HomeMy WebLinkAboutNotice PLANNER 9/24/2007
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AFFIDAVIT OF SERVICE
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By A fFP.O.,A'f'
srATE 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 Program Technician for the Planning Division of the
Development Services Department, City of Springfield, Oregon.
2. I state that in my capacity as, Program Technician, I prepared and caused to be
mailed copies of ZOtJ200b-ooo~ 1>~~ ~ (~ p{4N\ ') ~18 ~o~
(See attachment "A") on .-1124-- ,2007 addressed to (see
Attachment S"), by causing said letters to be placed in a U.S. mail box with
postage fully prepaid thereon.
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STATE OF OREGON, County of Lane
6" ,2007. Personally appeared the above named Karen LaFleur,
Prog m Technician, who acknowledged the foregoing instrument to be their voluntary act.
Before me:
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SANDRA MARX
NOTARY J:lUBlIC. OREGON
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1.
TYPE I MASTER PLAN PRE-APPLICATION REPORT
STAFF REPORT
Site Map
Project Name: The Villages at Marcola Meadows
Project Proposal: Construct a phased commercial/residential development on 100 3 acres
Case Number: ZON2006-00030
Project location: Northwest Corner of Marcola Road and 28th/31st Streets
Assessor's Map#: 17-02-30-00, Tax Lot 01800 and 17-03-25-11, Tax Lot 02300
Zoning: Community Commercial, Medium Density Residential, and Mixed Use Commercial
Refinement Plan: N/A
Metro Plan Designation: Community Commercial, Medium Density Residential/Nodal
Development Area, and Commercial/Nodal Development Area
Pre-Submittal Meeting Date: None
Application Submitted Date: July 20, 2007
Report Issued Date: September 24, 2007
Related Applications: ZON 2005-00028, LRP 2006-00027, ZON 2006-00054 ~nd SUB 2007-
00037
ZON2006-00030
Pre-ApplicatIOn Report - Marcola Meadows
Page 1 of 20
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APPLICANT'S DEVELOPMENT REVIEW TEAM
Owner/Applicant:
JHB, Inc
7510 Longley Lane, SUite 102
Reno, NV 89511
Attn Jeff Belle, President
Planner/Landscape Architect:
Satre Associates, P C
132 East Broadway, Suite 536
Eugene, OR 97401
Attn Richard M Satre, ASLA, AICP
Project Developer:
The Martin Company
PO Box 1482
Albany, OR 97321
Attn ~ob Martm
Architect:
2fORM
225 West 5th Avenue
Eugene, OR 97401
Attn Richard Shugar, AlA
Civil Engineer/Surveyor:
Branch Engmeerlng
310 5th Street
Springfield, OR 97477
Attn Lane Branch
Transportation Engineer:
Access Engmeerlng, LLC
134 East 13th Avenue, SUite 2
Eugene, OR 97401
Attn Mike Welshar PE
CITY OF SPRINGFIELD/OTHER AGENCY'S REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Project Manager Planning Gary M Karp 726-3777
Transportation PlannmQ EnQmeer Transportation Gary McKenney 726-4585
Public Works Engmeer Sanitary & Storm Sewer Matt Stouder 736-1035
Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 726-2293
Wlllamalane Greg Hyde 736-4544
ODOT Mark Oberle 465-4721
LTD Andy Vobora 682-6181
Lane County Transportation S BaJracharya 682-6932
PURPOSE OF THE PRE-APPLICATION REPORT
A Master Plan IS a comprehensive plan that allows phased development of a specific
development area over several years The Pre-Application Report application IS required prior to
the submittal of a Master Plan application (Ref SDC 37 020(2))
ThiS report IS mtended to ensure a complete Master Plan application that addresses the
1 14 conditions of approval specified m the ZOning Map Ordmance (6196), mcludmg Section
4 of that document that requires the mapped delineation of the Metro Plan designation and
zOning boundaries,
2 Issues raised by the neighbors m testimony dUring the public hearings for the Metro Plan
and ZOning Map amendments,
3 Master Plan submittal requirements specified In SDC Section 37 030,
4 Master Plan criteria of approval specified m SDC Section 37040, and
ZON2006-00030
Pre-Application Report - Marcola Meadows
Page 2 of 20
.'
5 Issues raised by City staff and the various agencies attending the September 6th meeting
that reviewed this application
This report
1 Discusses the current Springfield Development Code reqUirements applicable to a Master
Plan,
2 Is not an approval of the proposed use or phaSing plan, and
3 Does not confer any development rights, establish any conditions, or bind the applicant or
the City to any course of action
The applicant should be aware that
1 Development Issues reqUiring the application of local, state and federal requirements, or
additional permit and review procedures that are not specifically addressed In thiS report
may be Identified dUring subsequent of the Master Plan application and other applications
e g , SubdiVISion and Site Plan ReView), and
2 The status of known opportunities and constraints described In thiS report may change over
time as development conditions or standards change
PROPOSAL
The applicant proposes a phased, mixed-use development on 100 3 acres called Marcola
Meadows, comprised of reSidential, office and retail "Villages" The proposed development
consists of a total of 518 homes/apartments on 504 acres (11 4 acres of which IS Intended to be
common open space), and a total of 441,600 square feet of retail/office use for the remainder of
the site (Plan Sheet 6)
Note: While the number of proposed reSidential Units on Plan Sheet 6 and the project narrative
(Page 7) match, there appears to be a discrepancy between the reSidential/commercial acreages
on Plan Sheet 6 and the response to the eXisting Metro Plan deSignation and zone classification
diSCUSSion In the project narrative (Page 5) Ensure that the acreage figures In both areas are the
same
SITE INFORMATION
The subject site
1 Is located north of Marcola Road and west of 28th/31 st Streets,
2 Is located entirely Within the city limits, and
3 Contains an eXisting, vacant bUilding which IS proposed to be demolished
Note: During the meeting, staff suggested that the applicant contact BRING Recycling to see If
that organization would be Interested In deconstructlng the eXisting bUilding In order to recycle
bUilding components such as lumber and Windows
Properties north of the subject site are separated by the EWEB utility COrridor that also serves as
a multi-use path North of the EWEB COrridor IS property owned by Wlllamalane Park and
Recreation DiStriCt, Briggs Middle School and Yolanda Elementary and Single family reSidences
Properties west of the subject site are developed With Single-family reSidential dwellings Property
southwest of the subject site IS developed With a variety of retail commercial uses Properties
south of the subject site are developed With Single-family reSidential dwellings Properties
lON2006-00030
Pre-ApplIcatIOn Report - Marcola Meadows
Page 3 of 20
southeast of the subject property are developed with Industnal uses. Properties east of the
subject site are developed with single-family residential dwellings
PROJECT BACKGROUND
In July, 2005, the Martin Co submitted a Development Issues Meeting application (ZON 2005-
00028) to generally discuss a proposed commercial/residential development on the subject site
In May 2006, Satre & Associates submitted a Pre-Application Report application (ZON 2006-
00030) Staff had a number of concerns about that proposal and contracted with Crandall
Arambula for a peer review The application was placed on hold until approval of the Metro Plan
diagram and ZOning Map amendments occurred
In September 2006, Satre Associates submitted the Metro Plan diagram and Zoning Map
amendment applications (LRP 2006-00027 and ZON 2006-00054) These applications were
determined to be complete for review on January 11, 2007 The City Council approved these
applications on June 18, 2007 (Ordinance Nos 6195 and 6196)
On July 20, 2007, Satre & Associates resubmitted this Pre-Application Report application The
majonty of Crandall Arambula's recommendations have been Incorporated Into the current
proposal
On September 6, 2007, City staff held a meeting with the applicant's representatives and
Interested outside agencies to review this Pre-Application Report application
PREVIOUS CONDITIONS OF APPROVAL REQUIRED TO BE MET AS PART OF THE
MASTER PLAN APPROVAL PROCESS
Zoning Map amendment Ordinance 6196 listed 14 conditions of approval The Master Plan
application must demonstrate compliance with each condition either In the project narrative, or by
reference to speCific maps, plan sheets, etc , as necessary A number of these conditions were
not addressed In the submitted matenals Compliance with the 14 conditions of approval listed
below IS discussed In other sections of this report
"1. The submittal and approval of a Master Plan application prior to any development on
the subject site shall be required.
2. Submittal of documentation from the Department of State Lands and/or the Army
Corps of Engineers with the Master Plan application demonstrating the existing
drainage ditch is not a regulated watercourse! wetland, and if necessary, submittal
of a wetland delineation for other wetlands that may be on the subject site.
3. Submittal of a Master Plan application that incorporates the relocation of the existing
drainage ditch and conversion to a major water feature that will be an integral part of
the proposed development area shall be required. The construction of the entire
water feature must be completed as part of the Phase 1 development. *
* The applicant has stated that Phase 1 will include the home improvement center.
This means that this and all other conditions referencing "Phase 1" must be
incorporated into proposed Master Plan Phase 1 development.
4. Submittal of a Master Plan application that addresses compliance with the Drinking
Water Overlay District standards in SDC Article 17 and how these regulations will be
applied for each proposed phase.
lON2006-00030
Pre-Application Report - Marcola Meadows
Page 4 of 20
5. Submittal of a Master Plan application that addresses the relationship of the
proposed development to Willamalane's future park on the north, side of the EWEB
Bike Path and an explanation of any coordination efforts with Willamalane
concerning the timing and development of the future park
6. Submittal of a Master Plan application that addresses coordination with EWEB to
determine if any easements are required in order to cross the EWEB Bike Path to
access the future park.
7. Submittal of a Master Plan application that shows the proposed home improvement
center building exterior design similar to the existing building in Scottsdale, Arizona
or a building design that complies with the current building design st~ndards in SDC
Article 21.
8. Submittal of a Master Plan application that demonstrates that residential
development will occur at not less than 12 dwelling units per net acre.
9. Submittal of preliminary design plans with the Master Plan application addressing
the proposed mitigation of impacts discussed in the TIA. The plans shall show the
proposed traffic control changes allowing left-turns from the eastbound ramp center
lane at the eastbound ramps of the Mohawk Boulevard/Eugene-Springfield Highway
intersection. The intent of this condition is to have the applicant demonstrate to
ODOT that the proposed mitigation is feasible from an engineering perspective and
will be constructed on a schedule that is acceptable to ODOT. Provided that
construction of the proposed mitigation is determined to be feasible, then during
Master Plan review and approval a condition shall be applied requiring the mitigation
to be accomplished prior to the temporary occupancy of any uses in Phase 1 of the
development.
10. Submittal of a Master Plan application that incorporates a "Development Phasing
Plan" shall be required in order to comply with SDC Section 37.030(12). The intent of
this condition is to: a) Address the ,"internal trip" issue by requiring a certain
percentage of the residential portion of the site to be developed with a similar
percentage of the commercial portion. The specific percentages will be made part of
the approved Master Plan, and b) Ensure that, for each type of land use, the amounts
proposed do not exceed those shown in Table 4C of the TIA.
11. Submittal of a Master Plan application that shows the entire length of the collector
street from Marcola Road to V Street being constructed as part of Phase 1.
12. Submittal of a Master Plan application that shows the construction of all streets
serving the CC and MUC portions of the subject site being constructed shall be
required as part of Phase 1.
13. Submittal of a Master Plan application that shows proposed connectivity between
the residential and commercial development areas.
14. The Master Plan shall be submitted within one year of the City C,ouncil approval of
these applications. "
In additIon, Section 4 of this Ordinance states "The legal description of the entire property is
specified in Exhibit B. The proposed zoning is shown on the map in Exhibit C. The
specific boundaries of the zoning districts shall be determined as a condition of approval
of the required Master Plan."
IMPACTS TO THE ESTABLISHED NEIGHBORHOOD
ZON2006-00030
Pre-ApplIcatIOn Report - Marcola Meadows
Page 5 of 20
The following issues were raised by the neighbors who testified dunng the Metro Plan diagram
and ZOning Map amendment public heanng process and must be addressed by the applicant In
the Master Plan application project narrative Please feel free to add additional responses, as
necessary
1. The impact to the established neighboring homes and the quality of the proposed
homes.
. Explain In the project narrative that at least 35 acres were already zoned for multi-family
development, Include a pnce range for the proposed single family dwellings and a
proposed rent schedule for the proposed apartments
2. Medium Density Residential density questions - if the minimum density is 10
dwelling units per acre, why are they required to have 12 dwelling units per acre and
why can't they rezone to a lower density/at the public hearing the planner mentioned
that the Master Plan could include 20 homes per acre.
. Explain In the project narrative, In layman's terms, that portions of the property have been
designated as a "node" and that reSidential density within nodes requires a minimum
density of 12 dwelling Units per acre to comply with State and metropolitan transportation
regulations You may want to explain how dense the proposed residential development
would be If the total acreage was developed at 20 dwelling Units per acre (the maximum
allowed In the MDR District) and that this limitation IS a balance between the allowable
reSidential and commercial development that IS governed by the required tnp cap
3 Place the two and three story apartments placed in another spot.
. Explain In the project narrative that single family homes are now proposed for a portion of
the 31st Street frontage, which previously showed apartments, and that any three story
apartments will be located elsewhere on the site, but not along the 31st Str:eet frontage
4. The impact on Briggs and Yolanda schools. Yolanda Elementary School has large
class sizes now and Briggs Middle School has children doubled up in lockers
currently.
. Submit a bnef letter Signed by the School Dlstnct 19 Superintendent that speCifically
addresses this Issue based upon the School Dlstnct 19 study already in the record (ThiS
letter should also Include a response from the school district to Issue #8) Resolution of this
Issue IS especially Important In light of the recent passage of Senate Bill 336 which now
requires school dlstncts With over 2,500 students to prepare a school faCIlity plan In
cooperation With the City and removes a statutory proVISion that school capacity cannot be
the sole basIs for approval or denial of a residential development application
5. What would happen to wildlife that live in and/or use the open field?
. Explain In the project narrative what Will happen and/or what can be done, If anvthlnQ, to
the Sighted fox, geese and other Wildlife currently on the property
6. Drainage issues. There is flooding to abutting properties the west and to the north.
. Explain In the project narrative the eXisting flooding problems to the north (park land) and
west (reSidences) and how the proposed development Will address these Issues Refer to
the appropnate Plan Sheets
ZON2006-00030
Pre-ApplIcation Report - Marcola Meadows
Page 6 of 20
7. Extra persons on the bike path and crime (houses and cars broken into).
. Explain In the project narratl~e the proposed bike path connector lighting systems,
proposed bike path Improvements, If any (see Page 14), proposed access across the
EWEB Bike Path to Bnggs, If any, and how the proposal complies with Cnme Prevention
Through Environmental Design standards, etc.
8. The Willamalane Park property should remain as open space and School District 19
property designated open space/playgrounds might disappear due to school
expansion.
. Explain In the project narrative that the Wlllamalane Comprehensive Plan lists
Wlllamalane's property as a future park, but that Wlllamalane has no current plans to
develop the park, submit a letter from Greg Hyde addressing this Issue
. Have School Dlstnct 19 follow up on the school expansion question, Ie, will school bUilding
expansion Impact the school's open space/playground facIlities (See neighbor Issue #4)
9. Increased traffic caused by the development/difficulty backing onto Marcola Road
from existing houses across the street/the intersection of 1-105 and Mohawk.
. Explain In the project narrative that a revised Traffic Impact Study (TIS) IS required to
address traffic Impacts on the City street system caused by the proposed development
State that based upon the findings In the required TIS, traffic signals and/or medians, and
nght-In/out dnveways may be reqUired to mItIgate the traffic flow on Marcola Road
10. We (homes on the south side of Marcola Road) will be the most adversely harmed by
this proposed development with the backs of retail stores on and parking lots
directly across from our homes. Our view of the Coburg Hills would be almost
completely blocked off by unsightly buildings. Anything over one story high along
Marcola Road would be considered too high. I would like to see the businesses
spaced at an appropriate space so they would be appealing to our eyes.
. Explain In the project narrative how the proposed commercial development will occur
(typical bUilding height and either one or two story), that there will be a 30 foot-wide
landscaped setback from the sidewalk, the same landscaped setback required under the
former Campus Industrial zoning, that Lowes will be sited as far as possible from Marcola
Road With the parking well landscaped to Include many trees, etc
11. Safety issues for children crossing 31st Street at V Street.
. Explain In the project narrative if the required reVised TIS may require a signal at this
Intersection and the timing of installation, If necessary If no signal will be reqUired, explain
what other safety measures will be utilized
12. How is 31st Street going to be improved and will this cost be placed on the current
property owners? People should not be forced to financially compensate the City for
the negative impact they will have on our community.
. Estimate the cost of full street Improvements for 31st Street There are a number of
Improvement Agreements along the frontage of'propertles on the east Side of 31st Street
However, Will the developer SUbsidize Improvements (curbs, gutters and street trees) for
the east Side of 31 st Street? Will the developer Install street trees and landscaping for
property owners along the Marcola Road frontage as part of the response to neighbor Issue
#11?
ZON2006-00030
Pre-Appltcatlon Report - Marcola Meadows
Page 7 of 20
13. Big trucks would be delivering freight at all hours of the night. Will a wall be
constructed to protect existing residential properties from noise generated by the
development?
. Explain In the project narrative what IS proposed to be done to mitigate nOise on the
proposed Lowes site and at other proposed commercial developments For example, state
that a sound wall is proposed at Lowes and establish limitations on delivery/parking lot
sweeping times, state that offices Will typically be closed at night.
SUBMITTAL REQUIREMENTS
Note: Staff has commented on the matenals submitted for tflls Pre-Application Report application
and suggests what needs to be done In order comply With the Master Plan submittal requirements
and pass the Master Plan application completeness test
SDC Section 37 030 states "A Master Plan shall contain all of the elements prepared in a
clear and legible manner necessary to demonstrate that the requirements of this Code are
being fulfilled and shall include but not be limited to the following:"
"(1) Existing Metro Plan designation and zone classification."
The Metro Plan Diagram/Zoning Maps Exhibits F and G do not accurately address the
speCIfic approved Metro Plan diagram/zoning boundanes
. Prepare revised maps based on a survey addreSSing Section 4 of the Metro Plan
DiaQramlZoninQ MaD Amendment Ordinance In the project narrative state that the
finalization of the plan deSignation and zoning boundanes were deferred to Master Plan
approval
. In the project narrative diSCUSS the amended Metro Plan diagram and zonmg dlstnct
acreages and any discrepancies Note: These acreages should not vary much from
those approved by the Council and see the prevIous note concerning the acreage
discrepancy between the project narration and Plan Sheet 6 on Page 3
"(2) A vicinity map drawn to scale on a street base map. "
. The VICInity map on the Plan Cover Sheet IS adequate as submitted
"(3) A legal description of the property together with a map drawn to scale depicting the
legal boundaries of the subject property."
. The Alta survey, Exhibit A, IS adequate as submitted However, due to the timing and
processing of the Property Line Adjustment (PLA) application, the Alta survey may be
required to be revised to reflect the outcome of the (PLA)
"(4) Topography map and narrative depicting present uses of the land, existing
structures, roads, significant vegetation, wetlands, drainage ways and other relevant
natural and man-made features. "
. Plan Sheets 2, 3 and 4 are adequate as submitted
. A Similar map depicting eXisting wetland boundanes should be Included for continuity,
the Wetland Delineation Report can be referenced In the text of the project narrative
lON2006-00030
Pre-Application Reporl- Marco/a Meadows
Page 8 of 20
. Exhibits B C, and D should be Included to address this requirement Any map
prepared for Exhibit E should also be Include to address this requirement, the text of
the more detailed Geotech Report for the site can be referenced In the project
narrative
"(5) A site plan showing location and type of all land uses proposed, approximate
acreage and approximate number of units or square footage of uses, adjacent
property uses and relevant features. II
. Plan Sheet 6 can double for the Site Plan as submitted making Plan Sheet 5,
redundant However, there should be a connection/reference to' the revised phasing
Plan Sheet Most of the project narrative submitted under the response to SDC
37.030(5) should be addressed In Subsection (6), below
. ReVise the project narrative and affected Plan Sheets accordingly
"(6) The density or intensity of proposed uses. II
. Explain the changes In the development scenano between the Metro Plan
diagram/Zoning Map amendment submittal and the proposed Master Plan application
submittal In the project narrative Explain that the former submittal was a "visual" to aid
In the approval process and that plan was not formally approved Descnbe the
proposed the residential denSity and commercial square footage Demonstrate
compliance with the 12 dwelling unit per net acre standard speCified In Metro Plan
Diaaram/Zonina Map Amendment Condition of Approval #8
. The statement ''The overall net denSity of the residential villages IS 13 3 units per net
acre" IS Incorrect because only the single-family dwellings require Cluster Development
review which IS based upon gross acres Compliance with nodal development
standards IS based upon net acres Explain thiS denSity anomaly between net and
gross acres In the project narrative If thiS anomaly causes a problem In order to meet
the nodal standard, staff needs to know Refer to Plan Sheet 6 and the phaSing Plan
Sheet
"(7) The maximum height and size of proposed structures."
. Explain In the project narrative the proposed bUilding heights and size of structures and
refer to the appropnate Plan Sheet
. ThiS IS the requirement that should be used to refer to applicable deSign standards that
are listed In Attachment 3 In addition, In order to guarantee deSign continuity though
out the commercial portion of the development the following must occur. 1) All
Community Commercial development other than Lowes, must comply with MUC deSign
standards (exception - the FAR will not apply), and 2) The proposed Lowes bUilding
must home Improvement center Incorporate a bUilding extenor deSign similar to the
eXisting Lowes In Scottsdale, Anzona or one that complies with the current bUilding
deSign standards In SDC Article 21 as speCified In Metro Plan Diaaram/Zonina Map
Amendment Condition of Approval #7
. Attachment 3 must be modified to Include a reference to Condition #7, cited above,
speCifically explaining the speCific bUilding deSign standards pertaining to the proposed
Lowes bUilding
. ReVise the project narrative addressing thiS tOpiC, Plan Sheet 6 and Attachment 3
accordingly
ZON2006-00030
Pre-Application Reporl- Marcola Meadows
Page 9 of 20
"(8) A public facilities plan showing existing and proposed streets, utilities, sanitary
sewer, natural and piped storm drainage system, water service, bike and pedestrian
ways and transit locations (on-site improvements)."
a Streets
. The Traffic Impact Study (TIS) submitted with this application was the same document
that was submitted In support of the prevIous Metro Plan Amendment/Zone Change
(PAPA) application It should be updated and revised as outlined below to support the
Master Plan application
1. In addition to intersections analyzed In the PAPA TIS the Marcola Meadows Master
Plan (MMMP) TIS should Include analysIs of 28th/Short Street, 31st/'U' Street,
31st/'W'Street
2 AnalysIs assumptions should be consistent with the details of the submitted Master
Plan In regard to the amounts and types of proposed uses, development phaSing,
access pOints, etc AnalysIs results should be calculated and summanzed for
completion of each development phase
3 AnalysIs methods should be consistent with those used In the PAPA TIS and
Metro Plan DiaClramlZoninQ Map Amendment Conditions of Approval that
apply to that decIsion
4 In particular the MMMP TIS must demonstrate how the PAPA TIS assumptions
regarding "Internal tnp capture" Will be kept valid over the anticipated time penod of
phased site development to comply with Metro Plan DiaClram/ZoninCl Map
Amendment Condition of Approval #10
. A dimensioned plan IS required that depicts proposed street nghts of way, lane Widths
and typical cross sections
. Show the entire length of the proposed collector street (Martin Dnve) from Marcola
Road to V Street being constructed as part of Phase 1 to comply With Metro Plan
DiaClram/ZoninCl Map Amendment Condition of Approval #11
. Show the construction of all streets serving the CC and MUC portions of the subject
site being constructed being constructed as part of Phase 1 to comply with Metro Plan
DiaClram/ZoninCl Map Amendment Condition of Approval #12
. Note: In order to utilize the name "Martin Dnve", the applicant must obtain approval of
a street name change as required under Spnngfield MUnicipal Code 3 248 The same
IS true of any proposed street that lines up With an eXisting street and a different street
name IS proposed ThiS can be accomplished concurrently With SubdivIsion review
b Utilities
. There was no representative from SUB electnc Submit a wntten statement from SUB
stating the site can be served with electnclty and that the service Will be underground
Explain thiS Issue In the project narrative
. Explain In the project narrative that gas, cable and telephone can be/are available to
the site
ZON2006-00030
Pre-Application Report - Marcola Meadows
Page 10 of 20
c Sanitary Sewer
. Capacity IS available In the 42 Inch public sanrtary sewer system located onslte for the
proposed development
. The eXisting sanitary sewer line near the Pierce Parkway and 28th Street IS shown to be
located under newly proposed bUildings The bUildings In this area will need to be
revised such that neither the line Itself nor easement IS located under any proposed
bUildings
. The eXisting sanitary sewer line IS accurately shown ,to be located within an eXisting 20
foot sewer easement Due to the depth of thiS line, an additional easement IS
necessary for sufficient maintenance and access
. Placement of the proposed water line In close proximity to the eXisting sanitary sewer
line may not allow for sufficient maintenance access In the event the City were required
to dig up and/or replace this line The location of the proposed water line needs to be
relocated to aVOId this issue
d Natural and Piped Storm Drainage System
. The stormwater drainage report and/or mapping do not Include hydraulic grade line
information or associated calculations Hydraulic routing calculations were also not
Included with the report ThiS information IS critical In the design of the stormwater
system, as It will determine how the system will function dUring a storm event
Specifically, It will dictate how the onslte system will need to be designed (due to
surface water elevation levels and any possible associated flooding) Additionally, the
applicant will be required to look at surface water elevations (HGL elevations) and the
Impact these elevations may have on adjacent property owners (for instance the weir
proposed 6 feet above the 10 Inch outlet pipe may result In flooding of the subdivIsion
to the north and west of the site)
. The stormwater drainage report and/or mapping do not clearly indicate the locations of
the proposed detention pond areas, or at least the sizes/volumes of each area and how
they will function
. There appears to be opportunity at thiS site to direct stormwater runoff from rooftop
areas to infiltration basins onslte to help eliminate some capacity Issues which may
eXist downstream Onslte sOil types onslte consist of 75 - Malabon and 118 - Salem
sOils Both sOils have relatively low clay contents Salem sOils have high infiltration
rates (on the order of 20 Inches per hour In some cases)
. Additionally, with permeable sOils onslte, there IS opportunity for low Impact
development techniques to reduce the rates of stormwater runoff from the site
Consultation with the City and Springfield Utility Board's water diVIsion would be
beneficial prior to designing these techniques
. Maintenance of the large swale green area will be of concern to the Public Works
Department The City will assume responsibility for the functionality of the area - It will
be the responsibility of the property owners/developer to maintain the area
aesthetically.
. More information IS needed for the drainage system with regards to the northern water
quality pond Specifically, the applicant should provide the amount of flow received by
thiS pond, and provide a comparison and both pre and post developed flow rates
ZON2006-00030
Pre-Appl1catlOn Report - Marcofa Meadows
Page 11 of 20
. Flow line Information will be needed for the storm drainage system
. Revise the submittal materials as specified above and demonstrate that the relocation
of the eXisting ditch and conversion of that body Into a major water feature that will be
part of the on-site drainage and IS required to be completed as part of the Phase 1
'development In order to comply with Metro Plan DiaaramlZonina Map Amendment
Condition of Approval #3
e Water Service
. Rebecca Templin, P E from SUB submitted written comments concerning water
service (See Attached) Explain SUB's reqUirements In the project narrative
. Amy Chlnltz from SUB submitted wrrtten comments concerning wellhead protection
(See Attached) ThiS area IS highly susceptible to contamination from chemicals that
may be spilled or leaked onto the ground surface Special precautions, including but
not limited to safe handling and storage of chemicals, Will be required durrng
construction and operations to prevent groundwater contamination
. The project narrative must address drrnklng water protection measures that Will be
employed for thiS site.
. Address compliance With SDC Article 17 Drrnklng Water Overlay Dlstrrct standards for
each phase of the proposed development as speCified In Metro Plan DiaaramlZonina
Map Amendment Condition of Approval #4
. Gilbert Gordon, Deputy Fire Marshall stated that the fire hydrant layout should be
coordinated With SUB Water
g Transit Locations
o The text did not discuss and Plan Sheet 6 did not speCifically Identify bus stop
locations
. Will Meuller and Andy Vlbora submitted the following comments "...LTD currently
has three routes which run on Marcola Road along the southern edge of the
proposed project. The 18 MohawklFairview and the 19 Fairview/Mohawk routes
provide hourly service in each direction during the day on weekdays and
Saturday. The 18 MohawklFairview route provides hourly service on Sunday in a
westbound direction along Marcola Road. The 13 Centennial route provides only
limited weekday and Saturday ev~ning trips in both directions once per hour.
In the future, L TD believes "The Villages at Marcola Meadows" development will
become an important residential and retail area to be served by public transit. It
is unlikely that L TD service will be provided to the area north of this development
in the foreseeable future. Therefore, the most effective transit routing to serve
this project is envisioned to run on 28th Street along the eastern edge of the
development and then use Martin Drive (most likely in both directions) in order to
best realize the "potential for transit-oriented development" referenced on page
three of the proposal's pre-application report application. In this fashion, the
residential areas in the northern portion of the site can conveniently access
transit service as can the customers and employees of the general and
community retail villages in the southwest portion of the project. This routing
also assists the residents of the development to access the retail possibilities on
site without use of their personal vehicles by providing such an internal
lON2006-00030
Pre-ApplicatIOn Report - Marcola Meadows
Page 12 of 20
circulation pattern. In order to facilitate bus service on Martin Drive, the
developer, City of Springfield and L TD should work cooperatively to site viable
bus stop locations along the street and also ensure that the street and
intersection geometries and structure support transit use. The professional
office and neighborhood retail in the southeastern portion of the site will have
access to the buses running along 28th Street.
The implementation of this future service scenario to the "The Villages at
Marcola Meadows" development would occur when the project had attained a
certain critical mass level of completion (especially the northern residential
villages) and would be dependent on L TD having the resources to provide the
additional service...."
. Coordinate the proposed,locatlon and type of bus stops proposed for Martin Dnve with
L TD and City staff.
. Show both eXisting and proposed on-site bus stops on Plan Sheet 6 and discuss the
location and type of on/off-site bus stops In the project narrative
"(9) Maps and narrative showing off-site public improvements necessary to serve the
proposed development and/or to mitigate impacts to adjacent property or public
facilities."
a Streets - Lane County junsdlctlon
. Lane County Transportation Planner Shashl Bajracharya, P E venfied that 31st Street
along the frontage of this property IS entirely within the City limits and thus within
Spnngfield's junsdlctlon However, Lane County Will require a TIS demonstrating the
proposed development's Impact on the County street system Coordinate directly with
Shashl
. Incorporate the results of the TIS In the project narrative and Include any additional
street Improvements on the applicable Plan Sheet
b Streets - City Jurisdiction
. Explain In the project narrative and show on the applicable Plan Sheet proposed
Improvements to the east Side of 31st Street and/or Marcola Road (see also
nelghbonng property Issue #12)
c ODOT mitigation condition
. Submit a letter from Ed Moore and submit plans showing the proposed traffic control
changes allowing left-turns from the eastbound ramp center lane of the Mohawk
Boulevard/Eugene-Spnngfield Highway intersection that have been approved by ODOT
In order to comply with Metro Plan DiaaramlZonina Map Amendment Condition of
Approval #9 ReVise Plan Sheet 126 as necessary Note: Plan Sheets 121 through
12 5 are not needed at this time
d Natural and Piped Storm Drainage System
. The stormwater drainage report does not Include any "off-Site" flows In the analysIs As
shown on the submitted plan, the eXisting drainage dItch will be relocated and
enhanced ThiS ditch conveys water from a large drainage baSin Inclusion of thiS
lON2006-00030
Pre-ApplicatIOn Report - Marcola Meadows
Page 13 of 20
water In the analysIs IS necessary because It Will Impact detention reservoir
requirements, hydraulic grade lines, routing calculations, etc
. Explain the off-site drainage Issues In the project narrative ReVise Plan Sheets 7,90,
9 1 and any additional attachment pertaining to drainage, as necessary
e Bike and Pedestnan Ways
. Mark Oberle, EWEB Property Manager raised the issue of the EWEB utility corridor
and the blke/pedestnan path He states "... The Eugene Water & Electric Board
(EWEB) owns the 60 foot wide utility corridor north of and adjacent to the
Villages at Marcola Meadows. This utility corridor contains two large water
mains, an overhead electrical transmission line, communications lines and a bike
path. Lane County obtained a revocable license from EWEB in the 1970s to build
the path on EWEB property. The path is used heavily by the surrounding
neighborhoods and is deemed an asset to the community. The Villages at
Marcola Meadows is proposing over 500 living units in addition to professional
offices and retail uses. This will increase the traffic on the path significantly.
People living in the development and from the existing neighborhood will most
likely use the path to get to school, for recreation, and to get to the commercial
center in the new development. The path is in need of maintenance/resurfacing.
EWEB does not object to the three proposed path connections on its property
but does suggest that 'the development seek permission from the County to
provide an asphalt overlay to the existing path from 31st Street to 19th Street...."
. City staff concurs With the EWEB representative that there IS a nexus between the
proposed development and Impacts to the bike path In order to determine the nexus,
obtain current bike path usage information and determine additional usage caused by
the number of proposed reSidents
. Coordinate With the vanous public agencies to determine what needs to be done to
form a "partnership" to address the Issues raised about the bike path itself, e g , the
overlay, consider pedestnan level lighting as part of the resolution of the safety Issue
raised by the neighbors, discussed above, maintenance, etc
. Explain In the project narrative and revise the applicable Plan Sheet(s) shOWing
proposed connectivity between the residential and commercial development areas In
compliance With Metro Plan DiaaramlZonina MaD Amendment Condition of
ADDroval #13
. Submit a letter from Mark Oberle stating that EWEB Will allow the three proposed
crossings of their property by easement dunng the development review process In
compliance With Metro Plan DiaaramlZonina MaD Amendment Condition of
ADDroval #6
. Explain thiS Issue In the project narrative and address maintenance of the bikeway
connectors as the responsibility of the owners of Marcola Meadows, more specifically
detailed In the Master ASSOCiation document discussed on Page 18
f TranSit Locations
. Show proposed bus stops locations on 28th/31st Streets on Plan Sheet 6 and diSCUSS
thiS issue In the project narrative.
ZON2006-00030
Pre-Application Report - Marcola Meadows
Page 140(20
g Parks.
. Greg Hyde represented Wlllamalane Pars and Recreation. He had concerns about the
capacity of the proposed detention pond at the north end of the site with possible
Impact on Wlllamalane's park land north of the EWEB Bike Path
. Mr Hyde stated there are no plans to develop Wlllamalane's park property In the
Immediate future Submit a letter from Wlllamalane stating thiS fact In order to comply
with Metro Plan DiaQram/ZoninQ Map Amendment Condition of Approval #5
. The letter required above should also address any potential future relationship between
WI llama lane and the proposed development concerning ownership/maintenance of the
proposed on-site park and the relocated ditch
. DIscuss thiS Issue It,l the project narrative
"(10) The Director may require additional information necessary to evaluate the proposed
development including but not limited to an ESEE analysis, geology, soils,
stormwater, sanitary, tree preservation, historical, archaeological, and traffic impact.
All related maps except vicinity and detail maps shall be at the same scale."
a ESEE AnalysIs An ESEE analysIs IS not necessary
b Geology/SOIls Report Submit a Geotechnical Report and SOils AnalysIs with the
Master Plan application
c Stormwater Management Plan Submit the reVised on-/oft-slte Stormwater
Management Plan with the Master Plan application
d Sanitary Sewer Plan Submit the reVised on-/oft-slte Sanitary Sewer Plan with the
Master Plan application
e Tree Preservation Plan A Tree Preservation Plan IS not necessary However, If more
than 5 trees 5" dbh are proposed to be removed, state that a Tree Felling Permit will be
applied for In the project narrative
f Hlstonc/Archeologlcal Significance Explain In the project narrative whether or not
anything of hlstonc or archaeological significance IS on the subject site
g TIS Submit the reVised TIS and Incorporate any reqUIred Improvements to the Lane
County street system With the Master Plan application
h Other additional information to be submitted With the Master Plan application
. A wntten statement from Ralph Johnston pertaining to the timing of required permits
from Lane Regional Air Protection Agency (LRAPA)
. A wntten statement from Nancy Golden or Steve Barrett, School Dlstnct 19, In
response to neighborhood concerns about school overcrowding that references the
Dlstnct's long range plan (See Page 6)
. Documentation from the Department of State Lands and/or the Army Corps of
Engineers demonstrating the eXisting drainage ditch IS not a regulated watercourse/
wetland, and If necessary, submittal of a wetland delineation for other wetlands that
ZON2006-00030
Pre-ApplJcatlon Report - Marco/a Meadows
Page 150'20
may be on the subject site In compliance with Metro Plan DiaQramlZoninQ MaD
Amendment Condition of ADDroval #2
1 Submit a copy any Army Corps of Engineers permits necessary for the relocation of the
eXisting ditch
2 The Wetland delineation submitted determined that there are 1 58 acres of wetlands on
the subject property Explain that this area will be incorporated Into the proposed open
drainage system that will serve the entire site
"(11) Provisions, if any, for reservation, dedication, or use of land for public purposes,
including rights of way, easements, parks, open spaces, and school sites."
a Dedication of public rights of way
. Street dedication must occur as part of the phasing of development The prevIous
diScussion on this tOpiC primarily addresses the required collector and local streets
serving the proposed commercial areas However, If the proposed reSidential areas
are phased, street dedication and construction must also be addressed. Street
dedication can occur through the SubdiVISion approval process Explain this Issue In
the project narrative
b Easements
. The 20 foot-wide PUE over the eXisting sanitary sewer line must be Widened to allow
better access for City Maintenance crews
. Public easements Will ,be reqUired for utility service Within the development area
TYPical street frontage easements are 7 feet-wide
. Easements are reqUired over the EWES corndor In order to proVide connections to the
bike path Include the Width of the proposed easement
. An Access/Maintenance Agreement With the City Will be required for the storm drainage
system (the relocated ditch and detention baSinS)
c. Parks
. Explain In the project narrative the WI llama lane Parks and Recreation posItion on the
future development of their park land
. Specify when the on-site park serving the proposed development Will be constructed
(phaSing)
d Open spaces
. The open space areas Illustrated on Plan Sheet 6 IS acceptable DeSCribe the phaSing
of the open space areas
e School Sites
. No new school site IS required for the proposed development
. Submit the letter required above deSCribing resolution of the overcrowding playground
Issues raised by the neighbOring property owners
lON2006-00030
Pre-Application Report - Marcola Meadows
. Page 16 of 20
U(12) An overall schedule or description of phasing; and the development to occur in each
phase. If phasing alternatives are contemplated, these alternatives should be
described."
. The A and B phasing proposal shown on Plan Sheet 8 and the text responding to this
tOpiC are not acceptable The submitted matenals discuss sub-phases A-1, A-2 and A-
3, and refers to Phasing Plan Sheet 8. The last paragraph on Page 9 discusses the
general relationship between each Increment of site development and Infrastructure
needed to accommodate added development "beyond Phase A" Plan Sheet 8 depicts
only the boundanes of Phases A and B, and makes no reference to sub-phases There
IS no exhibit showing anticipated land divIsions and relatronshlps of future parcel
configurations to "Commercial Villages"
. The project narrative addreSSing the Internal trip Issue and Table 4C of the Metro Plan
amendment TIA and Plan Sheet 8 must be revised to comply With Metro Plan
DiaQram/ZoninQ Map Amendment Condition of Approval #10
;
. Phasing Issues discussed In other areas of this report also must be incorporated here
For example, the construction of the proposed collector street for ItS entire length IS
reqUired as part of Phase 1 as well as the storm drainage system (Including the
relocated ditch)
. Submitted matenals do not contain a proposal to address Metro Plan DiaQramlZoninQ
Map Amendment Condition of Approval #11 which requIres the entire length of the
proposed collector street (Martin Dnve) from Marcola Road to V Street to be
constructed as part of Phase 1 It Will be crucial for the applicant to detail out speCific
phaSing on the plan set In the planning for the entrre length of the collector street, the
applicant Will be reqUired to Install the necessary utilities as shown on the plan set, and
to plan for locatrons for utility crossings, stub outs, etc The utilities associated With the
collector street should be shown as part of work to be constructed With the appropnate
phase
. Explain In the project narrative and submit revised Plan Sheets depicting proposed
subdiVIsion of the property
. Be sure there IS consistency between the project narrative and Plan Sheets regarding
development phaSing
. The phaSing as proposed IS scheduled to run until 2015 If the Master Plan IS approved
In 2007, SDC 37 010(5) states "Approval of a Master Plan shall be effective for up
to seven (7) years; however the approved Master Plan time limit may be extended
pursuant to Section 37.060, MODIFICA TIONS TO THE MASTER PLAN AND
SCHEDULE. "
U(13) Where off-site or other infrastructure improvements are required, the applicant shall
specify the timing and method of securing the improvement, including bond, letter of
credit, joint deposit or other security satisfactory for said improvement
construction."
. The text submitted responding to thiS tOpiC IS not acceptable There must be a more
speCific diSCUSSion pertaining to the timing and method of secunng vanous
Improvements An application has already been submitted a Property line Adjustment
application to allow for the sale of a portion of the site to Lowes Future subdiVIsion of
the property Will also potentrally Increase the number of property owners who Intend to
ZON2006-00030
Pre-Application Report - Marcola Meadows
Page 17 of 20
develop their portions of the property This IS another reason why the phasmg Issue
described above must be addressed
. Explain m the project narrative how thiS requirement will be addressed, utlllzmg the
options listed above
"(14) Designation of responsibility for providing infrastructure and services."
41 The text submitted respondmg to thiS tOpiC IS not acceptable Currently, there IS a
smgle property owner of the subject site There must be a more specific diSCUSSion
concernmg future changes m ownership of various portions of the property as
development occurs (phasing) Specific language regarding designation of
responsibility for proViding Infrastructure and services must be contained In a document
establishing a single "Master Association" that also addresses CC&Rs, the contInUity
of commercial (see CC/MUC diSCUSSion on Page 9) and residential design standards, a
street tree plan, coordinated rear yard fencing for the reSidences along the EWEB Bike
Path, etc
. Explain In the project narrative how thiS requirement Will be addressed and submit a
draft Master Association document for staff review
"(15) A general schedule of annexation consistent with the phasing plan if applicable."
. ThiS requirement IS not applicable; the site IS entirely wlthm the City limits
MASTER PLAN CRITERIA OF APPROVAL
A Master Plan. may be approved If the Planning Commission finds that the proposal conforms
With all of the cnteria of approval listed In SDC 37040 In accordance With SDC 37.050, the
Planning Commission may attach additional conditions as may be reasonably necessary to
minimiZe negative Impacts or to ensure that the proposed development can fully meet the
requirements of the SDC
A Master Plan may be approved If the Planning Commission finds that the proposal conforms
With all of the follOWing approval crltena In the event of a conflict With approval criteria In thiS
Subsection, the more specific reqUirements shall apply
(1) The zoning of the property shall be consistent with the Metro Plan diagram and/or
applicable Refinement Plan diagram, Plan District map, and Conceptual
Development Plan.
. Explain in the project narrative that the Metro Plan diagram and Springfield Zoning Map
have been amended and state the acreages applicable to both
. In order to comply With Section 4 of the ZOning Map Ordinance which requires that the
speCifiC boundaries of the Metro Plan diagram and ZOning Map be determined, either
1 Prepare a Survey and submit It With the Master Plan application, or
2 Explain In the project narrative that thiS Issue Will be addressed during the first land
diVISion application (Partition or SubdiVISion) after Master Plan approval
(2) The request as conditioned shall conform to applicable Springfield Development
Code requirements, Metro Plan policies, Refinement Plan, Plan District, and
Conceptual Development Plan policies.
ZON2006-00030
Pre-ApplicatIon Reporl- Marcola Meadows
Page 180'20
,
. The Master Plan application will be reviewed for compliance with applicable standards
contained the reformatted SDC effective on September 17, 2007 (thIs means the
Section numbers cited In this report must be changed to comply with the new Section
numbers and other Code references), the City'S Engmeenng Design Standards and
Procedures Manual (EDSPM), and any other applicable regulations
(3) Proposed on-site and off-site public and private improvements shall be sufficient to
accommodate the proposed phased development and any capacity requirements of
public facilities plans; and provisions shall be made to assure construction of off-
site improvements in conjunction with a schedule of the phasing.
. Comments concerning proposed on-site and off-site public and private Improvements
are addressed In staff's response to the submittal reqUirements, above Compliance
with those Issues raised Will assIst the applicant to submit a complete application
(4) The request shall provide adequate guidance for the design and coordination of
future phases.
. Comments concerning the design and coordination of future phases are addressed In
staff's response to the submittal requIrements, above
(5) Physical features, including but not limited to, significant clusters of trees and
shrubs, watercourses shown on the Water Quality Limited Watercourse (WQLW) Map
and their riparian areas, wetlands, open spaces; and areas of historic andlor
archaeological significance as may be specified in Article 30 of this Code 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.
. Comments concerning phYSical features and areas of historic andlor archaeological
significance are addressed In staff's response to the submittal requirements, above
(6) Local public facilities plans and local street plans shall not be adversely impacted by
the proposed development.
. Comments concerning phYSical features and areas of historic and/or archaeological
Significance are addressed In staff's response to the submittal requirements, above
ALL SUBMITTAL REQUIREMENTS AND CRITERIA OF APPROVAL CITED ABOVE MUST BE
ADDRESSED AS PART OF THE MASTER PLAN APPLICATION SUBMITTAL PACKET
. The submittal reqUirements Will be the basIs for addreSSing the Criteria of approval
How well the criteria are addressed Will determine whether the Master Plan application
Will be approved
(') The applicant IS adVised that after submittal of the complete Master Plan application
staff Will not accept supplemental information (such as reVised plan drawings) unless
these are part of a formal application for Master Plan Amendment, speCifically
requested by staff, or a condition of the Planning Commission deCISion on the
application.
DURATION OF MASTER PLAN APPROVAL
. In accordance With SDC 37 010, an approved Master Plan remains In effect for up to 7
years However, the developer can request a modification or extension of thiS tlmellne
pursuant to SDC 37 060
ZON2006-00030
Pre-Application Reporl- Marcola Meadows
Page 190(20
CONDITIONS OF APPROVAL
. In accordance with SDC 37 050, the Planning Commission can require conditions In
order to grant Master Plan approval
MASTER PLAN AMENDMENTS
. Upon approval of the Master Plan, any subsequent changes or revIsions initiated by the
applicant will be subject to Type I, II or III Amendment proceedings In accordance with
SDC 37 060
WHAT NEEDS TO BE DONE
In accordance with SDC 3050 and 37020, a completeness meeting is reqUired for the Master
Plan submittal matenals This meeting IS typIcally scheduled three weeks after submIttal Upon
determination of application completeness, staff will schedule a public heanng before the
Planning Commission within approximately 45 days, depending upon agenda availability.
Please submit a copy of the submittal matenals on a CD to facIlitate staff report preparation
Please consider meeting with me pnor to Master Plan application submIttal In order to resolve any
questions you may have You may contact me at (541) 726-3777 or by email at
Qkarp@cl spnnQfield or us
PREP
-- #
A
Gary M Karp
Planner III
ZON2006-00030
Pre-ApplicatIOn Report - Marcola Meadows
Page 20 of 20
SEP709-2007 21:16
P.01/02
.
.
SPRlNGFl [I n U'J'ILITY l30ARD
\\ \ I J.I~ '11(\ I. I '"I 'l i"11~ 202 South 18th SLrccl1 Spr'in,~fi,.ld, OR 9741?-!>~'40 r"!54' 7)62396 I-..x 541.7477348 w,^,w ,,,,hilt" ,-o'n
Gary Karp
Clty of Springfield
225 N. 5th Strcct
Springfield, OR 97477
Dear Gary:
SUBJECT:
PRE-APPLICATION REPORT #ZON2006-00030 SC SPFLD (Marcola Meadows)
Tax Map 17-02-03-00, Tax Lot 1800 & Tax Map 17-03-25-11, Tax Lot 2300
Marcola. Road and 31 sl Street
Listed below arc our comments for the above referenced developnlent proposal:
1, The proposed development 1S w1thin the: Springtield city lImits and will receive water service
from the Springfield Utility Board (SUB) The owner's representatives have been in talks with
SUB about waterline and hydrant placement.
2. All new water system facilitiEs and modificatIons to watcr system facl hoes both tnslde and
adjacent to the proposed development s'1l111 be placed in strt:ct right-of-way at a location a.nd
dcpth of bury that meets the standards ofthe SUB Watf:!: Division.
3. All water facility materials shall be to Q standard that must meet SUB Water DIvision
specificattons.
4. All workmanship sha.ll be performed to meet or exceed SUB Water DiviSion construction
standards.
5. SIze ofwatcrlinc;: and other facilit"ics, mdudmg water meters. must meet the needs of the SUB
Water Division and the long-range need S ofthe City. These needs include, but are not l1mited to,
met"f location and acct:&S, Si:l..efol of water djJ:itrihution and transmission ltnes, pump1ng facilitie:-.,
and communication lines.
6. Please ask the developer to contact the SUB Water Division for detailed in:formation on the
materials and construction standards, dc:'taIled costs for installing SUB water faCIlities, and a
schedule of construction. ConstructIon expenses may be reduced with good planning of l'eqUtred
water [acilitil:s, sood timing of faciHt1e~: installation, andjomt trench opporlu.nities" '
7. All water meters will be placed m publu: right-of-way a.t a location idennfied by the developer.
Each lot or parcel must have Its own Wilter sernce.
8_ Water servIce facilities wil1 be installed upon collection of development charges. Development
polIcies and charges identified in this letter are subject to change. Actual charges will be those In
S.\SITEPLAN\MElt"colll M~dQW$ Pre-Applicallon 9-10-07.docx
SEP-0'3-2007 21: 17
r . ~~/ ~~
effect at the hme water servicc is request::-d_
9 Springfield has several wI;11hcad protectlOn areas. Ninety percent of Spnngfield's dnnkmg water
comes from wdls, Tn every instance, care shall be taken to prevent groundwater contamination,
Contractors/developers/owners shan be r~sponslb1e for the safe handling and storage of
chemlcals, petroleum products. fertilizers, and the prevenhon of groundwater and storm Wrll'-r
runotI contamination.
Special reqmrements may be necessary f,.lr groundwater protection at thIS development Contact
Amy Chinitz at Springfield Utility Board Water Division for details at 726-2396.
10. Bacldlow prevention dev1ces will be reqlllred for thiS service. Please contact l.nuck Davis at
726-2396 prior to inst.alling water servIce Chuck can help In the selectJol1 ofthe most
economical device and locatlOn. Water service Will not be provided unhl a backflow plan has
been submitted to SUB Water Engmeering and approved for illStallatton.
PLEASE NOTE:
SUB development charges are paid directly to SUB Water DIVISIon and
SUB Electric Dlv1s10n.
SZL_ z:fL
Rebecca Temp1ml P.E.
Civil Engmeer - Water DIVlSlon
RA T:rok
c:c; se Spnngfield, LLC, 5440 Louie Lane, Suite 102, Reno, Nevada 89511
Rick SdtTc, Satre AssoClates, P_C, 132 East Broadway, Suite 536, Eugene, Orl.:gon 97401
S'\SITEPLAN\MW"cola Meadows Pre-Application 9.10.07,docx
TOTRL P.02
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
SF)RINGFIELD, OR 97477
Branch Engineering
310 Fifth Street
Springfield, OR 97477
^~W.' LMIe, 'P:> rtUlc..h
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
SPRINGFIELD, OR 97477
JHB, Inc.
7510 Longley Lane, Suite 102
Reno, NV 89511
Attn: Jeff Belle, President
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
SPRINGFIELD, OR 97477
Satre Associates
Richard Satre
132 East Broadway, Suite 536
Eugene, OR 97401
~0
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
SPRINGFIELD, OR 97477
Access Engineering
134 East 13th Ave, Ste 2
Eugene, OR 97401
Attn: Mike Weishar PE
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
SPRINGFIELD, OR 97477
2fORM
225 West 5th Avenue
Eugene, OR 97401
Attn: Richard Shugar, AlA
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
SPRINGFIELD, OR 97477
The Martin Company
PO Box 1482
Albany, OR 97321
Attn: Bob Martin