The LID Site Planning Process - Oregon Sea Grant
The LID Site Planning ProcessTThe LID site design process buildson the traditional approach to sitedesign. It begins with analysis ofthe site, and incorporates steps toinvolve local decision makers earlyin the process. The process has beenconsolidated into nine basic steps:Step 1: Form an integrated designteam and engage stakeholders.Step 2: Inventory and evaluate thesite.Step 3: Integrate municipal, county,state, and federal requirementsStep 4: Develop initial concept design using nonstructural BMPs.Step 5: Organize pre-submissionmeeting and site visit with localdecision makers.Step 6: Incorporate revisions todevelopment concept.Step 7: Apply structural BMP selection process.Step 8: Apply the LID calculationmethodology.Step 9: Develop the preliminary siteplan.Each designer may want or need toadjust the process to fit specific sitecircumstances.The EPA definesa best management practice(BMP, aka LID)as “a device,practice, ormethod for removing, reducing, retarding,or preventingtargeted stormwater runoffconstituents,pollutants, andcontaminantsfrom reaching receivingwaters.”1 Despitethe widespreaduse of “best” todescribe thesepractices, theyare much moreeffective whenused in conjuncFigure 1.—This is just one master plan variation for a contion with eachservation development.other. There aremore than 200Different practices may be addressedBMPs that may or may not apply to aduring all or some of the projectparticular project.phases. For example, saving a tree1 nd2.pdf [last accessed 6-4-14]LOW IMPACT DEVELOPMENTFAC T SH EE Trequires careful site layout in theplanning phase: a design that reducescut and fill, shows tree protection,and is mindful of utility and otherOregon Sea GrantCorvallis, OregonORESU-G-14-003Maria CahillDerek C. Godwin, Oregon Sea Grant Extension; Maria Cahill, Green Girl Land Development Solutions; and TeresaHuntsinger, Oregon Environmental Council. Adapted with permission from the Southeast Michigan Low ImpactDevelopment Manual.
Best management practices canbe divided into two overarchingcategories, non-structural andstructural. Non-structural BMPstend to be either good decisions thatprotect a site (e.g., limit compaction),restore a site (e.g., use a foundationsystem that won’t impede subsurfaceflows), or temporary measures (e.g.,employ sediment prevention anderosion control). These practices mayalso be associated with behavioralchanges, such as using integratedpest management.Structural BMPs, on the other hand,are engineered or highly designedfacilities that mitigate the damagecreated by changing the land usefrom natural lands (pre-developedor pre-settlement) to any other use(post-developed). They tend to beexpensive and not as protective ofwater resources as non-structuralpractices.List of best managementpracticesA list of BMPs for protectingOregon’s water resources has beenprovided to help you choose whichBMPs are appropriate for your site,stakeholders, and budget. The LIDMaria Cahillexcavation cuts needed duringconstruction; a general contractorwho respects the tree protection zoneoutlined during the design phase andcalls an arborist when roots mustbe cut; and maintenance practicesthat support the health of the treethrough appropriate pruning,integrated pest management, andlimiting compaction.Figure 2.—Collaboration with experts and site users creates more informed plan.Checklist1 should serve as a guide forgathering preliminary informationthat will help to rule out BMPs thatmay not be appropriate. BMPs arecategorized in a number of differentways: Water quality and quality: Willthis practice reduce runoff volumes or remove pollutants? Non-structural: Is this a structural (blank) or non-structural(Y) practice? Project Phase: Is this BMP implemented in the planning, design,construction, or operations andmaintenance phase? Land Use: Can this BMP beimplemented on residential,commercial, or industrial projecttypes?2 http://bit.ly/1oWRuQM [last accessed6-4-14]The LID Site Planning Process Soil condition: Can this practicebe used when there’s no infiltration or poor infiltration (clay)? Public and private benefits: Willthis BMP provide a direct benefit on-site or an indirect benefitoff-site?Incorporating LID into thesite design processSTEP 1: FORM AN INTEGRATEDDESIGN TEAM AND ENGAGESTAKEHOLDERSForming an integrated designteam is considered a crucial step increating green buildings and sites,and numerous green building andlandscaping certifications offer creditfor this. The integrated design teamshould really be called the integratedproject team, since consultants andcontractors to be used throughoutthe project should be chosen andengaged at the planning stage.Because of the complexity of natural2
systems and their interplay withbuilt systems, a project may benefitfrom a wide variety of consultants.While your civil engineer may havedrawn up planting plans in the past,an integrated design team modelmight consult the opinion of the civilengineer on where to place a plant toreduce erosion from incoming flow,while someone with a background inhorticulture might choose the actualspecies. Cutting corners on the softcosts of planning and design can increase costs in all phases and reducethe environmental and social benefitsof the implemented practices.Which consultants should beincluded on your team will varywith the size and scope of thedevelopment as well as the naturalsetting (e.g., existing wetlands onsite). A project team may include anarchitect; a landscape architect ordesigner; civil, mechanical, electrical,and plumbing engineers; a generalcontractor; mechanical, electrical,and plumbing subcontractors; awetland scientist; a biologist; a geotechnical engineer; a soil scientist;an arborist; and possibly otherprofessions.Some owners/developers holdan eco-charrette, which is anearly brainstorming session withstakeholders focused on identifyingsustainability opportunities andconstraints. This can be a greatopportunity to get public officials,neighbors, future owners if identified, and the project team on boardwith ideas that make sense for yourcommunity. Alternatively, the owner/developer may choose to invite onlythe design and construction teamto the eco-charrette. Either way, byThe LID Site Planning Processengaging the entire team early in theprocess to identify practices at allstages of the development that can besynergistically used to do more thanone thing on the project, the finalproject costs can often match thoseof a conventionally built project.This will created a truly “integratedproject team.” Taking a design/buildapproach, in which some consultantssuch as the general contractor orMEP (mechanical, electrical, plumbing) consultant are brought in laterin the process, usually results incost increases for the project. See theitems under the heading “Considerthe programmatic requirements”in the “Sustainable Site PlanningChecklist.”STEP 2: INVENTORY ANDEVALUATE THE SITEIncorporating LID into site designbegins with a thorough assessmentof the site and its natural and builtsystems. Site assessment includesinventorying and evaluating thevarious natural resource systems thatmay pose challenges or opportunitiesfor stormwater management andsite development. Natural resourcesystems include floodplains riparian areas wetlands natural and human-madedrainageways soils and topography geology groundwater supplies vegetationNatural systems range in scale froma watershed-scale to the site-specificscale. In evaluating a site’s resources,it is important to consider the applicable challenges or opportunitieswith implementing LID techniques.Watershed-scale evaluationLID requires an understanding ofthe site in the broader context ofits watershed and relevant naturalsystems, based on an inventory ofthe natural resource system characteristics. In evaluating these characteristics for LID opportunities, thefollowing are examples of the typesof questions that should be raised: Does the site drain to specialwater bodies with special waterquality needs (e.g., impaired waters, groundwater aquifer, naturalriver designation)? Does the site ultimately flow into areservoir, groundwater aquifer, orother type of impoundment wherespecial water quality sensitivitiesexist, such as use as a water supplysource? Do other special fishery issuesexist (e.g., trout stream)? Is the site linked to a specialhabitat system (aka connectivity)? (For both water quality andtemperature reasons, approachesand practices that achieve a higherorder of protection may becomeespecially important.) Are there known downstreamflooding problems, or knownproblems with run-on fromneighboring properties? Is additional development anticipated for the area that could leadto further restrictions (e.g., protection of downstream land andwater uses) or opportunities (e.g.,3
See the items under the headings“Consider off-site natural resources”and “Consider off-site infrastructure/built environment” in the “ SitePlanning Checklist”.Site-specific scale evaluationSite-specific factors are critical in thispart of the process, as they influencecomprehensive stormwater management throughout the developmentproject.Sample evaluation questions: What are the important hydrological functions of the site, includingboth surface and groundwatermovement? What important natural resourcesexist on site (high-quality wetlands, woodlands, special habitat,etc.)? What are the existing soil types?Are there opportunities forinfiltration? What is the depth to the watertable? What is the depth to bedrock? How does size and shape ofthe site affect stormwatermanagement? Are there areas where development should generally be avoided?(Determine where buildings,roads, and other disturbanceshould be avoided, in terms ofavoiding existing natural resourcesystems and rights of way.) Are there areas where LIDinfiltration practices should beavoided because of historical landuses and contamination?The LID Site Planning ProcessMaria Cahillpartnerships in multi-site waterquality or quantity controls)?other. However, theland developmentprocess in Oregonis mostly regulatedand managed onthe local level, withthe comprehensiveplan, zoningordinance, and subdivision/land-development ordinancebeing essential. Inaddition, county,state, and federalregulations need tobe considered (e.g.,county stormwaterstandards, state andfederal wetland law,threatened and endangered species).Since regulationsare also continuously updated, it isimportant for clear,updated communication betweenall stakeholdersinvolved in thedevelopment process. See the itemsunder the headingFigure 3.—This plan excerpt shows how infrastructure“Consider muwas clustered around important natural resources atnicipal, state, andOleson Woods Apartments in Tigard, Oregon.federal guidelines/laws” in the “SiteSee the items under the headingsPlanning Checklist.”“Consider on-site natural resources”and “Consider on-site infrastructure/STEP 4: DEVELOP INITIALbuilt environment” in the “ SiteCONCEPT DESIGN USINGPlanning Checklist.”NONSTRUCTURAL BMPSSTEP 3: INTEGRATE MUNICIPAL,COUNTY, STATE, AND FEDERALREQUIREMENTSMunicipal requirements may varyfrom one governmental entity to an-Information gathered in the firstthree steps should be used in developing the initial concept design.This step should include the useof nonstructural BMPs such as4
STEP 5: ORGANIZE PRESUBMISSION MEETING AND SITEVISIT WITH LOCAL DECISIONMAKERSMany municipalities strongly recommend and even require a pre-meetingwith the developer to effectivelycommunicate each entity’s perceptions of the project early on, andpotentially discern how each other’sneeds can be incorporated into thedevelopment concept. Outline yourgoals for stormwater managementregionally as well as highlightingnon-structural and structuralpractices that could be considered.You also may want to considerincorporating site visits into thepre-submission meeting to minimizeor prevent future problems with thedevelopment.STEP 6: INCORPORATE REVISIONSTO DEVELOPMENT CONCEPTThe designer should integrate theinformation collected from theprevious steps and revise the initialdevelopment concept, if appropriate.STEP 7: APPLY STRUCTURAL BMPSELECTION PROCESSDetermine the blend of structuralBMPs that best achieve a specificsite’s stormwater needs. StructuralBMPs that can be used to achieve therecommended site-design criteriafor LID are detailed in the LID factThe LID Site Planning ProcessMaria Cahillwoodland and wetland protection,clustering, minimizing impervioussurfaces, or other techniques. It maybe beneficial on some sites to workthrough preliminary calculationsand to consider construction andmaintenance activities to ensurestormwater goals are being met. Seethe “LID Checklist.”Figure 4.—Pervious concrete and a stormwater planter were chosen for thisPark & Ride in Veneta, Oregon.sheets.1 Not all BMPs are appropriatefor every development at every site.The calculations done in Step 8 maybe needed to make decisions on thestructural BMPs that can be used ata site. Therefore, it may be necessaryto combine Steps 7 and 8 to completethe selection of BMPs. See the factsheets on structural practices such asrain gardens, planters, porous pavements, etc, and the “LID Checklist.”STEP 8: APPLY THE LIDCALCULATION METHODOLOGYA calculation methodology andLID facility sizing tools have beenprovided on the OSU StormwaterSolutions website,1 which allowsfor the integration of both nonstructural and structural BMPs. Thecalculation methodology is basedon the recommended design criteriafor total stormwater volume control,peak rate control, and water quality control that are central to LIDperformance.STEP 9: DEVELOP THEPRELIMINARY SITE PLANOnce steps 1–8 of the site design process are implemented, the preliminary site plan is complete and readyto submit for planning review. Theresult is a communicative process between developer and community tocreate a comprehensive developmentconcept that manages stormwaterand existing natural resources to thegreatest extent possible and practical.3 http://bit.ly/1kyneJ5 [last accessed 6-4-14]4 http://bit.ly/1hzAs95 [last accessed6-4-14]5
Site planning checklistHydric soils present?A site planning checklist in bothAdobe Acrobat Reader (pdf) andExcel (xls) format has been providedon the OSU Extension Service“Stormwater Solutions” website. Thefollowing is a checklist of items thatmay be helpful to investigate wheninventorying the site.Texture?Resources to be salvaged (topsoil,boulders, rocks, trees, etc.)?Fertility?Renewable Energy:Soil biology?Geothermal?Chemical properties (pH, macroand ir Quality:CONSIDER ON-SITE NATURALRESOURCESWater Resources:Viewsheds?Sense of place?Wetlands?Opportunities to create private,semi-private, and public spaces?Floodplains?Noise source?Wellhead protection areas?Existing well?Microclimate:Riparian buffers?Wind tunnels caused by vegetation/building orientation?Naturally vegetated swales/drainageways?Wind breaks?Seasonal high-water table?Problems with run-on from neighboring properties?Land Forms:Steep slopes?Existing topography, contours?Depth to bedrock?Existing land cover/uses?How does size and shape of the siteaffect stormwater management?Solar access?Temperature variation?Evaporation/moisture variation?Vegetation:Special status trees?Threatened or endangered specieshabitat?Blocks of habitat and corridors orconnections between habitatpatches?Native plant communities?Are there areas where developmentgenerally should be avoided?Distinctive individual plants orcommunities?Evidence of soil erosion/landslides?Tested infiltration rates?Vegetation that could provide shadeto buildings, parking lots, orspaces used for mental restoration,social interaction, or physicalactivities?Erodability?Invasive species/noxious weeds?Swell potential?Wildfire risks?Soils:Hydrologic soil groups?The LID Site Planning ProcessHydroelectric?Pollen sources?Smoke sources (controlled burns,wildfire, etc.)?CONSIDER stewater system?Stormwater system?Structures with potential to serveas cisterns (pools, spaces underexisting buildings, Beloved infrastructure (gatheringspaces, arbor, etc.)?Cultural:Historic infrastructure (signs,bridges, entryways)?Historic register (local, state, ornational)?Archeological site?Air Quality:Areas of idling?6
Land Coverage/Uses:Total site areaImpervious area:impervious area covered byevergreensroofsidewalksvehicular pavementother (swimming pools, basketball court, etc.)Porous area:lawnnaturalizedornamental bedsfood gardenspaving surfaces (pavers, mulch,boardwalk)Erosion and sediment control facilities/structures including vegetative practices?Staging/Storage Considerations:Disturbance area?Total surface area of the site, brokendown by phases of development?Timetable for sequence of majorevents?Type of material used for fill?Volume of cut?Volume of fill?Recycling area?Composting area?CONSIDER OFF-SITE/REGIONALNATURAL RESOURCESotherWater Resources:ProjectDX dataReceiving water body for sitedrainage?Contaminants from past uses (leaking tanks, pesticides, herbicides,etc.)?Existing stressors (noise, odor, excessive light, etc.)?Infrastructure to be salvaged(asphalt, concrete, buildings[deconstruction])?Water Resources:Fish/mammal barriers to passage?Off-site drainage?Drainage patterns before and afterfinish grading?Locations of discharge outfalls/points?Major/minor watershed location?EPA Level III ecoregion (EPAwebsite)State stream use/standards designation/ classification?Special high quality designations(e.g., natural rivers, cold waterfishery)?Downstream flooding problems?Vegetation:Major habitat types?Regional connection to a specialhabitat system (migratory routes,wildlife corridors, etc. adjoiningpublicly owned natural lands)?Wildfire risks?Land Development Impacts:Additional development anticipatedfor the area that could lead to further restrictions (e.g., protectionof downstream land and wateruses)?Additional development anticipatedfor the area that could lead tofurther opportunities (e.g.,partnerships in multi-site orregional water quality or quantitycontrols)?Nearby construction sites that mayhave natural materials that can besalvaged for use on your site?Macroclimate:Seasonal wind direction?Wind speed?Annual and monthly precipitationpatterns?Are there required water qualitystandards?Annual solar budget?303d/impaired stream listingclassifcations?Type of discharge outfalls/points?Areas used for storage of soils orwastes?Aquatic biota, other sampling/monitoring?The LID Site Planning ProcessNeighboring wells?Rare or endangered species or communities present?Existing or planned Total MaximumDaily Loads (TMDLs) for thewaterbody?Size of discharge outfalls/points?Other special fishery issues?Air Quality:Particulates?Pollen?Dissolved pollutants?Smoke?7
CONSIDER r Quality:Swales allowed?Located on busy street?Street width, parking requirements,other impervious requirements?Utilities:Areas of idling?Sanitary sewer system?Street canyons?Water?Storm drainage portation options (mass transit,bicycle and pedestrian facilities,roadways)?Located on truck route?CONSIDER MUNICIPAL, STATE,AND FEDERAL GUIDELINES/LAWSMaster Plans (Stormwater,Transportation, Parks, Watersheds,etc.):Is development concept consistentwith the master plan?Consistent with goals/policies of theplan?Grading requirements?Landscaping that allows nativevegetation?Stormwater requirementsPeak rate?Total runoff volume?Water quality?Maintenance?State floodplain requirements?Contaminated sites have followedstate “due care” requirements forsoil and groundwater?Recreational opportunities, community resources, and otheramenities?Preservation of natural resourcesconsistent with priority areas/maps?Existing stressors (noise, odor, excessive light, etc.)?Water Regulations (e.g., ordinances, engineering standards):Walkable?Consistent with local existingregulations?State and federal threatened andendangered species?Wetland regulations?Tree/woodlands ordinance?Consistent with county/state roadrequirements?Riparian buffer ordinance?Fire Department:Known/potential archaeologicalvalues?Open space requirements?Recommendations for wildfire areas?Clustering and/or PUD options?Vehicular circulation?Suppliers of materials and serviceslocations:Overlay districts?Road widths?Wellhead protection?Native plant nurseries?Erosion and uirements?Neighborhood architectural context?Cultural:Historical values, certified ornon-certified?Local manufacturers/suppliers ofbuilding materials?Deconstruction services?Re-use facility for salvaged materials(restore, rebuilding, etc.)?Recycling facility for constructionwaste?The LID Site Planning ProcessAre LID solutions required? incentivized? enabled? prohibited?Reduced building setbacks allowed?Consistent with state and federalwetland and/or inland lakes andstreams regulations?Other Regulations:Planning:ZoningUrban renewal?Comprehensive plan overlay?Historic resource?Conservation overlay?Curbs required?8
Setbacks:Who are the new users?FrontIntegrated design team roles defined?SideProject principles and goals defined?BackPurpose for project and design intentdefined?OtherRequired minimum outdoor areaCONSIDER THE PROGRAMMATICREQUIREMENTSIs development concept consistentwith the master plan?Consistent with owner’s programmatic needs for sites andbuildings?Stakeholder Process:Does the site have current users? Canthese uses be accommodated inthe new design?Future primary and secondary stakeholders identified?Sustainability goals defined (qualitative, quantitative)?Stakeholder engagement/charrette?References and resourcesSoutheast Michigan Councilof Governments. 2008. LowImpact Development Manual forMichigan: A Design spx [lastaccessed 18 Dec. 2013]Editing and layout by Rick Cooper; template design by Patricia Andersson. 2014 by Oregon State University. This publication may be photocopied or reprinted in its entirety for noncommercialpurposes. To order additional copies of this publication, call 541-737-4849. This publication, along with many otherOregon Sea Grant publications and videos, is available in an accessible format on our website at http://seagrant.oregonstate.edu/publicationsThis report was prepared by Oregon Sea Grant under award number NA10OAR4170059 (project numbers M/A-21 andA/ESG-07) from the National Oceanic and Atmospheric Administration’s National Sea Grant College Program, U.S.Department of Commerce, and by appropriations made by the Oregon State Legislature. The statements, findings, conclusions, and recommendations are those of the authors and do not necessarily reflect the views of these funders.The LID Site Planning Process9
Oleson Woods Apartments in Tigard, Oregon. partnerships in multi-site water quality or quantity controls)? See the items under the headings “Consider off-site natural resources” and “Consider off-site infrastruc-ture/built environment” in the “ Site Planning Checklist”. Site-specific scale evaluation
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