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HomeMy WebLinkAboutComments PLANNER 6/28/2013 • Pre-submittal Comments Land Divisions-Subdivisions and Partitions 5.12-100 5.12-120 Tentative Plan Submittal Requirements A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of this Code are being fulfilled. EXCEPTION: In the case of Partition applications with the sole intent to donate land to a public agency, the Director, during the Pre-Submittal Meeting, may waive any submittal requirements that can be addressed as part of a future development application. A. General Requirements. 1. The Tentative Plan, including any required Future Development Plan, shall be prepared by an Oregon Licensed Land Surveyor on standard sheets of 18" x 24". The services of and Oregon registered Engineer may also be required by the City in order to resolve utility issues (especially stormwater management, street design and transportation issues), and site constraint and/or water quality issues. 2. The scale of the Tentative Plan shall be appropriate to the area involved and the amount of detail and data, normally 1" = 50', 1" = 100', or 1" = 200'. 3. A north arrow and the date the Tentative Plan was prepared. 4. The name and address of the owner, applicant, if different, and the Land Surveyor and/or Engineer who prepared the Partition Tentative Plan. 5. A drawing of the boundaries of the entire area owned by the partitioner or subdivider of which the proposed land division is a part. 6. City boundaries, the Urban Growth Boundary (UGB) and any special service district boundaries or railroad right-of-way, which cross or abut the proposed land division. 7. Applicable zoning districts and the Metro Plan designation of the proposed land division and of properties within 100 feet of the boundary of the subject property. [Floodplain Overlay District] 8. The dimensions (in feet)and size (either in square feet or acres) of each lot/parcel and the approximate dimensions of each building site, where applicable, and the top and toe of cut and fill slopes to scale. Date Received Planner. ` 64 E IOW • • 9. The location, outline to scale and present use of all existing structures to remain on the property after platting and their required setbacks from the proposed new property lines. 10. The location and size of existing and proposed utilities and necessary easements and dedications on and adjacent to the site, including but not limited to sanitary sewer mains, stormwater management systems, water mains, power, gas,telephone, and cable TV. Indicate the proposed connection points. 11. The locations widths and purpose of all existing or proposed easements on and abutting the proposed land division; the location of any existing or proposed reserve strips. 12. The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated. B. A Site Assessment of the Entire Development Area. The Site Assessment shall be prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to scale with existing contours at 1-foot intervals and percent of slope that precisely maps and delineates the areas described below. Proposed modifications to physical features shall be clearly indicated. The Director may waive portions of this requirement if there is a finding that the proposed development will not have an adverse impact on physical features or water quality, either on the site or adjacent to the site. Information required for adjacent properties may be generalized to show the connections to physical features.A Site Assessment shall contain the following information. 1. The name, location, dimensions, direction of flow and top of bank of all watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development Services Department; 2. The 100-year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision; 3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Service Department; 4. Physical features including, but not limited to significant clusters of trees and shrubs, watercourses shown on the (WLQW) Map and their riparian areas, wetlands, and rock outcroppings; 5. Soil types and water table information as mapped and specified in the Soils Survey of Lane County; and 6. Natural resource protection areas as specified in Section 4.3-117. • • C. A Stormwater Management Plan drawn to scale with existing contours at 1-foot intervals and percent of slope that precisely maps and addresses the information described below. In areas where the percent of slope is 10 percent or more, contours may be shown at 5- foot intervals.This plan shall show the stormwater management system for the entire development area. Unless exempt by the Public Works Director, the City shall require that an Oregon licensed Civil Engineer prepare the plan. Where plants are proposed as part of the stormwater management system, an Oregon Licensed Landscape Architect may also be required.The plan shall include the following components: 1. Roof drainage patterns and discharge locations; 2. Pervious and impervious area drainage patterns; 3. The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained; 4. Existing and proposed site elevations, grades and contours; and 5. A stormwater management system plan with supporting calculations and documentation as required in Section 4.3-110 shall be submitted supporting the proposed system.The plan, calculations and documentation shall be consistent with the Engineering Designs Standards and Procedures Manual to allow staff to determine if the proposed stormwater management system will accomplish its purposes. D. A Response to Transportation issues complying with the provisions of this Code. 1. The locations, condition, e.g., fully improved with curb, gutter and sidewalk,AC mat, or gravel, widths and names of all existing streets, alleys, or other rights-of-way within or adjacent to the proposed land division; 2. The locations, widths and names of all proposed streets and other rights-of-way to include the approximate radius of curves and grades. The relationship of all proposed streets to any projected streets as shown on the Metro Plan, including the TransPlan, any approved Conceptual Development Plan and the latest version of the Conceptual Local Street Map; 3. The locations and widths of all existing and proposed sidewalks, pedestrian trails and accessways, including the location, size and type of plantings and street trees in any required planter strip; 4. The location of existing and proposed traffic control devices,fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities, where applicable; • • 5. The location and dimensions of existing and proposed driveways,where applicable; 6. The location of existing and proposed street lighting: including the type, height and area of illumination; 7. The location of existing and proposed transit facilities; 8. A copy of a Right-of-way Approach Permit application where the property has frontage on an Oregon Department of Transportation (ODOT) facility; and 9. A Traffic Impact Study prepared by a Traffic Engineer,where necessary, as specified in Section 4.2-105A.4. E. A Future Development Plan. Where phasing and/or lots/parcels that are more than twice the minimum lot/parcel size are proposed, the Tentative Plan shall include a Future Development Plan that: 1. Indicates the proposed redivision, including the boundaries, lot/parcel dimensions and sequencing of each proposed redivision in any residential district, and shall include a plot plan showing building footprints for compliance with the minimum residential densities specified in Section 3.2-205. 2. Addresses street connectivity between the various phases of the proposed development based upon compliance with TransPlan,the Regional Transportation Plan (RTP), applicable Refinement Plans, Plan Districts, Master Plans, Conceptual Development Plans, or the Conceptual Local Street Map and this Code; 3. Accommodates other required public improvements, including, but not limited to, sanitary sewer, stormwater management, water and electricity; 4. Addresses physical features, including, but not limited to, significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their associated riparian areas, wetlands, rock outcroppings and historic features; and 5. Discusses the timing and financial provisions relating to phasing. F. Additional information and/or applications required at the time of Tentative Plan application submittal shall include the following items, where applicable: 1. A brief narrative explaining the purpose of the proposed land division and the existing use of the property; • • 2. If the applicant is not the property owner, written permission from the property owner is required; 3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian connections,fire hydrants and other transportation/fire access issues within 200 feet of the proposed land division and all existing Partitions or Subdivisions immediately adjacent to the proposed land division; 4. How the Tentative Plan addresses the standards of any applicable overlay district; [Floodplain Overlay] 5. How the Tentative Plan addresses Discretionary Use criteria, where applicable; 6. A Tree Felling Permit as specified in Section 5.19-100; 7. A Geotechnical Report for slopes of 15 percent or greater and as specified in Section 3.3-500, and/or if the required Site Assessment in Section 5.12-120B. indicates the proposed development area has unstable soils and/or high water table as specified in the Soils Survey of Lone County; 8. An Annexation application as specified in Section 5.7-100 where a development is proposed outside of the city limits but within City's urban growth boundary and can be serviced by sanitary sewer; 9. A wetland delineation approved by the Department of State Lands shall be submitted concurrently where there is a wetland on the property; 10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted concurrently; 11. All public improvements proposed to be installed and to include the approximate time of installation and method of financing; 12. Proposed deed restrictions and a draft of a Homeowner's Association Agreement, where appropriate; 13. Cluster Subdivisions shall also address the design standards specified in Section 3.2-230; 14. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed, the Director may waive certain submittal requirements specified in Subsections A. through M. However, the Tentative Plan shall address the applicable standards listed under the park Subdivision approval criteria specified in Section 5.12- 125_ (6286; 6211) 5.12-125 Tentative Plan Criteria • • The Director shall approve or approve with conditions a Tentative Plan application upon determining that all applicable criteria have been satisfied. If conditions cannot be attached to satisfy the approval criteria,the Director shall deny the application. In the case of Partitions that involve the donation of land to a public agency, the Director may waive any approval criteria upon determining the particular criterion can be addressed as part of a future development application. A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions. B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. C. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. D. The proposed land division shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions;areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4,3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. F. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas,transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. G. Development of any remainder of the property under the same ownership can be accomplished as specified in this Code. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. • • Where the Partition of property that is outside of the city limits but within the City's urbanizable area and no concurrent annexation application is submitted, the standards specified below shall also apply. 1. The minimum area for the partitioning of land in the OF-10 Overlay District shall be 10 acres. 2. EXCEPTIONS: a. Any proposed new parcel between 5 and 10 acres shall require a Future Development Plan as specified in Section 5.12-120E. for ultimate development with urban densities as required in this Code. b. In addition to the standards of Subsection 2.a., above, any proposed new parcel that is less than 5 acres shall meet 1 of the following standards: i. The property to be partitioned shall be owned or operated by a governmental agency or public utility; or ii. A majority of parcels located within 100 feet of the property to be partitioned shall be smaller than 5 acres. iii. No more than 3 parcels shall be created from 1 tract of land while the property remains within the OF-10 Overlay District. EXCEPTION: Land within the OF-10 Overlay District may be partitioned more than once as long as no proposed parcel is less than 5 acres in size. J. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed,the following approval criteria apply: 1. The park was approved before July 2, 2001 and is in compliance with the standards in Section 3.2-235 or other land use regulations in effect at the time the site was approved as a manufactured dwelling park or mobile home park; or the park is an approved non-conforming use. In the latter case, a park is in compliance if the City has not issued a notice of noncompliance on or before July 2, 2001. 2. The number of lots proposed shall be the same or less than the number of mobile home spaces previously approved or legally existing in the park. 3. The external boundary or setbacks of the park shall not be changed. 4. The use of lots, as shown on the Tentative Plan, shall be limited to the installation of manufactured dwellings; i.e., "stick-built" houses are prohibited. • • 5. Any other area in the Subdivision other than the proposed lots shall be used as common property, unless park streets have previously been dedicated to the City or there are public utilities in the park. All common property shall be addressed in a Homeowner's Association Agreement. a. Areas that are used for vehicle circulation (streets), driveways that serve more than 2 lots/parcels or common parking areas, shall be shown in a Tract or easement on the Tentative Plan. b. All other services and utilities that serve more than 1 lot shall be in a Tract or easement. Where a service or utility serves only 1 lot, but crosses another, that service or utility shall also be in an easement shown on the Tentative Plan. c. Existing buildings in the park used for recreational, meetings or other purposes for the park residents shall be in a Tract shown on the Tentative Plan. 6. Any public utilities shall be within a public utility easement. 7. If public utilities or services are required to serve the Subdivision, the park owner shall sign and execute a waiver of the right to remonstrate against the formation of a local improvement district to provide the public utilities or services. Floodplain Development Overlay District 3.3-400 3.3-410 Applicability A. The FP Overlay District applies to all areas of special flood hazard. B. The areas of special flood hazard are identified as follows: 1. Those areas identified by the Federal Insurance Administration in scientific and engineering reports entitled "THE FLOOD INSURANCE STUDY FOR THE CITY OF SPRINGFIELD, LANE COUNTY, OREGON", dated June 2, 1999 and any revision thereto, and "THE FLOOD INSURANCE STUDY FOR LANE COUNTY, OREGON, UNINCORPORATED AREAS," dated June 2, 1999 and any revisions thereto, with accompanying Flood Insurance Maps; 2. Areas of special flood hazard designated by the City Engineer as susceptible to inundation of water from any source where the above-referenced maps have not identified any special flood areas. C. The flood insurance studies specified above are hereby adopted by City Ordinance and filed with the City Engineer. These studies shall form the basis for the administration and implementation of this Section. • • D. Warning and Disclaimer of Liability.The degree of flood protection required by this Section in the areas designated in Subsection B., above is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by human-made or natural causes.This Section does not imply that land outside the areas of special flood hazards or uses permitted within these areas will be free from flooding or flood damages. This Section shall not create liability on the part of the City, or any officer or employee of the City, for any flood damage that may result from reliance on this Section or any administrative decision lawfully made under this Section. 3.3-415 Review A. Development proposals within the FP Overlay District shall be reviewed under Type procedure (see Section 4,3-145 for siting standards and review process for certain wireless telecommunications systems facilities). Development approval within the FP Overlay District, including a Land and Drainage Alteration Permit, shall be obtained before construction or development begins within any area of special flood hazard established in Section 3.3-410B. Approval is required for all structures, manufactured homes and development as defined in this Code. B. Special Review Procedures.The Director shall administer this Section in consultation with the Building Official and the City Engineer.They shall: 1. Review all development applications to determine that the application requirements of this Section have been satisfied; 2. Review all development applications to determine that all necessary permits have been obtained from those Federal, State or local governmental agencies for which prior approval is required; 3. Review all development applications to determine if the proposal is located in the floodway. If the proposal is located in the floodway, assure that the encroachment provisions of Section 3.3-420C. are met. 4. When base flood elevation data has not been provided as specified in Section 3.3-410B.1., the City Engineer shall obtain, review and utilize any base flood elevation data and floodway data available from a Federal, State or other source in order to administer this Section. 5. Where base flood elevation data is provided through the Flood Insurance Study or as specified in Subsection B.4., above, obtain and record the actual elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not the structure contains a basement; 6. For all new or substantially improved flood-proofed structures: • a. Verify and record the actual elevation (in relation to mean sea level); and b. Maintain the flood-proofing certifications required in Section 3.3- 420B.2.a.iii.; 7. Maintain for public inspection all records pertaining to the provisions of this Section; 8. Notify adjacent communities and the Division of State Lands prior to any alteration or relocation of a watercourse, and submit evidence of this notification to the Federal Insurance Administration; 9. Require that a program of periodic inspection and maintenance be provided with the altered or relocated portion of a watercourse so that the flood carrying capacity of the watercourse is not diminished; and 10. Make interpretation, where needed, as to exact location of the boundaries of areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). A person contesting the location of the boundary may appeal the interpretation as specified in Section 5.3-100. 3.3-420 Development Standards 4. Subdivision Proposals. a. All subdivision proposals shall be consistent with the need to minimize flood damage; b. All subdivision proposals shall have public utilities and facilities, including, but not limited to: sewer,gas, electrical and water systems located, constructed and maintained to minimize flood damage; c. All subdivision proposals shall have adequate drainage to reduce exposure to flood damage; and d. One hundred-year flood elevation data shall be provided and shown on final and subdivision plats.The boundaries of the 100-year flood and floodway shall be shown on the final subdivision plat; e. A permanent monument shall be established and maintained on land subdivided, showing the elevation in feet above mean sea level.The location of the monument shall be shown on the final partition map or subdivision plat; f. Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be prepared by the ! • r applicant's engineer for subdivision proposals and other proposed developments which contain at least 50 lots or 5 acres(whichever is less).