HomeMy WebLinkAboutPacket, DRC PLANNER 4/28/2020AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
695
Staff Review: Tuesday, May 19, 2020 9:00 —10:00 a.m.
1. Partition Tentative 811-20-000081-TYP2 811-18-000047-PROJ Marcola Meadows Neighborhood
Assessor's Map: 17-03-25-11 / 17-02-30-00 TL: 2300 / 1800
Address: Marcola Rd and 31'' Street
Existing Use: vacant
Applicant submitted plans for a 3 -parcel partition
Planner: Andy Limbird
Meeting: Tuesday, May 19, 2020 9:00 — 10:00 virtual meeting via GoToMeeting
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: htto://www.si)ringfield-or.aov/weblink8/browse.asi)x
SITE
VICINITY MAP
811-20-000081-TYP2 Partition Tentative
17-02-30-00 / 17-03-25-11 TL 1800 / 2300
Marcola Road and 28" /315` Street
Marcola Meadows Neighborhood LLC
April 23, 2020 A K
eNciweERiNc & FORESTRY
Andy Limbird
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
RE: Marcola Meadows Partition Pre -Submittal Checklist, Local File No. 811 -20 -000066 -PRE
Andy:
Thank you for reviewing the Marcola Meadows Partition application. This letter and accompanying
information respond to your request for additional information that we received in the letter dated April 17,
2020 (attached). The list of additional information requested is shown in italics, with the Applicant's
response directly below.
1. The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection
Areas Map on file in the Development Services Department. The entire Marcola Meadows site has
wellhead Time of Travel (TOT) Zones. These should be shown on the existing conditions sheets.
RESPONSE: Please seethe Preliminary Plans, updated with the information above.
2. Location and width of all existing and proposed easements on and abutting the property. Easements
for sewer access to the small commercial lot are required and a public access easement along the
school/multi family housing will be required to ensure pedestrian access from Marcola Road to the
residential area is maintained, this can be combined with the sewer access, or can be done with a
road realignment.
RESPONSE: Please see Sheets PO -09 and PO -11 of the Preliminary Plans, updated with the information
above. The appropriate easements for public facilities and pedestrian access have been provided to Parcel 2
and 3, respectively.
3. Any required additional materials, applications or permits:
• Proposed deed restrictions and a draft of any Homeowner's Association Agreement
RESPONSE: It is understood that the subject site is subject to deed restrictions per the master plan
approval and property line adjustment approval.
• Where the development area is within an overlay district applicable, address the additional
standards of the overlay district
RESPONSE: As described on page 11 of the Marcola Meadows Partition Land Use Application, the subject
site is consistent with and designated Nodal Development (ND) Overlay Area on the Metro Plan Diagram.
The NO area is established to work in conjunction with the underlying zoning districts to support
'pedestrian -friendly, mixed-use development' The design standards of Section 3.3-1000 are not particularly
relevant as the purpose of this application is to prepare the site for overall master plan improvements;
compliance with NO area design standards will be assessed at future site design review.
Additionally, the site is designated Drinking Water Protection Overlay and the Time of Travel Zones are
illustrated on the Preliminary Plans. This application does not involve or affect the storage, use, quantity
and/or protection of hazardous or other materials that pose a risk to groundwater.
BEND, OR I KEIZER, OR I TUALATIN, OR I VANCOUVER, WA
www.aks-eng.com
• If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-
100
RESPONSE: This application does not involve tree removal.
• Where any grading, filling, or excavating is proposed with the development, a Land and
Drainage Alteration permit must be submitted prior to development
RESPONSE: The above statement is understood, and the required permits will be obtained prior to land
disturbing activities.
4. Planning Notes: None
Additional comments not related to the completeness of the application:
• The proposed partition plan is predicated upon completion and recording of the Property
Line Adjustment initiated by Case 811-20-000054-TVP1. If the final Property Line Adjustment
survey and deeds are not recorded by the time this partition application is submitted, the
existing property lines will need to be shown on the tentative plan.
• With the exception of Parcel 3, none of the other parcels created by the partition plan can be
developed without the dedication and construction affronting public streets as outlined in
the approved Master Plan for the neighborhood.
• The proposed partition plan in no way obviates or modifies the approved Master Plan for the
neighborhood, nor are the existing zoning map boundaries adjusted by this land division.
RESPONSE: The Planning comments above are understood; this application does not involve physical
improvements or modify the approved Master Plan for the site.
5. PW Notes:
• Note 1 and 2 (addressed on previous page)
• No specific stormwater improvements or submittals requiredfor this partition. All the master
plan phasing and build requirements remain in place and will be required prior to subdivision
or development of any parcel that does increase impervious areas onsite.
RESPONSE: The Public Works comments above are understood and have been addressed accordingly. The
appropriate stormwater management materials will be provided in the future, as required.
Additional comments not related to the completeness of the application:
• The area reserved for the Pierce ditch appears to be insufficient for the required
improvements, especially along the Church property. While the City has tentatively
supported keeping the ditch in its current location, improvements are still needed to widen
the ditch, improve capacity, and improve functionality as a wetland. This will require a larger
footprint than is shown on this concept and those improvements will be required to carry
through the church site as an open channel. This could be realigned to be along a property
line and not split the site as it currently does.
• There is no sewer access along Marcola Road and the commercial parcel along Marcola will
have to be provided with one.
• No more access points to Marcola Road or Pierce Parkway will be allowed than those shown
other than those shown on the current master plan (even with a modification), with its
current configuration this will mean the multifamily area, the commercial site and the school
will be required to share an access driveway at their shared property lines.
• All requirements of the current effective master plan still apply regardless of the partitioning
of the lot(s).
AVC Marcola Meadows Partition I Completeness Response Page 2
Local File No. 811 -20 -000066 -PRE
RESPONSE: The appropriate stormwater management materials and design improvements will be provided
and reviewed for compliance at future site design review, as required. Sewer and access constraints on
Marcola Road/Pierce Parkway are understood. This application does not involve physical improvements or
modify the approved master plan for the site.
The intent of this letter and the attached material is to provide all the missing information addressed in your
letter of April 17, 2020. In accordance with ORS 227.178(2), our application should be deemed complete and
scheduled for a decision.
Thank you for reviewing this information and please let us know if you have further questions.
Sincerely,
AKS ENGINEERING & FORESTRY, LLC
Chris Goodell, AICP, LEEDAP
Associate
503.563.61511 chrisg@aks-eng.com
Enclosures
Marcola Meadows Partition Pre -Submittal Checklist
Updated Preliminary Plans
AVC Marcola Meadows Partition I Completeness Response Page 3
Local File No. 811 -20 -000066 -PRE
TYPE II TENTATIVE LAND DIVISION,
PRE -SUBMITTAL CHECKLIST
Project Name: Marcola Meadows Partition
Project Proposal: 3 -Parcel Partition
Case Number: 611 -20 -000066 -PRE
Project Address: Vacant parcels at northwest corner of Marcola Road and 28"'/31` Street
Assessors Map and Tax Lot Number(s): Map 17-02-30-00, Tax Lot 1600 & Map 17-03-
25-11, Tax Lot 2300
Zoning: Medium Density Residential (MDR) Mixed -Use Commercial (MUC)
Overlay District(s): Drinking Water Protection (DWP) Nodal Development (/NDO)
Applicable Refinement Plan:
Refinement Plan Designation:
Metro Plan Designation: Medium Density Residential (MDR) Commercial
Pre -Submittal Meeting Date: April 17, 2020
Application Submittal Deadline: October 14, 2020
Associated Applications: 811-19-000262-TYP2 (Tentative subdivision); 811-20-000054-
TYP1 (Property Line Adjustment)
riW nF SPRTNrF OPMFNT RFS
POSITION
REVIEW OF
NAME
PHONE
Project Planner
Land Use Planning
Andy Limbird
726-3784
Transportation Planning Engineer
Transportation
Michael Liebler
736-1034
Public Works Civil Engineer
Utilities
Clayton McEachern
736-1036
Public Works Civil Engineer
Sanitary & Storm Sewer
Clayton McEachern
736-1036
Deputy Fire Marshal
Fire and Life Safety
Eric Phillips -Meadow
736-1035
AIC Building Official
Buildin
Robert Castile
736-1029
Applicant
Kiril Ivanov
Marcola Meadows Neighborhood LLC
9550 SW Clackamas Road
Clackamas OR 97015
Revised 9/24/07
Applicant's Representative
Chris Goodell
AKS Engineering & Forestry LLC
12965 SW Herman Avenue, Suite 100
Tualatin OR 97062
TENTATIVE LAND DIVISION APPLICATION
PRE -SUBMITTAL CHECKLIST
PLANNING
o Application Fee discuss the applicable fees
o One additional copy of the Land Division Plan reduced to 8+/2"x 11"
Complete Incomplete See Planning
Note(s)
M ❑
6 1/2" x 11" Copy of Land Division Plan
o Copy of the deed and a preliminary title report issued within the past 60 days
documenting ownership and listing all encumbrances. If the applicant is not the property
owner, written permission from the property owner is required.
Complete Incomplete See Planning
Note(s)
® ❑ Deed and Preliminary Title Report
o Tentative Land Division Plan
Complete Incomplete See Planning
Note(s)
® ❑
® ❑
® ❑ Comment
® ❑ Comment
// ■
®
❑
®
❑
®
❑
4/17/20
Prepared by an Oregon Licensed Land
Surveyor in accordance with ORS 92
All existing and proposed easements
Dimensions and size of each parcel and the
approximate dimensions of each building site
indicating the top and toe of cut and fill
slopes to scale
Location, widths and names of all existing
and proposed streets, alleys, dedications or
other right-of-ways within or adjacent to the
proposed land division
Location of existing and required traffic
control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units
and similar public facilities
Location and width of all existing and
proposed sidewalks, sidewalk ramps,
pedestrian access ways and bike trails
Location, size and type of plantings and
street trees in any required planter strip
Location and size of existing and proposed
utilities on and adjacent to the site including
2
sanitary sewer mains, stormwater
management systems, water mains, power,
gas, telephone, and cable TV. Indicate the
proposed connection points.
o Phased Development Plan required if redivision is proposed. The plan must include
the boundaries and sequencing of each proposed redivision. Any redivision must
progress in a sequence promoting street connectivity between the various phases of the
development and accommodating other required public improvements.
Complete Incomplete See Planning
Note(s)
® ❑ Comment Phased Development Plan
Planning Notes:
Additional comments not related to the completeness of the application:
• The proposed partition plan is predicated upon completion and recording of the Property
Line Adjustment initiated by Case 811-20-000054-TYP1. If the final Property Line
Adjustment survey and deeds are not recorded by the time this partition application is
submitted, the existing property lines will need to be shown on the tentative plan.
• With the exception of Parcel 3, none of the other parcels created by the partition plan can
be developed without the dedication and construction of fronting public streets as outlined
in the approved Master Plan for the neighborhood.
• The proposed partition plan in no way obviates or modifies the approved Master Plan for
the neighborhood, nor are the existing zoning map boundaries adjusted by this land
division.
4/17/20
LAND DIVISION TENTATIVE PLAN APPLICATION
PRE -SUBMITTAL CHECKLIST
Engineer: Clayton McEachern Case#:811-20-000066-PRE
PUBLIC WORKS ENGINEERING
o Site Assessment of Existing Conditions
Complete Incomplete See PW
Note(s)
® ❑
®
❑
®
❑
®
❑
/O
//
//
4/17/20
Prepared by an Oregon licensed Landscape Architect
or Engineer
Vicinity Map
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. For existing
structures to remain, also indicate present use and
required setbacks from proposed property lines
The name, location, dimensions, direction of flow and
top of bank of all watercourses and required riparian
setback that are shown on the Water Quality Limited
Watercourse Map on file in the Development Services
Department
❑
The 100 -year floodplain and floodway boundaries on
the site, as specified in the latest adopted FEMA Flood
Insurance Rate Maps or FEMA approved Letter of Map
Amendment or Letter of Map Revision
®
1 The Time of Travel Zones, as specified in SDC 3.3-200
and delineated on the Wellhead Protection Areas Map
on file in the Development Services Department
❑
Physical features including, but not limited to trees 5"
in diameter or greater when measured 4 '/1 feet above
the ground, significant clusters of trees and shrubs,
riparian areas, wetlands and rock outcroppings
❑
Soil types and water table information as mapped and
specified in the Soils Survey of Lane County. A
Geotechnical Report prepared by an Engineer must be
submitted concurrently if the Soils Survey indicates
the proposed development area has unstable soils
and/or a high water table
o Land Division Tentative Plan
Complete Incomplete See PW
Note(s)
® ❑
®
❑ 2
®
❑
❑ ❑ n/a
/4 ■
o Stormwater Management Plan
Complete Incomplete See PW
Note(s)
❑ ❑ n/a
❑ ❑ n/a
❑
❑
n/a
❑
❑
n/a
❑
❑
n/a
❑
❑
n/a
❑ ❑ n/a
Prepared by an Oregon licensed Land Surveyor in
accordance with ORS 92
Location and width of all existing and proposed
easements on and abutting the property
Boundaries of the entire area owned by the property
owner, of which the proposed land division is a part,
as well as dimensions and size of each parcel and the
approximate dimensions of each building site
indicating the top and toe of cut and fill slopes to
scale
Location of existing and required power poles,
transformers, neighborhood mailbox units, and similar
public facilities
Location and size of existing and proposed utilities on
and adjacent to the site including sanitary sewer
mains, stormwater management systems, water
mains, power, gas, telephone, and cable TV.
Indicate the proposed connection points
Prepared by an Oregon licensed Civil Engineer
Planting plan prepared by an Oregon licensed
Landscape Architect where plants are proposed as
part of the stormwater management system
Roof drainage patterns and discharge locations
Pervious and impervious area drainage patterns
The size and location of stormwater management
systems components, including but not limited to:
drain lines, catch basins, dry wells and/or detention
ponds; stormwater quality measures; and natural
drainageways to be retained
Existing and proposed spot elevations and contours
lines drawn at 1 foot intervals (for land with a slope
over 10 percent, the contour lines may be at 5 foot
intervals)
Amount of proposed cut and fill
4/17/20 5
o Stormwater Management System Study - provide four (4) copies of the study with
the completed Storm water Scoping Sheet attached. The plan, calculations, and
documentation must be consistent with the Engineering Design Standards and
Procedures Manual.
Complete Incomplete See PW
Note(s)
❑ ❑ n/a Scoping Sheet and attached Stormwater Management
System Study
PW Notes:
1. The entire Marcola Meadows site has wellhead Time of Travel (TOT) zones. These
should be shown on the existing conditions sheets.
2. Easements for sewer access to the small commercial lot are required and a public
access easement along the school/multi family housing will be required to ensure
pedestrian access from Marcola Road to the residential area is maintained, this can
be combined with the sewer access, or can be done with a road realignment.
3. No specific stormwater improvements or submittals required for this partition. All the
master plan phasing and build requirements remain in place and will be required prior
to subdivision or development of any parcel that does increase impervious areas
onsite.
Additional comments not related to the completeness of the application:
• The area reserved for the Pierce ditch appears to be insufficient for the required
improvements, especially along the Church property. While the City has tentatively
supported keeping the ditch in its current location, improvements are still needed to
widen the ditch, improve capacity, and improve functionality as a wetland. This will
require a larger footprint than is shown on this concept and those improvements will
be required to carry through the church site as an open channel. This could be
realigned to be along a property line and not split the site as it currently does.
• There is no sewer access along Marcola Road and the commercial parcel along
Marcola will have to be provided with one.
• No more access points to Marcola Road and Pierce Parkway will be allowed than those
shown on the current master plan (even with a modification), with its current
configuration this will mean the multifamily area, the commercial site and the school
will be required to share an access driveway at their shared property lines.
• All requirements of the current effective master plan still apply regardless of the
partitioning of the lot(s).
4/17/20
LAND DIVISION TENTATIVE PLAN APPLICATION
PRE -SUBMITTAL CHECKLIST
Transportation Engineer/ Planner: Michael Liebler P.E. Case#: 20-000066
Applicant: Marcola Meadows 3 lot Partition
TRANSPORTATION
Right -of -Way Approach Permit application must be provided where the property has
frontage on a Lane County or an Oregon Department of Transportation (ODOT) facility.
Complete Incomplete See Transportation
Note(s)
® ❑ Copy of ROW Approach Permit Application
o Traffic Impact Study - four (4) copies of a study prepared by a Traffic Engineer in
accordance with SDC 4.2-105 A.4. Traffic Impact Studies (TIS) allow the City to analyze
and evaluate the traffic impacts and mitigation of a development on the City's
transportation system. In general, a TIS must explain how the traffic from a given
development affects the transportation system in terms of safety, traffic operations,
access and mobility, and immediate and adjoining street systems. A TIS must also
address, if needed, City, Metro Plan and state land use and transportation policies and
objectives.
Complete Incomplete See Transportation
Note(s)
® ❑ Traffic Impact Study
o Land Division Tentative Plan
Complete Incomplete See Transportation
Note(s)
® ❑ Location of existing and proposed street
lighting, including type, height, and area
of illumination
® ❑ Location of existing and proposed transit
facilities
® ❑ Location and dimensions of existing and
proposed driveways
® ❑ Location and width of all existing and
proposed sidewalks, sidewalk ramps,
pedestrian access ways, and bike trails
® ❑ Location, widths, conditions, and names of
all existing and proposed streets, alleys,
dedications, access easements or other
right-of-ways within or adjacent to the
proposed land division. Proposed streets
should also include approximate radius of
curves and grades and relationship to any
4/17/20 7
projected streets as shown on the Metro
Plan, TransPlan, Conceptual Development
Plan, or Conceptual Local Street Map
® ❑ Location of existing and required traffic
control devices
Transportation Notes:
Additional comments not related to the completeness of the application:
4/17/20
ANY REQUIRED ADDITIONAL MATERIALS, APPLICATIONS OR
PERMITS
IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS OR
APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD
CONSIDER UTILIZING EITHER THE DEVELOPMENT ISSUES MEETING OR THE PRE -
APPLICATION REPORT FOR MORE DETAILED INFORMATION:
Applicable Not
4/17/20
Applicable
®
❑
Proposed deed restrictions and a draft of any Homeowner's
Association Agreement
❑
®
Additional plans and documentation for submittal of a Cluster
Subdivision proposal as specified in SDC 3.2-230
❑
®
Riparian Area Protection Report For properties located within 150
feet of the top of bank of any Water Quality Limited Watercourses
(WQLW) or within 100 feet of the top of bank of any direct
tributaries of WQLW
❑
®
A Geotechnical Report prepared by an engineer must be
submitted concurrently if there are unstable soils and/or a high
water table present
®
❑
Where the development area is within an overlay district
applicable, address the additional standards of the overlay district
®
❑
If five or more trees are proposed to be removed, a Tree Felling
Permit as specified in SDC 5.19-100
®
❑
A wetland delineation approved by the Oregon Division of State
Lands must be submitted concurrently where there is a wetland
on the property
®
❑
Any required federal or state permit must be submitted
concurrently or evidence the permit application has been
submitted for review
®
❑
Where any grading, filling or excavating is proposed with the
development, a Land and Drainage Alteration permit must be
submitted prior to development
❑
®
Where applicable, any Discretionary Use or Variance as specified
in SDC 5.9-100 and 5.21-100
4/17/20
THIS APPLICATION IS!
❑ COMPLETE FOR PROCESSING
® INCOMPLETE AND NEEDS MISSING INFORMATION NOTED ABOVE
City Planner
4/17/2020
Date
This is not a decision on your application. Springfield Development Code Section 5.4-
105 and Oregon Revised Statutes 227.178 require the City take final action on a limited land
use decision within 120 days after the application is deemed complete. The 120 -day
processing period for this application begins when all the missing information is submitted or
when you request that the City proceed without the information. You must indicate by either
signing this form or by submitting a written response to the City within seven days of the
date of this form asserting your intentions regarding the provision of the missing
information. If you indicate herein or in your written response that the missing information
will be submitted, then you have 180 days from the date the application was submitted for
Pre -Submittal Review to provide the City with the missing information. If you refuse to
submit the missing information, then upon receipt of the full application packet and
processing fee, the City will deem the application complete for purposes of starting the 120 -
day clock and begin processing the application. No new information may be submitted after
the start of the 120 -day period unless accompanied by a request for an extension of the
120 -day processing time. Upon receipt of a request for extension, the City may extend the
120 -day period for a reasonable period of time. The City may also require additional fees if
the new information is submitted after the Notification to Surrounding Property Owners is
sent out and a second notification is required or if the new information substantially affects
the application proposal and additional review is required.
I, the owner/applicant, intend to submit all missing items indicated herein to the
City within the 180 -day timeline.
4/17/20 10
MARCOLA MEADOWS
ADJUSTED TAX LOT 1800 PARTITION PLANS
VICINITY MAP
I"=2000'
SITE MAP
1"=250'
LAND USE PLANNING /
CIVIL ENGINEERING /
SURVEYING/LANDSCAPE
ARCHITECTURE:
AKS ENGINEERING & FORESTRY, LLC
CONTACT: CHRIS GOODELL
12965 SW HERMAN ROAD, SUITE 100
TUALATIN, OR 97062
PH: 503-563-6151
FAX: 503-563-6152
PROJECT PURPOSE:
PARRRON OF ADJUSTED TAX LOT 1800
OWNER/ APPLICANT:
MARCOLA MEADOWS NEIGHBORHOOD, LLC
9550 SE CLACKAMAS ROAD
CLACKAMAS. OR 97015
TAX LOT 1800
LANE COUNTY TAX MAP 17.0230
HORIZONTAL DATUM: SHEET INDEX
A LOCAL DATUM PLANE SCALED FROM
LEGEND
OREGON STATE PLANE SOUTH 3602
PO -00
COVER SHEET
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Po -01
OVERALL EXISTING CONDITIONS PLAN
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PO -05
EXISTING CONDITIONS PLAN
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PO -06
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PO -07
EXISTING CONDITIONS PLAN
PROJECT LOCATION:
PO -08
EXISTING CONDITIONS PLAN
PO -09
PREUMINARY PARTITION PLAT
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City of Springfield
Partition Land Use Application
Date:
April 2020
UPDATED April 24, 2020
Submitted to:
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Owner/Applicant:
Marcola Meadows Neighborhood, LLC
9550 SW Clackamas Road
Clackamas, OR 97015
AKS Job Number:
7736
KIK
ENGINEERING & FORESTRY
12965 SW Herman Road, Suite 100
Tualatin, OR 97062
(503)563-6151
Table of Contents
I. Executive Summary .................................................................................................................2
II. Site Description/Setting..........................................................................................................2
III. Applicable Review Criteria......................................................................................................3
CITY OF SPRINGFIELD DEVELOPMENT CODE....................................................................................3
CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS......................................3
Section 5.12-100 Land Divisions—Partitions and Subdivisions............................................3
5.12-105 Purpose and Applicability..................................................................................3
5.12-110 Tentative Plan Review.......................................................................................3
5.12-115 Tentative Plan — General...................................................................................4
5.12-120 Tentative Plan Submittal Requirements............................................................5
5.12-125 Tentative Plan Criteria.....................................................................................
10
5.12-130 Tentative Plan Conditions................................................................................
12
IV. Conclusion............................................................................................................................13
Exhibits
Exhibit A (UPDATED April 24, 2020): City Application Forms and Checklists
Exhibit B (UPDATED April 24, 2020): Preliminary Plans
Exhibit C: Property Ownership Information
Exhibit D: Lane County Assessors Map
Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map
Partition Land Use Application
Submitted to: City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Owner/Applicant: Marcola Meadows Neighborhood, LLC
9550 SW Clackamas Road
Clackamas, OR 97015
Applicant's Consultant: AKS Engineering & Forestry, LLC
12965 SW Herman Road, Suite 100
Tualatin, OR 97062
Contact: Chris Goodell, AICP, LEEDAl
Email: chrisg@aks-eng.com
Phone: (503)563-6151
Site Location: Northwest of the intersection of Marcola Road and 31"
Street
Lane County 17023000; Adjusted Tax Lot 1800
Assessor's Map:
Site Size: *92 acres
Land Use Districts: Medium Density Residential (MDR) and Mixed -Use
Commercial (MUC)
AVC Marcola Meadows— Cit/ of Springfield April 2020
Partition Land Use Application Page 1
I. Executive Summary
The subject site has been the subject of previous land use permits over many years, most relevantly, a
±100acre Master Plan in 2008 (the Marcola Meadows Master Plan). In 2018, a Modification to the
Marcola Meadows Master Plan was approved by the City of Springfield. More recently, (December 2019)
a 170 -lot residential subdivision (for single-family detached homes) was approved for the northernmost
±23 -acre portion of the property. To date, the project has yet to break ground; however, Phase la of the
subdivision is currently in the final engineering plan review stage with an anticipated construction start
date in the spring/summer of 2020.
At this time, efforts are underway to update/modify the Master Plan to provide for a number of
specifically planned project elements, including a church, school, and multi -family homes, in addition to
the detached homes described above. Along with the master planning work, a recently submitted
property line adjustment application and this application for a partition are intended to facilitate
ownership transactions that are expected to help fund needed site and infrastructure improvements
associated with the project. This partition application involves dividing the property into three parcels,
matching future phase lines/land uses to be more clearly illustrated in the modified master plan. It does
not involve alterations to the site, the construction of improvements, or changes to the existing use of the
land. Therefore, after the partition is completed, the sites physical appearance will remain the same.
This application includes the City application forms, written materials, and preliminary plans necessaryfor
City staff to review and determine compliance with the applicable approval criteria. The evidence supports
the City's approval of the application.
D. Site Description/Setting
The subject site (adjusted Tax Lot 1800) includes a total area of ±92 acres, and its configuration is based
upon a previously submitted Property Line Adjustment (PLA) application (in process). The Preliminary
Plans show the adjusted property boundaries of Tax Lots 1800 and 2300.
The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road on the
south side of the site and 31" Street on the east side. The property is currently classified with Medium
Density Residential (MDR) and Mixed -Use Commercial (MUC) zoning designations.
Description of Surrounding Area
Area
Jurisdiction
Zoning
Land Uses
North
City of Springfield
Public Land & Open Space (POS)
Public/Institutional (i.e.
educational facility)
Medium Density Residential (MDR)
Residential
South
City of Springfield
I Low Density Residential (LDR)
Residential
East
City of Springfield
Light Medium Industrial (LMI)
Industrial
West
City of Springfield
Low Density Residential (UDR)
Residential
Community Commercial (CC)
Public/Institutional (i.e. medical
facilities, future church, etc.)
AVC Marcola Meadows— Cit/ of Springfield April 2020
Partition Land Use Application Page 2
111. Applicable Review Criteria
MY OF SPRINGFIELD DEVELOPMENT CODE
CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS
Sec6on5.12-100 Land Divisions— Partitions and Subdivisions
5.12-105 Purpose and Applicability
A. Purpose. The purpose ofthe Partition and Subdivision process ism: Facilitate
and enhance the value of development, Maintain the integrity of the City's
watercourses by promoting bank stability, assisting in flood protection and
flow control, protecting riparian functions, minimizing a and
preserving water quality and significant fish and wildlife areas; Minimize
adverse effects on surrounding property owners and the general public
through specific approval conditions, Ensure the provision ofpubfic Facilities
and services;
s; Provide for c B
connectivity between different uses; Utilize
alternativetransportation modes including walking, bicycling and mass
transit facilities; Implement the Metro Plan, applicable refinement plans,
specific area plans and specific development plans; Minimize adverse effects
on surrounding property owners and the general public through specific
approval conditions; and Otherwise protect the public health and safety.
B. The Partition process regulates land divisions that cream 2 or 3 parcels within
a calendar year. If the Director determines that a property proposed to be
partitioned has been, or is in the process ofbeing divided into 4 or more lots,
full compliance with the Subdivision regulations specified in this Code may
be required.
C. The Subdivision process regulates land divisions that create 4 or more lots
within a calendar year.
Response: This project involves a land division by means of a partition application to create three
parcels within a calendar year. Therefore, the criteria of this section apply.
D. Applicability.
1. The Partition process applies within the city limits and the City's
urbanizable area. Generally, no more than 3 parcels may be created
from 1 tract ofland in the City's urbanizable area until annexation, as
specified in Section 5.12-125I.2.b.iu.
2. The Subdivision process applies only within the city limits.
3. No lot/parcel may be created without being divided as specified in
this Code.
4. No development permit will be issued by the City prior to approval
ofthe Partition or Subdivision Tentative Plan application.
EXCEPTION: As maybe permitted in the Springfield Municipal Code, 1997
and/or by Resolution No. 03-40, the Director may issue a
Land and Drainage Alteration Permit prior to approval of
the Partition or Subdivision Tentative Plan.
Response: This application involves athree-parcel partition within the City limits. The parcels created
by this application are in accordance with the Springfield Development Code (SDC). The
above standards are understood.
5.12-110 Tentative Plan Review
AVC Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 3
Tentative Plans are reviewed under Type II Procedure.
Response: The Type II review process is understood.
5.12-115 Tentative Plan — General
Any residential land division shall conform to the following standards:
A. The lot/parcel dimensions shall conform to the minimum standards of this
Code. When lots/parcels are more than double the minimum area permitted
by the zoning district, the Director shall require that these lots/parcels be
arranged:
To allow redivision; and
To allow for the extension of streets to serve figure lots/ parcels.
Response: This application involves a three -parcel partition within the City limits. As illustrated on
the Preliminary Plans, the partition layout allows for the potential redivision of large
properties and provides frontage on public roads to serve future parcels. The criteria are
satisfied.
Placement of structures on the larger lots/parcels shall be subject to
approval by the Director upon a determination that the potential
maximum density of the larger lot/parcel is not impaired. In order to
makethis determination, the Director may require a Future
Development Plan as specified in Section 5.12-120E.
Response: This application is associated with the Marcola Meadows Final Master Plan (Local File No.
811-18-000054-TYP3). Placement of structures on the large properties created through
this partition application is subject to future site design review. The subject site does not
contain existing structures. Per the submittal requirements, see the table below
explaining the density of the subject property.
Description of Density
Adjusted Tax Lot 1800
Size of Property (acres)
±92 acres
Maximum Allowable Density
To be determined. Various factors precede
calculating density for the property, including
institutional, commercial, and mixed uses planned
for portions of the master plan site.
Future Density
To be determined. This application does not involve
physical site improvements or propose density
calculations.
B. Double frontage lots/parcels shall be avoided, unless necessary to prevent
access to residential development from collector and arterial streets or m
overcome specific topographic situations.
C. Panhandle lots/parcels shall comply with the standards specified in Sections
3.2-215 and 4.2-120A. In the case of multiple panhandles in Subdivisions,
construction of necessary utilities to serve all approved panhandle
lots/parcels shall occur prior to recording the Plat.
AVO Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 4
Response: This application does not create parcels with double frontage or panhandles. The criteria
are met.
D. Block length for local streets is as specified in Section 4.2-115.
Response: This application does not involve the creation of new streets or blocks. That said, the
Conceptual Future Development Plan illustrates these features for future planning
purposes. As applicable, the criterion is met.
5.12-120 Tentative Plan Submittal Requirements
A Tentative Plan application shall contain the elements necessary to demonstrate that
the provisions of this Code are being fulfilled.
EXCEPTION: In the case of Partition applications with the sole intent to donate land
to a public agency, the Director, during the Pre -Submittal Meeting, may waive any
submittal requirements that can be addressed as part of a future development
application.
Response: This application is not intended to facilitate the donation of land to a public agency. The
exception described above is not relevant to this application.
A. General Requirements.
1. The Tentative Plan, including any required Future Development
Plan, shall be prepared by an Oregon Licensed Land Surveyor on
standard sheets of IS" x 2422. The services of and Oregon registered
Engineer may also be required by the City in order to resolve utility
issues (especially stormeater management, street design and
transportation issues), and site constraint and/or water quality
2. The scale of the Tentative Plan shall be appropriate to the area
evolved and the amount of detail and dares, normally 1" = 501, 1"
100', or I" = 200'.
3. A north arrow and the date the Tentative Plan was prepared.
4. The name and address of the owner, applicant' if different, and the
Land Surveyor and/or Engineer who prepared the Partition
Tentative Plan.
5. A drawing of the boundaries of the entire area owned by the
pardtioner or subdivider ofwhich the proposed land division is apart.
6. Cityboundaries, the Urban Growth Boundary(UGB) and any special
service district boundaries or railroad right-of-way, which cross or
abut the proposed land division.
7. Applicable zoning districts and the Metro Plan designation of the
proposed land division and of properties within 100 feet of the
boundary ofthe subject property.
8. The dimensions (in feet) and size (either in square feet or acres) of
each lot/parcel and the approximate dimensions of each building
site, where applicable, and the top and toe of cut and fill slopes to
scale.
9. The location, oudine to scale and present use of all existing
structures to remain on the property after platting and their required
setbacks from the proposed new property Goes.
AVC Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 5
10. Thelmationandsize of existing and proposed milities and necessary
casements and dedications on and adjacent to the site, including but
notlimited to s unary sewer mains, stormwater management
systems, water mains, power, gas, telephone, and cable TV. Indicate
the proposed connection points.
IL The locations widths and purpose of all existing or proposed
casements on and abutting the proposed land division; the location
ofany existing or proposed reserve strips.
12. The locations of all areas to be dedicated or reserved for public use,
with the purpose, condition or limitations of the reservations clearly
indicated.
Response: The Preliminary Plans include the applicable Tentative Plan information listed above. The
submittal requirements are met.
B. A Site Assessment ofthe Entire DevelopmentArea. The Site Assessment shall
be prepared by an Oregon Licensed Landscape Architect or Engineer and
drawn to scale with existing contours at 1 -foot intervals and percent of slope
that precisely maps and delineates the areas described below. Proposed
modifications to physical features shall be clearly indicated. The Director may
waive portions of this requirement if there is a finding that the proposed
development will not have an adverse impact on physical features or water
quality, either on the site or adjacent to the site. Information required for
adjacent properties may be generalized to show the connections to physical
features. A Site Assessment shall contain the following information.
1. The name, location, dimensions, direction of0owand top ofbank of
all watercourses that are shown on the Water Quality Limited
Watercourses (WLQW) Map on file in the Development Services
Department
2. The 100 -year floodplain and Roodway boundaries on the site, as
specified in the latest adopted FEMA Flood Insurance Maps o
FEMA approved Letter of Map Amendment or Letter of Map
Revision;
3. The Time of Travel Zones, as specified in Section 3.3-200 and
delineated on the Wellhead Protection Areas Map on file in the
Development Service Department
4. Physical features including, but not limited to significant clusters of
trees and shrubs, watercourses shown on the (WLQW) Map and their
riparian areas, wetlands, and rock outcropping,
5. Soil types and water table information as .napped and specified in
the Soil. Survey cfL.re County; and
6. Natural resource protection areas as specified in Section 4.3-117.
Response: The Preliminary Plans include the applicable Site Assessment information listed above.
The submittal requirements are met.
C. A Stormwater Management Plan drawn to scale with existing contours at I -
foot intervals and percent of slope that precisely maps and addresses the
information described below. In areas where the percent ofdope is 10 percent
contoursor may be shown at 5 -foot intervals. This plan shall show the
stormwater management system for the entire development area. Unless
exempt by the Public Works Director, the City shall require that an Oregon
licensed Civil Engineer prepare the plan. Where plants are proposed as part
AVC Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 6
of the stormwater management system, an Oregon Licensed Landscape
Architect may also be required. The plan shall include the following
components:
1. Roofdrainage patterns and discharge locations;
2. Pervious and impervious area drainage patterns;
3. The size and location of stormwater management systems
components, including but not limited to: drain lines, catch basins,
dry wells and/or detention ponds; stormwater quality .measures; and
natural drainageways to be retained;
4. Existing and proposed site elevations, grades and contours; and
5. A stormwater management system plan with supporting calculations
and documentation as required in Section 4.3-110 shall be submitted
supporting the proposed system. The plan, calculations and
documentation shall be consistent with the Sngineenng Designs
Standsrda and Procedures Manual to allow staff to determine if the
proposed stormwater .management system will accomplish its
purposes.
Response: The Preliminary Plans include the above listed information, as applicable. However, the
site is currently devoid of structures and this partition application does not involve
physical changes to the site. Therefore, a specific "stormwater management system plan'
with supporting calculations is not relevant. That said, it is understood that
implementation of the master plan includes site design review. Those applications that
include physical alterations to the land are anticipated to include detailed stormwater
system plans, replete with supporting calculations, as is required.
D. A Response to Transportation issues complying with the provisions of this
Code.
1. The locations, condition, e.g., fully improved with curb, gutter and
sidewalk, AC may or gravel, widths and names of all existing streets,
alleys, or other rights-of-way within or adjacent to the proposed land
division;
Response: The Preliminary Plans detail the existing conditions of streets and other rights-of-way
adjacent to the subject site. The criterion is met.
2. The locations, widths and names of all proposed streets and other
rights-of-way to include die approximate radius of curves and grades.
The relationship of all proposed streets to any projected streets as
shown on the Metro Plan, including the Transplant, any approved
Conceptual Development Plan and the latest version of the
Conceptual Local Street Map;
Response: This application does not involve the design and/or construction of new streets or other
rights-of-way. The criterion is not relevant.
3. The locations and widths of all existing and proposed sidewalks,
pedestrian trails and accessways, including the location, size and
type of plantings and street trees in any required planter strip;
Response: The Preliminary Plans detail the existing conditions of sidewalks, pedestrian trails, and
accessways. This application does not involve the design or construction of new
AVC Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 7
pedestrian facilities. As stated previously in this written document, the purpose of this
project is for property line recordation and no physical construction improvements will
be completed at this time. As applicable, the criterion is met.
The location of existing and proposed traffic control devices, fire
hydrants, power poles, transformers, neighborhood mailbox units
and similar public facaidec, where applicable;
Response: The Preliminary Plans illustrate the location of existing traffic control devices, fire
hydrants, power poles, transformers, mailboxes, etc. This application does not involve the
implementation of new public facilities and/or site improvements. As applicable, the
criterion is met.
5. The location and dimensions of existing and proposed driveways,
where applicable;
6. The location of existing and proposed street lighting: including the
type, height and area of illumination;
7. The location of existing and proposed transit Facilities;
Response: The Preliminary Plans detail the locations of existing driveways, access locations,
streetlights, and transit facilities. This application does not involve the design or
construction of new driveways, access locations, streetlights, or transit facilities. As
applicable, the criteria are met.
A copy of a Right-of-way Approach Permit application where the
property has frontage on an Oregon Department of Transportation
(ODOT) famlity; and
Response: The subject site does not front on an ODOT facility. The criterion is not relevant.
A Traffic Impact Study prepared by a Traffic Engineer, where
necessary, as specified in Section 4.2-105A.4.
Response: A Traffic Impact Study (TIS) is not required for this application because it does not involve
the improvement of land, construction of structures, and/or change of use that creates
new or additional vehicle impacts to the City's transportation system.
E. A Future Development Plan. Where phasing and/or lots/parcels that are
re than twice the minimum lot/parcel size are proposed, the Tentative
Plan shall include a Future Development Plan that
1. Indicates the proposed redivision, including the boundaries,
lot/parcel dimensions and sequencing of each proposed redivision
in any residential district, and sha0 include a plot plan showing
building footprints for compliance with the minimum residential
densities specified in Section 3.2-205.
2. Addresses street connectivity between the various phases of the
proposed development based upon compliance with TransPlan, the
Regional Transportation Plan (RTP), applicable Refinement Plans,
Plan Districts, Master Plans, Conceptual Development Plans, or the
Conceptual Local Street Map and this Code;
3. Accommodates other required public improvements, including, but
not limited to, sanitary sewer, stormwater management, water and
electricity;
AVC Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 8
4. Addresses physical features, including, but not imited to, significant
clusters of trees and shrubs, watercourses shown on the Water
Quality Limited Watercourse Map and their associated riparian
areas, wetlands, rock outcroppings and historic features; and
5. Discusses the timing and financial provisions relating to phasing
Response: The Preliminary Plans include a Conceptual Future Development Plan that illustrates
potential future site improvements on the subject site. The plan includes the above listed
information, as applicable.
F. Additional information and/or applications required at the time of Tentative
Plan application submittal shall include the following items, where
applicable:
1. A briefnarradve explainingthe purpose ofthe proposed land division
and the existing use of the property;
Response: This written document includes an explanation of the purpose of the land use application
and the existing use of the property.
2. If the applicant is not the property owner, written permission from
the property owner is required;
Response: This City's application form, signed by the property owner, is included in Exhibit A.
3. A Vicinity Map drawn to scale showing bus stops, streets, driveways,
pedestrian connections, fire hydrants and other transportation/fire
issuesaccess within 200 feet of the proposed land division and all
existingPartitions or Subdivisions immediately adjacent to the
proposed land division;
Response: The Preliminary Plans (Exhibit B) include a vicinity map and other plans with the
information listed above, as applicable.
4. How the Tentative Plan addresses the standards of any applicable
overlay districq
Response: The subject property is designated Nodal Development (ND) Overlay District. This project
does not involve physical improvements, site alterations, or change of use. Therefore, the
standards of the overlay district are not relevant to this application.
5. How the Tentative Plan addresses Discretionary Use criteria, where
applicable;
Response: This application does not involve discretionary uses: any use not permitted outright in the
particular zoning district because of its potentially incompatible characteristics and
requiring additional governing body review. The criterion is not relevant.
6. A Tree Felling Permit as specified in Section 5.19-100;
Response: This application does not involve tree felling.
7. A Geotechnical Report for slopes of 15 percent or greater and a
specified in Section 3.3-500, and/or if the required Site Assessment
in Section 5.12-120B. indicates the proposed development area has
unstable soils and/or high water table as specified in the Soils Butxy
oFLsne Ccum)n
Response: This application does not involve land which contains slopes of 15% or greater.
AVC Marcola Meadows—City of Springfield April 2020
Partition Land Use Application Page 9
8. An Annexation application as specified in Section 5.7-100 where a
development is proposed outside of the city limits but within City's
urban growth boundary and can be serviced by sanimry sewer;
Response: This application does not involve annexation. The subject property is within the
Springfield City limits.
9. A wetland delineation approved by the Department of State Lands
shall be submitted concurrently where there is a wetland on the
property;
Response: The Preliminary Plans illustrate the location of wetlands. Concurrence from DSL is in
process.
10. Evidence that any required Federal or State permit has been applied
for or approved shall be submitted concurrently;
Response: The above criterion is not applicable to this application. To the extent federal or state
permits are relevant to other applications involving the subject property, they will be
obtained.
11. Ali public improvements proposed to be installed and to include the
approximate time ofinstallation and .method offinancing;
Response: As described in this written narrative, this application does not involve the installation of
public improvements.
12. Proposed deed restrictions and a draft ofa Homeowner's Association
Agreement' where appropriate;
Response: This application does not include deed restrictions or a draft homeowner's association
agreement.
13. Cluster Subdivisions shall also address the design standards
specified in Section 3.2-230;
14. Where the Subdivision of a manufactured dwelling park or .mobile
home park is proposed, the Director may waive certain submittal
requirements specified in Subsections A. through M. However, the
Tentative Plan shall address the applicable standards fisted under the
park Subdivision approval criteria specified in Section 5.12-125. (6286;
6211)
Response: This application does not involve a cluster subdivision or a manufactured dwelling park.
The above listed submittal requirements are not applicable.
5.12-125 Tentative Plan Criteria
The Director shall approve or approve with conditions a Tentative Plan application
upon determining that all applicable criteria have been satisfied. If conditions cannot
be attached to satisfy the approval criteria, the Director shall deny the application. In
the case of Partitions that involve the donation ofland to a public agency, the Director
may waive any approval criteria upon determining the particular criterion can be
addressed as part ofa future development application.
A. The request conforms to the provisions of this Code pertaining to lot/parcel
size and dimensions.
AVO Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 10
Response: As discussed in this written narrative, the subject site is associated with the Marcola
Meadows Final Master Plan (Local File No. 811-18-000054-TYP3). The property is
currently split zoned with Medium Density Residential (MDR) and Mixed -Use Commercial
(MUC) zoning designations. Approval of this Tentative Plan and recordation of a Final
Partition Plat will result in three parcels:
Adjusted Tax
Lot 1800
Planned Area
City of Springfield
Zoning Designation
Parcell
±15.01 acres
MUC
Parcell
±13.75 acres
MUC
Parcel
±63.46 acres
MDR
As noted in the table below, the three parcels created by this partition (above) comply
with the minimum lot size and dimensions of the designated base zone development
standards and generally follow existing zoning designation boundaries. These standards
are not particularly relevant as the purpose of this application is to prepare the site for
overall master plan improvements. The approval criterion is met.
B. The zoning is consistent with the Metro Plan diagram and/or
applicable Refinement Plan diagram, Plan District map, and Conceptual
Development Plan.
Response: The subject site is consistent with and designated Commercial and Nodal Development
on the Metro Plan diagram. The subject site is not associated with a refinement plan, plan
district, or approved conceptual development plan.
C. Capacity requirements of pubfic and private facilities, including but not
limited to, water and electricity; sanitary sewer and stormwater management
Facilities; and streets and traffic safety controls shall not be exceeded and the
pubfic improvements shall be available to serve the site at the time of
development' unless otherwise provided for by this Code and other applicable
regulations. The Public Works Director or a utility provider shall determine
capacity issues.
AVO Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 11
Response: This application involves dividing a single unit of land into three units of land byway of a
partition. It does not include site alterations, physical improvements, or changes to the
use of the property such that the facilities listed above are impacted. This criterion is met.
D. The pmposedland division shall comply with all applicable public and private
design and construction standards contained in this Code and other
applicable regulations.
Response: This application does not involve or require public or private improvements. Therefore,
this criterion does not apply.
E. Physical features, including, but not limited to: steep slopes with unstable soil
or geologic conditions; areas with s sceptibaity of Flooding; significant
clusters ofo-ees and shrubs; watercourses shown on the WQLWMap and their
associated riparian a other riparian areas and wetlands specified in
Section 4.3-117; rock outcropping,, open spaces; and areas of historic and/or
archaeological significance, as may be specified in Section 3.3-900 or ORS
97.740-7601358.905-955 and 390.235-240, shall be protected as specified in this
Code or in Scute or Federal law.
Response: The subject site is not affected by the constraints described above. In addition, this
application does not involve alterations to the site. Therefore, this criterion is not
applicable.
F. Parking areas and ingress-cgress points have been designed m: fcifimte
vehicular o-affir, bicycle and pedestrian safety to avoid congestion; provide
connectivity within the development area and to adjacent residential areas,
transit stops, neighborhood activity centers, and commercial, industrial and
public areas; minimize driveways on arterial and collector streets as specified
in this Code or other applicable regulations and comply with the MOT
access management standards for State highways.
Response: This application does not include parking areas and ingress -egress points. Therefore, this
criterion is not applicable.
G. Development ofany remainder ofthe property under the same ownership can
be accomplished as specified in this Code.
H. Adjacent land can be developed or is provided access that will allow its
development as specified in this Code.
Response: The above approval standards are understood. This application does not create
landlocked parcels. Adjacent land can be developed as specified in the SDC.
Where the Partition ofpmperty thatis outside ofthe citylimits butwithin the
City's urbanizable area and no concurrent annexation application is
submitted, the standards specified below shall also apply:
Response: The subject property is within the Springfield City limits. The criterion is not applicable,
and the additional standards have been omitted for brevity.
Where the Subdivision ofa manufcmred dwelling park or mobile home park
is proposed, the following approval criteria apply:
Response: This application does not involve a mobile home park. The above standard is not relevant
and the associated approval criteria have been omitted for brevity.
5.12-130 Tentative Plan Conditions
AVO Marcola Meadows— City of Springfield April 2020
Partition Land Use Application Page 12
To the extent necessary m satisfy the approval criteria ofSerdon 5.12-125, comply with
all applicable provisions of this Code and to mitigate identified negative impacts to
surrounding properties, the Director shall impose approval conditions. All conditions
shall be satisfied prior to Plat approval. Approval conditions may include, but are not
limited to:
Response: It is understood that the director may impose conditions of approval as stated above and
the conditions shall be satisfied prior to final partition plat approval. The list of potential
approval conditions has been omitted for brevity.
IV. Conclusion
The required findings have been made and this written narrative and accompanying documentation
demonstrate that the application is consistent with the applicable provisions of the City of Springfield
Development Code. The evidence in the record supports approval of the application and the City can rely
upon it for its approval of the application.
AVO Marcola Meadows— Cit/ of Springfield April 2020
Partition Land Use Application Page 13
AK
Exhibit A (UPDATED April 24,2020):
City Application Forms and Checklists
Oty of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision
k
Application Type (Applicant: check one)
Partition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal: ❑
Partition Tentative Submittal: Subdivision Tentative Submittal:
Required Project Information (Applicant: complete this section)
Applicant Name: Marcola Meadows Neighborh ad, LLC Phone: please contact consultant
Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant
Address: 9550 SW Clackamas Road, Clackamas, OR 97015
Applicant's Rep.: Consultant: Chris Goodell
Phone, (503) 563-6151
Company: KS Engineering & Forestry, LLC
Fax: (5031563-6152
Address: 12965 SW Herman Avenue Suite 100 Tualatin OR 97062
Owner:
Phone: Please contact consultant
,Property
Company: N/A
Fax: Please contact consultant
Address: 9550 SE Clackamas Road Clackamas OR 97015
ASSESSOR'S MAP NO: 17032511 17023000
TA% LOT NOS : Adjusted Tax Lot 1800
Property Address: No situs northwest of Marcola Road and 315t Street
Size of Property; ±92 acres adjusted Acres Square Feet ❑
Proposed Name of Subdivision:
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: A3 -parcel Partition
Existing Use:
# of Lots Panels: 3 total acreage oT parcels/ Proposetl #TBO (school, church, etc.)
/ all wable densi t92 TBD Dwell Unita
Si natures: Please si n and rint vour name and date in thea ro riate box on the next a e.
Required Project Information (City Zntake Staff: complete this section)
Associated Applications: Signs:
Pre -Sub Case No.:
Date:
Reviewed by:
Case No.:
Date: 1 04/28/2020
Reviewed by:
811-20-000081-TYP2
Application Fee: 5938 Technical Fee: 296.90
TOTAL FEES: 6424'90 PROJECT NUMBER:
Posta a Fee: 190
811 18 000047-PROJ
Revised 1/7/14 kl 1 of 10
Owner Signatures
This application form is used for both the required pre -submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process.
An application without the Owner's original signature will not be accepted.
The undersigned acknowledges that the information in this application is correct and
accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the
owner, the owner hereby grants permission for the applicant to act in his/her behalf.
I/we do hereby acknowledge that I/we are legally responsible for all statutory
timelines, Information, requests and requirements conveyed/oto my representative.
Date:Slit
at 1I77
X121L JVAAr0V — IU R.% itCf M
Print
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre -submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the Information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the Information as
submitted. This statement serves as written notice pursuant to the requirements of ORS 227.176 pertaining to a
complete application.
aso¢^^ Date:
Signature
K121L IVAMOV- &A64C"kfA4ffKW
Print
Total pre -submittal fees: $421.
Total submittal fees: %,424.90
55,938 (Tentative partition plan)
$295.90 (5% tech fee)
$190 (Public notification)
Revised 1/7114 kl 2 of 10
Exhibit B (UPDATED April 24,2020):
Preliminary Plans
MARCOLA MEADOWS
ADJUSTED TAX LOT 1800 PARTITION PLANS
VICINITY MAP
I"=2000'
SITE MAP
1"=250'
LAND USE PLANNING /
CIVIL ENGINEERING /
SURVEYING/LANDSCAPE
ARCHITECTURE:
AKS ENGINEERING & FORESTRY, LLC
CONTACT: CHRIS GOODELL
12965 SW HERMAN ROAD, SUITE 100
TUALATIN, OR 97062
PH: 503-563-6151
FAX: 503-563-6152
PROJECT PURPOSE:
PARRRON OF ADJUSTED TAX LOT 1800
OWNER/ APPLICANT:
MARCOLA MEADOWS NEIGHBORHOOD, LLC
9550 SE CLACKAMAS ROAD
CLACKAMAS. OR 97015
TAX LOT 1800
LANE COUNTY TAX MAP 17.0230
HORIZONTAL DATUM: SHEET INDEX
A LOCAL DATUM PLANE SCALED FROM
LEGEND
OREGON STATE PLANE SOUTH 3602
PO -00
COVER SHEET
NAD83(2011) EPOCH 2010.0000. THE STATE
Po -01
OVERALL EXISTING CONDITIONS PLAN
PLANE COORDINATES WERE DERIVED FROM
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Po -02
EXISTING CONDITIONS PLAN
PO -03
EXISTING CONDITIONS PLAN
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PO -04
EXISTING CONDITIONS PLAN
EXISTING LAND USE:
PO -05
EXISTING CONDITIONS PLAN
VACANT, UNDEVELOPED LAND
PO -06
EXISTING CONDITIONS PLAN
m
PO -07
EXISTING CONDITIONS PLAN
PROJECT LOCATION:
PO -08
EXISTING CONDITIONS PLAN
PO -09
PREUMINARY PARTITION PLAT
SPRINGFIELD OREGON, NORTH OF MARCOLA
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PREUMINANY AERIAL PHOTOGRAPH PLAN
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Exhibit E: Natural Resources
Conservation Service (NRCS) Soil Map
- enta Ave -- -_ ,. - m V
o
W SK
-' - Otto St
Hayden, Bridge I - - -
- u
118
Wm
• _ ._ ^ J k�.
Firth Ave • n g - .. • • f `
- d 6i1 111 f h
~�
_ 1
t� e
-Marcola Rd 1y.
- Marcola - -� Marcola
,_ - I tl1M•{dp i _
r
, O
a
g . I -.I � til - • -
W"NMepr,,lU.pnS A "p -}Qr 9ws'fc.-
Soil Map—Lane County Area, Oregon
_SD, Natural Resources web Sol Survey 4/7/2020
alaill Conservation Service National Cooperative Sail Survey Page 2 of 3
MAP LEGEND
MAP INFORMATION
Area at Wake. tA00
Spoil Area
The sal surveys that comprise your AOI were mapped at
Areaalnteresr(AQII
Q
army Spa
1:20,000.
Soils
Very Sony SpaWaming:
Soil Map may not be valud al Mrs scale.
0
Soil Map Unit Polygons
9
VJrf S p a
Enlargement of maps bethe scale of mapping can cause
,.,.
Soil Map Unic Lines
md Sell of the etail of mapping and accuracy of soil
4
Other
line placement. The maps do not show the small areas of
Map Unit Points
contrasting soils that could have been shown at a more detailed
Special Line FeaturesSoil
Special
Point Features
scale.
Lg
Blowout
water Features
Streams and Canals
Please rely on the bar scale on each map sheet for map
®
Borrow Pit
measurements.
Trensportatian
Clay Spot
Rails
Source of Map: Natural Resources Conservation Service
0
Closed Depresdan
Web Soil SurveyURL:
Interstate Highways
Coordinate System: web Mercator(EPSG:3m5])
Gravel Pit
US Routes
Maps from the Web Soil Survey are based on the Web Mercator
Gravely Spa
Major Roads
projection, which preserves and shape but
ion that schdistorts
and area, projection that preserves area, such as the
®
Landfill
Local Roads
Abersdistance
o
Albers equal-area conic projection, should be used if more
Lava Flow
accurate calculations of distance or area are req uired,
Background
aga
Marsh or swamp
.
Aerial Photography
This ,versa is generated from the USDA4gRCS cetlified data as
of Ne version date(s) listed below
.�.
Mine or Query
Soil Survey Area: Lane County Area,
®
Miscellaneous Ydscer
ep10,Oregon
2019
Survey Area Data: Version 16, Sep 10, 2019
®
Perennial VMmer
Sail map units are labeled (as space allows) for map scales
y,
Rock Outcrop
1:50,00 or larger.
A
Saline Spot
Dates) aerial images were photographed: Jun 12, 2019i
19, 2019
Sandy Spot
The orihophoto or other base map on which the soil lines were
Severely Eroded Spot
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
Sinkhole
shifting ofmap unit boundaries may be evident,
�p
Slide or Slip
Sodic Spot
_SD, Natural Resources web Sol Survey 4/7/2020
alaill Conservation Service National Cooperative Sail Survey Page 2 of 3
Sal Map�ane Cmdy Area, Oregon
Map Unit Legend
LSDA Nature Resources Web Soil Survey 4!//2020
iMi Consewarion Service National Cooperatirve Soil Survey Page 3 of3
Map Unit Synibd
Map Unit Name
Acres in AOI
Percent of AOI
75
Malabon sly day loam
37.8
11.9%
76
Malaboni rban land complex
57.2
18.0%
100
Oxley gravellysit loam
24.2
7.6%
101
Oxley4 ffian land cornplex
0.4
0.1%
105A
Pengra sit loam, i to 4 percent
slopes
5.2
1.7%
low
Philanalh cobbly sly day, 310
12 percent slopes
1.7
0.5%
118
Solan gravely sit loam
140.3
44.2%
119
Sslan-Urban land complex
49.7
15.6%
W
Water
0.9
0.3%
Tdels for Arm of Interest
317.6
100.0%
LSDA Nature Resources Web Soil Survey 4!//2020
iMi Consewarion Service National Cooperatirve Soil Survey Page 3 of3