7) THENCE NORTH 89 DEGREES 59 MINUTES 19 SECONDS EAST 25.00 FEET TO THE POINT OF BEGINNING, CONTAINING 39.19 ACRES MORE OR LESS. EXHIBIT B (Architectural Standards) Section 1 Definitions: The definitions (i) of the capitalized terms set forth below in this Exhibit B, as they appear throughout this Exhibit B, shall have the meanings set forth in the PUD. Section 2. Architectural Standards: The standards set forth below in this Exhibit B supplement the Architectural Standards of the PUD. For ease of reference the standards contained in the PUD are included below and are supplemented by the additional standards of this commitment. A. Permitted Building Materials: Masonry, Wood, Cementitious Board. A brick or stone masonry wainscot (a minimum of 3'0" from the top of the exposed foundation to the window sill) shall be provided, at a minimum, on all elevations. Cementitious Board shall not be permitted in the required wainscot area. Vinyl and aluminum siding shall be prohibited. B. Required Window Openings: 1. A minimum of two (2) windows per level, per façade (elevation) shall be provided. In order to meet this requirement, each individual window, or set of contiguous windows, must be a minimum of nine (9) square feet. 2. Habitable rooms, such as bedrooms and living rooms, shall have operable windows with screens to take advantage of natural cross-ventilation. 3. A vent may be substituted for a window on an uninhabitable gable. 4. All windows shall be fully framed unless the window is surrounded by Masonry material. 5. Windows shall be wood, vinyl-clad, vinyl, aluminum-clad wood, or painted metal. 6. Where practical, shutters shall match in size the windows they are intended to cover. C. Garage Type: 1. Garages shall be court-loaded or side-loaded garages attached to the Dwelling. No front loaded garages shall be permitted. 2. All garages shall be designed as an integral part of the architecture of the dwelling, with regards to materials, trim, and detail. 3. Garage doors shall have raised panels or other decorative panels (e.g., window panels, carriage style panels, and decorative hardware). 4. All garages shall be a minimum of (i) a two and one half-car garage for a one- story Dwelling and (ii) a three-car garage for a two-story Dwelling. D. Chimneys: Brick or stone masonry, only and extended fully to ground provided, however, that chimneys which protrude from inside the Dwelling may also have cementitious board, synthetic stucco, and/or EIFS as their exterior building material. Direct vent gas fireplaces are not required to have chimneys, but if they do, they cannot be shed style or cantilevered chimneys. D. Porchs and Entryways: 1. Porches are not required on all Dwellings. If a porch is provided, the porch shall be at least five feet (5') deep with consistent materials/design with Dwelling. If no porch is provided, the entryway shall be covered with a minimum area of sixteen (16) square foot and deep enough to provide shelter at the front door, as well as provide an appropriate and adequate level of detail. 2. Porches and/or entryways shall be clearly defined and should be visible as the main focus of the front facade. 3. Porches and/or entryways shall be delineated by elements such as pilasters, sidelights, columns, railings, etc. 4. Porches & entryways should be in scale with the rest of the house, and should be architecturally appropriate. F. Roofline: 1. Primary Roof shall have a minimum roof slope of 6 (vertical units); 12 (horizontal units). Secondary roofs (e.g. porches, bays, garages, dormers) may have a lower pitch. 2. The Primary Roof shall have an eleven inch (11") overhang after installation of siding or an eight inch (8") overhang after installation of brick or stone masonry. This measurement shall not include gutters. 3. All Dwellings shall include architectural-grade dimensional shingles, however, cedar shake roofing or slate like roofing shall be a permitted alternative. Green roofs are encouraged, as are recycled materials. Three-tab shingles are not permitted. 4. If dormers are used, at least one (1) window or decorative louver per dormer is required. Dormers and gables must have details such as attic bands, windows, and/or decorative attic vents. 5. Ridge vents shall be required. G. Fences: Fences are permitted on individual Lots and shall not be chain-link or coated chain-link. Perimeter fences, enclosing large areas on a lot, such as a rear yard, shall be black wrought iron or black wrought iron in appearance. Provided, however, that other materials, such as wooden shadow box fencing, shall be allowed to screen smaller areas, such as patios and hot tubs. Fences shall be a maximum of 42" in a front yard and a maximum of 6' in side or rear yards. H. The applicable character illustrations, indicating conceptually the intended architecture and appearance of Dwellings are contained within Exhibit C of the PUD. I. Dwelling Placement on Lots: L Dwellings on lots numbered 25, 26, 27, 28, 29, 31, 32, 33 and 34 on the Development Plan /Primary Plat shall face either Shelborne Road or 131st Street. 2. Dwellings on lots numbered 11, 24, 30, 46 and 47 on the Development Plan / Primary Plat shall be oriented with the garage doors facing away from Shelborne Road or 131st Street. 3. Dwellings on lots numbered l and 12 on the Development Plan / Primary Plat shall be oriented with the garage doors facing east. Section 3. Monotony Mitigation: A. Front Facades on Same Side of Same Street: The front facade of a home on a Lot(the "Subject Lot") shall not be duplicated on the same model of home located on the same side of the street on the first two lots to the immediate left of the Subject Lot or on the first two lots to the immediate right of the Subject Lot. B. Front Facades on Opposite Side of Same Street: The front facade of a home on a lot located on one side of the street (the "Facing Lot") shall not be duplicated on the same model of home located on any of the three contiguous lots located directly across the street. For purposes of identifying the three contiguous lots located directly across the street, the middle lot of the three contiguous lots is the lot that, absent the intervening street, would share with the Facing Lot the longest segment of front lot line. C. Exterior Siding Color: No two side by side homes on contiguous lots shall have the same exterior color on the primary structure of the home. D. Masonry Package: No two side by side homes on contiguous lots shall have the same masonry package of the same base color. Section 4 Lot Lighting: All Dwellings shall have a yard light fixture to provide lighting driveway near the street. The light fixture shall match the style of the light fixtures flanking the garage door and equipped with a photo cell so the light is on from dusk to dawn. Section 5 Street Lighting: Street lighting (lighting in the street right-of-way), when provided, shall (i) be confined to intersections and (ii) meet all applicable City standards and be reviewed by the City. Section 6 Parking: Two (2) spaces per Dwelling unit are required. Parking Spaces (i) within driveways and (ii) within garages shall count toward this requirement. Driveways shall be a minimum of forty (40) feet in length as measured from the street right of way and shall be concrete, stamped concrete, brick, porous concrete, or stone or pervious pavers. Asphalt driveways shall not be permitted. ,., L., _,... • -=------- ....„ -, r , ....: . • :. - ... '. '.- -. 111 .'.: ::1111. „. - • .. - .,.: ®® r !r> ■erii-QorO 0 .. '''' i xi. i 1pA.do ' fbLa� A I ' 'ag :, iri", _ di N I LEGEND :ago pot.°� I: l.. 1.1111;114:: ®+S'o o®" VEGETAT - SWALE ,!�yC>f ao _ r (3,994'LF.TOTAL) -.CD . a NI V V . . i I' (1,30/LF:TOTAL) Cr C yl ¢�. .IS 'N 13 I = x C o . F I �.eeroo>s>•�®mss: .. 0 I Swale Exhibit slp Pate 10 ray:Boomerang Development °- . an: 03/+8/14: :ASH.MOOR PLANNED UNIT DEVELOPMENT CIVIL BITE GROUP INC: n . BD%.003 ONM.BY, LAO W vwle•4HusErrl Ave.sn no RESIDENTIAL SUBDIVISION rr roue,ouwmw , Chill Site enuO.eY: uo ,•i��waparaar•eneuaa•auw. Din oo]i,ERANG • - •:ww¢:n.mv.: ,6ROUP.INC:,::o e V¢rO r rn e n T EXHIBIT C (Vegetative Swale and Bio-swale Standards) jcsIes Rip 15 .O,1 V RGS Conservation Servile . .-absorb and transport Large runoff events 2005. What are°6ioswales? 13iosnales are stone water runoff'conveyance Sys- Other considerations when designing or tenis that provide an alternative to storm sewers: maintaining biosttales: lhis.can absorb low flotcs•or cany,runoff from hea.ycrains to storm se}}"e•inlets or"directly to son costs v uti greatly;depending on sire, f tce;inaters.t3itistt ties improve water quality by plant material and,sitc consiticru- infeltratiagthe first flush of storm water runoff and (tons. il,e thaw ore:genctally less capcnsms c.,tvhen used in place of filtering the large storm flows they convey' underground piping. The of annual precipitation comes from • Aeep=rooted natiye'plants are:pre- frequent,small rein events.Much of the value of legged for infiltration and nduceil biostralcs comes front infiltrating and filtering maintenance. nearly all of this water. • greater ratite one-half inch per hour. For best rsults,enhance and utilize existing natu- ral drainage smales whenever possible.Existing parabolic or trapezoidal shape is swales can he enhanced with native plants.The recommended ttitb"sideslolies no thicker and heavier the grasses,the better the, sleeper than 3:1. Swale can filter out contaminants.Additionally, ▪ Avoid soil compaction during instal- subgrade drains and amended spits•may be needed ra tion. to facilitate infiltration. • Swalcs should be sized to convey at least a 10-year storm(ar about 4 3 inches in 24 hours). A hlrswal:lowing native ve e4ition shows its fall colas • ct .;: +a sw r x ax• 4 , to 'mss fit? ; y,r Y r .3 < w �r t' t r' ' -717 EXHIBIT C (Vegetative Swale and Bio-swale Standards) ,oswales B NRCS nuQ Canservarie5er ce, i biw !maintainin a e Low Im c,>c vcloPmenu 'Once,established.broswaks require less ntiutenauce than turf Traditionally,stona•water mmnagententhas grass because they need less water and no fertilizer.Native invoked the rtpid.eons ey ance of water and'lou is are adapted to Iowa rainfall patterns.Natives storm sewers to surface waters..Luw impact also resist l puts`and disease. Des elopincnt(LII))is a different approach that retains and infiltrates rainfall on-site. the LID.;approach.entphasiies site design and planning techniques thatmimic,the'nat- oral infiltration-based grounilnater driven $ hydrology of our historic landscape.. -p -s ;i r,." .; *"c ..� .a. Rtosttalcc are one component of IID: 5S frt -r 4R: t t! ss /y VTS . \t 3 i5,! Its lr rs..7(trim: .( l t : to the'emmonment? ' protects S tntsra ce,anus as -1` ?"_t�r. a 5. . y° �, incroascs habitat for wildlife by preserving (dr" - trees scut s egetaiien t -. 4 a* `.?r, protccts"locl utd regional wilier gt lity:by '"`- ti'+ ,- a+.;„''i ¢ ,i reducing sediment and nutrient loads a ' ' reduces sireamb-ink and channel erosion by � �� ''� r, n` reducing the frequnu urgesitwunces oflugh- �, r.t s, ' � ly + �" `kr tf cr hosts trnm St oiin scnu'disehar " ' s � € t�� '; reduces"frequent[ugh and lots iii vs assolai- s + r�" +tea , t ,� ed witlr surface runoff stibiliau strmrn floss . . :f+rt s'lainos by restonns ground ivater discharges „� �r . " �c �"m ii into rebeisin wiltes B : y • may reduce potential for flooding a j r..:t: A road di:h can secs ass bi ra lrte'rocr trench and,vs=,laid geta.wa are to residents? notable seat ues,alone vents the natural dri sajeway Indic background'that serves as • irises.-s esimmuu y chanct,. a t¢oc.tale lei residential runoff • improves quality of life. • more access to trails and open space r • pedestrian-fiiaidly r'or;More�nrormation Find more information about lass impact development and to developers? binswales`by r isiting the follooin websites: • reduces laud deamtg;and.grading costs • reduces,infr i insure cents www.iowasuilas.org (streets,curbs gitncrs.sidewalk's) is ww lid-storms.aternet • inerises•community marketability www.cssp.org to communities? ww v,iow,dstorm;vateEorg . • balances gross th needs;iWith environmental protection • reduces infristmenire and utility of iittenancecosts f er, „ -rhr USDA scan equal epporwnitr provirtrr-aiui employer. EXHIBIT C (Vegetative Swale and Bio-swale Standards)• UlVLC�L Cg--=r1 119 1.,�. �� AteS�a�"�" 6R`�a VEGETATIVE SWA LE, tr x ":0 DESCRIPTION Vegetated*ales arc shallow vegetated channels to convey stormwatcr where pollutants are removed by filtration through grass and infiltration through soil.They look similar to but anise.tder than a ditch that is kind only to transport•flow. They require shallow slopes and soils that:drain-Well. Vegetated swales designs have achieved mixed,performance in pollutant removalelliciency. Moderate removai rates have been reported for suspended solids and metals associated with particidates such as lead and zinc.Runoff waters are typically not detained long enough to effectively remove very fine Suspended solids, and swales are generally unable to remove significant amounts of dissolved nutrients. Pollutant retiios,al Capability is'mlated to;flannel dimensions,longitudinal slope;and type ofvegetattonP:Optimum design of these components will increase contact time of runoff through the antic cand improve pollutant removal rates. Vegetated swales are primarily stortnnvater conveyance systems., They can provide sufficient control uncicr light to inocicrate'runoff conditions, but their ability to control large storms is Iimitcd. Therefore,they arc"most applicable in kW-tit-Moderate sloped areas as an alternative to ditches and:curb and gutter drainage.Their performance diminishes sharply in highly urbanized'settings.Vegetated sss ales are often used as a prctrcatment measure for other downstream 13MPs,particularly infiltration devices. Enhanced vegetative wales utilize check dams and wide depressions to"increase runoff storage and promOte greater settling of pollutants. ADVANTAGES 1. Relatively easy to design,install and maintain. 2. Vegetatcd'arcas that would normally he included in the site layout,if designed for appropriate flow patts.rns ma'.tensed as a vegetated sw-alc. 3. Relatively inexpensive. 4. Vegetation is usually pleasing to residents. LIMITATIONS I. Irrigation may be necessary to maintain vegetative cover. 2 Potential for mosquito breeding areas. 3. Passibility of erosion and'channclization aver time. 4. Requires dry soils with good drainage and high infiltration rates for better pollutant removal. 5. Not appropriate for pollutants toxic to vegetation, 6. Large area requirements may make this BMP.infeasible for some sites. 7. Used to serve sites less thaii'10 acres`in size,with slopes no greaterthati 5 percent. S. The seasonal higiiwiter"table should beat least 2 feet below the surfiice. 9. Buildings should be atleasi•I t)feet from the top of bath: DESIGN CRITERIA Several etiteria should,be kept in Mind when.beginning Swale design.These provisions,pre ritecf.heloN', have been developed through a series of evaluative research conducted on Swale performance. Sttitn n"aicr Technical PC-109.1 July 2006 Standard;Nlaniat EXHIBIT C (Vegetative Swale and Bio-swale Standards) Cntenaforophinutnsri�I6i:Ofotmancc-(Homer 1993)`ffi Hydraulic Residence Time 9 min 5 tnin Average FLOW Velocity <0.9R/s AZ4 ..Swale'Width 8 ft 2 11 Swale'Length 200 ft 100 fl Swale Slope 2-.4;5 1% Side Slope Ratio 4:1 3:1 (horizontal:vertical) Note: 's Criteria at or below minimum values can be used when compensatory adjustments are made to the standard design..Specific guidance on implementing these adjustments will be discussed in the design section. The following steps are recommended to be conducted in order to complete a swalcdesign: (1)Determine the flo s rite to the system. (2)Determine thealope of the system. (3)Select a swalc shape(skip if filter strip design). (4)Determine required channel (5)Calculate:the cross=sectional area of flow for the channel. (6)Calculate the velocity of channel flow. (7)Calculate swale length. (8)Select swale locatioti based on the design parameters. (9)Select u%egetatiott comer forthe swale. (10)Cheek loran/ale stability. Reeommetided,inncedures for each task are discussed in detail below. 1. Determine Flaw-Rate to the System.Calculate the flow rate of stonitwater,t0 he mitigated by the vegetated swale using the methods outlined in Section 701-05. Runoff from lager events should be designed to bypass the;swale,;consideration must be given to the control of channel erosion and destruction ofvogctation.A stability analysis f'or larger flows(up to the 100 yr 24 hour)must be perfotme l If the flow rate approaches or exceeds 1 Zits, one or more of the design criteria ubose may be violated, and'the swale system may not function correctly (Washington State Department of Transportation, 1995). Alterative measures to lower the design flow should he investigated.Possibilities include dividing the:flow inning scvcralswaleS,inslhllr.ng.dctention to control release rate upstream, and reducing developed surface area to reduce runoff coefficient value and gain space hioliltration(Homer,1993). 2. Deterniine,the Slope,of the St'stein,`!he slope of the Swale will be somewhat:dependent on where the swale-is placed.The slope should normally be between 2 and 4 percent.A slope of less than 2 perceutt can he:u.sed if underdrains are placed beneath the channel tit•ptc,yciit pending. 3. Select a Strale Shape.Normalli swalcs are designed and constructed in a trapezoidal or parabolic shape. 4. f,)etermine,RegtarelCJrannel Width.Estimates for channcl width for selected shape can be obtained by-applying Mannin_'s Equation: Stamnvattt Tcdmical PC-109.2 July 2006 Standards Manual EXHIBIT C (Vegetative Swale and Bio-swale Standards) O—1.486 AK"o'' Where: Q=Flow(ft3/s). Cross-sectional area of flow(112). It=iydraulic radius of flow.eross section(fl). S Longitudinal slope of biofilter(fl/ft), n=Manning's roughness•coefficient. A S1anning's n.Value of 0.02 is used for routine swales that will he mowed witlr some.regulartty. For are infrequently mowed,use a Manning's n value of 0.024.A higher n value can be selected if it is known that vegetation will be very dense(Khan,9993). Because the channel is wide, the hydraulic radius approaches the flow depth. Substituting the gcoiuetric equations for trapeioidal channel into Manning's equation,_the bottom width(wb) and the top width(sst)'for the trapezoid Swale can be computed using the following equations: n at'b= Q o —Zv and sit =tea+2Zv • 1.486)t ar S IVizere: Q.=.Flosv:rate in 113/s. n=Nlanning's•rouglutess coefficient G Depth Of:HOW. ow. Z=The side slope in the form of Z:l. Typically,the depth of flow in the channel(y)is set at 3 to 4 inches:flow depth can also be determined by subtracting 2 inches from the expected grass height, if the grass type and the height it will•be maintained is knosyn.values lower than 3 to 4 inches can be used,hut doing so will increase the Computed width of the Swale(Washington State Department of Transliortation, 1995). Swale width computed should he between 2 to 8 feet.Relatively wide swales(those Wider.than'8 feet are-mots:susceptible to flow chanitclization and are less likely to have,unifomt sheet flow across the smile bottom for the:entire ssvale length. "nte masimt nt width for swalcs is on the order of '10 feet, however widths greater than 8 feet should be evaluated to consider the effectiveness Of the(loss spreading design used;and:the likelihood.of maintaining es•cnness in the sssale-bottom.Since length may be used to:compensate for width reduction(and vice Versa)so that area is maintained, the ssvale width can be arbitrarily set to 8 feet to continue with the analysis. 5. Calculate'Crass-SectiorralArca.Compute the cross-sectional area(A)for the shale. 6. Calcylate the`i%cloc:ti of the Channel Flow.Channel Ilow velocity(v)can be computed using the Continuity ejitation V(fl/sec)=Q(efs)/A(f12) lids velocity should be Jess than 0:9 ft/s, a velocity that was found to cause grasses to be flattened, reducing tittration. A velocity lower than this maximum value is recommended to achieve the 9-minute hydraulic residence time criterion,particularly in shorter swates'(at V=0.9 Stni m atcr rud,ui,ut PC-109-a July 2004 Stated ads Mama! • EXHIBIT C (Vegetative Swale and Bio-swale Standards) Ws,a'485 ft swateis needed for a 9-min residence time and a 269-it Swale-for a 5-min residence• time); If the Value of V suggests that alonger Swale will be needed•than space permits investigate'how the design-How'Q;can be reduced,or increase flow depth.(y)and/or swalewidth(wt)'up to the titaXiniunt allowable values;and repeal the analsis. 7. Grrlculr is Jat u!e Leir tG.Compute the Swale length(I.)using the following equation. 1.=G0Vtr Where: L—length required to;acltieveresidencetime I l driuhe residce time(iii •V=velocitv.of channel flow(fi%sec) Use tr_9 non fi r this calculation. If a Swale length greater than the space will,permit results;investigate how the.design flow()..can be reduced Increase(lowdepth;(v)audrorrswate widtIt(wh)up to the maxi Mum allowable values, and repeat-the analysis.If:all,of These possibilities are checked and space is still insufficient can he reduced.but to no less than 5,minutes.If the computation results in 1 less than(00(t,set 1,= 100'ft'and tnvestigatc possibilities iii ssidth reduction.11tis is possible through recalculatingVat the 100-1i length;recomputing cross-sectional area,and ultimately adjusting the Swale width Mb using the:appropriate equation. S. Seicei S1:•s!e Locurion. Swale geonictry should be maximized by the:designer, using the above equations, antl'giyen the area to be utilized: If the location has not yet been chosen, it is advantageous to compute the required.steale dimensions and then select a location where the calculated width'and length will fit:If locations available cannot'accommodate s a linear'wale,a wide-radius curved path canbe eased to gain length. Sharp;bends should•be'avoided to reduce,erosion potential..Regardless of:When'and•how site selection performed.consideration should be given to the followitigsite criteria: Jor!71po.Soil characteristics in the swate bottom should be conducive to"grass growth.Soils that contain large-amounts ofdap cause relativel IOW permeability-and result in:standing water,and may cause grass'to die.'Where the potential for leaching into groundwater casts the Swale bottom;may need tq he sealed with clay to protect front'infiltration into the resource Compacted surly will need to'he tilled before seedling•ar planting.Topsoil should be applied at a depth of at Ie.ast 6 inches using the following reeomtnendcd,topsoil mix.5dto 80 pereentsandv loath, lQ to 20 percent clay;and I 0 to 21).percent composted organic wisher(exel tide animal.waste)_ Slope. lime natural slope`_.of the Potential location will determine the nature and amount of regrading or ii additional measures to reduce'erosion and/or increase poet utant:removal are required.'Swalcs.should he,graded carefully to-attain uniform longitudinal and lateral-slopes•and to eliniiitate high;and low'spots.If needed,grade control checks stiould-be provided to maintain the computed longitudinal slop and limit maximum flow velocity(Urbonas;1992). htatrrr•n7:184&t ztian. The-presence-and composition of-existing vegetation can provide valuable ittforntation oti soil and hydrology. If wetland vegetation as present. inundated conditions inn• exist at the sole. "Ibe presence of larger plants, trees and shrubs mat tiroyticle additional•stabilization along the Swale slopes,l it also mayshade any grass cover established.Most grasses grow test rin frill<sunlight,Wand prolonged shading should be avoided. it is preferable that Stornrivator Tc,t,i©l PC-104 July 2l)04 -Stan,lan§Manual EXHIBIT C (Vegetative Swale and Bio-swale Standards) vegetation spccies.be native to the region of application,where establishment and.survival have • been dcmortstra tied. 9. Select l cgcittive.COVeri Select vegetation on the basis of pollution,control objectives and• according to what sill best&stablislf and survive in the Site coitdinons. IngcncraL;select line, close-groping,Water-resistant.grasSes. Species with these desirable traits include tall fescue or inixtttreS.Of ,big,bluestem;little bluestun,Swlldlgrass or.'ind tan gratis emergent Wedand,plant species..or other;alternatiVe Vegetation may be necessary'Where Sane period soil saturation is expected,.Where uptakc characteristics are desired. Use wetlandspecics;tltal arc Knelt divided-like grass`and relatiiely resilient. 1n msive species,sueli as cattails;should'be avoided to eliminate proliferation in time sis•alc and downstream. In swales-nest to roadways • where'&Icer is r gul•irl used,salt tolerant species should be used.Woods or shrtib6s,plantings can be used for laiidseaping on the edge•of side slopes, but not in the swale treatment area. If landscape plantings`are to be used,selection and planting processes should be carefully plaruted and carried out to avoid potential probleins. 10. (treck'Siitrte"Stabitihy.'tliestahility check is pet fonne.d for the combinaliomof highest expected flop anti least vegetation.coyetmge and height.Stabi lily'is:norrnalls•,-checked for flow rite(Q)for the 100 s1 2t.-hr storm unless runoff from larger such events,will bypass the ss"ale.Q can be determined using"the'same methods Mentioned for the initial design stone computation. The masiniutn veto"city (V )`in I1/s that is pcniissiblc for the vcgetation•type, slope, and soil conditions should be obtained. Maintenanceforvegetated swales is as follows: 1. Groomed stvales planted in grasses must he mowed regularly during the summer toprornote growtlrand to increase density and pollutant uptake.i e sure not to cut below the design flow (maintenance personnel must be made aware of this requirement).Remove cuttings promptly and dispose in such a,isay as tocnsure that:no pollutants.entcr receivingnvaters. 2. If dieobjectivc is presemion of nutrient transport,moss grasses or cut cmcrcgcnl wetland-type plants tOla loss height at the end of thegros•ingseason.For other pollution control olijcctivcs.let the plants stand at a height exceeding the design water depth by at IcastIso inches at the end`of the growing,season. 3.. Ruuovc'sedimunts during summer months When they build up.to 6:inches at anS spot,:cove'r' swab Vegetmtion or otherwise interfere With swale operation.,list.of equipment like a pitch \-faster is strongly recommended oser.a backlioeor drigline. If the equipiiient lemses.bmre spots,. reseed them immediately and lake the necessary steps to ensure the stand of grass is established and thesivalcis'stabilized. =t. Inspect_soales peiiodicill}',.espicially:after periods of h.mvi runoff:Reiiiove sediments"fertilize, and reseed as ncessaiy.Be careful to avoid introducing fertilizer to receiving waters or ground"watcr. 5. Clean curb cuts when soil andsvegetation buildup interferes with flow introduction. 6, perform:special pubhi education for residents near soales`concetning llieir purpose and:the impottanee'of keeping them free of debris. 7. See'that litter'isn.moved in'order to_keepswales attractive in appearance.• S. methods and frequency on an analysis Of Is'•draulie necessity.:Use a technique such ms the:Ditch Master to retno\e'only:the amount-:of sediment necessary to restore needed hi dl':Iiilie capacity,leavingvegetative plantparts in place to the maximum exteti possible. Stannwittcr'1'cchnical PC-109-5 July.2006 'Suttdaiils\tai cal EXHIBIT C (Vegetative Swale and Bio-swale Standards) REFERENCES 1. Camp,Dresser and McKee.Inc..Lamy Walker-Associates,1993.California Best 'Management Practices-dfumcipal,California State Water Resources Council Board, Alameda, CA. 2. Colorado Department of Transportation, 1992,Erosion Contra!and Storniwuter Quality Guide, Colorado`Department of Transportation. 3. DLQ Storm Water Management .Guidelines, Department of Environmental Quality,Stale of Oregon. hnp:lliiaterqualitY:deq.state.or.usisrglgrounds i/swingnuguide.him 4. Gl\ and Associates; Inc. Tune 1996. Esadutuion and Management of ifigirnas Runoff Water Quality, Publication No,.FH\\'A7P1)-96-03,1 Prepared for US Department of Transportation, Federal lhghway,Administration.Washington,DC. 5. R. R. 1lonter, 1993. Biofltr<ition for Storm Runoff U ou r ottalitti Control prepared for the Washington State Department of Ecology, Center for Urban \eater Resources \danagement, University of Washington,Seattle,IVA. 6. 7...Khan;C.Thrush;P.Cohen,I.huller, R:Franklin,b. Field,J.K.00n,and R.Horner, 1993. Biofiltration Ssrsile Performance Recommendations and Design Considerations, Washington Department of Ecology,Univcrsityof Washington;Scattic,WA. 7. K.1.I. Lichten June 1997:Compilation of j�resr Oct elopnient Starnnrater 7reatmant Controls in the San Fran ciscu Bay Area; By Area Stonnwatcr Management Agencies Association, San Francisco:CA. 8. Lose-Impact Development Design 1-fanual, November 1997. Department of Environmental Resources,Prince George's County,MD. 9. T. R. Schucler, P. bumble and M. Heraty, 1992. A Current Assessment of Urban Best Alanagement Practices:Techniques for Reducing"Nonpoint Source Pollution in the Coastal lone, Anacostia Research Team Metropolitan 5%ashington Council ofGgvernments,Washington,DC. 10. B.R. Urbonas, J:T. Docrfcr, J. Sorenson,J. T. wulliman, and T.Fairlcy, 1992.Urban Storm Drainage Criteria Hanna!, 1'olume•i-BestAfanagement Practices,Storni aterQualirv; Urban Drainage and Flood Control District,Dcnvlr;Co. 11. Ventura Countywide`Stormwater Quality Management Program;Draft B,tIP Bl i Btoftlters.June 1999.Ventura,Cr1: 12. Washington State Departmunt of Transportation,1995.Highway RunolPdantal, washtngton State'Department of Transportation. 13. Alanirt7l for the-.Standard Urban Storms aterAlitigntion Plan(SU.S,IIP),LOS Angeles Counts Department of Public Works,September 2002. Stomncater Technical PC-109-6 July Standards Manual - I i I l _ it, I I rza I. (10 .:o ' r 1 Pit :G ----I-� — ) 1�Jli,� NORTH I i... i I. A� LANDSCAPE MOUND z I ` / TYPICAL CROSS-SECTION 1-' N I 1 0. •a { l— I = I¢ r ,'�; (=mucus s(Ya Kw 3';HIGH x 25' WIDE u3— �/ (lEt IB TALL AT RAH1lNC) I 3' HIGCAPE MO,WIDE 1 3' HIGH x 25 WIDE J fl ,1►4 nE I �' 1 II1 1 LANDSCAPE MOUND . I1 �. (ITw6Nm+L I r I t lilt; t 04040•3 Qaas� 00040 � os61,1. 00 / I 1 . ri DEEIDLOSTREE aa. \� --.., °.)- c1\ Q q �o Q-2:, :...JJ / l.• \ I� w0 1` I I (get 6 TALL Gl•d, t-?a _-> �/ �'' 4 v .� .-r �/ �R, .'J I`AT RAMC) I-' —-116- — � _ l e�. r �" 0✓f7 o. ,; _to }t� �. Qo i ✓� HIGtt sg'\ ` 1--- 0144-. m<;; eaoa�� aoe � -0 001 4 •T``� z D r*�, . e' 'i � nay CCC777,,, n i ,■�i y %,"0 °� - Ai t�'_- ©•!4RO�w,� tt 0-I-Z.011-1b _r®'\ i 'w® -.!. -._.- t�_4to-,Q.?) 1-.—1 yp`O11(tft.I I 25'WIDE LANDSCAPE MOUND' :, y- _ 1 I `` ,f, ]} .�...... —\ _ _ a I ./ `,' 1— �_; .....\ LEGEND cra .CI 442-- `—--•-• I i / („_�� _ b_ _-- . I ►0 SHADE(LARGE)TREES PROVIDED ---- I it6----- \ I `s® 1 (M1n;2.5'Dagger 8°Allove Ground 8 8 Height) \: W -: \ U I 'el I �� I EVERGREEN TREES(Min.6'Height)' l cn � - I41 0�, (\ I .� I �`(� 0 SHRUBS PROVIDED(MIn::18'Height), 00 �. I 0) `1 Eo ` I ,cJ ° lcy i I o Landscape •Exhibit ! PREPARED FOR:Boomerang Development ®B... OAR: 04/10/14 ASF OORPLANNED UNIT DEVELOPMENT CIVIL SITE GROUP,INC. �G RESIDENTIAL SUBDMSION .m . >� Civil Si e a tsa>laul iPwm�na :e eLOPM RANG T w"sr,1 4. SCALE: 1•.∎.3C.. 1-a'� - OROUP,INC. DEVELOPMENT