HomeMy WebLinkAboutNotice PLANNER 1/20/2008
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AFFIDAVIT OF SERVICE
W: 1-20-08__
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STATE OF OREGON)
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County of Lane )
I, Karen LaFleur, being first duly sworn, do hereby depose and say as follows:
1. I state that I am a Clerk III for the Planning Division of the Development Services
Department, City of Springfield, Oregon.
2. I state that in my capacity as Clerk III, I prepElred and caused to be mailed copies
SU82.005 -oe>t:J~5 JOJ(/~l-HtJir1c ffIl..f-
of No"'ItLLhFt'.:Jef~ SUB ~JV"'" (See attachment "A") on
I/zo , 2006 addressed to (see Attachment B"), by causing said letters to be
placed in a U.S. mail box with postage fully prepaid thereon.
KA?i~~~
STATE OF OREGON, County of Lane
~o , 2006. Personally appeared the above named Karen LaFleur, Clerk III,
dged the foregoing instrument to be their voluntary act. Before me:
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My Commission Expires:
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SANDRA MARX
, NOTARY PUBLIC - OREGON
COMMISSION NO 385725
L~~~~~~~~~~~s NOV12, 2008 ,
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TYPE II TENTATIVE SUBDIVSION REVIEW,
STAFF REPORT & DECISION
Project Name: Jokmen/Habltat for Humamty Meyer Park Cluster SubdIvIslOn
Project Proposal: SubdlVlde one parcel (1 84 acres) 111tolO MDR, 2 MIxed-Use CommercIal
Case Number: SUB2005-00065 (Pre-Subnllttal #2005-00061)
Project Location: 17-02-32-41 One legal lot dIvIded for tax purpose only (300, 302, 303)
Zoning: Currently CC and MDR
Comprehensive Plan Designation: East Ma111 Refinement Plan MDR/MIxed Uses Area 2
Pre-Submittal Meeting Date: 10/14/2005 PRE 2005-00061
Application Submitted Date: 12/03/2005
Decision Issued Date: January 20,2006
Recommendation: Approval wIth Condltlons
Appeal Deadline Date: 10- days from issue date
Natural Features: none reported
Development Issu,es: a.D.a.T. access approvaV Affordable Housmg/Cluster DesIgn
Density: ApprOXImately 1 0 acre MDR (nllnmlUm 10 units - maximum 20 umts)
Associated Applications: PRE2005-00025( expIred), PRE2005-00052(mcomplete)
CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM
I POSITION REVIEW OF
I Project Manager Planrung
I TransportatlO~ Plannmg Engmeer I TransportatlOn
I Pubhc Works ClVll Engme~~ Utlhtles
I Pubhc Works EIT Samtary & Stonn Sewer
I Deputy FIre Marshall FIre and LIfe Safety
I Commumty ServIces Manager BUlldmg
APPLICANT'S DEVELOPMENT REVIEW TEAM
NAME
KIttl Gale
Gary McKenney
I Steve Barnes
Steve Barnes
Mehsa Fechtel
John Pearson
PHONE
726-3632
726-4585
736-1036
736-1036
726-3661
726-3668
Owner/Applicant: Steve & Teri Jokinen
4866 Main Str., Spfld, OR 97478
Habitat for Humanity, Florrie Turconi
P.O. Box 488, Spfld, OR 97477
Consultant:
Krush & Associates (Arron)
54 Centennial Loop
Eugene, OR 97401
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(Currently one parcel designate 300, 302, 303 for tax purposes only)
Assessor Map 17-02-32-41
Context Map: Meyer Park Cluster Subdivision and Mixed-Use Commercial
DECISION: Tentative Plan approval, with conditions, as ofthe date of this letter.
The standards of the Springfield Development Code (SDC) applicable to each
criterion of Subdivision Approval are listed herein and are satisfied by the
submitted plans and notes unless specifically noted with findings and conditions
necessary for compliance. Public and Private Improvement Plans, as well as the
Final Plat, must conform to the submitted plans as conditioned herein. This is a
limited land use decision made according to city code and state statutes. Unless
appealed, the decision is final. Please read this document carefully.
OTHER USES AUTHORIZED BY THIS LETTER: None. Future development will
be m accordance WIth the proviSIOns of the SDC, filed easements and agreements, and all
applicable local, state and federal regulatIOns
REVIEW PROCESS: This application IS reVIewed under Type II procedures lIsted m
SDC 3.080 and the subdIVISIOn cnteria of approval, SDC 35.050. This application was
accepted as complete on December 3,2005. ThIS decision IS issued on the 49th day of the
120 days mandated by the state.
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BACKGROUND/SITE INFORMATION
The apphcant is requestmg approval of al O-lot affordable housmg, cluster subdivision
and two, cOlmnunity commercial m1xed-use lots, from one eX1stmg parcel of 1 84 acres
The current parcel has been presented as 3 lots (300, 302, and 303) for tax purposes;
however, these are not legal lots. Access to the cluster subd1v1slOn (proposed Lots 1-10)
w1ll be from 'A' Street. Access for proposed Lots #11 and #12 will be from Mam Street.
The property 1S identified on Tax Map 17-02-32-41 as Tax Lots 300, 302, and }03 w1thm
the C1ty lumts. The slte currently has one, smgle-fa1111ly dwellmg on what w1ll be
proposed Lot # 11. The front half of the ongmal parcells zoned Commumty Commerc1al
r (lot 300) and the rear, lots 302 and 303 are zoned Medmm Dens1ty Residentlal (MDR).
The slte 1S designated Commumty COlmnerc1al M1xed-Use/MDR/HDR m the Metro Plan
and East Main Refinement Plan. Adjacent propert1es are zoned and des1gnated
Commercial M1xed-Use, MDR/HDR, and Low Dens1ty Res1dentlal. The apphcant 1S
proposmg 1mprovements, wh1ch include streets, sldewalks, street lights, street trees,
utlhtles, storm water swale, hydrants, and common open space
WRITTEN COMMENTS
Procedural Finding #1: Pursuant to SDC 3.080 and 14030, applzcatlOnsfor Lll1uted
Land Use DeClSlOns requlre the notiflcatlOn of property owners/occupants withzn 300 feet
of the proposed development and allowmg a 14-day comment perlOd. - The applzcant and
parties submlttmg written comments durlllg the notlce perzod have appeal rzghts and are
maLled a copy of this decislOn for conszderation.
Procedural Finding #2: In accordance with SDC 3.080 and 14 030, notice was sent to
owner/occupants wlthl11 300 feet of the subject szte on September 28,2005 Staff dld not
recezve any wrztten comments m response to Notice of Surroundmg Property Owners
CRITERIA OF SUBDIVISION TENT A TIVE APPROVAL
SDC 35.050 of the Spnngfield Development Code states that the Duector shall approve
or approve w1th cond1tions a SubdIVislOn Tentative Plan apphcation upon determming
that Cnteria (1) through (9) of th1S SectlOn have been satlsfied. If conditions cannot be
attached to satisfy the critena, the D1rector shall deny the apphcatlOn.
SDC 35.050 Criterion (1) The request conforms to the requirements of this Code
pertaining to lot size and dimensions.
Lot Sizes and Frontage:
Finding #3: The applzcant proposes an ,11-unzt-per-acre, medlum density
residential, cluster subdlvlslOn on proposed Lots 1-10 (Lot # 10 wlll house a
duplex) Cluster development standards permit reduced lot Slzes and setback
standards for mdlvlduallots if the proposal does not exceed the maXlmum density
provlslons of the applicable zonmg dlstrict and Metro Plan These standards are
addressed under Cluster Development Critena later in thls report
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Finding #4: The apphcant also proposes two, comm.unity commercial mIxed-use
lots for proposed Lots #J J and #J 2, whIch have Fontage along Mam Street.
Proposed Lot #J J has 25 foot wide ingress and egress easement to Mam Street
and proposed Lot #J 2 has approxImately J 73 feet ofFontage along Mazn Street.
Concluszon This proposal satIsfies Cntenon J
SDC 35.050 Criterion (2) The zoning is consistent with the Metro Plan Diagram
and/or applicable Refmement Plan Diagram, Plan District Map, and
Conceptual Development Plan.
Finding #5: The front half of the parcellS zoned Community Commerczal. The
z0l1lngfor the rear portion oftlus property IS Medium DensIty ResIdentzal The
sIte is also desIgnated Commul1lty Commercial MIxed-Use and MDR/HDR in
both the Metro Plan and the East Mam Refinement Plan. The Metro Plan,
refinement plan, and the local Z0l1lng designation are consistent, indlcatl11g no
conflict. No change to the zonmg deslgnatzon or boundanes IS proposed.
Concluszon ThIS proposal satisfies Cntenon 2.
SDC 35.050 Criterion (3) Capacity requirements of public improvements,
including but not limited to, water and electricity; sanitary sewer and
stormwater management facilities; and, streets and traffic safety controls
shall not be exceeded. 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.
General Finding #6: For all PUblIC improvements, the apphcant shall retam a
pnvate civil engzneer to deSIgn the subdlvlszon Improvements in conformance
WIth City codes, tlus decision, and the current Engmeering Design Standards
Manual. The private cIvzl engmeer shall also be requzred to provide constructIon
mspectzon serVIces
General Finding #7: The Publzc Works Director's representatives have reviewed
the proposed subdivlszon City staff's reVIew comments have been mCOlporated m
findIngs and condltzons contained herein.
General Finding #8: Cnterlon 3 contains elements With applicable code
standards. The subdIvision applzcatzon complies WIth the code standards lzsted
under each element unless otherwise noted with specific findmgs and condItions
The elements and code standards of Cntenon 3 mclude but are not hmlted to.
Public and Private Improvements in Accordance with SDC 31 and 32
o Public Streets and Related Improvements (SDC 32.020-32.090)
o Water and Electric Improvements (SDC 32.120(1))
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o Sanitary Sewer Improvements (SDC 32.100)
o Storm Water Management (SDC 32.110, 31.240)
o Fire and Life Safety Improvements (SDC 32.120(3))
o Public and Private Easements (SDC 32.120(1) and (5))
Finding #9: The Development Review Committee reviewed the proposed 12-lot
subdlvlsLOn, and the surroundll1g pubhc serVlces Except Jor the followlI1g, the
proposed pubhc and pnvate unprovem~nts are sufficlent to serve the proposed
lots.
Streets and Related ImDrovements
General Finding #10: Mall1 Street (McKenzle Hlghway) abuttll1g the
development slte lS a 66 Joot wlde, five-lane arterial state highway that lS under
o D O. T. jurisdlctlOn The street lS fully unproved wlth asphalt pavmg,
curb/gutter, sldewalks, and street lrghtll1g that support multl-l1'lOdal travel.
Average Dady Traffic past the slfe lS approxunately 20,000 vehicles.
General Finding #11: 'A' Street forms a tee mtersectlOn with 491h Street and
extends westward 170 feet to the slfe boundal)l, abuttll1g that portlOn of the
property proposed for the cluster subdlvisIOn (Lots 1 - 10) 'A' Street lS 28 foot
wlde Abuttmg propertles are fully developed wlth Jour homes. EXlstmg traffic
volume is approxunately 50 velucle trips per day
General Finding #12: The adopted Conceptual Local Street Plan does not call
Jor 'A ' Street to be extended west oj lfs present termmus as a pubhc street, there
are several sound reasons for avoldl11g tlus extenslOn
. The 28 Joot street width IU11lts traffic volume on 'A' Street
o The planned traffic slgnal at Mall1/48lh Street that wdl extend 'A' Street to
48'h Street may mvIte cut-through traffic seeking slgnahzed access to/fi'om
Mam Street. '
. A strazght-Ime extenslOn of 'A ' Street to 481h would pass through land
zoned Commu11lty Commercial Such a dlrect 11l1k between commercwl
uses and eXlsting residentwl uses would not be compatlble wlfh the
narrow street wldth
. To avoid such an alignment and allow for efficient resldential
development on abuttll1g land, the 'A' Street extension would need to be
routed further toward the north, however, a ,!lOre northerly alrgnment
would create an undesirably short block length between 'A' and 'B'
Streets to the north.
Finding #13: For proposed Lots #11 and #12 approval w@ot result many
potentwlll1creases m vehicular traffic that would not be dddressed later during a
Site Plan Revlew process. For that portion oJthe property zoned MDR. app,"oval
oj this apphcation may allow constructlOn oj reszdentwl Zll1lts wahout further
land-use reVlew. Based on ITE Land Use Code 230 (Resldentwl
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Condomimum/Townhouse) vehIcular tnp ge/1eratIOns fi'om tins use are estImated
to be as follow
. Average Weekday = 10 dwelling umts x 9 57 tnps per dwelling unzts = 96
trips
. PM Peak Hour = 10 dwelll11g U/nts x 1 01 trzps per dwelll11g U/nts = 101
trzps
General Finding #14: Development generates pedestrzan and bIcycle tnps
Accordl11g to the 1994 "Household" survey done by LCOG, 12 6 percent of
household trzps are made by bIcycle or walkl11g and 1 8 percent are by tranSIt
bus These trips may have theIr ongl11s or destl11atIOns at a vanety of land uses,
sllch as tlus Pedestnan and bIcycle tnps create the need for SIdewalks,
pedestnan crOSSIng sIgnals, crosswalks, bIcycle parking, and bIcycle lanes
Finding #15: The eXIstzng and planned transportatIOn facI lz tIes WIll accommodate
addItIOnal vehIcular and pedestnan traffic volumes anticipatedji-om the proposed
subdIVIsion development
Utilities Includin2 Water and Electric Imorovements
General Finding #16: Pursuant to SDC 32. 120(5)(a) an applzcant proposl11g a
development shall make arrangements WIth the Czty and each utilzty provIder for
the dedIcatIOn of utility easements necessary to fully serVIce the development and
land beyond the development area The minzmum width for PUE adjacent to
street rzghts-ofway shall be 7 feet The minzmum width for all other PUE shall be
14 feet
General Finding #17: The proposed development IS withm the Sprl11gfield UtilIty
Board serVIce dIstrict. Contact Tony Talbot, Engl11eermg Technician at SUB
Electnc DIVISIOn, regarding the tap mto power 1111es that cross 'A' Street near the
east end of the site. Easement locations and width shall be coordl11ated WIth SUB
SUB reqUIres that the existzng overhead serVIce to the existlllg house shall be
relocated
General Finding #18: SUB Water Department serves the SIte Contact Water
DIVISIOn Engineer, Bart McKee, pertaInzng to development requirements referred
to 111 hIS December 22, 2005 letter
Conditions of Approval:
Condition #1: Pnor to Fznal Plat approval, the applicant shall determine
WIth SUB the neceSSQlY easements, which include those indIcated by the
applzcant on Sheet 3 of 4 an~ a 7 foot' street-sIde PUE along Mazn Street
Easements shall be dedIcated WIth the Fl11al Plat.
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Condition #2: The applzcant shall determll1e with SUB the necessmy
relocatIOn of the overhead servzce to the existing house
Note' Tony Talbot or Ed Head at SUB electTIc can be contacted at 726-2395
Sanitarv Sewer Imorovements
General Finding #19: Pursuant to SDC 32 100 samtmy sewers shall be ll1stalled to
serve each new development and to connect developments to existzng mains
Finding #20: The applzcant has proposed a sanitmy sewer manifold of 11 new
connectIOns wzth 10-20 feet, whzch wdl he witlun a proposed 14 foot PUE as shown on
apphcatlOn plan Sheet 3 and 4. Due to tlus unusual design proposal, these new
connectlons must be located 111 a pnvate lltzlzty easement of sllnilar proposed size. Otv
Mallltenance will not accept responszbdzty for thzs non-standard connectIOn
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Condition of Approval:
Condition #3: Pnor to Final Plat approval, the apphcant shall provzde a
prrvate utzhty easement for the new wastewater lme that zncludes connectIOns
between the existll1g manhole and the new 6 znch cleanout
Stormwater Management and Water Oualitv
General Finding #21: Under Federal regulatIOn of the Clean Water Act (CWA),
Endangered Specles Act (ESA), and NatIOnal Pollutant Dzscharge ElllnmatlOn System
(NPDES), the Oty ofSprrngfield IS required to obtain, and has applied for, a Mumclpal
Separate Storm Sewer System (MS4) permit. A provzsion of tlus pernut reqwres the Oty
demonstrate efforts to reduce the pollution zn urban stormwater to the Maximum Extent
Practzcable (MEP).
General Finding #22: Federal and Oregon Department of Envzronmental Quahty
(ODEQ) rules reqwre the Oty's MS4 plan address szx Mimmum Control Measures
Mll1imum Control Measure 5, "Post-ConstructIOn Stormwater Managementfor New
Development and Redevelopment, " apphes to the proposed development. .
General Finding #23: Mll1imum Control Measure 5 reqwres that the Oty of Sprrngfield
use an ordinance or other regulatOlY mechamsm to address post constructIOn n.moff ji-om
new and re-development projects to the extent allowable under State law RegulatOlY
mechamsms used by the Cay ll1c/ude the Spnngfield Development Code (SDC), the Oty 's
Engll1eerll1g Design Standards and Procedures Manual (EDSPM), and thefuture
Stormwater Faczhtzes Master Plan (SFMP)
General Finding #24: SectIOn 3 02 of the City's EDSPM states the Pubzc Works
r Department wdl accept, as interrm deSIgn standards for stormwater quahty, water
quahty facIhtzes designed pursuant to the polzcles and procedures of eaher the Oty of
Portland (BES) or the Clean Water Servzces (CWS)
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General Finding #25: EDSPM, Section 3.03 3 B requzres all publtc and private
development and redevelopment projects to employ a system of one or more post-
developed BMP that In combinatIOn are designed to achieve at least a 70 percent
reductIOn m the total suspended solzds In the runoff generated by that development.
Section 3 03.4 E of the manual requires a minimum of 50 percent of the non-budding
rooftop ImpervIOus area on a site shall be treated for stormwater quahty improvement
llSlng vegetative methods
Finding #26: Pursuant to SDC 32.110 (2) the approval authorzty shall grant
development approval only where adequate publtc and/or przvate stormwater
management systems provIsIOns have been made as determmed by the Pubhc Works
Director, which are consistent with the Engmeenng Design Standards and Procedures
Manual (EDSPM)
Finding #27: Pursuant to SDC 32 110 (4) run-off ji-om a development shall be directed
to an approved stonmvater management system with sufficient capacity to accept the
discharge The City's MS4 plan addresses MI11lmum Control Measure 5 regarding Post-
ConstructIOn Stormwater Management for New Development and Redevelopment that
shall apply to thiS proposal
General Finding #28: Pursuant to SDC 32 110 (5) new developments shall employ
drainage management practices that mi11lmlze the amount and rate of swface water run-
off mto receiving streams and that promote water qualtty These practices shall be
approved by the Publtc Works Director and be consistent with the Metro Plan policies
and the Engineenng Desl'Zn Standards and Procedures Manual (EDSPM/ SectIOn
3 03.3B of the City's EDSPM states that the Pubhc Works Department will accept, as
lIlterim design standards for stormwater quality, water qualtty facI It ties designed
pursuant to the policies and procedures of eIther the City of Portland (BES) or Unified
Sewerage Agency (USA), also know as the Clean Water Services (CWS)
Finding #29: The applzcant has proposed that each dwelling U11lt be connected to the
storm drainage infiltratIOn system m compltance With the requirements of the City's MS4
pennlt and the Springfield Development Code Their system consists m part of a przvate,
120 foot long grassy stormwater infiltration swale The swale has an 0 D.O T. Type-D
overflow catch basm that is acceptable for stormwater qualtty treatment per the BES
Stormwater Management Manual.
Finding #30: The proposed grassy swale will be located in a common open space near
the easterly property lme of the cluster subdiVISIOn and shall be for the benefit all lots
within the subdivision A routine mallltenance plan shall be required to ensure a
functIOnal water quality unit, which shall be In c,ontl11ued compltance with City
standards.
Finding #31: In SectIOn F of the applicant's DeclaratIOn of Covenants ConditIOns,
RestnctlOns, and Common Mal11tenance (CC&R) the appltcant acknowledges that the
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"common area and storms water system shall be mamtamed 50% by Lots 1-10; 25% by
Lot #11, and, 25% by Lot #12.
Finding #32: The apphcant has acknowledged on Sheet 4 of 4 of theIr proposal that the
run-oJJFom proposed Lot #12 shall be treated pnor to dIscharge
Conditions of Approval:
Condition #4: Prior to Fmal Plat approval, the apphcant shall amend the first
20 feet of sod WIt/un the swale WIth clay, or mstall a lmer that WIll provIde blo-
swale contact tune before the commencement ofmfiltratIOl1. One or moreflow
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spreaders shall also be requIred wlthm the swale system The swale shall be
planted WIth Grass Seed Mlxfor Bottom ofSwale that comphes WIth the
Portland BES for fi-equently inundated condItIOns.
Condition #5: Prior to Fmal SIte Plan approval, the apphcant shall provIde the City
wIth an operations and mamtenance plan that ensu'res the long-term mamtenance
and operatIOn of the proposed stormwater quahty system
Condition #6: Prior to Fmal Site Plan approval, the applicant shall submIt to the
Pubhc Works Department a storm water dIscharge apphcation that has been
approved by Oregon Department of Transportation.
Fire and Life Safety Improvements
Finding #33: The FIre Marshal has determmed that both the proposed access and water
supply meet wIth approval
ConclusIOn As condItIOned, Criterion 3 IS satIsfied. -
Public and Private Easement Improvements:.
See CondItion # 1, Condition #3; Fmdmg #44; and CondItion # 11
SDC Criterion (4) The proposed development shall comply with all applicable public
and private design and construction standards contained in this Code and other
applicable regulations.
General Finding #34: City staff's reVIew comments have been mcolporated infindmgs
and condItIons contamed herem.
General Finding #35: CriterIOn 4 contains elements with apphcable code standards The
subdIvISIOn applicatIOn shall comply with the code standards hsted under each element
unless otherWIse noted WIth specific findmgs and condItions. The elements and code
standards of Criterion 4 include but are not hmIted to'
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Conformance with standards of SDC 31, Site Plan Review, and Article 16,
Residential Zoning
o Lot Coverage and Setbacks (SDC 16.040 -16.050)
o Height Standards (SDC 16.060)
o Off-Street Parking Standards (SDC 16.070 and 31.170-230)
o Fence Standards (SDC 16.090)
o Landscaping Standards (SDC 31.130-150)
o Screening and Lighting (SDC 31.160)
o Cluster Development (SDC16.100(3))
o Applicable Refmement Plans and Overlay Districts
East Main Refmement Plan
Procedural Finding #36: The Development Review Committee reviewed the proposed
12-lot subdivisIOn and the proposed improvements Except for the following, the
proposal is in conformance with standards ofSDC Articles 31 and 16
Cluster Develooment Standards and Improvements
General Finding #37: Pursuant to SDC 16 100(3)(c) all cluster subdivisIOns
shall be reviewed under the subdiviSIOn review process specified zn Articles 35
and 16 100(3)(d) through (h)
Finding #38: The cluster subdiViSIOn applzcatIOn as submitted and conditIOned
meets al~ the crzteria set forth in SDC 16 100(3)( d) through (h)
Finding # 39: The applzcant has submitted a Declaration of Covenants
Conditions. Restnctions. and Common Mamtenance (CC&R) that is acceptable
for this development proposal
Conditions of Approval:
Condition #7: When submitted, the buzldzng plans shall meet the specific
development standards for sll1gle-famzly dwellzngs zn Cluster SubdiviSIOns lzsted
zn SDC 161PO(3)(g)
Condition #8: PrIOr to Final Plat approval, the apphcant shall execute and
record the CC&R submitted for thiS subdivision proposal that bznd Lots I-
10 with 50% mal11tenance and Lots #11 and #12 with 25% each,
mazntenance responsibilzty for the common area and storm water system
shared with the cluster subdiviSIOn
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Applicable Refmement Plan ReQuirements and Special Districts
Finding #40: The sae is located wlthzn Area 2 of the East Mall1 Refinement Plan.
which designated the development site Medium Densay Resldentzal and CommuTllty
Commerczal Mixed-Use WIth a potential budd-out to High Density
General Finding #41: WIllamalane Park & RecreatIOn District serves the
development site. Pursuant to WIllamalane's current system development charge
pohcy, each new szngle-fanuly attached dwellll1g unit would be subject to a system
development charge for park and recreatIOn llnprovements The applzcant should
refer to WIllamalane 's fact sheet, or contact Pat French, Park Planner, at (541)
736-4055
ConclUSIOn As conditIOned, the proposed satisfies Criterion 4.
SDC 35.050 Criterion (5) 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 curb cuts 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.
Finding #42: The Development RevIew Committee reviewed the proposed
subdiVISIOn Except for the followl11g, the proposed parking, driveways and access
pOl11ts are sufficient to serve the proposed parcels.
General Finding #43: InstallatIOn of driveways on a street l11creases the number
of traffic conflict points. The greater number of conflict pOints ll1creases the
probabilzty of traffic crashes. Effective ways to reduce the probabllzty of traffic
crashes include reducl11g the number of driveways, increasll1g distances between
l11tersections and driveways, and establishmg adequate viSIOn clearance where
driveways intersect streets. Each of these techmques permlls a longer, less
cluttered sight distance for the motOrist, reduces the number and difficulty of
deciSIOns drivers must make, and contributes to l11creased traffic safety SDC
32.080(1) (a) stipulates that each parcellS entitled to "an approved access to a
pubhc street "
Finding #44: EXlstl11g access to the slle IS via two dnveways onto Mam Street
near the east and west property lines. The apphcant proposes to close the eastern
drIveway and mal11tain access to proposed Lot #11 vza the eXisting 25 foot Wide
pnvate access easement along the west Side of proposed Lot #12, which has
access to Mal11 Street Under thiS proposal Lot #11 Will maintain its reSidential
use wllhin the Mlxed- Use zone
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Finding #45: The applicant proposes both 'ugh density resIdential and
commercIal use of proposed Lot #11. When the lot IS redeveloped wIth
commercial use It wIll be znappropriate for commerczal development to take its
access through the ad.;acent cluster resIdentIal neighborhood vIa 'A' Street,
therefore, access to proposed Lot #11 Jshall contznue to be VIa Mazn Street as the
applzcant proposed Staff concurs WIth thIS proposal because It will mlnIml=e the
need to alter access arrangements zn the future as proposed Lots #11 and #12 are
developed '
Finding #46: The applzcant proposes to provIde access to the cluster subdivisIOn Lots 1 -
10 by construct/l1g a 20 foot WIde pnvate drzveway extendzng from the end 'A ' Street mto
the cluster subdIVISIOn A WIder paved area WIll be constructed ad.;acent to the end of 'A'
Street to provIde for velucular turn-around. The turn-around area would ordznanly be
zncluded Wlthlll publzc nght-of-way, however, zn thIS case, the applzcant has receIved
'approval to construct a non-standard sanztmy sewer hook-up connectIOn and CIty
Maintenance WIll not accept mazntenance responSIbIlity for tl1lS non-standard
connection
Finding #47: As conditioned, mgress-egress po 111 ts WIll be planned to faczlltate
o'afJic and pedestnan safety, aVOId congestIon, and to mmlmize curb cuts on
public streets as specified zn SDC ArtIcles 3, 32, applzcable zonzng, and/or
overlay distrIct ArtIcles, and applzcableJ'ejinement plans
Conditions of Approval:
.
Condition #9: Pnor to Fl11al Plat approval, the eXIsting drIveway along
the easterly property 1111e WIth access to Mazn Street shall be closed.
Condition #10: Pnor to Fll1al Plat approval, the applzcant shall place a
deed restnctlOn on Lots #11 and #12 prohlbitmg access to North 'A'
Street.
Condition #11: PrlOr,fo FInal Plat approval, the applicant shall execute
and record a publzc access easement over the paved turn-around area at
the end of 'A ' Street.
Note Pnor to recordmg, the dImenSIOns of thIS easement shall be
approved by TransportatIOn PlannIng Engzneer, Gmy McKenney
ConclUSIOn As condItIOned the proposed access points, roadways and multi-use
paths satIsfy CnterlOn 5
SDC 35.050 Criterion (6) Physical features, including but not limited to
significant clusters oftrees and shirubs, watercourses shown on the Water
Quality Limited Watercourse Map and their associated riparian areas,
)
12 .
wetlands, rock outcroppings, and'historic features have been evaluated and
protected as specified in this Code or other applicable regulations.
Natural and Historic Features
Finding #48: The Metro Plan, the Draft Natural Resources Speczal Study, the
National Wetlalld InventOlY Map and the Hydnc Sods Map, and the lzst of
Hlstonc Landm.ark Sltes, have been consulted; the apphcant 's proposal does not
negatively lnzpact any of these features.
Finding #49: There are no inventoned lustonc features or archeological sltes
identified on the development sIte If any artifacts are encountered dunng
cOlJstruction, there are state laws that could apply, ORS 97740, ORS 358.905,
ORS 390235 Ifhuman remains are discovered dunng constructIOn, It IS a Class
C Felony to proceed under ORS 97740
l, t-, ,. ~
1,~'" ~.. I . .-
- ;" \\
ConclusIOn ThIs pFoposal satisfies CnterlOn 6 because the natural resource
areas are protected, ' , .
, '-
SDC 35.050 Criterion (7) Development of any remainder of the property under
the same ownership can be accomplished in accordance with the provisions
"-.../4 ~ ~
of this Code. ' ~
Finding #50: This criterion does not apply because the applicant proposes to
develop all of the property under the same ownership.
ConclUSIOn This proposal satisfies Cnterion 7.
- "
;-"'\1\
SDC 35.050 Criterion (8) Adjacent land can be developed or is provided access
that will allow its development in accordance with the provisions of this (
Code.
Finding #51: This cr!tenon has been met because all adjacent land has access to
publzc streets. .
ConclUSIOn: ThiS proposal satisfies CnterlOn 8
SDC Criterion (9) Where the subdivision of a manufactured dwelling park or
mobile home park is proposed, the following standards shall apply:
. I
Finding #52: A manufactured dwelling park or mobzle home park is not
proposed '
Conclusion. Cntenon 9 does not apply to this applzcatlOn.
CONCLUSION: The Tentative Subdivision, as submitted and conditioned, complies with
Criteria 1-8 of SDC 35.050. No portions ofthe proposal approved as submitted may be
13
substantively changed during the public improvement or platting processes as stated in
SDC 35.100.
What needs to be done: The applicant will have up to two years from the date of this letter to
meet any of the attached condItIons of approval or Development Code standards and to submit a
Fmal SubdivIsion Plat If the Public Improvement Plans and/or the Fmal Plat are not m
substantIal confonmty to the TentatIve Plans, the applIcant must submit an applIcatIOn for a
modificatIOn
The Final Plat IS reqUIred go through a pre-subImttal process After the Fmal Plat applicatIOn is
complete, It must be submItted as a Type II applIcatIOn to the Spnngfield Development ServIces
Department. A separate applIcatIOn and fee WIll be reqUIred No individual lots may be
transferred until the plat is recorded and five (5) copies of the filed subdivision are
returned to the Development Services Department by the applicant. 1._,
CONDITIONS OF APPROVAL SUMMARY~~ S.fi .Jp~~l,
Condition #1: Pnor to Fll1al Plat app4, the apphcant shall determine With SUB ~
the neceSSaT)I ecy.ements, which ll1clude those indIcated by the apphcant on Sheet 3
of 4 and a 7 Jlb~,t-sIde PUE along Mall1 Street Easements shall be dedIcated wzth
the Fznal Plat
Condition #2: The applzcant shall determzne With SUB the neceSSaT)I relocation of JtJIJ
the overhead service to the exzstzng house
J~ondition #3: Prior to Fznal Plat approval, the apphcant shall provide a private
utzhty easement for the new wastewater line, zncludll1g connections between the
- exzstzng manhole and the new 6" cleanollt
~
Condition #4: Prior to Fll1al Plat approval, the applzcant shall amend the first 20
feet of sozl wzthm the swale wzth clay, or ll1stall a lmer that wzll provide blO-swale
contact tune before the commencement of znfiltratlOn One or more flow spreaders
shall also be reqUIred wzthzn the swale system The swale shall be planted wzth Grass
Seed Mzxfor Bottom ofSwale that complzes,wzth the Portland BESforfi"equently
ll1undated conditIOns.
fv)
Condition #5: Prior to Fmal Szte Plan approval, the applicant shall provzde the City wzth ~
an operatIOns and mazntenance plan that ensures the long-term maintenance and operation
of the proposed stormwater qualzty system.
Condition #6: PrIOr to Fznal Site Plan approval, the apphcant shall submzt to the Public {vJ
Works Department a stormwater dzscharge apphcatlOn that has been approved by Oregon
Department of TransportatIOn. '
Condition #7: When submztted, the buzldzng plans shall meet the specific development ~""M
standards for smgle-famzly dwellings in Cluster SubdiviSIOns llsted zn SDC 16 100(3)(g)
14
Condition #8: Prior to Fll1al Plat approval, the applicant shall execute and record _ A
the CC&R subnuttedfor thzs subdzvzszon proposal that bznd Lots 1-10 wzth 50% ttJ'-.
mazntenance and Lots #11 and #12 wzth 25% each, mazntenan~e responszbzlity for
the c071w1On area and storm water system shared with the cluster subdIvisIOn. ~
Cqndition #9: Pnor to Fl/lal Plat approval, the eXlstzng drzveway along the easterly \
property ll/le wzth access to Main Street shall be closed
Condition #10: Prior to Fl/lal Plat approval, the applzcant shall place a deed
restnctzon on Lots #11 and #12 prohzbztzng access to North 'A' Street. ~
Condition #11: PrIor to Fznal Plat approval, the applzcant shall execute and record ~\
a publzc access easement over the paved turn-around area at the end of 'A' Street
Note PrIor to recordll1g, the dunenszons of tlus easement shall be approved by
Transportatlon Planl1l1lg Engl/leer, Gmy McKenney
1~'f{~~
The Director has detenmned the TentatIve SubdIvisIOn Plan as condItlOned satisfies the
reqUIrements of the Spnngfield Development Code. The followmg condItions are ..J
necessary to satisfy the mtent of thIS Code.
On November 18,2005, property owners HabItat for Humanity SIgned a Fee Waiver
Non-Profit Affordable Housmg ProvIders agreement acknowledgmg theIr complIance
WIth Cntena of Agreement per SDC 1 070(3)(a)(1)(a through f)
Permits Requir.ed:
. All new sewer taps WIll reqUIre permIts from the Public Works Department pnor
to COnnectIOn.
. SIdewalks and dnveway curb cuts and closures require penmts from the Public
Works Department. .
. An LDAP penmt IS required for all gradmg, filling and excavating bemg done.
The location and depth of fill placed on the lots must be documented It is
recommended by the Buildmg Department that fill not be placed on bUIldmg pad~
unless It IS properly compacted and documented by an engineer or testmg
laboratory.
Additional Information: The applIcatlOn, all documents and eVIdence relIed upon by the
applIcant and the applIcable cntena of approval are aVailable for a free mspectlOil and
copIes will be available for a fee at the Development Services Department, 225 Fifth
Street, Springfield, Oregon.
Appeal: ThIS Type II TentatIve SubdiVIsion deCIsion IS consIdered a decision of the
DIrector and as such may be appealed to the Planning COlmnisslOn. The appeal may be
filed WIth the Development ServIces Department by an affected party. The appeal must
15
be in accordance wIth SDC ArtIcle 15, Appeals. An Appeals applIcatIOn must be
submItted to the City wIth a fee of $250.00. The fee will be returned to the appellant If
the Planmng CommIssion approves the appeal applicatIOn.
In accordance wIth SDC 15 020 whIch provIdes for a 10-day appeal penod and Oregon
Rules of CIVIl Procedures, Rule 10(c) for service of notice by mall, the appeal penod for
this decIsIOn expIres at 3:00p.m. on January 30, 2006.
Questions: Please call the K1tti Gale m the Planmng DivisIOn ofthe Development
ServIces Department at (541)726-3632 if you have any questions regardmg thIS process
16
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S~RI:~GFIE~D"OR 9'7477",~-
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DEVELOPMENT SERVICES DEPARTMEN-r:-- <<~c .~;,",:<~
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,< ~',SPRINGFIElD, OR 97477:' ~"<_: ?;:;;~~>c" '
, ", < o,,~' < ?~,': -_;':;,?~;. " < H < "~2~ S{'-"
Krush & Associates
Aaron
54 Centennial Loop
Eugene, OR 97401
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Habitat for Humanity
Florrie Turconi
PO Box 488
Springfield, OR 97477
, CITY OF SPRINGFIELD
DEVElOPME'NT SERVICES DEPARTMENT
'225 5th ST.
" SPRINGFIELD, OR 97477 .
Steve and Teri Jokinen
4866 Main Street
Springfield, OR 97478
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