HomeMy WebLinkAboutApplication APPLICANT 2/3/2014 (2) •
MOUNTAIN
GATE
Springfield, Oregon
An Application For:
Site Plan Review Major Modification
Major Replat
Tree Felling Review
Submitted:
January 31, 2014
Property Owners
Hayden Homes
2464 SW Glacier Place, Suite 100
Redmond, Oregon 97756
Prepared by:
Cardno WRG
5415 SW Westgate Drive, Suite 100
Portland, Oregon 97221
Phone:503-419-2500
Fax: 503-419-2600
Project #:21304830
PRE-SUBMITTAL REC'D
FEB 3 2014
• TABLE OF CONTENTS
Project Summary 4
General Information 4
Summary of Proposal 5
Springfield Development Code 8
Chapter 3 Land Use Districts 8
Section 3.2-200 Residential Zoning Districts 8
Section 3.3-500 Hillside Development Overlay District 20
Chapter 4 Development Standards 25
Section 4.2-100 Infrastructure Standards—Transportation 25
Section 4.4-100 Landscaping. Screening and Fence Standards 38
Section 4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards 40
Section 4.8-100 Temporary Use Standards 41
Chapter 5 The Development Review Process 42
Section 5.12-100 Land Divisions—Partitions and Subdivisions 42
Section 5.19-100 Tree Felling Permit 44
CONCLUSION 46
ATTACHMENTS
411 Exhibit A Land Use Applications
Exhibit B Subdivision Plan Set
Exhibit C Title Report
Exhibit D Stormwater Memo
Exhibit E Geotech Report
PRE-SUBMITTAL REC'D
FEB 3 2014
Mountaingate Subdivision Cardno
Subdivision. Hillside Overlay, and 3 January 31, 2014
Tree Felling Review
PROJECT SUMMARY •
GENERAL INFORMATION
Applicant/Owner Hayden Homes
2464 SW Glacier Place, Suite 110
Redmond, Oregon 97756
(503) 888-0985
Contact: Jesse Lovrien
Applicant's Cardno
Representative 5415 SW Westgate Drive; Suite
Portland, Oregon 97221
(503) 419-2500 phone
(503) 419-2600 fax
Contact: Michael Cerbone, Planning Project Manager
rnichael.cerboneAcardnowrq.corn
•
Tax Lot 18020321 Tax Lots 4400 - 6900
Information:
Location: Located on the east side of Mountaingate Drive, south of Forest Ridge
Drive and north of Jade Avenue.
Current Zoning: LDR - Low Density Residential
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Mountaingate Subdivision Cardno
Subdivision. Hillside Overlay. and 4 January 31, 2014
Tree Felling Review
SUMMARY OF PROPOSAL
The Mountaingate subdivision is proposed as a reconfiguration of the already approved and
platted The Cottage Collection at The Heights located east of Mountaingate Drive on the south
side of Forest Ridge Drive and north of Jade Avenue. The site is within the City of Springfield
City Limits, within the Low Density Residential (LDR) zoning district. The 4.6 acre site is
currently vacant.
The subdivision is proposed as single-family detached lots, with all lots exceeding 6,400 SF in
area. Lot widths vary from 46 to 86-feet, with lot depths varying from 117 feet to 218 feet. All
lots are regular in shape, with no proposed panhandle or flag shaped lots. Generally, the lots
will run east-west, with lots fronting an internal private road located within a private access
easement that runs north-south through the site. Access into the site will be provided via a
private road with direct access from Mountaingate Road that will then link to the private north-
south road.
As this site was already platted, this proposal is subject to a Site Plan Modification Major as well
as a Tentative Replat Major. Also, the site is within an area above 670-feet in elevation,
triggering the Hillside Development Overlay District provisions. A Tree Felling permit is also
included for the proposed removal of trees within the area of impact. All applicable code
sections and the provisions noted in this narrative will address how the applicant intends to
meet the goals and policies defined within the Springfield Development Code.
The applicant is proposing to dedicate Tax Lot 6900 as a tract, while all tax lots shown on the
aerial on page 6 will be reconfigured for a site layout shown on the Site Plan under Exhibit B
with this submittal.
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PRE-SUBMITTAL REC'D
111 FEB 3 Z014
Mountaingate Subdivision Cardno
Subdivision. Hillside Overlay, and 5
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0
Figure 1: Site Location
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Mountaingate Subdivision Cardno
Subdivision, Hillside Overlay, and 6
January 31, 2014
Tree Felling Review
• Figure 2: Existing Zoning
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PRE-SUBMITTAL REC'D
FEB 3 2014
Mountaingate Subdivision Cardno
Subdivision, Hillside Overlay. and 7
Tree Felling Review January 31, 2014
SPRINGFIELD DEVELOPMENT CODE
CHAPTER 3 LAND USE DISTRICTS
Section 3.2-200 Residential Zoning Districts
3.2-210 Schedule of Use Categories
(Note: reduced table,list only includes land uses applicable to the proposed development]
Dwellings LDR
Cluster subdivision(Sections 3.2-230 and 5.12-100) P
Cottage cluster D'
Detached single-family dwellings(Section 4.7-233) P
Zero lot line dwelling P
Response: The proposed subdivision will include lots for single-family detached dwellings
located within a cluster subdivision. Detached single-family dwellings and a
cluster subdivision are a permitted use in the LDR district.
3.2-215 Base Zone Development Standards
Development Standard Low Density Residential(LDR)
Standard Lots/Parcels
Minimum Area
East-West Streets 4,500 sq.ft.
North-South Streets 5,000 sq.ft.
Minimum Street Frontage
East-West Streets 45 feet
North-South Streets 60 feet
Duplex Corner Lots/Parcels
Min./Max.Area(1) 6,000 sq.ft.
Maximum Area(2) 10,000 sq.ft.
Minimum Street Frontage
East-West Streets 45 feet
North-South Streets 60 feet
Lots/Parcels Within the Hillside Development Overlay District(§3.3-500)
<15%Slope
Minimum Area 10,000 sq.ft.
Minimum Street ~60 feet
Frontage
15 to 25%Slope
Minimum Area 10,000 sq.ft.
Minimum Street 90 feet
Frontage
Mountaingate Subdivision Cardno
Subdivision, Hillside Overlay. and 8 January 31, 2014
Tree Felling Review
0 Residential Zoning District
Development Standard Low Density Residential(LDR)
Lots/Parcels Within the Hillside Development Overlay District(§3.3-500)(cont'd)
25 to 35%Slope
Minimum Area 20,000 sq.ft.
Minimum Street 150 feet
Frontage
>35%Slope
Minimum Area 40,000 sq.ft.
Minimum Street 200 feet
Frontage
Lots/Parcels in the Urbanizable Fringe Overlay District(§3.3-800)
LotrParcel Area 'The creation of new lots/parcels in the City's urbanizable area shall be either 10 acres,
5 acres,or shall meet the area standards of this Section when approved through the
partition process specified in Section 5.12-100.
Maximum Lot/Parcel 45%
Coverage(3)
Minimum Setbacks for Primary Structures(4)(5)(7)(8)(9)(10)
Front Yard '10 feet
Street Side Yard 10 feet
Rear Yard 10 feet
Interior Yard Setbacks 5 feet
Without Zero Lot Line
Interior Yard Setbacks 10 feet
With Zero Lot Line
Front Yard Setback: 18 feet measured along the driveway from:
Garages and Carports
(6) 1.The property line fronting the street or the back of the sidewalk.whichever is closest
to the face of the garage or carport; or
2.The property line fronting the street or the back of the sidewalk,whichever is closest
to the far wall of the garage or carport where the face of the structure is perpendicular
to the street.
3.Where a garage or carport faces a panhandle driveway.the 18 feet is measured from
the inner travel edge(pavement or gravel)within the panhandle to the face of the
structure.
Alley Access: Garage For new alleys the setback is 5 feet measured from the edge of the alley; for existing
alleys that are less than 20 feet wide,the setback is 3 feet.
Accessory Structures Accessory structures shall not be located between any front or street side yards of a
primary structure and shall be set back at least 3 feet from interior side and rear
lot/parcel lines.
Panhandle and Duplex All setbacks for panhandle lots/parcels are based on the orientation of the front and
Lots/Parcels rear of the dwelling occupying the lot/parcel.All setbacks for duplexes on corner
lots/parcels are based upon the front yard of each unit established by the street or
streets for address purposes.
Base Solar Standards Section 3.2-225 (11)
Max.Building Height 30 feet
(11)(12)(13)(14)(18)
PRE-SUBMITTAL RECD
Mountaingate Subdivision FEB 3 ? ardno
Subdivision, Hillside Overlay. and 9
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(1) 6,000 square feet in area for a duplex corner lot/parcel in all residential districts. This standard may only be increased as
specified in(2).below.
(2) 10,000 square feet in the LDR District as specified in this Section and Section 4.7-140.
9,000 square feet in area for a duplex corner lot/parcel In the SLR,MDR and HDR District as specified in this Section and
Section 4.7-140.These maximum areas shall apply only when the property owner intends to divide the lot/parcel with the
intent to create separate ownership for each half of the duplex.
(3) The 45 percent coverage standard applies to covered structures only. On lots/parcels with more than 15 percent slope or
above an elevation of 670 feet,the maximum impervious surface inclusive of structures,patios,and driveways, shall not
exceed 35 percent, unless specified in Section 3.3-500. In the SLR,MDR or HDR Districts,a lot/parcel of 3,000 or less
than 4,500 square feet shall have a maximum impervious surface coverage of 60 percent.
(4) Determination of all yard setbacks for duplexes on corner lots/parcels are based upon the front yard of each unit as
established by the streets used for address purposes.
(5) All setbacks shall be landscaped, unless a setback is for a garage or carport.
(6) Accessory structure exceptions to setback standards:
(a) Stand-alone garages and carports shall meet the street side yard, interior side yard and rear yard setback
standards of the primary structure.
(b) Group C accessory structures are permitted within setbacks as specified in Section 4.7-105E.
(7) Where an easement is larger than the required setback standard,no building or above grade structure,except a fence.
may be built upon or over that easement.
(8) When additional right-of-way is required,whether by City engineering standards,the Metro Plan(including the TransPlan).
or the City's Conceptual Street Plan,setbacks are based on future right-of-way locations. Right-of-way shall be dedicated
prior to the issuance of any building permit that increases parking requirements.
(9) Architectural extensions may protrude into any 5-foot or larger setback area by not more than 2 feet.
(10) General exceptions to setback standards:
(a) Attached dwellings(zero lot line)on individual lots/parcels:and
(b) A dwelling constructed over the common property line of 2 lots/parcels,where there is a recorded deed
restriction,
(c) In multifamily developments.the setback standards in Section 3.2-240 shall take precedence.
(11) See Section 3.2-225 for residential building height limitations for solar protection. In the SLR District,solar protection for
abutting LDR properties is required only for those lots/parcels north of the proposed development.
(12) Incidental equipment may exceed the height standards.
(13) Height limitations within the Hillside Development Overlay District may be removed provided the additional height does
not exceed 45 feet and the base residential solar standards are met.
(14) In the MDR and HDR Distncts,the building height may be increased to 50 feet as specified in Subsection 3.2-240D.3.c.
(15) In the MDR and HDR Districts,lot area and dimensions may be reduced through the subdivision application process as
long as density and open space standards can be met.
(16) Panhandle driveways are permitted where dedication of public right-of-way is impractical. Panhandle driveways shall not
be permitted in lieu of a public street.In order to comply with the density requirements in the applicable residential zoning
district, a private easement,as specified in Section 3.2-220B.may be permitted in lieu of the handle because the
minimum lot/parcel size is determined based only on the pan square footage calculation.
(17) In the MDR and HDR Districts,lot coverage standards may be increased to comply with the density requirements in the
applicable residential zoning district.
(18) Special building height standards may be established in Nodal Development Overlay or other special district standards
(e.g.,Glenwood Plan District),as determined through Refinement Plan and/or Master Plan processes and/or the
permitted building height may be regulated by number of stories or floors.
Re sponse: As shown on the Site Plan and Tentative Plat included with this submittal under
Exhibit B, all lots are aligned along the proposed private road that runs north-
south. The smallest proposed lot along the private road is 6,445 SF (Lot 2). The
minimum street frontage for all lots is 46-feet. While all parcels are located
above 670-feet and therefore qualify for the Hillside Overlay District, the
dimensional requirements may be altered within the context of the cluster
Mountaingate Subdivision Cardno
Subdivision, Hillside Overlay, and 10 January 31, 2014
Tree Felling Review
0 subdivision provision that is addressed within the narrative. The proposed
grades across the building pad and private street are no greater than 6-percent;
based on the Hillside overlay provisions that would require 10,000 SF lots with
60-feet of minimum street frontage. The cluster subdivision provision will allow
for smaller lots in order to avoid development within the steeper-sloped areas.
3.2-220 Additional Panhandle Lot/Parcel Development Standards
A. Special provisions for lots/parcels with panhandle driveways:
1. Panhandle driveways are permitted where dedication of public right-of-way is
impractical or to comply with the density standards in the applicable zoning
district. Panhandle driveways shall not be permitted in lieu of a public street, as
determined by the Director.
2. Panhandle driveways shall not encroach upon or cross a watercourse, other body
of water or other topographic feature unless approved by the Director and the City
Engineer.
3. The area of the pan portion does not include the area in the "panhandle" driveway.
4. No more than 4 lotslparcels or 8 dwelling units shall take primary access from 1
multiple panhandle driveway.
5. The paving standards for panhandle driveways are:
a. Twelve feet wide for a single panhandle driveway from the front property
line to a distance of 18 feet, where there is an unimproved street; and from
the front property line to the pan of the rear lot/parcel, where there is an
improved street: and
b. Eighteen feet wide for a multiple panhandle driveway from the front
property line to the pan of the last lot/parcel. This latter standard takes
precedence over the driveway width standard for multiple-family driveways
specified in Table 4.2-2.
Response: The proposed subdivision does not include any panhandle shaped lots.
B. The Director may waive the requirement that buildable lots/parcels have frontage on a
public street when access has been guaranteed via a private street, or driveway with an
irrevocable joint use/access easement as specified in Section 4.2-120A. In the residential
districts, when a proposed land division includes single or multiple panhandle lots/parcels
and the front lot/parcel contains an existing primary or secondary structure, the Director
may allow an irrevocable joint use/access easement in lieu of the panhandles when there
is not enough area to meet both the applicable panhandle street frontage standard and the
required 5-foot wide side yard setback standard for the existing structure. In this case, the
irrevocable access easement width standard shall be:
1. Fourteen feet wide for a single panhandle lot/parcel in the LDR District.
2. Twenty feet wide for a single panhandle in the MDR and HDR District, or where
multiple panhandles are proposed in any residential district.
Response: The subdivision does not include any lots that are panhandles lot or below the
district standard for lot frontage.
3.2-225 Base Solar Development Standards
PRE-SUBMITTAL REC'D
Mountaingate Subdivision
Subdivision, Hillside Overlay. and 11 FEB 3 2014 Cardno
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A. Building Placement for Solar Protection. All buildings in the LDR and MDR Districts shall
protect the solar access of neighboring residential lots/parcels unless specified elsewhere
in this Code.
1. Solar Setback Standard. The proposed building shall comply with 1 of the
Subsections below.
a. Solar Setback. The solar setback of the shade point shall be greater than or
equal to the setback specified in Table 3.2-1 or as computed using the
following formula.
SSB = (2.5 x SPH) + (N/2) -75
Where:
SSB =The solar setback (the horizontal distance between the shade point
and the Northern lot/parcel line in feet, (See Figure 3.2-A);
SPH = The height of the shade point in feet (See Figures 3.2-D and E); and
N = The north-south dimension in feet, provided that a north-south
dimension more than 90 feet shall use a value of 90 feet for this calculation.
Provided, the solar setback of the shade point may be decreased 2.5 feet
above the amount calculated using the formula or Table 3.2-A for each foot
that the average grade at the rear property line exceeds the average grade
at the front property line.
b. Alternative Standard: Maximum Shade Point Height. The maximum height
of the shade point shall be less than or equal to the height specified in
Table 3.2-B or as computed using the following formula:
SPH= (2xssb) - N + 150
5
provided, the maximum allowed height of the shade point may be
increased 1 foot above the amount calculated using the formula or Table
3.2-2 for each foot that the average grade at the rear property line exceeds
the average grade at the front property line.
c. Performance Option. The proposed building shall not shade more than 20
percent of the south-facing wall of existing habitable buildings, or, where
applicable, the proposed building will comply with Section 3B or 3C of the
Solar Design Standards. If Section 3B is used, the shade point of the
building shall be setback from the solar building line 2.5 feet for every 1-
foot of height of the shade point.
Response: All proposed buildings will meet the minimum setback standards outlined in Table
3.2-215 Base Zone Development Standards, shown above. The required
setbacks are 10-feet for front, street side yard and rear yard and 5-feet for interior
yard setbacks. The solar setback standard subsection C—performance option
will be achieved with the proposed lot layouts. The existing subdivision located
to the north includes houses approximately 60 feet north of the closest proposed
lot and structure for the proposed Mountaingate Subdivision. With the 2.5 feet
for every 1-foot of building height of the shade point, this would allow a building
height of 24-feet for the northernmost Lots 7 and 8.
2. The solar setback for panhandle lots/parcels is calculated on the north-south
dimension of the pan portion of the lot/parcel. The southern-most lot/parcel, with a
north south dimension less than 60 feet in the pan portion of the lot/parcel shall
have a restricted building height of 21 feet.
Mountaingate Subdivision
Subdivision, Hillside Overlay, and 12 Cardno
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Response: There are no proposed panhandle lots planned for the Mountaingate subdivision.
3. Exemptions. A building is exempt from the Solar Setback Standards when any of
the following conditions exist:
a. Slopes. The lot/parcel on which the building is located has an average slope
20 percent or more in a direction greater than 45 degrees east or west of
true south.
b. Pre-existing Shade. The building will shade an area that is shaded by one or
more of the following:
An existing or approved building or structure;
ii. A topographic feature; or
iii. A non-exempt tree that will remain after development of the site. It is
assumed that a tree will remain after development if: it is situated in
a required setback; or it is part of a developed area, public park, or
legally reserved open space; or it is part of landscaping required
pursuant to this Code. A duly executed covenant also can be used
to preserve trees causing the shade.
c. Insignificant Benefit. The proposed building shades one or more of the
following:
A non-developable area, for example, designated open space or
streets, or a public use, which does not need solar access (park
land, street, public facility) or similar uses.
ii. The wall of an unheated space, for example a garage, excluding
solar greenhouses and other similar solar structures.
Shade less than 20 square feet of south-facing glazing.
Response: The proposed lots are not exempt from the Solar Setback Standards. As shown
on the typical cross-section included on the Grading and Utility Plan under
Exhibit B, proposed slopes across the front and rear yards will not exceed 5
percent, while a series of tiered retaining walls will be constructed along
Mountaingate Drive and the eastern portion of the site to deal with steep slopes
across the remainder of the site.
B. Building Height Restrictions for Solar Protection. In residential districts, the maximum
building height is determined by solar access considerations, as specified in Section 3.2-
215. No building is required to be less than 21 feet in height when set back from the
northern lot/parcel line a minimum of 1/2 of the north-south dimension. Where the HDR
District abuts an LDR or MDR District, the building height standard of the HDR District is 1
of the following:
1. When abutting an LDR or MDR District to the north, the maximum building height
for the HDR District is defined by the Maximum Shade Point Height requirement of
Section 3.2-225A.1.b. up to 50 feet south of a northern lot/parcel line or on a plane
extending south with an angle of 23 degrees and originating from the top of a 16-
foot hypothetical fence located on the northern lot/parcel line. In the HDR District,
the maximum height may be increased to 50 feet when set back 200 feet from an
LDR or MDR lot/parcel line.
2. When abutting an LDR or MDR District to the east, west or south, the building
height limitation on the HDR District shall be no greater than permitted in the LDR
or MDR District for a distance of 50 feet. In the HDR District, the maximum height
may be increased to 50 feet when set back 200 feet from an LDR or MDR lotlparcel
line.
Mountaingate Subdivision PRE-SUBMITTAL RErn Cardno
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Response: No portion of the site is within the HDR district. Specific building types and
heights have not been determined at this time. The applicant will work with the
411
City to address allowed building heights as they pertain to solar protection along
northern lot lines.
C. Solar Access Tables and Diagrams
Table 3.2-1
Solar Setback Table For LDR and MDR Districts
North-South L ot/Parcel Dimension _
Shade
Point
Height
(Feet) +100 95 90 85 80 75 70 65 _ 60 55 50 45 40
12 0 0 0 0 0 0 0 0 0 0 0 0 0
14 5 5 5 3 0 0 0 0 0 0 0 0 0
16 10 10 10 8 5 3 0 0 0 0 0 0 0
18 15 15 15 13 10 8 5 3 0 0 0 0 0
20 20 20 20 18 15 13 10 8 5 3 0 0 0
22 25 25 25 23 20 18 15 13 10 8 5 3 0
24 30 30 30 28 25 23 20 18 15 13 10 8 5
26 35 35 35 33 30 28 25 23 20 18 15 13 10
28 40 40 40 38 35 33 30 28 25 23 23 18 15
30 45 45 45 43 4 40 38 35 33 30 28 25 23 20
32 50 50 50 48 45 43 40 38 35 33 30 28 25
34 55 55 55 53 50 48 45 43 40 38 35 33 30
36 60 60 60 58 55 53 50 48 45 43 40 38 35
38 65 65 65 63 60 58 55 53 50 48 45 43 40
40 j 70 70 70 68 65 63 60 58 85 , 53 50 48 45
Solar Setback=(2.5 x SPH)-75+(N/2)
Where:SPH=Height of the Shade Point
N=North-South Lot/parcel Dimensions
Table 3.2-2
III
Shade Point Height Table
North-South Lot/Parcel Dimension
Solar
Setback
(Feet) +100 95 _ 90 85 80 75 70 65 60 55 50 45 40
5 14 14 14 15 16 17 18 19 20 21 22 23 24
10 16 16 16 17 18 13 20 21 22 23 24 25 26
15 18 18 18 19 20 21 22 23 24 25 26 27 28
2D 20 20 20 21 22 23 _ 24 25 26 27 28 29 30
25 22 22 22 23 24 25 26 27 28 29 30 31 32
30 24 24 24 25 26 27 28 29 30 31 32 33 34
35 26 26 26 27 28 29 30 31 32 33 34 35 36
40 28 28 28 29 30 31 32 33 34 35 36 37 38
45 30 30 30 31 32 33 34 35 36 37 38 39 40
50 32 32 32 33 34 35 36 37 38 39 40 41 42
55 34 34 34 35 36 37 38 39 40 41 42 43 44
60 36 36 36 37 38 39 40 41 42 43 44 45 46
65 38 38 38 39 40 41 42 43 44 45 46 47 48
70 40 40 40 41 42 43 44 45 46 47 48 47 50
75 42 42 42 43 44 45 46 47 48 49 50 51 52
80 44 44 44 45 46 47 48 49 50 51 52 53 54
Shade Point Height= SPH = (2x SSB - N + 150
5
Where: SSB=Solar setback from the northern lot/parcel line to the shade point
N = North-South Lot/parcel Dimensions
Response:, All proposed lots are configured in an east-west alignment, with the depth of the
lots approximately two times greater than the width of the lots. The side yards of
the lots will be north and south facing, while the front and rear yards will be those
lot lines running north-south. For instance, Lot 2 is 50-feet wide and 139-feet
Mountaingate Subdivision
Subdivision. Hillside Overlay, and 14 1 2014
Tree Felling Review January 31. 2014
0 deep. The 50-foot north-south width dimension with a targeted building height of
24-feet would require a 10-foot solar setback. This is achieved through the 5-foot
minimum side yard setback applied to each adjoining internal lot. Combining the
two side yard setbacks achieves the minimum 10-foot solar setback requirement.
For corner lots abutting a street to the north or south, the street width achieves
the required solar setback distance.
3.2-230 Cluster Subdivisions
A. Description. Cluster Subdivisions:
1. Permit changes in dimensional requirements by reducing lot size, setback,
street width and other developmental standards to allow more flexible
design than is permissible under the conventional subdivision process;
2. Preserve open space and create innovative residential designs that
emphasize affordability and home ownership;
3. Are permitted in all residential districts on property having a minimum
development area of at least 1 gross acre; and
4. Shall not exceed the maximum density of the applicable zoning district and
the Metro Plan. Density is calculated on the gross acreage.
EXCEPTION: Maximum density for Cluster Subdivisions within the Hillside
Development Overlay District is calculated as specified in Section 3.3-520.
Response: The applicant is pursuing the cluster subdivision allowance to deal with natural
site constraints associated with steep slopes and tree preservation along the
northeast portion of the site. That area is proposed to be a dedicated open
space tract. Based on the Hillside Overlay District requirements, minimum lot
size requirements would be 10,000 SF, well above the proposed lot sizes.
Therefore, the cluster subdivision provisions are included with this application.
B. Purpose. Cluster Subdivisions:
1. Permit developers to use innovative methods and approaches not available
under conventional subdivision methods to facilitate the construction of a
variety of housing types;
2. Encourage infill on larger properties;
3. Lower development costs by economic provision of public facilities;
4. Provide common open space for active and passive recreation use of
residents of the development; and
5. Preserve natural resources, including, but not limited to: wetlands, natural
drainage ways, constructed open storm water management areas, and
wooded areas by clustering development on those portions of a site that
are suitable of development.
Response: The proposed Mountaingate subdivision does seek to provide common open
space for passive recreation use, while also retaining wooded areas with a
dedicated tract located in the northeast portion of the site. Therefore, the
proposed cluster subdivision does meet the purpose and intent of the standard.
Mountaingate Subdivision D [ Cardno
Subdivision. Hillside Overlay, and 15 PRE-SUBMITTAL RECD January 31, rdno
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C. Review. All Cluster Subdivisions are reviewed under the Subdivision review
process specified in Section 5.12-100; and 4110
Response: The applicant is aware of the Subdivision review process applicable to cluster
subdivisions.
D. Permitted Dwellings, Structures and Uses. The following dwellings, structures and
uses are permitted in all residential districts:
1. Attached single-family dwellings, row houses, town houses;
2. Detached single-family dwellings;
3. Duplexes;
4. Manufactured dwellings;
5. Multifamily dwellings (in MDR and HDR zoning districts);
6. Accessory structures and uses permitted in the LDR District;
7. Common public and private open spaces.
Response: Detached single-family dwellings are proposed with this Mountaingate
subdivision.
E. Adjustments to Dimensional Standards. Cluster Subdivisions allow reduced lot
sizes and setback standards for individual lots, as specified in Subsection A.,
above.
EXCEPTIONS: S
1. The perimeter of the development shall meet the LDR setbacks specified in
Section 3.2-215.
2. No increase in building height is permitted.
3. Solar protection for abutting LDR properties north of the proposed
development is required.
4. The maximum lot coverage of the net development area shall meet the lot
coverage standards of Section 3.2-215.
5. Where zero lot line construction is used, spacing between buildings or
clusters of buildings shall be at least 10 feet.
Response: The Mountaingate subdivision is proposed as a cluster subdivision to limit the
minimum lot sizes required within the Hillside Overlay District. While the Hillside
Overlay District requires minimum lot size of 10,000 SF, the average lot size of
Mountaingate is 9.055 SF. All other provisions outlined within the LDR lot
dimension requirements can be met.
F. Neighborhood Compatibility. New single-family detached, attached, and duplexes
constructed within a Cluster Subdivision shall be generally compatible with
existing homes. The goal is to reduce the impact of new development on
established neighborhoods by incorporating elements of nearby, quality
buildings, for example, building details, massing, proportions, and materials. To
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• foster compatible residential development at the higher densities sought by this
Section. The following standards shall be followed.
1. Front Yard Setbacks for Buildings in Established Residential Areas. When
an existing single-family residence is located within 25 feet of the subject
site and fronts on the same street as a proposed building, a front yard
setback similar to that of the nearest single-family residence shall be used.
"Similar" means the setback is within 5 feet of the setback of the nearest
single-family residence. For example, if the existing single-family residence
has a front yard setback of 20 feet, then the new building shall have a front
yard setback between 15 and 25 feet. If there are 2 adjacent single-family
residences fronting on the same street, then an average measurement is
taken using the 2 adjacent residences. This standard shall not cause a
front yard setback to exceed 25 feet.
2. Building Height Transition. Tall buildings shall step-down to provide a
height transition to existing single story buildings. This standard applies to
new and vertically expanded buildings within 25 feet (as measured
horizontally) of an adjacent LDR property line with an existing single story
building that is less than 21 feet in height. The standard is met when the
height of the taller building or portion of the taller building does not exceed
the height of the shorter building by more than 5 feet within the 25-foot
horizontal zone.
Response: All proposed lots within Mountaingate are generally compatible with existing
adjacent homes. The lot configurations are similar to those houses located to the
north of the site that were constructed by Hayden Homes. the applicant for this
development. Building setbacks and heights will be similar to the existing
houses. The most northerly Lots 1 and 8 are located approximately 40 feet from
the adjacent LDR property line.
G. Specific Development Standards for Single-Family Dwellings. The following
design standards apply to single-family detached, single-family attached (less
than 3 attached units) and duplexes:
1. Building Orientation and Connectivity to the Fronting Street.
2. Dwelling units shall have a door opening directly to the fronting street. A
minimum 3-foot wide walkway shall connect the door to the street. The
walkway shall be constructed of a permanent hard surface (not gravel) and
located directly between the street sidewalk and the front door. This
walkway shall not be part of the driveway area.
3. Garage Doors. Garage door placement and design shall meet the following
conditions:
a. Garage door openings facing a fronting street shall not exceed 40
40 percent of the width of the house façade.
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b. The garage façade shall be set back a minimum of 4 feet from the
house façade. The minimum setback of the garage facade is
reduced to 0 feet if the house façade has a porch, 50 square feet or
more in size, encroaching into the setback.
4. Windows. A minimum area 15 percent windows and/or dwelling doors on
façades facing streets, sidewalks, and multi-use paths (including garage
façades). Gabled areas do not need to be included in the base wall
calculation when determining the minimum 15 percent calculation for
windows/doors.
5. Design Variety. Each home shall incorporate a minimum of 3 of the
following 5 building design features. Applicants shall indicate which
options they are proposing on plans submitted for building permits. While
not all of the design features are expressly required, the inclusion of as
many as possible is strongly encouraged.
a. Roof Pitch and Design. A minimum 4 to 12 roof pitch.
b. Eaves with a minimum 6-inch overhang.
c. Building Materials. At least 2 different types of building materials
(including, but not limited to: stucco and wood, brick and stone) or a
minimum of 2 different patterns of the same building material
(including, but not limited to: scalloped wood and lap siding) on
façades facing streets. These requirements are exclusive of
foundations and roofs and pertain only to the walls of a structure.
d. Architectural Features. At least 1 architectural feature included on a
dwelling façade that faces the street. For the purposes of this
provision, architectural features are defined as bay windows,
covered porches greater than 60 square feet in size, second floor
balconies, dormers related to living space, or habitable cupolas,
pillars or posts, recessed entries and off sets in building face or
roof. If a dwelling is oriented so the front façade (façade with the
front door) is oriented to a sidewalk and no façades of the dwelling
face a street, then the architectural feature may be counted if it is
located on the façade of the dwelling that faces the sidewalk and
contains the front door.
e. Architectural Details. At least 1 architectural detail on a dwelling
façade that faces the street. For the purposes of this provision,
architectural details are defined as exposed rafters or beam ends,
eave brackets, gridded windows or windows with divided lites, or
pergola/trellis work integrated into building façades. If a dwelling is
oriented so the front façade (façade with the front door) is oriented
to a sidewalk and no façades of the dwelling face a street, then
architectural details may be counted if they are located on the
façades of the dwelling that face the sidewalk.
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0 Response: The proposed lots will feature houses that are oriented to the private fronting
street, with a door opening to the internal fronting street. Those lots with garage
doors will meet the setback and facade portion standard. Although specific
house types have not been determined at this time, all houses will meet the
glazing and architectural treatment provisions outlined above.
H. Open Space. At least 20 percent of the development site shall be designated
common open space. Common open space can be wetlands, steep slopes, natural
waterways or wooded areas. Also, common open space can be created by placing
on the land amenities for community activities for residents for example,
playgrounds, picnic areas, gardens or sports features. Setbacks and buffer areas
do not count towards common open space. The use of restrictive covenants,
dedication and homeowners' association maintenance shall be assured through a
homeowners' association.
EXCEPTION: The open space requirements specified in Section 3.2-240
shall be used when a multifamily development is proposed.
Response: As shown on the Site Plan included under Exhibit B. the open space Tract 'A' will
be dedicated for public use as a community picnic area and future pathway to
Mountain Park. This open space is 64,265 SF, comprising approximately 32
percent of the overall site. This is well above the 20 percent common open
space minimum.
Landscaping. Landscaping and/or natural vegetation shall occupy a minimum of
50 percent of required common open space. On-site natural resources and
historic features that are accessible to residents (including, but not limited to: by
trails, boardwalks, etc.) may be used to satisfy this requirement. For example, if 25
percent of the site includes a natural resource or historic feature then 25 percent
of the landscaping requirement is satisfied.
Response: The 64,265 SF dedicated open space contains several trees and natural
vegetation that will be retained as a part of the Mountaingate subdivision. In
addition, as shown on the Landscape Planting Plan under Exhibit B, additional
trees. shrubs, and groundcover are proposed just northeast of Lot 1, where the
pedestrian trail ties into the site. A gazebo, picnic table and barbeque are also
provided along the trail. Aside from the trail, the remainder of the open space
tract will be preserved as-is.
J. Conditions of Approval. Over and above any other condition of approval, when
mitigating conflicts with adjacent properties raised during the review of a Cluster
Subdivision, the Director may require landscaping in the perimeter setbacks
specified in Subsection E. 1., above, in order to provide a buffer area to adjacent
properties. In this case, the setbacks shall be landscaped according to the
screening standards listed in Section 4.4-110 or Section 3.2-240. (6211)
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Response: There are no foreseen conflicts between the proposed Mountaingate subdivision
and adjacent subdivision to the north. The existing subdivision to the north was
developed by Hayden Homes, the same development group responsible for
Mountaingate. As such, this site will feature similar housing types at an
appropriate scale and styling to be compatible with the existing uses.
Section 3.3-500 Hillside Development Overlay District
3.3-510 Applicability
The HD Overlay District is applied in residential zoning districts above 670 feet elevation or to
development areas below 670 feet in elevation where any portion of the development area
exceeds 15 percent slope as determined using the slope calculation described in Subsection 3.3-
520A.
Response: The Mountaingate subdivision is located above 670 feet in elevation. Therefore,
the HD Overlay District provisions do apply.
3.3-520 Development Density and Options
A. For the purpose of calculating the allowed number of dwelling units in the development
area below 670 feet in elevation, the "average slope" as defined below may be used:
S = 0.00229 I L
A
Where:
S = Average % of slope for the area.
I = Contour Interval (not greater than 10 feet).
L = Summation of length of the contour lines within the area.
A= Area.
Where the average slope of the portion of the development area below 670 feet in elevation
is less than 15 percent, the number of dwelling units allowed shall be as provided in
Section 3.2-205A.
Response: The Mountaingate subdivision is located above 670 feet in elevation. Therefore,
the HD Overlay District density calculation shown above does not apply.
B. The developer has 2 options for the development of steeply sloped land. Option "A," is
designed to correlate minimum lot/parcel sizes to the average slope of the development
area. Option "B," is designed to allow for a density transfer bonus to stimulate
development on those portions of the development area where the slope of the land is less
than 15 percent. A combination of Options "A" and "B" may be used.
1. OPTION "A"—AVERAGE SLOPE—MINIMUM LOT/PARCEL SIZE. The site
development requirements of the LDR District apply, with the exception of the
minimum lot/parcel size and duplex standards. Determination of minimum
lot/parcel size where the slope is 15 percent or greater is a 3 step process.
a. Step A-I. Determine the area of the lot/parcel where the slope of the land is:
Less than 15 percent.
ii. From 15 percent to 35 percent.
iii. Greater than 35 percent.
110
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Use the following formula to determine the % of slope:
Vertical distance between contours = V x 100 = % slope
Horizontal distance between contours H
Indicate the portions of the development area that are less than 15 percent;
from 15 percent to 35 percent; and greater than 35 percent then use a
planimeter or other technology acceptable to the City Engineer to
determine the land area of each category.
b. Step A-2. Determine the average slope of the portion of the development
area where the slope of land is from 15 percent to 35 percent by using the
following formula:
S = 0.00229 I L
A
Where:
S = Average percent of slope for the area where the slope ranges from 15 percent
to 35 percent.
I = Contour interval. (Not greater than 10 feet).
L = Summation of the length of the contour lines within the area where the slope is
from 15 percent to 35 percent.
A= Area in acres of the portion of the parcel where the slope is from 15 percent to
35 percent.
c. Step A-3. Determine the minimum lot/parcel size for the portion of the
development area where the slope of the land is greater than 15 percent by
using the following Table:
Table 3.3.1
Average Slope Minimum Lot/Parcel Size Per Minimum Per Lot/Parcel Frontage`
Dwelling Unit
Less than 15%and below 670 feet See the applicable lot/parcel size and frontage requirements in Section
3.2-215.
Less than 15%on wooded lots* 10,000 sq.ft. 60 ft.
15%-25% 10,000 sq.ft. 90 ft.
25%-35% 20,000 sq.ft. 150 ft.
Over 35% 40,000 sq.ft. 200 ft.
"Panhandles are permitted only when requirements of this Section pertaining to fire protection and lot/parcel size are met
and the lot/parcel cannot be served with a public street.Minimum frontage standards for all other lots/parcels may be
amended by the Director when it is found that the topography or location of natural features prevent achieving the
standard. Cul-de-sac frontages are as specified in Section 3.2-215.
"A Lot/parcel that is 10,000 square feet or larger, above 670 feet in elevation,which contains more than 5 trees 8 inches
or greater dbh(See also Chapter 6).
Response: The applicant is pursuing the cluster subdivision option in order to retain a large
open space tract within the steeper sloped, wooded area of the site, while also
providing smaller lot sizes allowed with the cluster subdivision provision. While
the minimum lot sizes and parcel frontage requirements are required, the cluster
subdivision provides flexibility in order to retain the natural open space area
2. OPTION "B" DENSITY TRANSFER BONUS. In order to promote the preservation of
S natural slopes greater than 25 percent, and encourage solar access, development
density transfer is encouraged when dividing land with slopes greater than 25
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percent. The density transfer is only feasible where there are sizable portions of
the development area which have slopes less than 25 percent. Determination of the
density transfer bonus is a 4 step process:
a. Step B-1. Determine the area of the parcel where the average slope of the
land is:
i. Less than 15 percent.
ii. From 15 percent to 25 percent.
iii. From 25 percent to 35 percent.
iv. Greater than 35 percent.
b. Step B-2. Determine the average slope of the area of the parcel where the
average slope of the land is greater than 15 percent by using the formula
identified in Option A, Step A-2.
c. Step B-3. Determine the number of potential lots/parcels for the total
development area which could have been permitted, for the portion of the
parcel where the average slope is greater than 15 percent, if the average
slope option had been considered by using Table 3.3-1 in Option "A," Step
A-3.
d. Step B-4. Multiply the number of potential lots/parcels by 1.2 to determine
the density that may be transferred to those sections of the development
area where the slopes are less than 25 percent. In no case shall the density
of the developed portion of the site exceed 8 dwelling units per
developable acre, (i.e., excluding streets and open space). Land of greater
than 15 percent average slope used to calculate a density transfer bonus
shall be maintained as permanent open space or dedicated for park use.
Modification of standards as specified in Section 3.3-535 may be applied to
the entire development area.
Response: The applicant is pursuing the cluster subdivision option in order to preserve a
large open space tract located within a steeply sloped natural area. The cluster
subdivision provisions allow for smaller lot sizes and dimensions.
3.3-525 Street Grade Standards
A. Streets shall be contoured in hillside areas to minimize environmental and scenic
disruption.
B. Street grades may exceed the 12 percent local street standard specified in Section 4.2-105,
Street Standards—Public, only where topographical conditions make it impractical to meet
the 12 percent standard, subject to the following conditions:
1. No new driveways or intersections shall be permitted where street grades exceed
12 percent.
EXCEPTION: Lots/parcels created prior to the adoption of the Comprehensive Zoning
Code, 1982.
2. No street with a grade of 15 percent or greater shall be permitted for a distance of
more than 200 feet.
3. In no case shall a street grade exceed 18 percent for any distance.
Response: The greatest proposed street grade is 6.2 percent, for the private street section
located at the southern end of the Mountaingate subdivision. This is well below
the street grade maximum allowances outlined above.
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• 3.3-530 Reports Required
Where the buildable portion of the land to be developed exceeds 15 percent average slope, the
following reports are required and their conclusions applied in order to prevent or mitigate
possible hazards to life and property and adverse impacts on the natural environment, consistent
with the purpose of this Section. The applicant shall fund peer review of the reports as deemed
necessary by the City Engineer.
A. Geotechnical Report. This report shall include data regarding the geology of the site, the
nature, distribution, and strength of existing soils, conclusions and recommendations for
grading procedures, design criteria for corrective measures, and options and
recommendations to maintain soil and slope stability and minimize erosion of the site to
be developed in a manner imposing the minimum variance from the natural conditions.
Where geologic conditions of the site indicate that a hazard may exist, the report shall
show that the proposed Subdivision or Partition shall result in lots/parcels that are
suitable for development. The investigation and report shall be prepared by a civil
engineer/geologist or a geotechnical engineer.
Response: The applicant is not proposing any development within those areas of the site
with average slope exceeding 15 percent. Therefore, the required reports are
not needed for the proposed subdivision. The original Geotechnical Report from
the previous subdivision approval is included with this submittal under Exhibit E
B. Grading Plan Report. This plan shall include the following information:
1. Existing and proposed details and contours (5-foot intervals) of property;
2. Details of terrain and area drainage;
3. Location of any existing buildings or structures on the property where the work is
to be performed, the location of any existing buildings or structures on land of
adjacent owners which are within 100 feet of the property or which may be affected
by the proposed grading operations, and proposed or approximate locations of
structures relative to adjacent topography;
4. The direction of drainage flow and the approximate grade of all streets with the final
determination to be made as specified in Subsection D., below;
5. Limiting dimensions, elevations, or finished contours to be achieved by the
grading, including all cut and fill slopes, proposed drainage channels, and related
construction;
6. Detailed plans and locations of all surface and subsurface drainage devices, walls,
dams, sediment basins, storage reservoirs, and other protective devices to be
constructed with, or as a part of, the proposed work, together with a map showing
drainage areas, the complete drainage network, including outfall lines and natural
drainageways which may be affected by the proposed development, and the
estimated run-off of the area served by the drains;
7. A schedule showing when each phase of the project will be completed, including
the total area of soil surface which is to be disturbed during each stage, and
estimated starting and completion dates; the schedule shall be drawn up to limit to
the shortest possible period the time that soil is exposed and unprotected. In no
event shall the existing "natural" vegetative ground cover be destroyed, removed,
or disturbed more than 15 days prior to grading or construction of required
improvements. Within 15 days of grading or other pre-development activity that
removes or significantly disturbs ground cover vegetation, exposed soil shall
either be built upon (i.e., covered with gravel, a slab foundation or other
construction), landscaped (i.e., seeded or planted with ground cover) or otherwise
protected; and
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8. The Grading Plan shall be prepared by a civil engineer.
Response: A Grading and Utility Plan is included under Exhibit B to address proposed site 4110
work and locations of building pads, the private street, and retaining walls. A
cross-section is also shown on the plans to illustrate the building pad locations
relative to the tiered retaining walls at both the east and west portions of the site,
as well as the proposed slopes across the front and rear yards of each lot.
C. Vegetation and Re-vegetation Report. This report shall be as specified in Section 5.19-120,
if tree felling is proposed.
Response: Vegetation and re-vegetation are addressed within the Landscape Planting Plan
included under Exhibit B. Trees to be removed are shown on the Existing
Conditions Plan, while all proposed trees, shrubs, and groundcover are shown on
the Planting Plan.
D. Verification of Slope and Grade Percentages. Prior to acceptance of the Final Plat, all
streets shall be cross-sectioned and their center-lines staked in the field, to determine the
accuracy of preliminary slope and grade percentages. If there are significant differences
between preliminary and final grade and slope determinations, i.e., density or street
gradients exceed the limits specified in this Section, the Tentative Plan shall be modified
to reflect the revised information and resubmitted.
Response: The applicant is aware of the slope and grade verification process. The
preliminary plat and supporting grading plan will accurately depict proposed
grades that should not deviate significantly from the final plat.
E. Development Plan Report. A proposed development plan shall be submitted, depicting
building envelopes for each lot/parcel, including driveway approaches and all other
associated impervious surface areas. The applicant shall specify whether trees will be
felled under one Tree Felling Permit, as specified in Section 5.19-100, as part of the
subdivision construction process or by separate Tree Felling Permit for each individual
lot/parcel prior to the issuance of a Building Permit. The plan shall be based upon the
findings of the required reports in this Section and the lot/parcel coverage standards of
Section 3.2-215. Building envelopes shall be specified in Covenants, Conditions, and
Restrictions recorded with the Subdivision Plat.
Response: A Development Plan Report is included with this submittal in the form of the
Preliminary Plat. Although specific building footprints have not been determined
at this time, the general footprints of the houses can be roughly determined by
assessing those internal lot areas behind the front, side, rear, and garage
setback lines. A Tree Felling Permit is included with this submittal, as trees will
be felled under one Tree Felling Permit as part of the subdivision construction
process.
3.3-535 Modification of Standards
The Director may modify the standards of this Code, as they apply to the entire development area,
within the following prescribed limits:
A. Front, side and rear yard setbacks may be reduced to zero (when permitted by the Building
Safety Codes); provided, however, where attached dwellings are proposed, there shall not
be more than 5 dwelling units in any group.
B. The reduction of public right-of-way, pavement width, and/or requirements for the
installation of sidewalks as specified in Table 4.2-1, may be allowed if provisions are made
to provide off-street parking in addition to that specified in Section 4.6-125. The Director
may require combinations of collective private driveways, shared parking areas and on-
street parallel parking bays where topography, special traffic, building, grading, or other
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• circumstances necessitate additional regulation to minimize land and soil disturbance and
minimize impervious surface areas.
Response: No modifications are proposed with this application. Lot dimensional
requirements will be addressed under the cluster subdivision provision.
3.3-540 Fire Protection Requirements
Additional fire protection requirements may be required in hillside development areas which are
considered vegetated areas subject to wildfires as determined by the Fire Marshal.
A. All buildings with a gross area in excess of 1,500 square feet shall be constructed within
50 feet of an approved fire lane or public street. Fire apparatus access shall be provided to
within 50 feet of the building (this may mean modifying the driveway designs for width,
grade and construction material in order to meet fire lane requirements). Installation of a
residential fire sprinkler system will be considered as an alternative to the requirement to
be within 50 feet of a fire lane or street.
B. The developer shall specify in the recorded Covenants, Conditions and Restrictions that a
wildfire defense plan for each lot/parcel, approved by the Fire Marshal,will be required
prior to the issuance of a building permit.
C. All buildings located in or adjacent to vegetated areas subject to wildfires shall have Class
A or B roofing as specified in the Oregon State Structural Specialty Code.
Response: All lots within the development front directly on and have access to an approved
fire lane provided in the form of a 40-foot wide public utility and private access
easement.
CHAPTER 4 DEVELOPMENT STANDARDS
411) Section 4.2-100 Infrastructure Standards—Transportation
4.2-905 Public Streets
A. General Provisions.
1. The location, width and grade of streets shall be considered in their relation to
existing and planned streets, to topographical conditions, and to the planned use
of land to be served by the streets. The street system shall assure efficient traffic
circulation that is convenient and safe. Grades,tangents, curves and intersection
angles shall be appropriate for the traffic to be carried, considering the terrain.
Street location and design shall consider solar access to building sites as may be
required to comply with the need for utility locations, and the preservation of
natural and historic inventoried resources. Streets shall ordinarily conform to
alignments depicted in TransPlan,the Regional Transportation Plan (RTP),
applicable Refinement Plans, Plan Districts, Master Plans, Conceptual
Development Plans, or the Conceptual Local Street Map.The arrangement of
public streets shall provide for the continuation or appropriate projection of
existing streets in the surrounding area, unless topographical or other conditions
make continuance or conformance to existing street alignments impractical.
a. The following street connection standards shall be used in evaluating street
alignment proposals not shown in or different from an adopted plan or that
are different from the Conceptual Local Street Map:
i. Streets shall be designed to efficiently and safely accommodate all
modes of travel including emergency fire and medical service
vehicles.
• ii. The layout of streets shall not create excessive travel lengths,
particularly for pedestrians and cyclists.
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iii. Streets shall be interconnected to provide for the efficient provision
of public facilities and for more even dispersal of traffic.
iv. New streets shall be designed to accommodate pedestrians and
bicycles safely.
v. The street circulation pattern shall provide connections to and from
activity centers for example, schools, commercial areas, parks,
employment centers, and other major attractors.
vi. Street design shall minimize impacts to waterways and wetlands,
and shall follow slope contours where possible.
vii. Street design shall enhance the efficiency of the regional collector
and arterial street system by providing relatively uniform volumes
of traffic to provide for optimum dispersal.
viii. Streets identified, as future transit routes shall be designed to
safely, efficiently and physically accommodate transit vehicles.
ix. Streets shall meet all design standards in this Code,the City's
Engineering Design Standards and Procedures Manual,the Public
Works Standard Construction Specifications, and the Springfield
Municipal Code, 1997.
x. Streets shall provide logical and efficient extensions of the public
street system to adjoining properties.
Response: A private street is proposed to serve all lots within the Mountaingate subdivision.
The private street will connect to an existing street extension that connects
directly to Mountaingate Drive. The proposed connection and dedicated access
easements are shown on the Site Plan included under Exhibit B of this submittal.
411
The private street will safely accommodate all modes of travel including
emergency fire and medical service vehicles. The private street will connect to
the existing street network to limit vehicle access and driveway approaches that
could directly front Mountaingate Drive.
b. The Director, in consultation with the Public Works Director, may modify
the Conceptual Local Street Map when a proposed alignment is consistent
with the street connection standards in Subsection 1.a., above or when
existing conditions make application of the Conceptual Local Street Map
impractical or inconsistent with accepted transportation planning
principles.
Response: The Conceptual Local Street Map does not show a proposed road network within
this area due east of Mountaingate Drive. The proposed street is a private street
designed to facilitate safe and efficient access into the site.
2. All streets and alleys shall be dedicated and improved as specified in this Code.
Response: The private street will be constructed to City standards and dedicated as required
3. Development Approval shall not be granted where a proposed application would
create unsafe traffic conditions.
Response: The project street design can be described as a modified grid and a continuation
of the existing roadway network. There are no awkward intersections or
transportation patterns as a result of this project.
•
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4. An applicant may be required to prepare a Traffic Impact Study (TIS)to identify
potential traffic impacts from proposed development and needed mitigation
measures. A TIS is required if any of the following criteria are met:
a. Peak Hour Threshold. If a change in land use or intensification of an
existing use generates 100 or more trips during any peak hour as
determined by procedures contained in the most recent edition of the
Institute of Transportation Engineers Trip Generation Manual, a TIS shall be
performed by a registered professional engineer.
b. Average Daily Traffic Threshold. If a change in land use or intensification of
an existing use generates 1,000 or more trips per day as determined by
procedures contained in the most recent edition of the Institute of
Transportation Engineers Trip Generation Manual, a TIS shall be performed
by a registered professional engineer.
c. Variance and Known Issues Threshold. The Public Works Director may
determine that a TIS is necessary to support a request for a Variance from
the transportation provisions of this code or where traffic safety, street
capacity, future planned facility, or multimodal concerns may be
associated with the proposed development.
d. The nature and extent of the TIS scope shall be determined by the Public
Works Director based upon a trip distribution and assignment prepared by
the Applicant. At a minimum, locations impacted by more than 20 trips
during the identified peak hour shall be included in the trip distribution and
assignment.
e. The Director,with the approval of the Public Works Director, may modify
• TIS requirements consistent with applicable local and regional
transportation system plans and the intent of this Code when existing
conditions make their strict application impractical or inconsistent with
accepted site planning or transportation planning principles.
Response: The proposal includes 15 single family lots that do not result in 100 or more peak
hour trips OR over 1,000 of average daily trips. Therefore, a TIS is not required
with this submittal.
B. Streets shall be dedicated through the approval of a subdivision plat, or by acceptance of a
deed when approved by the City for general traffic circulation, as specified in the Metro
Plan and the TransPlan.
Response: The applicant intends to dedicate the street as a private access and public utility
easement. This will be dedicated and shown on the subdivision plat.
C. Street right-of-way widths are as specified in Table 4.2-1, unless otherwise indicated in
TransPlan,the Conceptual Local Street Plan, or where necessary to achieve right-of-way
and street alignment
Table 4.2-1
Street Right-of-Way and Curb-to-Curb Width Specifications
Type of Street Minimum Right-of-Way Minimum Curb-to-Curb
Major Arterial 100' 76'
Minor Arterial 70' 48'
Collector 60' 36'(3)
Local Street
• <15 percent slope(1) 50' 36'
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Type of Street Minimum Right-of-Way Minimum Curb-to-Curb
>15 percent slope(1) 40' 28'(2)
<1,200'length and<1,000 vehicle trips 40' 28'
per day
Cul-de-Sac Bulb 83' 70'
Alley 20' 20'(4)
(1) i.e.,the average slope of the development area.
(2) 20' streets are allowed with approved parking bays of 8'x 24' per vehicle.
(3) Additional right-of-way may be required to accommodate a center turn lane where significant volumes
of left-turn traffic occur.
(4) Alleys do not have curbs, 20'is the entire paving width.
Response: As shown on the Grading and Utility Plan, there is a proposed 40-foot public
utility and private access easement to accommodate the required Local Street
standard on a site featuring greater than 15 percent slope. The proposed curb-
to-curb width is 28-feet, meeting the required street specification.
D. Functional Classification of Streets. The City's street system consists of streets that are
classified as Major Arterial; Minor Arterial; Collector and Local, consistent with the
Federally Designated Roadway Functional Classification map, contained in the Regional
Transportation Plan. Local Streets include all streets not classified as Arterial or Collector
streets.
Response: The existing private street and proposed private street that will provide access to
serve the Mountaingate lots are both defined as Local Streets. Mountaingate
Drive is defined as a Collector.
E. Dead-End Streets.
1. Dead-end streets shall terminate in cul-de-sac bulb, "hammerhead" or other design
that provides an adequate vehicular turn-around area as may be approved by the
Public Works Director and the Fire Marshal.
2. A dead-end street, excluding the bulb or other approved vehicular turn-around
area, shall have a minimum length of 65 feet and shall have a maximum length of
400 feet as measured from the nearest curb line of the intersecting street. The
right-of-way and paving requirements for cul-de-sacs, including the bulb or other
approved vehicular turn-around area, are as specified in the Public Works
Standard Construction Specifications and the City's Engineering Design Standards
and Procedures Manual.
EXCEPTION: Where streets that are planned to be through streets are partially
constructed during phased development, temporary dead-end streets with
temporary vehicular turn-around areas will be permitted as specified in the City's
Engineering Design Standards and Procedures Manual. In this case, the 400-foot
maximum length standard shall not apply.
3. Where there is an existing dead-end street without a turn-around at the time of
development that generates additional vehicular trips, the property owner shall
provide for a turn-around area to the satisfaction of the Public Works Director and
the Fire Marshall. Permitted vehicular turn-around areas may include, but are not
limited to hammerheads, partial cul-de-sac bulbs and private driveways.
Response: The proposed private street does feature a hammerhead turn-around designed to
meet the City's Engineering Design Standards and Procedures Manual.
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F. Where necessary to ensure that adequate access will be feasible for the orderly
development and/or division of adjacent land or to provide for the transportation and
access needs of the City as determined by the Public Works Director, streets shall be
extended to the appropriate boundary of the property proposed to be developed,
partitioned or subdivided. A City standard barricade and/or signs and markings as may be
necessary to adequately warn traffic approaching the end of the street shall be
constructed at the developer's expense.
Response: The proposed private street does extend through the site to the southern
property line to accommodate for future development of the southerly parcel.
G. Additional Right-of-Way and Street Improvements.
1. Whenever an existing street of inadequate width is abutting or within a
development area requiring Development Approval, additional right-of-way is
required. Whenever street dedication results in right-of-way that does not connect
with the City street system, a deed restriction shall be recorded with the Lane
County Recording Officer stating that the property shall not be built upon until a
fully improved street is constructed to serve the property, and connect with the
City street system.
Response: All ROW along Mountaingate Road is adequate. No additional Mountaingate
Road ROW is proposed to be dedicated.
2. Whenever a proposed land division or development will increase traffic on the City
street system and the development site has unimproved street frontage, that street
frontage shall be fully improved to City specifications in accordance with the
following criteria:
1111 a. When fully improved street right-of-way abuts the property line of the
subject property, street improvements shall be constructed across the
entire property frontage.
b. When there is a fully improved partial-width street opposite the frontage of
the subject property, street improvements shall be constructed across the
entire property frontage to provide a full-width street.
c. Where property has frontage on unpaved street right-of-way, or where
unpaved street right-of-way extends to a side property boundary, the
minimum level of street improvements necessary to provide for the safe
and efficient movement of vehicles and pedestrians from/to the proposed
development shall be constructed.
d. Where there is multifamily residential, commercial or industrial
development at the intersection of a fully improved street and an
unimproved street, if access is taken from the unimproved street, the
unimproved street frontage shall be improved.
EXCEPTIONS:
In all other cases of unimproved streets, an Improvement
Agreement shall be required as a condition of Development
Approval, postponing improvements until the time that a City street
improvement project is initiated.
ii. In the case of siting accessory structures and other structures not
occupied by humans, and changes of use which do not increase
parking requirements shall not be considered development which
increases traffic on the City street system; full street improvement
or an Improvement Agreement shall not be required.
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Response: A portion of the development (Lots 8-15) abuts Mountaingate Drive. This
proposal includes a 5-foot sidewalk located on the east side of Mountaingate
Drive, along the property frontage. The existing roadway half-street width and
ROW does meet the Collector street standard.
4. Partial-width streets shall be permitted only if both of the following approval criteria
are met:
a. There is inadequate right-of-way to install a full-width street improvement
without changing street alignments; and
b. The partial-width street is adequate to carry anticipated traffic loads until
adjacent properties are developed and the street is fully improved.
Response: The proposal does not include any partial-width streets.
5. If the developer bears the full cost of dedicating the necessary right-of-way for
and/or constructing partial-width street improvements, the developer may retain a
reserve strip subject to the following terms and conditions:
a. The retention of this strip does not constitute either an express or implied
agreement by the City:
i. To require an abutting property owner to take access to the street
across the reserve strip;
ii. To withhold approval of development and building on abutting
property unless the abutting property owner takes access to the
street across the reserve strip;
iii. That it will not or cannot prohibit access from abutting properties to
the street across the reserve strip.
b. Abutting property owners may purchase access rights across the reserve
strip by paying to the developer a prorated share of the developer's costs
of the fully improved street. The developer shall submit actual development
costs to the City within 6 months following street construction. The cost of
purchasing access rights across the reserve strip shall include the actual
construction cost per lineal foot, plus inflation, at a rate not to exceed 5
percent per year. It shall not be the City's responsibility to record legal
documents.
Response: No reserve strips are proposed along any necessary ROW or street
improvement.
Signs and Signals.
1. All traffic control signs, traffic signals pavement markings and street name signs
shall be in conformance with the U.S. Department of Transportation's Manual of
Uniform Traffic Control Devices for Streets and Highways (including Oregon
supplements), the City's Engineering Design Standards and Procedures Manual,
the Public Works Standard Construction Specifications and this Code.
2. Unless otherwise approved by the Public Works Director:
a. The developer is responsible for providing and installing all traffic control
devices and street name signs as necessary to support the proposed
development.
b. Where a proposed street intersection will result in an immediate need for a
traffic signal, the developer shall bear the cost for the improvements. When
other property owners are benefited, other equitable means of cost
distribution may be approved by the City.
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Response: All traffic signs shall meet the City's standards. There are no traffic signals that
will be a part of this development.
K. Street names are assigned as specified in the Springfield Municipal Code, 1997. (6274)
Response: Specific Street names will be proposed, approved and adopted as part of the
Final Plat.
4.2-110 Private Streets
A. Private streets are permitted within Mobile Home/Manufactured Dwelling Parks and
singularly owned developments of sufficient size to permit interior circulation.
Construction specifications for private streets shall be the same as for public streets.
EXCEPTION: During the Site Plan Review, Partition or Subdivision processes involving private
streets, the Public Works Director may allow alternative construction materials and
methods to be used.
Response: The internal roadway is proposed as a private street located in a 40-foot wide
public utility and private access easement. The width of the easement and
proposed 28-foot paved width both meet the required standards for a Local
Street on a site with slopes greater than 15 percent.
B. The Approval Authority shall require a Homeowner's Agreement or other legal assurances
acceptable to the City Attorney for the continued maintenance of private streets.
Response: The applicant will work with the City to draft a maintenance agreement
acceptable to the City Attorney.
4.2-115 Block Length
II/ Block length for local streets shall not exceed 600 feet, unless the developer demonstrates that a
block length shall be greater than 600 feet because of the existence of one or more of the
following conditions:
A. Physical conditions preclude a block length of 600 feet or less. These conditions may
include topography or the existence of physical features, including, but not limited to:
wetlands, ponds, streams, channels, rivers, lakes or steep grades, or a resource under
protection by State or Federal law;
Response: The proposed block is approximately 440-feet long, well below the 600 foot limit.
B. Buildings or other existing development on adjacent lands, including previously
subdivided but vacant lots/parcels that physically preclude a block length 600 feet or less,
considering the potential for redevelopment; or
Response: There are no existing development/buildings that will affect the block length
planning.
C. Where the extension of a public street into the proposed development would create a
block length exceeding 600 feet, the total block length shall be as close to 600 feet as
possible.
Response: There are no existing development/buildings that will affect the block length
planning.
4.2-120 Site Access and Driveways
A. Site Access and Driveways—General.
SI. All developed lots/parcels shall have an approved access provided by either direct
access to a:
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a. Public street or alley along the frontage of the property;
b. Private street that connects to the public street system. The private street
shall be constructed as specified in Section 4.2-110 (private streets shall
not be permitted in lieu of public streets shown on the City's adopted
Conceptual Street Plan or TransPlan); or
c. Public street by an irrevocable joint use/access easement serving the
subject property that has been approved by the City Attorney, where:
A private driveway is required in lieu of a panhandle driveway, as
specified in Section 3.2-220B.; or
ii. Combined access for 2 or more lots/parcels is required to reduce
the number of driveways along a street, as determined by the Public
Works Director.
Response: All developed lots will feature private driveways that directly access a public
street designed to City of Springfield standards. Access to the public street will
be provided along the lot frontage.
2. Driveway access to designated State Highways is subject to the provisions of this
Section in addition to requirements of the Oregon Department of Transportation
(ODOT) Highway Division. Where City and ODOT regulations conflict, the more
restrictive regulations shall apply.
Response: There is no proposed driveway access to a designated State Highway. This
provision does not apply.
B. Driveway access to local streets is generally encouraged in preference to access to streets
of higher classification. •
EXCEPTION: Driveway access to arterial and collector streets may be permitted if no reasonable
alternative street access exists or where heavy use of local streets is inappropriate due to
traffic impacts in residential areas.
1. Where a proposed development abuts an existing or proposed arterial or collector
street, the development design and off-street improvements shall minimize the
traffic conflicts.
2. Additional improvements or design modifications necessary to resolve identified
transportation conflicts may be required on a case by case basis.
Response: All developed lots will feature private driveways that directly access a private
street designed to the local street standard. Access to the public street will be
provided along the lot frontage.
C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as
specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and
Procedures Manual and the Public Works Standard Construction Specifications.
Table 4,2-2
Driveway Design Specifications
1-Way Driveway
Width 2-Way Driveway Width Transition Width Driveway
Throat
Land Use Min. Max. Min. Max. Min. Max. Depth
Single-family and Duplexes(3) 12 feet 16 feet 12 feet 24 feet(1) 3 feet 3 feet
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0 Multifamily Residential 24 feet 35 feet(1) 5 feet 8 feet 18 feet(2)
Commercial/Public Land 12 feet 18 feet 24 feet 35 feet(1) 8 feet N.A. 18 feet(2)
Industrial 12feet 18 feet 24 feet 35 feet(1) 8 feet N.A 18 feet(2)
(1) Driveway widths and throat depths may be varied if no other reasonable alternative exists to accommodate on-
site development needs and traffic safety is not impaired.
(2) Measured from the face of curb to the first stall.
(3) Single driveways serving single-family and duplex dwellings shall be paved for the first 18 feet when abutting a
curb and gutter street; these driveways may be graveled for the remainder of their length.Driveways abutting unimproved
streets shall be graveled.
Table 4.2-3
Curb Return Driveway Design Specifications
Driveway Width(1) Radius of Curb(2) Driveway
Throat Depth
Land Use Min. Max. Mln. Max. Minimum(3)
Single-family and Duplexes N.A. N.A. N.A_ N.A. N.A.
Multifamily Residential 24 feet 30 feet 10 feet 20 feet 60 feet
Commercial/Public Land 24 feet - 35 feet 15 feet 35 feet 60 feet
Industrial 24 feet 35 feet 15 feet 35 feet 60 feet
(1) Wider driveways may be permitted to accommodate traffic demands and/or to improve traffic safety.
(2) Greater curb radii may be permitted where high volumes of large trucks are anticipated.
(3) Measured from the face of the curb to the first stall or aisle.
Table 4.2-4
Minimum Separations Between a Driveway and the Nearest
Intersection Curb Return on the Same Side of the Street.(1)
Street Type
Land Use Arterial Collector Local
Single-family Residential and 200 feet 50 feet 30 feet
Duplexes
Multifamily Residential 200 feet 100 feet 75 feet
Commercial!Public Land 200 feet 100 feet 75 feet
Industrial 200 feet 200 feet 150 feet
(1) Each category of street is considered separately. Distances may be reduced in the following circumstances:
(a) Access is from a one-way street.
(b) The driveway is marked for"right-in-right-out only."
(c) The driveway is marked"exit only"and is designed to prevent left turns.
(d) In cases where an existing lot/parcel and/or use make compliance with these specifications unreasonable,a new
driveway or an existing driveway required to be relocated by this Code shall be placed at the furthest point from the
intersection curb return,considering both safety and internal circulation requirements of the development.
Response: While specific driveway locations have not been determined at this time, the
applicant is aware of the driveway design specifications. All lots are proposed as
single-family residences. Therefore, the driveway widths will be within the 12-24
foot width allowance. with a transition width of 3-feet.
4.2-125 Intersections
Intersections shall be designed and constructed as specified in the City's Engineering Design
Standards and Procedures Manual and the following requirements.
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A. In order to minimize traffic conflicts and provide for efficient traffic signalization,
intersections involving curb return driveways and streets, whether public or private, shall
be directly opposed, unless a Traffic Impact Study indicates that an offset intersection
benefits public safety to a greater degree.
Response:, The proposed site layout only includes a single Local Street to access all lots.
Therefore, the intersection design and construction standards will only apply to
the "T" intersection where the proposed road meets the existing street that then
accesses Mountaingate Drive.
B. Streets shall be laid out so as to intersect as nearly as possible at right angles. The angle
of intersection between 2 intersecting streets shall be at least 80 degrees. At intersections,
each local street shall be straight or have a radius greater than 400 feet for a distance of
100 feet from each intersection. At intersections, each collector or arterial street shall be
straight or have a radius greater than 600 feet for a distance of 100 feet from each
intersection.
Response: All proposed streets are laid out to achieve intersections as nearly as possible at
right angles. The proposed private street located within a private access
easement provides a 150-foot radius from the intersection with the existing
private street.
4.2-130 Vision Clearance
A. All corner lots/parcels shall maintain a clear area at each access to a public street and on
each corner of property at the intersection of 2 streets or a street and an alley in order to
provide adequate sight distance for approaching traffic.
Response: All corner lots will maintain a vision clearance area at each access to a public
street, as well as each corner of property at the intersection of 2 streets. These
areas will remain free of structures and sight obscuring walls and landscaping
within the 2 'A foot to 8-foot view plane.
B. No screen or other physical obstruction is permitted between 2-1/2 and 8 feet above the
established height of the curb in the triangular area (see Figure 4.2-A).
EXCEPTION: Items associated with utilities or publicly owned structures for example,
poles and signs, and existing street trees may be permitted.
Response: All corner lots will maintain a vision clearance area within the 2 % foot to 8-foot
view plane.
C. The clear vision area shall be in the shape of a triangle. Two sides of the triangle shall be
property lines for a distance specified in this Subsection. Where the property lines have
rounded corners, they are measured by extending them in a straight line to a point of
intersection. The third side of the triangle is a line across the corner of the lot/parcel
joining the non-intersecting ends of the other 2 sides. The following measurements shall
establish the clear vision areas:
Table 4.2-5
Type of Intersection Measurement Along Each Property Line
Any Street 25 feet(1)
Any Alley 15 feet(1)
Any Driveway 10 feet(1)
(1) These standards may be increased if warranted for safety reasons by the Public Works Director.
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• Response: 25-foot vision clearance triangles are shown on the Landscape Planting Plan
included under Exhibit B with this submittal.
4.2-135 Sidewalks
A. Sidewalks and planter strips abutting public streets shall be located wholly within the
public street right-of-way, unless otherwise approved by the Public Works Director.
Response: All proposed sidewalks and planter strips are wholly located within the
Mountaingate Road public street ROW. The proposed sidewalk along the west
side of the private street will be within the private access easement, while
proposed street trees will be located back of sidewalk on the west side and back
of curb on the east side.
B. Sidewalks shall be designed, constructed, replaced or repaired as specified in the City's
Engineering Design Standards and Procedures Manual,the Public Works Standard
Construction Specifications and the Springfield Municipal Code, 1997. New sidewalk
design shall be consistent with existing sidewalk design in the same block in relation to
width and type
Response: All proposed sidewalks will be designed and constructed to meet the City's
Engineering Design Standards and Procedures Manual.
C. Planter strips may be required as part of sidewalk construction. Planter strips shall be at
least 4.5 feet wide and long enough to allow the tree to survive. Maximum planter strip
width is dependent upon the type of tree selected as specified in the City's Engineering
Design Standards and Procedures Manual.
• Response: Planter strips are not proposed along the Mountaingate Road. There are no
existing planter strips located along the remainder of Mountaingate Road; the
applicant is proposing to match existing street improvements.
D. Maintenance of sidewalks is the continuing obligation of the abutting property owner.
Response: The applicant is aware of this provision.
4.2-140 Street Trees
Street trees are those trees required within the public right-of-way. The primary purpose of street
trees is to create a streetscape that benefits from the aesthetic and environmental qualities of an
extensive tree canopy along the public street system. Street trees are attractive amenities that
improve the appearance of the community, providing shade and visual interest. Street trees also
improve air quality, reduce stormwater runoff and moderate the micro-climate impacts of heat
absorbed by paved surfaces. Street trees may be located within planter strips, in individual tree
wells within a sidewalk, round-abouts, or medians.
EXCEPTION: In order to meet street tree requirements where there is no planter strip and street
trees cannot be planted within the public right-of-way, trees shall be planted in the required front
yard or street side yard setback of private property as specified in the applicable zoning district.
Response: Street trees are provided within the dedicated ROW for Mountaingate Road, as
well as both sides of the proposed private street.
A. New Street Trees. New street trees shall be at least 2 inches in caliper. New street trees
shall be selected from the City Street Tree List and installed as specified in the City's
• Engineering Design Standards and Procedures Manual. The Public Works Director shall
determine which species are permitted or prohibited street trees.
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Response: As shown on the Landscape Planting Plan. street trees will be at least 2-inches in
caliper at the time of install.
B. Existing Street Trees.
1. Street Tree Retention Standards. Existing trees may meet the requirement for street
trees (i.e., trees on the City Street Tree List specified in the City's Engineering
Design Standards and Procedures Manual with a minimum caliber of 2 inches) if
excavation or filling for proposed development is minimized within the dripline of
the tree. Sidewalks of variable width, elevation and direction may be used to save
existing trees, subject to approval by the Director and Public Works Director.
Existing street trees shall be retained as specified in the Engineering Design
Standards and Procedures Manual, unless approved for removal as a condition of
Development Approval or in conjunction with a street construction project.
Response: There are no existing street trees proposed for retention or removal.
2. Street Tree Removal Standards.
a. Any existing street trees within the public right-of-way proposed to be
removed by the City is exempt from the tree felling regulations specified in
Section 5.19-100.
b. Any existing street trees on private property proposed to be removed shall
require notification of the Public Works Director prior to removal. Removal
of 5 or more street trees on private property shall be subject to the tree
felling standards specified in Section 5.19-100.
Response:, There are no street trees proposed for retention or removal.
3. Street Tree Replacement Standards. Where possible, any street tree proposed to be
411
removed shall be replaced with a tree at least 2 inches in caliper.
a. It is the responsibility of the City to plant any replacement tree within the
public right-of-way.
b. It is the responsibility of the property owner to plant any replacement street
tree on private property, either as a condition of a Tree Felling Permit or
when the property owner removes a street tree on private property without
the City's authorization. Any replacement street tree shall meet the
standards specified in Subsection A, above.
c. Whenever the property owner removes a street tree within the public right-
of-way without the City's authorization, that person is responsible for
reimbursing the City for the full value of the removed tree, to include
replanting and watering during the 2-year tree establishment period.
Response: There are no street trees proposed for retention or removal.
C. Street Tree Maintenance Responsibility.
1. Maintenance of street trees in the public right-of-way shall be performed by the
City.
2. Maintenance of street trees on private property shall be performed by the property
owner. (6211)
Response: The applicant is aware of this provision. Street trees along Mountaingate Road
will be maintained by the City, while all other street trees are located on private
property to be maintained by the property owner.
4.2-145 Street Lighting
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0 Public street lighting design and placement is specified in the City's Engineering Design
Standards and Procedures Manual and the Public Works Standard Construction Specifications
and is approved by the Public Works Director.
A. Street lighting shall be included with all new developments or redevelopment. Existing
street lights shall be upgraded to current lighting standards with all new developments or
redevelopment as determined by the Public Works Director. The developer is responsible
for street lighting installation costs.
B. A developer may choose to install decorative streetlights, as may be permitted in the
City's Engineering Design Standards and Procedures Manual and the Public Works
Standard Construction Specifications.
Response: As provided in the Notes section of both the Grading and Utility Plan and the
Tentative Plat. streetlights are proposed as 100 watt high pressure sodium
lamps. mounted 30-feet high with an 8-foot arm length.
4.2-160 Accessways
A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets,
residential areas, neighborhood activity centers, industrial or commercial centers, transit
facilities, parks, schools, open space, or trails and paths where no public street access
exists. Accessways may also be used as a secondary emergency access. Accessways
shall be dedicated as public right-of-way during the development review process.
EXCEPTIONS:
1. There is an existing building or conditions on an abutting property that makes the
accessway impractical; or
2. There are slopes in excess of 30 percent.
Response: As shown on the Landscape Planting Plan, there is a 5-foot side trail located on
the east side of Lots 1-7 that will serve as a pathway link to the future Mountain
Park expansion. The trail will be dedicated to the City. The enlargement area #2
on the Landscape Planting Plan shows various landscape plantings and a picnic
area located northeast of Lot 1. The plantings include a variety of trees and
groundcover to provide an attractive amenity for the subdivision. The proposed
trail alignment is located to limit the amount of grading and earthwork needed to
site the trail. As shown on the Landscape Planting Plan under Exhibit B, the trail
alignment is schematic and final layout and staking will occur in the field at the
time of construction.
B. Accessways shall comply with the following design standards:
1. Where an accessway is proposed for only bicycle and/or pedestrian travel, the
right-of-way shall be paved a minimum of 12 feet wide with either asphalt concrete
or Portland Cement concrete. Any necessary light standards shall be installed
outside of the 12-foot travelway, but within the public right-of-way.
2. Where an accessway is proposed as a secondary access for emergency vehicles or
in combination with bicycle and/or pedestrian travel, the right-of-way shall be
minimum of 20 feet wide; consisting of a 10-foot wide area paved with either
asphalt concrete or Portland Cement concrete and 2 additional 5-foot wide areas
that may be turf block, grass-crete or other similar permeable material approved by
the Public Works Director on a base of gravel capable of supporting fire equipment
weighing 80,000 pounds. Any necessary light standards shall be installed outside
the 20-foot travelway, but within the public right-of-way.
S
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3. In addition to the locational standards accessway lighting specified in Subsections
1. and 2., above any street light installed in an accessway shall be a City approved
decorative streetlight.
Response: The proposed accessway is designed to function as more of a pedestrian trail, as
the trail is located within the steeper sloped eastern portion of the site.
C. The Director may require improvements to existing unimproved accessways on properties
abutting and adjacent to the property proposed to be developed. Where possible, the
improvements to unimproved accessways shall continue to the closest public-street or
developed accessway. The developer shall bear the cost of accessway improvements,
unless other property owners are benefited. In this case, other equitable means of cost
distribution may be approved by the City. Where possible, accessways may also be
employed to accommodate public utilities.
Response: There are no known existing accessways on properties abutting or adjacent to
the proposed development.
Section 4.4-100 Landscaping, Screening and Fence Standards
4.4-105 Landscaping
A. These regulations ensure that new development complies with the landscaping provisions
of this Code and any applicable Refinement Plans, Plan Districts, Master Plans, and
Conceptual Development Plans; is adequately screened from less intensive development;
considers the effects of vegetation on public facilities; retains significant clusters of
natural trees and shrubs wherever possible; minimizes run-off; facilitates energy
conservation and crime prevention; and improves the appearance of the City to create a
desirable place to live and work.
Response: The applicant is aware of this code provision. A Landscape Planting Plan is
included with this submittal to address all Landscaping, Screening and Fence
standards.
B. Three types of landscaping may be required:
1. Landscaping standards for private property as specified in this Section and other
Sections of this Code.
2. Street trees in the public right-of-way as specified in Section 4.2-140.
3. Curbside planter strips in the public right-of-way as specified in Section 4.2-135.
Response: All three types of landscaping are addressed on the Landscape Planting Plan
included under Exhibit B. Street trees are located along the Mountaingate Road
frontage and street trees are shown within the front yard setbacks along the
private street.
C. Materials and installation costs of planting and irrigation other than what is required by
the Minimum Development Standards (Section 5.15-100) shall not be required to exceed 10
percent of the value of the new development, including parking facilities. The Director
shall determine the location, quantity and quality of required landscaping as specified in
this Code.
Response:, The applicant is aware of this provision and will work with the Director to
determine required landscaping to meet the code standards.
D. Unless otherwise specified in this Code, the following areas of a lot/parcel shall be
landscaped:
1. All required setback areas and any additional planting areas as specified in the
appropriate zoning district.
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2. Parking lot planting areas required in this Section.
Response: There are no proposed off-street parking lots proposed with this subdivision.
Therefore. the setback areas are the only applicable areas requiring landscaping.
E. At least 65 percent of each required planting area shall be covered with living plant
materials within 5 years of the date of installation. The living plant materials shall be
distributed throughout the required planting area. The planting acceptable per 1,000
square feet of required planting area is as follows:
1. As a minimum, 2 trees not less than 6 feet in height that are at least 2 inches in
caliper (at the time of planting, not including root ball); and
2. Ten shrubs, 5 gallons or larger.
3. Lawn and/or groundcover may be substituted for trees or shrubbery, unless
required for screening when there are adequate provisions for ongoing
maintenance.
EXCEPTION: These standards do not apply to single-family and duplex dwellings
on individual lots/parcels in the LDR District.
Response: The applicant is aware of this code provision. The required planting area is
defined as those areas within the front, side, and rear yard setbacks. Specific
locations of landscape trees and shrubs have not been determined at this time.
but the required planting counts and standards will be installed to meet the
acceptable planting requirements. See the Landscape Planting Plan included
under Exhibit B, which includes notes and setback areas proposed for landscape
planting.
411 F. Parking lot planting areas shall include 1 canopy tree at least 2 inches in caliper that meets
City street tree standards as may be permitted by the City's Engineering Design Standards
and Procedures Manual and at least 4 shrubs, 5-gallon or larger, for each 100 square feet
of planting area. Shrubbery that abuts public right-of-way or that is placed in the interior of
any parking lot shall generally not exceed 2-1/2 feet in height at maturity. Parking lot
planting areas shall include:
1. Parking and driveway setback areas specified in the applicable zoning district; and
2. 5 percent of the interior of a parking lot, exclusive of any required parking
setbacks, if 24 or more parking spaces are located between the street side of a
building and an arterial or collector street, and are visible from any street.
3. See also Section 3.2-240D.8.c. for multifamily design standards.
Response: There are no proposed off-street parking lots proposed with this subdivision.
•
G. All new required planting areas shall be provided with a permanent underground irrigation
system unless where planted with native species or plant communities, or as may be
exempted by the Director.
Response: As shown on the Landscape Planting Plan notes under Exhibit B, all new planting
areas will be provided with a permanent underground irrigation system. While
native species are proposed, those areas will be irrigated.
H. Landscaped setbacks abutting required screening on the same property may be exempted
by the Director from planting requirements if the area is not visible from any public right-
of-way or adjacent property.
110 Response: The applicant is aware of the provision.
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I. Planting Installation Standards.
1. The applicant shall provide methods for the protection of existing plant material,
which will remain through the construction process. The plants to be saved and
the method of protection shall be noted on the Planting Plan.
2. Existing trees to be retained on private property shall not have construction occur
within the drip line, unless a landscape architect certifies that affected trees will
have at least a 90 percent chance of survival over a 5-year period. Trees to be
saved shall be kept free from trunk abrasion.
3. The Planting Plan may be required to include specifications for topsoil, including
depth and organic matter requirements, to ensure the health and vitality of
required planting. Where planting areas have been excavated, the Planting Plan
shall provide for the replacement of topsoil. All waste material shall be removed
from required planting areas prior to the application of topsoil.
a. Inspection may be made by the Director prior to planting to verify proper
rough grade and installation of irrigation systems.
b. Plant materials and soil preparation may be inspected prior to or in
conjunction with the occupancy inspection to ensure that placement,
quantity, size and variety conform to the approved Planting Plan and the
requirements of this Section. Nursery tags identifying variety and species
shall remain on plant specimens until the Final Building Inspection by the
Building Official or the issuance of a Certificate of Occupancy.
Response: The applicant is aware of the planting installation standards outlined above.
Existing trees to be retained will not have construction occur within the dripline,
unless a landscape architect certifies that affected trees will have at least a 90
percent chance of survival over a 5-year period. The Landscape Planting Plan
included under Exhibit B does address specifications for topsoil.
Section 4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards
4.6-125 Vehicle Parking—Parking Space Requirements
The following parking standards have been established according to use and apply to that use in
any zoning district.
Table 4.6-2
Use Minimum Parking Requirements
Dwellings-single-family,duplexes and 2 for each dwelling
manufactured
Response: All proposed driveways and garages within each lot will accommodate at least 2
parking spaces.
4.6-120 Vehicle Parking—Parking Lot Improvements
All parking areas shall conform to the setback, vision clearance, planting and screening
provisions of this Code and shall be completed prior to occupancy. Required parking spaces shall
be improved as follows:
A. All parking areas shall have a durable, dust free surfacing of Asphaltic concrete, Portland
cement concrete or other materials as specified in the Building Safety Codes and
approved by the Building Official. Parking lot surfacing shall not encroach upon the public
right-of-way.
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• B. Adequate drainage improvements shall be provided to dispose of all on-site run-off.
Provisions shall be made for the on-site collection of drainage waters to eliminate sheet
flow onto sidewalks, public rights-of-way, and abutting private property. All drainage
systems shall be approved by the Building Official and shall be constructed in
conformance with the Building Safety Codes.
C. All parking stalls fronting a sidewalk, alley, street, landscaped area or structure shall be
provided with a secured wheel bumper or linear curb not less than 6 inches in height to be
set back from the front of the stall a minimum of 2 feet to allow for vehicle encroachment.
Wheel bumpers shall be a minimum of 6 feet in length. Curbs shall be constructed in
conformance with the Standard Construction Specifications.
EXCEPTION: As an option, the sidewalk or landscaped area may be widened 2 feet beyond
the minimum dimension required to allow for vehicle encroachment. A curb not less than 6
inches in height shall protect the widened sidewalks and planter areas.
D. Backing into the public right-of-way, other than alleys is prohibited.
EXCEPTION: Parking areas of less than 4 spaces on a residentially zoned lot/parcel may
back into the public right-of-way.
E. All spaces shall be permanently and clearly marked unless the Director determines that the
spaces should not be marked for safety considerations. Old striping shall not be visible
after being replaced by new striping.
F. Parking areas shall be designed to connect with parking areas on abutting sites within the
same zoning district to eliminate the use of the street for cross movements.
G. Not more than 30 percent of the total parking spaces in a parking lot may be designated for
compact cars. These spaces shall be signed and/or the space painted with the words
0 "Compact Car Only."
H. Parking Spaces For Disabled Persons.
1. Parking spaces for disabled persons and accessible passenger loading zones that
serve a particular building shall be located as close as possible to a building
entrance.
2. The number and dimensions of parking spaces for disabled persons shall be as
specified in Section 1104 of the Structural Specialty Code.
I. Motor Vehicle Parking Space Reduction Credit. Bicycle parking may substitute for up to 25
percent of required vehicular parking. For every 5 non-required bicycle parking spaces
that meet the short or long term bicycle parking standards specified in Table 4.6-3,the
motor vehicle requirement is reduced by 1 space. Existing parking may be converted to
take advantage of this provision
Response: There are no off-street parking lots proposed with this subdivision. Therefore,
the above requirements do not apply. Parking spaces will be provided within lot
driveways and garages. These parking spaces will back into the private
roadway.
Section 4.8-100 Temporary Use Standards
4.8-130 Residential Dwelling as a Sales Office in a Subdivision
A. The residential unit is representative of those being sold.
B. No merchandise shall be sold from the premises.
IIIC. Unless extended by the Director, the use shall not be permitted longer than 12 consecutive
months.
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Response: A residential dwelling as a sales office in a subdivision is not proposed for
Mountaingate.
•
CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS
Section 5.12-100 Land Divisions—Partitions and Subdivisions
5.12-115 Tentative Plan—General
Any residential land division shall conform to the following standards:
A. The lot/parcel dimensions shall conform to the minimum standards of this Code. When
lots/parcels are more than double the minimum area permitted by the zoning district, the
Director shall require that these lots/parcels be arranged:
1. To allow redivision; and
2. To allow for the extension of streets to serve future lots/parcels.
3. Placement of structures on the larger lots/parcels shall be subject to approval by
the Director upon a determination that the potential maximum density of the larger
lot/parcel is not impaired. In order to make this determination, the Director may
require a Future Development Plan as specified in Section 5.12-120E.
Response: As addressed under Section 3.2-215, the lot dimensions are below the minimum
requirement. However, the applicant is processing this application as a cluster
subdivision, which allows for smaller lot dimensions are overall lot square
footage. All provisions pertaining to the Cluster Subdivision are addressed within
this narrative,
B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to
residential development from collector and arterial streets or to overcome specific
topographic situations.
Response: Lots 8 through 15 are double frontage lots. However, this is necessary to
prevent direct access to Mountaingate Road, a defined Collector road.
C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2-215 and
4.2-120A. In the case of multiple panhandles in Subdivisions, construction of necessary
utilities to serve all approved panhandle lots/parcels shall occur prior to recording the
Plat.
Response: There are no proposed panhandle lots associated with Mountaingate.
D. Block length for local streets is as specified in Section 4.2-115.
Response: Block length is limited to 600-feet. The longest proposed block length section is
approximately 400-feet. well below the block length allowance.
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.
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• Response: As demonstrated through the responses provided within the narrative, as well as
the plan set provided under Exhibit B, the proposed subdivision conforms to the
provisions of this Code pertaining to lot size and dimensions as allowed under
the Cluster Subdivision provision.
B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan
diagram, Plan District map, and Conceptual Development Plan.
Response: The LDR zoning is consistent with the Metro Plan diagram. This site is not
located within a designated Refinement Plan area.
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.
Response:, As part of the memo issued by the City in response to applicant questions issued
before the Development Issues Meeting held on October 24th, 2013, adequacy
of public services were addressed. All utilities are adequate to serve the site.
Proposed connections to the water, sanitary, and storm facilities are located
along both Mountaingate Drive and the existing private road to the north.
Specific connection points are shown on the Grading and Utility Plan provided
under Exhibit B.
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.
Response: As addressed in responses to code provisions, the proposed subdivision will
comply with all applicable public and private design and construction standards
contained in the Code, as well as 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.
Response: The proposed trail located east of Lots 1-7 is within a steep slope area. A
network of tiered retaining walls is also proposed within steep slope areas.
There are no known unstable soils or geologic conditions within these steep
slope areas. A Tree Felling Permit is included with this submittal to address tree
removal across a large portion of the site. Several trees may be retained
although specific species type and location have not been determined at this
time.
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.
• Response: All off-street parking areas will be located on driveways and garages within each
lot. These parking areas and the proposed ing e ctts have been
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designed to facilitate vehicular traffic and provide connectivity for bicycle and •
pedestrian safety. All driveways will access a local street, maintaining the
functional access management standards for the street hierarchy.
G. Development of any remainder of the property under the same ownership can be
accomplished as specified in this Code.
Response: There is no proposed development of any remainder areas. Tract A will be
dedicated to the City to limit any future development of that area.
H. Adjacent land can be developed or is provided access that will allow its development as
specified in this Code.
Response: Development of adjacent land to the south not considered with this application
can be accomplished to adhere to the provisions outlined in the development
code.
Section 5.19-100 Tree Felling Permit
5.19-110 Applicability
A. A Tree Felling Permit shall be required prior to the felling of more than 5 trees 5-inch dbh
(diameter at breast height) or larger within a period of 12 consecutive months from a
lot/parcel of private property under common ownership consisting of 10,000 square feet or
more of total area.
Response: A Tree Felling Permit is included with this submittal package to address tree
removal associated with the subdivision. Specific trees targeted for removal are
shown on the Existing Conditions Plan included under Exhibit B.
B. EXCEPTIONS: No Tree Felling Permit will be required in the following instances:
1. The action of the Director and/or Public Works Director or any public utility
necessary to remove or alleviate an immediate danger to life or property, to restore
utility service or to reopen a public street to traffic.
2. Any felling necessary to install or maintain improvements, including, but not
limited to: streets and sewers within publicly owned and accepted rights-of-way or
utility easements pursuant to approved construction plans or encroachment
permits.
3. Felling of trees that obstruct vision clearance at intersections as specified in
Section 4.2-130.
4. Where a Tree Felling Permit has been issued that includes a tree protection plan
incorporating a procedure for tree removal, or designating specific trees to be
removed within established building envelopes identified in an approved
Subdivision or Partition, no additional Tree Felling Permit shall be required.
Response: A Tree Felling Permit is included with this submittal package to address tree
removal associated with the subdivision. Specific trees targeted for removal are
shown on the Existing Conditions Plan included under Exhibit B.
5.19-125 Criteria
The Director, in consultation with the Public Works Director and the Fire Chief shall approve,
approve with conditions or deny the request based on the following criteria:
A. Whether the conditions of the trees with respect to disease, hazardous or unsafe
conditions, danger of falling, proximity to existing structures or proposed construction, or
interference with utility services or pedestrian or vehicular traffic safety warrants the
proposed felling.
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0 Response: A Tree Felling Permit is included with this submittal package to address tree
removal associated with the subdivision. All trees to be removed are located in
areas of proposed construction. All trees to be retained are located within the
Open Space Tract located in the eastern portion of the site.
B. Whether the proposed felling is consistent with State standards, Metro Plan policies and
City Ordinances and provisions affecting the environmental quality of the area, including
but not limited to,the protection of nearby trees and windbreaks; wildlife; erosion, soil
retention and stability; volume of surface runoff and water quality of streams; scenic
quality; and geological sites.
Response: The proposed felling is consistent with standards, policies and provisions. All
trees targeted for removal are located in areas of proposed construction. All
trees to be retained are within the Open Space Tract to be dedicated to the City.
Trees within this area contribute to slope stability that prevents erosion and
provides habitat and windbreaks.
C. Whether it is necessary to remove trees in order to construct proposed improvements as
specified in an approved development plan, grading permits and construction drawings.
Response: All trees targeted for removal will be assessed as to their health and potential
impact from construction-related activity and future location of improvements.
D. In the event that no Development Plan has been approved by the City,felling of trees will
be permitted on a limited basis consistent with the preservation of the site's future
development potential as prescribed in the Metro Plan and City development regulations,
and consistent with the following criteria.
1. Wooded areas associated with natural drainageways and water areas shall be
411 retained to preserve riparian habitat and to minimize erosion;
2. Wooded areas that will likely provide attractive on-site views to occupants of future
developments shall be retained;
3. Wooded areas along ridge lines and hilltops shall be retained for their scenic and
wildlife value;
4. Wooded areas along property lines shall be retained to serve as buffers from
adjacent properties;
5. Trees shall be retained in sufficiently large areas and dense stands so as to ensure
against windthrow;
6. Large-scale clear-cuts of developable areas shall be avoided to retain the wooded
character of future building sites, and so preserve housing and design options for
future City residents.
Response: A Tree Felling Permit is included with this submittal package to address tree
removal associated with the subdivision. All trees to be removed are located in
areas of proposed construction. All trees to be retained are located within the
Open Space Tract located in the eastern portion of the site.
E. Whether the applicant's proposed replanting of new trees or vegetation is an adequate
substitute for the trees to be felled.
Response: The applicant will work with the City to address mitigation required for the trees
slated for removal. All trees to be removed are located in construction areas.
F. Whether slash left on the property poses significant fire hazard or liability to the City.
Response: There is no slash proposed to be left on the property.
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G. Whether the felling is consistent with the guidelines specified in the Field Guide to Oregon
Forestry Practices Rules published by the State of Oregon, Department of Forestry,as
they apply to the northwest Oregon region.
Response: The applicant will work with the City to address tree felling standards and
acceptable practices for removal and retention.
H. Whether transportation of equipment to and equipment and trees from the site can be
accomplished without a major disturbance to nearby residents.
Response: The applicant will work with the City to limit disturbance to nearby residents.
CONCLUSION
As demonstrated by the responses provided to all applicable code sections and relevant area
plans and overlay districts, the proposed Mountaingate cluster subdivision does meet all
standards and requirements for preliminary subdivision, tree felling and hillside overlay review
and approval. The site layout has taken into consideration the site topography and potential
impacts to the steep slopes and has proposed a cluster subdivision that avoids impact to the
steeper sloped areas, while also dedicating an open space tract that will serve as a natural
amenity to residents. The subdivision does consider the context of the site and the lot patterns
of existing development to the north and south. As such, the applicant requests preliminary
review and approval of the proposed cluster subdivision.
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