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Home My WebLink AboutApplication PLANNER 1/8/2008 PRE-SUBMITTAL DISTRIBUTION LIST: Date Distributed: 1- g-{)J / Dave Puent - Building / Gilbert GordonlMelissa Fechtel- Fire // Gary McKenney - Traffic v Man Stouder- Public Works/Engineering Les Benoy - Public Works/Engineering Dennis Ernst/Jon Driscoll, Surveying Planner. ;41'1/1>>- ~r U U) CIty of Spnngfield Development ServIces Department 225 FIfth Street Spnngfield, OR 97477 541-725-3753 Phone 541-726-3689 Fax PRE-SUBMIITA.L REeD JAN [; 2008 aI!AINQFJaD Iik" .. "" -- ~ I ' - - v... ~~-]~ ~~~~---~ Pre-Submittal Meeting Case Number Assigned: PRE2008-00002 Date Submitted: 1/8/2008 PrOJect Name: KEEPERS MED OFFILDR 1887 2ND Project DescnptIon: Pre-Submittal MeetIng for PartItion Tentative - 2 lot commercial partItion Application Type' Partition Tentative Job Address: 1887 2ND ST Assessor's & Tax Lot #: 1703262401100 DISCLAIMER Appl1catIons Will not be exempt from Development Code or procedural amendments that may occur between the tIme of the Pre-SubIDIttal Meetmg and Submittal of the Appl1catIon for Development ReView Please contact our office at 541-726-3753 With any questIons or concerns A Planner Will be assIgned tbe followmg busmess day and will contact you to confirm lbe meetmg date and tIme Date ~ecelved :I ~ot>!' Planner. AL PlanJobPnntrpl 1/812008 1 25 47PM , 're-Su Jmitta_ ~eeting Development Services Department Room 615/616 PRE-SUBMITIAL MEETING DATE. Friday, January 18, 2008 1. PRE-SUBMITIAL MTG #PRE2008-00002 (pART TENT) R KEEPERS Assessor's Map: 17-03~26~24 TL II 00 Address 1881 & 1887 2nd Street Existmg Use: Vacated ResidentIal Applicant submitted plans to partitIon one lot into two parcels Meetmg Date/Time: Friday, January 18,2008 DSD 616 11:00 - noon Planner' Andy Limbird Date Received ;/r /.,0/ Planner AL City of Spnngfield Development Services Department 225 Fifth Street Spnngfield, OR 97477 PRE-SUBMITTAL REC'O JAN 8 2008 Land Division Application, Type II SubdIVISIOn TentatIve, Partition TentatIve . . ~. . . - . .. . -. Applicant Name: Nathan Keepers Company: I R Keepers Investments, LLC Address: Ipo Box 703, Pleasant Hill, OR 97455 Applicant's Rep.: IPam Clark Company: 10lson & Morns Address: .13800 Street, SUite 200, Sf?r1ngfield, OR ".' ,d" -; ~ , .w _~ ~. ~ W'"'_. ~~. ~ :>0,,'0/ . Property Owner: I R Keepers Investments, LLC Company: I Address: Ipo Box 703, Pleasant Hili.. OR 97455 (541) 729-3418 I J:- "" ",~ I Phone: (541) 302-9790 I Fax: (541) 485-3253 97477 , '''' ~" .,,>. .,. .,,1. .sh:c.. "',?_ ''',~". ~ _ ,'L. I Phone: I' IFax: I ~.i..;,~, _ok. .___ ~ _,., -'1,-, A. ',.,::.,_~-~~ ,), "~''''''' _,.,,"~.,,, \0'%X~,= i "'", ~- -\ ; . 1iI_ ~."'"'_ ASSESSOR'S MAP NO: 17-03-26-24 Property Address: 1881 & 1887 2nd Street Size of Property: 27,365 Proposed Name of Subdivision: ~ ."" ".-~- ,~"'~, Tax Lots: 1100 Acres 0 Square Feet [><:] Description of Partition tax lot 1100 Into 2 parcels, each parcel to contain a medical office Proposal: building Existmg Use: Vacated residential Residence & accessory bulidlnqs have been removed . -. -. . ..- . , ~ . Zoning: Applicable Refinement Plan: Location: City Limits 0 Associated Applications: . -,(1, '" d".'L.r""10,''ii." ,t""..",- I Overlay District: Plan Designation: Urban Growth Boundary 0 ""'~' .:7'<<- r ~ - ~ "',,~_"':1"'~~. Pre-Submittal () Case No.: rr~og ~QXtl2..oate: Case No.: Date: Application Fee: $ 8?:>loo,g Technical Fee: $ TOTAL FEE'S $ 33~02 ? PRS ~oo&.OXJ5 j 1- 8-oB ReViewed by: LIz.... Reviewed by: Postage Fee: $ '" .} ....L "'.;;:' ~'"... ReVIsed 12/4/2006 Brenda Jones Date Received. 1/1~d' Planner AL I Steps in the Process: 1. The Applicant SubmIts a Pre-Submittal Meeting Application The Pre-Submittal Application IS mandatory Please refer to the Springfield Fee Schedule for the Pre-Submittal Application fee The submittal package must conform to the application completeness checklist attached to this form You are required to submit 7 caples of the submittal requirements packet for pre-submittal review Pre-submittal meetings Will be conducted every Tuesday and Fnday between 10 00 am and noon We Will stnve to conduct the Pre-Submittal meeting within five to seven working days of receiving the application 2. Applicant and the City conduct the Pre-Submittal Meeting We strongly encourage you, the owner and design team to attend the Pre-Submittal meeting The meeting Will be held with representatives from Public Works Englneenng and Transportation, Community Services (BUilding), Fire Marshall's office, and the Planning DIvIsion The meeting Will be scheduled for 30 to 60 minutes The Planner Will provide you with a Pre-Submittal Checklist at the end of the meeting specifying the Items required to make the application complete-If It Isn't already complete You Will then have 180 days to make the application complete for submittal and acceptance by the City 3. Applicant Submits a Complete Application When you have addressed all of the Items on the Pre-Submittal Checklist, please submit 18 caples of the complete application to the City A fee Will be collected at that time and the 120 day calendar review period Will begin When the Planner has prepared a draft land use decIsion, the draft Will be mailed/faxed to the applicant/owner/design team for their review At the applicant's request, the planner Will schedule a meeting to review the draft with appropriate staff If certain Issues need resolution before the final land use decIsion IS Issued Owner's Signature This application Will be used for both the required Pre-Submittal Meeting and subsequent complete application submittal Owner's signatures are required at both stages In the application process An application without the Owner's signature will not be accepted. Pre-Submittal. 0 Case Number: The underSigned acknowledges that the information In thiS application IS correct and accurate for scheduling of th . leg Date (/zlo ?J X Owner Signature Nathan Keepers Print RevIsed 11/20/2006 Brenda Jones . PRE-SUBMITTAL REe'D JAN 8 2008 CITY OF SPRINGFIELD VICINITY MAP PRE2008-00002 1881 & 1887 2nd Street SST " DiLM\ 1~llri~ I I I: I I I I 'du I i ,"Jj : ; 1'1 III ~il' 1 crmdJ. . ~Slr -J~ l . /. '~'J 11161 _~ 'r.IQ,J\~~' - ~ WB./~1.05'dFRP--1= ~~u .-::; LQ.~ --"- -11 I Date Recelved.-4&' Planner. At SITE Map 17-03-26-24 Tax Lot 1100 North + r WaNITY /lAP TENTATIVE PARTITION fOR R. KEEPERS INVESTMENTS, LLC N"Y, SEC.26. 1.1'15. R.3". "1/ CITY OF SPRlNGFlEIJJ. LANE COUNTY. 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I/) SHEET 2 OF 4 0> OLSON & MORRIS 360 lAND US1PlANNINGAND CDNSUUlNG SERVICES 370 Q STREET SPRINGFIELD, OREGON 97477 15411 3029830 FAX 1154 II 6101805 PRE.SUBMITIAL REC'D JAN l3 Z008 TENTATIVE PARTITION APPLICATION FOR R. KEEPERS INVESTMENTS, LLC Date January 7, 2008 Property Owner/Applicant R Keepers Investments, LLC PO Box 703 Pleasant Hill, OR 97455 Project Coordlnator/ Applicant's Represental1ve Olson & Morns c/o Pam Clark 380 Q Street, SUite 200 Spnngfield, OR 97477 Tel (541) 302-9790 Planning Metro Planning, Inc c/o Robert Stevens, AICP 370 Q Street Spnngfield, OR 97477 Tel (541) 302-9830 Assessor's Maprrax Lot 17-03-26-24/TL 1100 Area of Request 27,365 Square Feet EXlstmg Zorung CC (Commumty Commercial) Number of Parcels Proposed 2 Area of Parcel I 16,847 Square Feet Area of Parcel 2 10,518 Square Feet Back!!round ThIs applIcatIOn IS for a tental1ve partltlon on 2nd Street WithIn the Spnngfield City limits The subject site IS north of the intersectIOn of 'Q' and 2nd Streets There are two site addresses (1881 & 1887 2nd Street) ThiS site was annexed mto the City of Spnngfield In 1973 A site plan review applIcatIOn was approved for thIS site In December 2006 With the development agreement finalized In Apnl 2007 (see DRC2006-00083) The site plan review was for constructIOn of two commercial bUildings One of the commercial bUildings was proposed to have a Date Received 1/'/2<>01'" PllOIQfi"lr 41 I R Keepers Investments Tentative Parl1tlOn January 7, 2008 Page I second-story apartment The constructiOn of one of the bUildIngs and Installation of necessary utIlitIes IS In progress The other bUildIng and parkIng lot per the approved sIte plan Will be started In the near future ThiS proposed partItion IS beIng done to locate each commercial bUildIng on ItS own parcel The proposed partitiOn Will create two commercial parcels out of one eXistIng lot The applicable reqUirements for a tentative partitiOn per the 'land diVISiOn checklist' are addressed below All supplemental InformatiOn (I e storm water SCOpIng sheet) IS Included In the submittal package along With tlus wntten statement and the tentative partitiOn draWIngs The cntena of approval per SprIngfield Development Code (SDC) 512-125 are addressed below as well Cltv of Sorml!field Land DIVISIOn ADDhcatlOn Checklist Site Assessment of EXlStinl! ConditIOns (1) Prepared by an Oregon licensed Landscape Architect or Engineer The Site Assessment Plan has been prepared and Signed by the project engIneer, Scott Morns (2) Vlcimty map A VIClruty map of the surroundIng area around the subject partitiOn IS shown on the Site Assessment and Tentative Partition Plans (3) The name, locatIOn and dimenSIOns of all exISting site features Including bUildings, curb cuts, trees and impervious surface areas, clearly indicating what is remaining and what IS being removed. There are no eXistIng bUildIngs, trees, or ImperviOUS surface areas on the subject site The eastern (2-story) commercial bUildIng IS still under constructiOn, but IS shown on the site assessment plan The constructiOn of the western bUIldIng, parkIng lot, and landscape mstallatiOn per the site plan revIew has not begun and thus IS not shown on the site assessment plan However, these three site features Will be constructed and thus are shown on the utIlity/gradIng and paVIng plans There IS also an eXlstmg curb cut along 2nd Street that Will remam (4) ReqUired setbacks to the proposed new property lines for exISting structures to remain on site. The one eXistIng structure on the property at thIS tIme IS the 2-story commerCial bUlldmg on the eastern Side of the site Tlus bUildIng IS IdentIfied on the sIte assessment plan and the setbacks are shown on the tentative partItiOn plan R Keepers Investments TentatIve PartitiOn January 7, 2008 Page 2 PRE-SUBMIUi\t REC'D JAN 8 2008 (5) The name, iocatlOn, dImensIOns, dIrectIOn of flow and top of bank of all watercourses and requIred Tlparlan setback that are shown on the Water Quality L,mited Watercourse Map onfile m the Deveiopment ServIces Department No watercourses or npanan areas as shown on the Water Quality Limited Watercourse Map on file m the Development Services Department are located on this property (6) The 100-year floodplam andfloodway boundaries on the sIte, as specified m the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map RevIsIOn. The subject property IS located m Zone 'X' on FIRM Map No 41039CI134F Zone 'X' IS an area determmed to be outside of the 500-year floodplam (7) The TIme of Travel Zones, as specified m ArtIcle 17 of thIs Code and deimeated on the Wellhead ProtectIOn Areas Map on fiie m the Development ServIces Department The development site lies wlthm the 20 year tlme-of-travel zone, thus there IS no boundary lme to delineate on the site assessment plan (8) PhYSlcalfeatures mcludmg, but not ilmlted to trees 5" m diameter or greater when measured 4 % feet above the ground, slgnljicant clusters of trees and shrubs, rIparian areas, wetlands and rock outcroppmgs. There are no physical features, mcludmg trees 5" m diameter or greater, slgruficant clusters of trees/shrubs, nparlan areas, wetlands, or rock outcroppmgs on the site (9) Sol! types and water table informatIOn as mapped and specljied m the Solis Survey of Lane County. A Geotechlllcai Report prepared by an Engmeer must be submItted concurrentiy if the solis survey mdlcates the proposed deveiopment area has unstabie SOlis and/or a hIgh water table The development site IS compnsed of Courtney Gravelly Silty Clay Loam and Salem- Urban Land Complex soils accordmg to the SOlis Survey of Lane County These SOlis are stable and there IS no high water table, thus a geotechnical report IS not needed TentatIve Land DIVISIOn Pian (1) Prepared by an Oregon LIcensed Land Surveyor m accordance WIth ORS 92 The Tentative Partition Plan has been prepared and signed by the surveyor, Larry Olson Date Received tlt/kef- Planner. AL / / R Keepers Investments Tentative PartitIOn January 7, 2008 Page 3 (2) LocatIOn of all eXlstmg and proposed easements There are no eXlstmg easements Two easements are proposed With thIs partitIOn application One easement IS a 7 foot Public Utrlity Easement (PUE) along the western and northern boundaries There IS also a proposed pnvate Irrevocable vanable-Wldth reciprocal easement for mgress/egress and parkmg ThIs Irrevocable easement will cover the dnveway and parkmg lot (3) DimensIOns and size of each parcel and the approximate dimensions of each bUlldmg site mdlcatmg the top and toe of cut and fill siopes to scale All dimenSIOns and area calculatIOns of the proposed parcels are labeled on the attached tentative partitIOn plan Proposed Parcell will be 16,847 square feet Proposed Parcel 2 will be 10,518 square feet (4) Location and type of exlStmg and proposed street itglltmg There are no eXlstmg or proposed street hghts along 2nd Street (5) The locatIOn, widths and names of all exlStmg streets, alleys, dedicatIOns or other rlghts-ol-ways wlthm or adjacent to the proposed iand partition The proposed partitIOn IS bordered on the west by 2nd Street There are no proposed streets, alleys, or dedications adjacent to the site (6) Location of exlStmg and reqUired traffic control devlces,fire hydrants, power poles, transformers, neighborhood mailbox Units and slmtlar public facilities There are no eXlstmg or proposed traffic control deVices adjacent to the property The nearest fire hydrant IS located on the west sIde of 2nd Street across from the southwest comer of the property The fire hydrant IS shown on the tentative partition plan There are no power poles, transformers, or mmlbox umts located near the subject site (7) LocatIOn and width of all eXlstmg and proposed sldewaiks, sidewalk ramps, pedestrian access ways and bike tralis The eXlstmg 5 foot sIdewalk on 2nd Street IS shown on the attached draWings No sIdewalks are proposed and there are no pedestrian access ways or bike trails adjacent to the subject sIte (8) LocatIOn, size and type of piantmgs and street trees m any required planter strip. There are no eXlstmg street trees along 2nd Street No street trees are proposed R Keepers Investments Tentatrve PartitIOn January 7, 2008 Page 4 PRE-SUBMIiT4L REC'D JAN ~ 200B (9) LocatIOn and SIze of e.Xlstmg and proposed utIlItIes on and adjacent to the sIte mcludmg sanItary sewer mams, storm water management systems, water mams, power, gas, teiephone, and cabie TV. IndIcate the proposed connectIOn pomts All eXIsting utthttes on and adjacent to the site and the connectton pOints are shown on the Utthty Plan The utthtles In the process of being Installed per the sIte plan revIew are shown on the utthty plan as proposed All ullhttes WIll be located underground In appropnate easements Gradmf! and Pavmf! Plan (1) Plantmg pian prepared by an Oregon LIcensed Landscape Arc/utect where plants are proposed as part of the storm water management system The proposed blO-swale IS shown on the attached grading and paving plan The planting plan for the blO-swale was approved under the site plan revIew (2) Roof dram age patterns and dIscharge iocatlOns The roof dramage patterns and dIscharge locatIOns are shown on the UlIhty/Gradmg and Pavmg Plans (3) PervIOus and ImpervIOUS area dram age patterns All pervIOus and ImpervIOUS area drainage patterns are attached plans . , (4) The sIze and iocatlOn of storm water management systems components, mcludmg but not limIted to: dram imes, catch basms, dry wells and/or detentIOn ponds; storm water quality measures; and naturai dramage ways to be retamed The locatIOn and SIze of storm water management components are on the attached plans (5) EXlStmg and proposed spot elevatIOns and contour Imes drawn at I foot mtervals (for land WIth a slope over 10 percent, the contour imes may be at 5 foot mtervals) EXlstmg and proposed spot elevatIOns and contour hnes are drawn at I foot Intervals ElevatIOns and contour hnes are shown on all sheets (6) Amount of proposed cut and fill Any cut and fill IS shown on the attached GradIng and PavIng Plan (see Sheet 4 of 4) AddItIOnal mateTlals that mav be reauITed (1) Proposed deed restTlctlOns and a draft of any Homeowner's ASSOCiatIOn Agreement Date Received' R K I I"'l:m:?s:. .^.b. eepers nvestments Tentattve Pattttton Jlrl~iJof I I January 7, 2008 Page 5 No deed restnctlOns or Homeowner's Association are proposed (2) AddItIOnal plans and documentatIOn for submlltai of a Cluster SubdivisIOn proposai as specified m SDC SectIOn 16.100 (3) This apphcatlOn IS for a tentative partitIOn, thus thIS IS not apphcable (3) RIparian Area ProtectIOn Report For propertIes located wlthm 150feet of the top of bank of any Water Quailty L,m,ted Watercourses (wQL W) or wlthm 100 feet of the top of bank of any direct tributaries of WQL W The subject property IS not located wlthm 150 feet of the top of bank of any npanan areas (4) A Geotechnicai Report prepared by an engmeer must be submItted concurrentiy if there are unstabie solis and/or a hIgh water table present The s01ls on the site are stable, thus a geotechnical report IS not reqUired (5) Where the deveiopment area IS wlthm an overlay dIStrict applicable, address the addItIOnal standards of the overiay dIStrict The subject property IS not located wlthm an overlay zomng dlstnct accordmg to the RegIOnal Land Information Database (RLID), thus tlus IS not apphcable (6) If jive or more trees are proposed to be removed, a Tree Fellmg PermIt as specified in SDC ArtIcle 38 No trees are proposed to be removed, thus thIS reqUirement IS not apphcable (7) A wetland delmeatlOn approved by the Oregon D,VISIOn of State Lands must be submItted concurrentiy where there IS a wetland on the property There are no wetlands on the subject property, thus thiS IS not apphcable (8) Any requlredfederal or state permIt must be submitted concurrentiy or eVIdence the permIt application has been submItted for review There are no federal or state permits reqUired With thiS proposed partitIOn (9) Where any gradmg,jillmg or excavatmg IS proposed WIth the development, a Land and Drainage AlteratIOn permIt must be submItted WIth the land use applicatIOn A Land and Dramage AlteratIOn plan was already approved for thIS SIte pnor to the start of constructIOn , R Keepers Investments Tentative PartitIOn Jan'uary 7, 2008 Page 6 PRE-SlJBMIIT.4l REC'O JAN 8 2008 (10) Where appilcabie, any DIScretIOnary Use, VarIance or ModificatIOn of ProvISIOns as specified m SDC ArtIcle 10 or 11 No DiscretIOnary Use, Vanance, or Modification of ProvIsIOns apphcatlOn IS reqUired SDC 5.12-125 - TentatIve Plan Cntena for Approval (A) The request conforms to the provISions of tillS Code pertammg to iot/parcel sIze and dImensIOns. The proposed partition comphes With all reqUirements of the Spnngfield Development Code (SDC) pertammg to parcel Size and dImensIOns as demonstrated below Parcel S,ze and Street Frontage Per SDC 3 2-315, the mmlmum parcel size m the commumty commercial (Ce) zone IS 6,000 square feet Parcell Will be 16,847 square feet Parcel 2 will be 10,518 square feet Both proposed parcels Will exceed the minImum parcel size m the CC zone The mmlmum street frontage per the abovementIOned code section IS 50 feet Parcel 2 WIll have approximately 90 feet of frontage along 2nd Street, thus meetmg the 50 foot mmlmum Accordmg to SDC 3 2- 315(1) "the Director may Waive the reqUirement that bUildable City lots/parcels have frontage on a pubhc street when all of the followmg apply (a) the lots/parcels have been approved as part of a Development Area Plan, Site Plan, SubdIVISIOn or PartitIOn apphcatlOn, and (b) access has been guaranteed Via a pnvate street or dnveway by an lITevocable Jomt use/access agreement as specified m SectIOn 4 2-120A" The proposed Parcell Will be approved through tlus partitIOn apphcahon and access to said Parcel Will be guaranteed by an lITevocable easement that Will cover the proposed dnveway/parkmg lot Given these facts, the requHements per SDC 3 2-315 to waive the frontage for Parcel I are met The apphcant respectfully requests that the City approve Parcel 1 as a landlocked lot Setbacks The only Improvement on the SIte currently IS the eastern commerCial bUlldmg that IS under constructIOn ThiS bUlldmg Will be located on Parcel I This bUlldmg Will have a setback of 10 feet from Tax Lot 2703 m order to meet the mlmmum mtenor yard setback of 10 feet when a commercial site abuts a reSidential area Tax Lot 2703 IS zoned high denSIty reSidential (HDR) All other adjacent propertIes are zoned commumty commercial, thus there are no other mtenor yard setbacks The bUlldmg on Parcel I has a setback of greater than 10 feet to the new property lme to meet the front yard setback standard Smce the western bUlldmg and parkmg lot are not under constructIOn yet, there are no bUlldmg setbacks to be shown on the drawmg, however these future setbacks were evaluated for compliance under the site plan review Date Received 0jR!2DtJf Planner AL R Keepers Investments Tentahve Partition January 7, 2008 Page 7 (B) The zoning IS consIStent wIth the Metro Pian diagram and/or applIcable Refinement Plan dIagram, Plan DIstrIct map, and Conceptuai Development Plan The Metro Plan land use diagram designates the subject SIte as appropnate for commercial uses, which IS consistent with the present commumty commercial zomng There IS no applicable Refinement Plan GIven thiS fact, thiS cntenon IS met (C) CapacIty requIrements of publtc and private facllttles, including but not ilmlted to, water and electrICIty; sanitary sewer and storm water managementfact/ltles; and streets and traffic safety controls shall not be exceeded and the publtc Improvements shall be avaliabie to serve the sIte at the tIme of deveiopment, unless otherwIse provldedfor by thIS Code and other appllcabie regulatIOns. The PublIC Works DIrector or a Utt/lty provIder shall determine capacIty issues. The eXisting public Improvements and proposed pnvate faCilities (under constructIOn per the site plan reVIew) have a very adequate capacity to accommodate the two commercial bUildings as demonstrated below Wastewater There IS an eXisting 8" wastewater line Within the 2nd Street nght-of-way With a 6" lateral that stubs to the subject site The plan for samtary service IS to extend a 4" pnvate wastewater line along the southern boundary of the site to provide service to both commercial bUildings There w1l1 two indIVIdual service laterals tapped Into the pnvate line to serve each bUilding In addll1on, three cleanouts are proposed along the pnvate wastewater line as reqUired by the plumbing specificatIOns The project engineer has carefully prepared the ul1lity plan to ensure that the proposed pipe sizes can easily handle the anl1clpated capacity from two commerCial bUildings Water Currently, on the west Side of 2nd Street IS an eXisting 10" water main ThiS eXisting pipe has a slgmficant capacity to handle the Increase In water usage from a new fire hydrant and two commerCial bUildings Three new water lines (and two meters) are proposed to serve the development site Two I" water lines Will tap mto the eXisting main and Will be extended for service to each bUilding In addition, a 6" water line IS proposed to serve a new fire hydrant located In the northwest comer of the subject site ThiS proposed water service plan Will very adequately serve the future service needs of thiS commercial development Stormwater Dramage The project engineer prepared a plan to very adequately handle the anl1clpated stormwater runoff from both the roof and ImpervIOUS surface dramage through a connected system In additIOn, pre-treatment of the ImpervIOUS surface runoff Will be accomplished through either mechanical means or a blO-swale located In the southwest portIOn of the site The roof dramage from the R Keepers Investments Tental1ve Partition January 7, 2008 Page 8 PRE.SUiMITTAl REC'D jAN s 2008 eastern bUlldmg will be collected and piped mto a 10" storm dram pipe along the northern site boundary ThiS 10" pipe will flow mto the eXlstmg 21" storm dramage Ime m 2nd Street The runoff from the dnveway will be collected and pre-treated m one of four catch basms contammg a fosslle filter The runoff from the parkmg lot will be collected m one of three standard catch basms and piped through 8" and 10" pipes and outfall mto a blO-swale for pre-treatment After pre-treatment, the treated stormwater will be piped mto the 10" Ime along the northern boundary and then mto the public 21" Ime The project engmeer has ensured that there IS ample capacity to handle storm water dramage from thiS site Traffic Capacity There will be one dnveway servmg thiS site that will have a widen curb cut onto 2nd Street ThiS will ensure easy, qUick, and convement access from the parkmg lot to the public nght-of-way The 2nd Street nght-of-way has a 36 foot paved roadway that IS very adequate to handle the anticipated traffic from the development site No additIOnal traffic measures are needed to accommodate thiS development ) (D) The proposed land dIVIsIOn shall compiy With all appltcabie publtc and private design and constructIOn standards contained In thIS Code and other appltcabie. There are no proposed public Improvements With thiS land dIVIsIOn The applicant's project engmeer has carefully prepared the pnvate utility plans to ensure that all pnvate design and constructIOn standards can and will be met In additIOn, dunng constructIOn all pnvate ul1lItles will be mstalled accordmg to all applicable City standards (E) PhYSical features, Including, but not ilmlted to' steep siopes With unstable sotl or geologiC conditIOns; areas With susceptlblltty offloodlng; Significant clusters of trees and shrubs; watercourses shown on the WQL W Map and their associated riparian areas; wetiands; rock outcroppmgs; open spaces; and areas of illStOrlC and/or archaeological Significance, as may be specified m SectIOn 3.3-900 or ORS 97. 740-760,358.905-955 and 390.235-240, shall be protected as specified In tIllS Code or m State or Federal law. There are no phYSical features located on the subject property, mcludmg steep slopes, areas susceptible to floodmg, slgmficant clusters of trees or shrubs, watercourses, wetlands, rock outcroppmgs, or hlstonc features ThiS cntenon IS not applicable to the subject applicatIOn (F) Parkmg areas and mgress-egress pomts have been deSigned to' factlltate vehicular traffic, bicycle and pedestrian safety to aVOid congestIOn; prOVide connectIVIty wlthm the deveiopment area and to adjacent residential areas, transit stops, neighborhood actIVIty centers, and comme1'clai, mdustrlal and publtc areas, minimize curb cuts on arterlai and collector streets as specified m thiS Code or other appltcabie reguiatlOns and compiy With the ODOT access management standards for state highways. There IS an eXlstmg mgress-egress pomt onto 2nd Street that Will be Widened With only access pomt to the site there Will be a clear entryway and the Impact on the public nght-of-way Will be mmlmlzed No additional curb cuts are proposed The on-site parkmg lot deSign Will allow for a R Keepers Investments Tental1ve Parl1l1on Page 9 January 7, 2008 ~ ~, ,- "0 ~-' <ii<( (.) Q)L.: lXQ) arC: _r:: Ill..!!! ca. circular traffic flow that Will ensure effiCiency for vehicular traffic There also wtll be a clear accessible route (as seen on the attached plans) for pedestnans to walk between the pubhc Sidewalk and far commercial bUlldmg In addition, the accessible route Will be clearly marked to promote pedestnan or bicycle safety From 2nd Street, patrons Will be able to connect to Q Street to the south, which provides connectIOns to Pioneer Parkway, 5'h Street, and Highway 126 ThiS proposed partitIOn (development) Will provide good street connectIOns for pedestnans, bicyclists, and vehicular traffic (G) Development of any remainder of the property under the same ownership can be accomplIShed In accordance With the provISIons of thIS Code. The property owner (R Keepers Investments, LLC) does not own any adjacent land Further, the entlfe area of the subject property Will be fully developed as a result of this proposed partitIOn, thus there WIll be no remamder that could be further divided later (H) Adjacent iand can be deveioped or is prOVided access that will allow Its development m accordance With the prOVISIOns of thiS Code. Accordmg to LCOG aenal photography and site VISitS, all of the surroundmg properties around the proposed partitIOn have already been developed The propertIes to the north and southwest are fully developed The property to the southeast and east could be further developed The easiest and most converuent access to each of these properties would be other streets (Q and 5th Streets) The proposed development wtll not have any direct Impact on Q or 5th Streets or any surroundmg property that would prevent access The adjacent land can be further developed and thIS development Will have no Impact on future, surroundmg development (I) When no concurrent annexation appilcatlOn IS submitted With a Partition Tentative Plan on property that IS outside of the City ilmlts but withm the City's urbanlzable area, the standards specified below shall aiso appiy. (a) The minimum areafor the partitIOning ofiand In the UF-IO Overlay DIStrict shall be 10 acres. (b) EXCEPTIONS: 1. Any proposed new parcel between 5 and 10 acres shall require a Future Development Plan as specified In SectIOn 29 070(i)(c) for ultimate development With urban denSities as reqUired In thIS Code. 2. In additIOn to the standards of SubsectIOn (9)(b)1, any proposed new parcei that IS less than 5 acres shall meet one of the followmg standards: a. The property to be partitIOned shall be owned or operated by a governmental agency or pubilc Utt/lty; or b. A majority of parceis located within 100 feet of the property to be partitIOned shall be smaller than five acres. 3. No more than three parcels shall be created while the property remams Within the UF-IO Overiay District, uniess permitted by SectIOn 34 040(2). ~ I The subject property IS located wlthm the city limits, thus thiS cntenon IS not applicable R Keepers Investments Tentative Partition January 7, 2008 Page 10 PRF,.SUBMlITtll REC'O JAN 8 2008 (J) Where the SubdIVIsIOn of a manufactured dwellmg park or mobIle home park IS proposed, the followmg approvai crIteria apply. 1. The park was approved before Juiy 2,2001 and IS m complwnce with the standards m SectIOn 3.2-235 or other land use reguiatlOns m effect at the tIme the sIte was approved as a manufactured dwellmg park or mobtie home park; or the park IS an approved non- conformmg use. In the latter case, a park IS m compiwnce if the CIty has not ISsued a notIce of noncompltance on or before J uiy 2, 2001. 2. The number of lots proposed shall be the same or iess than the number of mobtie home spaces prevIOusly approved or legally eXlStmg m the park 3. The external boundary or setbacks of the park shall not be changed.. 4. The use ofiots, as shown on the TentatIve Plan, shall be Itmlted to the mstallatlOn of manufactured dwellmgs, I.e., "stlck-butit" houses are prolllblted. 5. Any other area m the SubdIvISIon other than the proposed iots shall be used as common property, unless park streets have prevlOusiy been dedIcated to the CIty or there are pubilc uttiltles m the park. All common property shall be addressed m a Homeowner's ASSOCiatIOn Agreement. a. Areas that are used for vehIcle circuiatlOn (streets), driveways that serve more than two lots/parceis or common parkmg areas, shall be shown m a Tract or easement on the TentatIve Plan b. All other servIces and uttiltles that serve more than one iot shall be m a Tract or easement Where a servIce or Uttilty serves oniy one lot, but crosses another, that servIce or Utt/lty shall also be m an easement shown on the TentatIve Pian Sprmgfield Development Code, Chapter 5 Page 56 of 118 c. EXlStmg bUlldmgs In the park used for recreatIOnal, meetmgs or other purposes for the park resIdents shall be m a Tract shown on the Tentative Pian. 6. Any public utlltties shall be wlthm a publtc Uttilty easement. 7./f publtc uttiltles or servIces are requIred to serve the SubdIvIsIOn, the park owner shall sIgn and execute a waIver of the rIght to remonstrate agamst the formatIOn of a iocal Improvement dIStrIct to provIde the public uttiltles or servIces. The subject applIcatIOn IS not for a subdivIsIOn of a manufactured dwellmg park, thus thiS cntenon IS not applIcable If there are any questIOns about thiS wntten statement, please do not heSitate to contact me at Metro Planmng via emml (rohert@metroolanmo!! com) or phone (302-9830) For general questIOns about the proposed parllllon, please contact the project coordmator at Olson & Morns Respectful't-- afJJ~ Robert Stevens, AICP ASSOCiate Planner , Date Received /1k't7cf Planner AL R Keepers Investments Tentallve PartitIOn Jaouary 7, 2008 Page 11