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Home My WebLink AboutPacket, Pre PLANNER 5/1/2020Pre -Submittal Meeting Development and Public Works Department Room 616 PRE—SUBMITTAL MEETING DATE: Tuesday, May 12, 2020 11:00 a.m. - 12:00 p.m. DPW Conference Room 616 Pre -Submittal (Subdivision Tentative) #811 -20 -000085 -PRE 811-18-000052-PROJ Karotko LLC Assessor's Map: 17-03-35-31 TL: 13500 & 13600 Address: 705 South A Street Existing Use: zoned MUC Applicant has submitted plans to divide 2lots to create 6 lots Planner: Andy Limbird Meeting: Tuesday, May 12, 202011:00— 12:00 DPW 616 / �.\_\/ : /» \ \ L _ ,/y r2. ~ _—\ Cf) x / `\ :,\ ~ :z \}\ \\�+t � d�� City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision .naNONo.e NpipfZ�qC"_ Type (Appficant� check one) Partition Tentative Pre -Submittal: ❑ I SSubdivision Tentative Pre -Submittal: Partition Tentative Submittal: i5ubdivision Tentative Submittal: 0 Applicant Name: Mike Karotko Phone: 541-517-2164 company: Karotko LLC Fax: Address: 756 McKenzie Crest Drive, Springfield OR 97477 Applicant's Rep.: Richard M. Satre, ACP Phone: 541-686-4540 Company: The Satre Group Fax: Address: 375 West 4th Avenue, Suite 201, Eugene, OR 97401 Property Owner: Karotko LLC Phone:541-517-217 Company: Karotko LLC _ Fax:_ Address: 756 McKenzie Crest Drive, Springfield OR 97477 ASSESSOR'S MAP NO: 17-03-35-31 TAX LOT NO (S): 13500 and 13600 Property Address: 13500: NA; 13600: 705 5 A St Size of Property: 4.68 Total Acres Z Square Feet Prop osed Name of Subdivision: Description of Subdivide property -turn two existing tax lots into six tax lots Proposal. Existing Use•Vacant # of Lots Parcels: 5 Total acreage of parcels/ II w ble density, propoaea x nwell Unna NA Si natures: Pleasc si n and j2rint our name and date In the appropriate box on the next oaqe. Associated Applications: Si ns: Pre -Sub Case No.; 811 -20 -000085 -PRE Date 05/01/2020 Reviewed b Case No.: Date: Reviewed b Application Fee: 421 Technical Fee: $ Posta a Fee: TOTAL FEES: 421 PROJECT NUMBER: Revised 1/7/14 kl 1 of 10 Apnl 27, 2020 KOROTKO LLC SOUTH A STREET PROPERTY Tentative Subdivision Map 17-03-35-31, Lots 13500 and 13600 WRITTEN STATEMENT In accordance with Tentative Subdivision submittal requirements, this written statement describes the proposed development and demonstrates that the proposal complies with the criteria contained in SDC 5.27-115 through SDC 5.12-125. LAND USE REQUEST A. Development Objective This land use request is for a Tentative Subdivision application to reconfigure two lots into six lots. There is no proposed use for this subdivision at this time. Future proposed useswould be in compliance with development allowed in the mixed use commercial development. Tax Lots 13500 and 13600 are designated on the Metro Plan diagram as Commercial with Mixed - Use and Nodal Development overlays (C/MU/ND) and zoned Mixed -Use Commercial (MUC). The site is designated Downtown Mixed -Use on the Downtown Refinement Plan. The applicant is seeking Tentative Subdivision approval as required by the City of Springfield. Subject Property Regional Land Information Database April 2019 Additional details regarding this proposal are provided further in this written statement, on the plans, and within the attached materials. IN + LWIDSCAPEARCrii PLANNERS + LANDSCAPE ARCH ITECTS + ENVIRONMENTAL SPECIALISTS 375 West 4th, Sutle 201, Lugene.OR 97401 Phone .sa-rn01.696ccnn wwwsa_regroup.comL10i Karotko LLC — South A Street Property Page 2 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Apol 27.2020 B. Project Directory Owner/Applicant Mike Karotko Karotko LLC 756 McKenzie Crest Drive Springfield, OR 97477 Phone: (541) 517-2164 Email: mikek@ramsevwaite.com Planner/Landscape Architect (and Applicant's Representative Richard M. Satre, AICP, ASLA, CSI The Satre Group 375 West 4' Avenue, Suite 201 Eugene, OR 97401 Phone: (541) 686-4540 Email: dckt6lsatrearouo.com Civil Engineer Pete Miller KPFF Consulting Engineers, Inc 800 Willamette Street, Suite 400 Eugene, OR 97401 Phone: (541) 684-4902 Email: pete.millertalkpff.com Survevor Troy Tetsuka, PLS KPFF Consulting Engineers, Inc 111 SW 5^ Avenue, Suite 2600 Portland, OR 97204 Phone: (503) 542-3860 Email: trov.tetsukatrakoff.com THE SITE AND EXISTING CONDITIONS A. Development Site The development site is comprised of two tax lots that total approximately 4.68 acres (4.10 acres for Tax Lot 13500 and 0.58 acres for Tax Lot 13600) and is in the Downtown Area of Springfield. The site is bordered by the Southern Pacific Railroad to the south, commercial property and 5^ Street to the west, and South A Street to the north. There is a mixture of industrial uses to the east and educational and institutional uses to the north, including: Widish Theater, Gateways High School, the Academy of Arts and Sciences, and Springfield City Hall. Lane Transit District's Springfield Station is west of 5^ Street. B. Planning Context Planning and Zoning The Karotko South A Property is designated as Commercial in the Metro Plan with Mixed - Use and Nodal Development overlays. The Springfield Downtown Refinement Plan defines the area as Downtown Mixed Use with a Nodal Development Overlay. (This designation is intended to encourage a mixing of compatible uses, including residential, commercial, office/professional, and urban open space). The base zone is Mixed Use Commercial. Additional planning documents also apply to the subject property, including Springfield 2030 and the Springfield Transportation Plan. The site is currently vacant, although the site has a history of being used for sales. Tax Lot 13500 is a former manufactured home sales lot and Tax Lot 13600 is a former used car sales lot. Schirmer Satre Group . 375 Wed 4'^ As True, Suite 201, Eugene, OR 9/401 . (541) M6-4540 Karotko LLC — South A Street Property Page 3 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Aodl 27.2020 For further detail, see the table below. Map/Tax Lot Acreage Metro%an OowMown Refinement Man Zon g 17-03-35-31- 4.10acres Coinmercial with Downtown Mixed Mixed Use 13500 Mixed -Use & Nodal Use Canmacial Devdoipment Ovale 17-03-35-31- 0.58 acres Coinmertlal with Downtown Mixed Mxed Use 13800 Mixed -Use &Nodal Use Ccrnmacial Devdoipment Ovedys Transportation The proposed development is bordered by South A Street to the north and the Southern Pacific Railroad to the south. South A Street is an Oregon Department of Transportation (O DOT) facility, as it is also part of Highway 126. It is classified as a minor arterial and designated truck route in the Springfield Transportation System Plan. To the north, three local streets terminate at South A Street: Su', 711', and P Streets. TransPlan The region's adopted transportation plan, The Eugene— Springfield Transportation System Plan (TransPlan), adopted in 2001 and amended in 2002, includes no new projects within the vicinity of the subject property. Springfield 2035 Transportation Plan The Springfield 2035 Transportation System Plan proposes two projects on South A Street. The first, S-10, is for a study to be conducted on Main Street and South A for improvements from Mill to 21' Street. The second, T-2, is for transit on Franklin, Main, and South A Streets, which would extend eastward to 1-105 and Main Street. Transit and Study Prcjedls Map Springfiek TSP January 15, 2014 w c �y 1-1 ' � O Conceptual Local Street Plan The City of Springfield Conceptual Local Street Plan depicts where future streets and street connections may be required. The current map, dated August 2012, does not show any new streets on or adjacent to the subject property. Street Classification Springfield's Street Classification Map identifies South A Street as a minor arterial. Each street classification carries with it a standard right-of-way (ROW). The standards for South A Street are as follows: Slretl Claselficaficn Eadie ROW Minimum ROW Min. CurE-IOCurb S A Streel '.... Minor Mesial w feel '.... 70 feel '.... 48 feel Schirmer Satre Group . 375 Met 4'^ Avenue, Suite 201, Eugene, OR 9741 . (541) 686-4540 Karotko LLC — South A Street Property Page 4 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Aonl 27.2020 Public Transit The metro area's public transit system, Lane Transit District (LTD), provides service to Thurston Station via Route 11 on South A Street. There is a Park and Ride location on South A Street in the Springfield Station parking lot, which is immediately west of the subject property. Bicycle and Pedestrian Facilities There are bikes lanes and sidewalks on South A Street. Utilities Utility information is as follows. Stormwater and Wastewater Stormwater service is available to the subject site through a 24" woodstave pipe that runs through the northwest portion of Tax Lot 13500. Wastewater service is also available through a 48" pipe that runs along the southern boundary of Tax Lot 13500 and along South A Street (8"). Trunk lines to the property will connect to the wastewater line running along the southern boundary. See Site Plan. Water and Electric There is sufficient capacity within the electric system to support the proposal Wellhead Protection The site is within the 99 -year time -of -travel Wellhead Protection Area. The 99 -year time -of - travel zone isn't regulated by the Drinking Water Protection Overlay Zone and is therefore, not applicable. Natural Resources The subject site is located within Zone X and is determined to be outside the 500 -year flood zone. There are no wetlands or other natural resources on the site. Parks and Open Space The Mill Race Path, a 3 -mile paved path along the Springfield Mill Race, is south mo of the property. The proposed a, development will not impact the Mill r Race. MI Spnngfield Paths & Trails Wilamalane 2019 1. . 1.111A.. Schirmer Satre Group . 375 Wed 4'^ As True, Suite 201, Eugene, OR 9741 . (541) 686-4540 Karotko LLC - South A Street Property Page 5 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 April 27, 2020 III. LAND DIVISIONS TENTATIVE SUBDIVISION PLAN- APPROVAL CRITERIA AND FINDINGS This section is presented in the same order of applicable requirements found in Section 5.12-125, Tentative Land Divisions— Partitions and Subdivisions Plan Criteria of the Springfield Development Code. Applicable sections of the code are in bold italics, followed by proposed findings of fact in normal text. 5.12-125 Tentative Plan Criteria The Director shall 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. A. The request conforms to the provisions of this Code pertaining to bUparcel size and dimensions. The subject property is zoned Mixed Use Commercial (MUC). The proposed development would create six standard lots. See Site Plan. SDC 3.2-615 states that the minimum lot area for parcels zoned MUC is 6,000 square feet with 40 feet of frontage. The proposed Lots will meet the parcel size and dimension requirements: Lot 1 is 40,168 sq. ft. with 196 feet of frontage Lot 2 is 33, 525 sq. ft. with 208 feet of frontage Lot 3 is 34, 038 sq. ft. with 178 feet of frontage Lot 4 is 39,205 sq. ft. with 208 feet of frontage Lot 5 is 36, 766 sq. ft. with 177 feet of frontage Lot 6 is 20, 429 sq. ft. with 116 feet of frontage Furthermore, this tentative subdivision proposes an irrevocable access and utility easement at each driveway across from Sir, 71h, and Sh Street. See Site Plan. B. The zoning is consistent with the Metro Plan diagram, and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. The subject property is within the I — . i � 1 boundaries of the Downtown fIlWAR` - Refinement Plan. The zoning is ` consistent with the Metro Plan '�' and the Refinement Plan which _ 111 designate the property as Mixed- ' Use Commercial (MUC) and Commercial with Mixed Use and Nodal Development overlays Legend (C/MU/ND). Therefore, this �' =�i• I� �e-m KAI, Mia use criterion (SDC 5.17-125.A) is met. r=H Downtown Ref nement Plan rvea v nmewal City of Springfield r" a rand a 0pen S'. - April 2008 " Schirmer Satre Group . 375 Wes! 4'" Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540 Karotko LLC - South A Street Property Page 6 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Aodl 27.2020 Metro Plan Eugene/Springfield 2010 B. Capacity requirements of public and private facilities, including, but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be exceeded and the public irrprovements shall be available to serve the site at the fime of developmerQ unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. The subject site is in a fully developed and serviced mixed-use neighborhood. Water trtastrudure Springfield Ufilfiy Board 2018 Water and Electric There are two existing water lines, neither in an existing easement. One is from 1906 and is no longer active. The other is from 1945 and is the main line serving downtown Springfield. There is also old water infrastructure on the site from when this location was the site of the original 1891 Southern Pacific train depot. Some of the abandoned water infrastructure remains from that activity. Schirmer Satre Group . 375 West 4'^ Asenue, Suite 201, Eugene, OR 974ol . (541) 696-4540 Karotko LLC — South A Street Property Page 7 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Aodl 27.2020 As the site abuts the Southern Pacific Railroad to the south, a 60 -foot wide shared access easement is proposed for the railroad right of way. SUB may seek to retrofit the easement as a public utility easement. Sewer and stormwater facildies There is a private stormwater system running through the northwest portion of Tax Lot 13500. The 24" woodstave pipe outfalls to the millrace and does not meet current standards for treatment. The stormwater pipe will be retrofitted and relocated to follow the property line of Tax Lot 13500. See Site Plan. The proposed stormwater facility will not increase offsite flow from the pre -development rate. Karetko South A Property Existing InfrestmcWre Springfield Utilfiy Board A wastewater line (48") runs along p18 the southern boundary of Tax Lot 13500 and along South A Street (8"). Trunk lines to the property will connect to the wastewater line running along the southern boundary. See Site Plan. Streets and Traffic The proposed development is bordered by South A Street to the north and the Southern Pacific Railroad to the south. South A Street is an Oregon Department of Transportation (ODOT) facility, as it is also part of Highway 126. It is classified as a minor arterial and designated truck route in the Springfield Transportation System Plan. To the north, three local streets terminate into South A Street: Sth, 7'^, and P Streets. There are two unadopted long range transportation plans for the site. The first is the Downtown District Urban Design Plan (2010), which documents potential extensions of 71^ and P Streets through the development site. The Downtown District Urban Design Plan was not codified and thus the streets are not required to be extended through the site. Springfield Downtown DisInd Urban Design Plan and Implementalm Strategy Unadopted September 20, 2010 The second is the Main -McVay Transit Study: Phase 2 which is still underway and has not been adopted. The governance team has proposed a westbound transit lane be added to the existing South A Street configuration and an eastbound lane for Bus Rapid Transit (BRT) use. This retrofit would require an additional 7 feet of right-of-way be dedicated along South A Street for future transit routes. Even though the plan is unadopted at the time of this submittal, the applicant is setting aside 7' along the subject property's north property line just in case. See Site Plan. Schirmer Satre Group . 375 West 4'^ Asenue, Suite 201, Eugene, OR 97401 . (541) 696-4540 Karotko LLC — South A Street Property Page 8 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Aortl 27.2020 Option C: 14th Street Crossover Wm, ... dInWIW.:ID ss FF<.m: rs21 Ilwn ensea,e Option D: Two-way South A Street o — E as g� YPoN4xF10 b1.1 Yt SiXT.X ®ei�Shcm Pm Springfield Man-MoVay Trimet Study Phase 2 (In progew) � mPo.x ✓ Option D: Two-way South A Street There are three existing driveways connecting the site to South A Street. The first is a paved driveway located between South 5^ and 6^ Streets and adjacent to the neighboring property immediately west of the site. The second is a driveway slightly offset from 6^ Avenue. The third driveway is roughly centered across from P Street. All three of these driveways are a concrete -paved driveway apron followed by deteriorating asphalt and gravel surfacing on the subject property itself. A fourth entrance is a curb -return driveway centered across from 7'^ Street. As there is no dedicated right-of-way southward into the site, this entrance functions more as a commercial driveway than an extension of the street. The existing driveways will be closed and replaced with curb, gutter and sidewalk. As noted elsewhere herein, three new driveways will be constructed. The applicant will work with the City to determine that driveway extensions meet standards for minimum separations between driveways and intersections and are in a logical spot for safety. Therefore, the proposed facility will not add any demand to utilities or transportation systems that exceeds capacity. Given this, the criterion (SDC 5.17-125.6) is met. C. The proposed land division shall corrply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. 1. SDC 3.2-615 Base Zone Mixed Use Development Standards (MUC) Development Standard Required minimum area: 6,000 feet with a minimum street frontage of 40 feet. Provided: Lot 1 is 40,168 sq. ft. with 196 feet of frontage Lot 2 is 33, 525 sq. ft. with 208 feet of frontage Lot 3 is 34, 038 sq. ft. with 178 feet of frontage Schirmer Satre Group . 375 Wed 4'^ As True, Suite MI, Eugene, OR 9741 . (541) Ms4540 E as g� YPoN4xF10 b1.1 Yt SiXT.X ®ei�Shcm Pm Springfield Man-MoVay Trimet Study Phase 2 (In progew) There are three existing driveways connecting the site to South A Street. The first is a paved driveway located between South 5^ and 6^ Streets and adjacent to the neighboring property immediately west of the site. The second is a driveway slightly offset from 6^ Avenue. The third driveway is roughly centered across from P Street. All three of these driveways are a concrete -paved driveway apron followed by deteriorating asphalt and gravel surfacing on the subject property itself. A fourth entrance is a curb -return driveway centered across from 7'^ Street. As there is no dedicated right-of-way southward into the site, this entrance functions more as a commercial driveway than an extension of the street. The existing driveways will be closed and replaced with curb, gutter and sidewalk. As noted elsewhere herein, three new driveways will be constructed. The applicant will work with the City to determine that driveway extensions meet standards for minimum separations between driveways and intersections and are in a logical spot for safety. Therefore, the proposed facility will not add any demand to utilities or transportation systems that exceeds capacity. Given this, the criterion (SDC 5.17-125.6) is met. C. The proposed land division shall corrply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. 1. SDC 3.2-615 Base Zone Mixed Use Development Standards (MUC) Development Standard Required minimum area: 6,000 feet with a minimum street frontage of 40 feet. Provided: Lot 1 is 40,168 sq. ft. with 196 feet of frontage Lot 2 is 33, 525 sq. ft. with 208 feet of frontage Lot 3 is 34, 038 sq. ft. with 178 feet of frontage Schirmer Satre Group . 375 Wed 4'^ As True, Suite MI, Eugene, OR 9741 . (541) Ms4540 Karotko LLC - South A Street Property Page 9 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 April 27, 2020 Lot 4 is 39,205 sq. ft. with 208 feet of frontage Lot 5 is 36, 766 sq. ft. with 177 feet of frontage Lot 6 is 20, 429 sq. ft. with 116 feet of frontage Therefore, all Lots meet the minimum area and street frontage requirements. SDC Chapter 4.1-100 through 4.6-100 Development Standards addresses general development standards. Those applicable to the subdivision include the following: 1. SDC 4.2-120 Site Access and Driveways. A. Site Access and Driveways - General. 1. All developed lots/parcels shall have an approved access provided by either direct access to a., a. Public street or alley along the frontage of the property,, The subject property has access to a public street, South A Street, along the frontage of the property. 2. Driveway access to designated State Highways is subject to the provisions of this Section in addition to requirements of the Oregon Department of Transportation Highway Division... The proposed development requests driveway access to South A Street, which is an Oregon Department of Transportation (ODOT) facility. It should be noted that ODOT does not own access rights on the frontage on this portion of South A Street, so there should be limited conflicts with driveway access locations. B. Driveway access to local streets is generally encouraged in preference to streets of higher classification. EXCEPTION., Driveway access to arterial and collector streets may be permitted if no reasonable alternative street access exists or where heavy uses of local streets is inappropriate due to traffic impacts in residential areas. The subject property does not abut any local streets and therefore can only take access from South A Street. 1. Where a proposed development abuts an existing or proposed arterial or collector street, the development design and off-street improvements shall minimize the traffic conflicts. The development design and off-street improvements minimize traffic conflicts. Shared driveway access will be provided centered across from 6'h, Th and 8'h Street for the benefit of Lots 1 & 2, 3 & 4 and 5 & 6 respectively. See Site Plan. 2. Additional improvements or design modifications necessary to resolve identified transportation conflicts may be required on a case by case basis. Acknowledged and agreed. C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and Procedures Manual and the Public Works Standard Construction Specifications. Schirmer Satre Group . 375 Wes! 4' Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540 Karotko LLC - South A Street Property Page 10 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 April 27, 2020 SDC Table 4.2-2 Driveway Design Specifications 2 -Way Driveway Width - Commercial Required., 24 feet minimum- 35 feet maximum Driveways will have two 12 -foot travel lanes, a 9 -foot center island with a curb to curb distance of 33 feet. SDC Table 4.2-3 Curb Return Driveway Design Specifications Commercial Required Width: 24 feet minimum- 35 feet maximum Required Radius of Curb: 15 feet minimum- 35 feet maximum The shared access driveways are curb return driveways. The driveways will have two travel lanes of 12' each and a 9' wide island; so, the driveway widths will be 33' from the face of curb to face of curb. The curb return radius' will be 20'. Therefore, this standard is met. SDC Table 4.2-4 Minimum Separation Between a Driveway and the Nearest Intersection Curb Return on the Same Side of the Street Commercial — Arterial Street The nearest curb return is to the west at 5° and South A. The driveways for Lots 1 and 2, 3 and 4, and 5 and 6, are directly offset from 6'^ Street, 7'h Street, and 8'^ Street, respectively. The distance from the curb return driveway on Lot 1 and Lot 2 to the curb return driveway on Lot 3 and Lot 4 is 386 feet. The distance between Lot 3 and 4 and Lot 5 and 6 curb return driveways is also 386 feet. Therefore, the proposal provides a safe, adequate circulation system that will provide opportunities for safe ingress and egress. 2. SDC 4.2-125 Intersections. Intersections shall be designed and constructed as specified in the City's Engineering Design Standards and procedures Manual and the following requirements. A. In order to minimize traffic conflicts and provide for efficient traffic signalization, intersections involving curb return driveways and streets, whether public or private, shall be directly opposed, unless a Traffic Impact Study indicates that an offset intersection benefits public safety to a greater degree. The proposed curb return driveways are directly across South A Street from the existing three local streets to the north. B. Streets shall be laid out so as to intersect as nearly as possible at right angles. The angle of intersection between 2 intersecting streets shall be at least 80 degrees. At intersections, each local street shall be straight or have a radius greater than 400 feet for a distance of 100 feet from each intersection. At intersections, each collector or arterial street shall be straight or have a radius greater than 600 feet for a distance of 100 feet from each intersection. Schirmer Satre Group . 375 Wes! 4'" Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540 Karotko LLC - South A Street Property Page 11 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 April 27, 2020 The application does not propose any new streets. 3. SDC 4.2-130 Vision Clearance. A. All corner lots/parcels shall maintain a clear area at each access to a public street.... The proposed development is not a corner lot/parcel. B. No screen or other physical obstruction is permitted between 2-112 and 8 feet above the established height of the curb in the triangular area. There are no screens or other physical obstructions between the 2-1/2 and 8 feet above the established height of the curb in the vision clearance triangle. C. The clear vision area shall be in the shape of a triangle. Two sides of the triangle shall be property lines for a distance specified in this subsection. The third side of the triangle is a line across the corner of the lot1parcel joining the non -intersecting ends of the other 2 sides. SDC Table 4.2-5 states that the measurement along each property for any driveway shall be 10 feet. A 10 -foot by 10 -foot vision clearance triangle will be provided on both sides of all driveway accesses. 4. SDC 4.2-135 Sidewalks. A. Sidewalks and planter strips abutting public streets shall be located wholly within the public right-of-way, unless otherwise approved by the Public Works Director. South A Street is fully improved with existing, curb -side sidewalks wholly within the public right-of-way. 5. SDC 4.2-140 Street Trees. B. Existing Street Trees. 1. Street Tree Retention Standards. Existing trees may meet the requirement for street trees (Le., trees on the City Street Tree List specified in the City's Engineering Design Standards and Procedures Manual with a minimum caliber of 3 inches) if excavation or filling for proposed development is minimized within the dripline of the tree. Sidewalks of variable width, elevation and direction may be used to save existing trees, subject to approval by the Director and Public Works Director. There are existing street trees in the right-of-way along South A Street. Excavation or filling for the proposed development will not occur within the dripline of the trees. 6. SDC 4.2-145 Street Lighting. A. Street Lighting shall be included with all new developments or redevelopment. Existing street lights shall be upgraded to current lighting standards with all new developments or redevelopments as determined by the Public Works Director. The developer is responsible for street lighting installation costs. South A Street is already fully improved and meets current lighting standards. Schirmer Satre Group . 375 Wes! 4' Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540 Karotko LLC - South A Street Property Page 12 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 April 27 2020 7. SDC 4.2-150 Bikeways. A. Bikeways. Development abutting existing or proposed bikeways identified in TmnsPlan or Springfield Bicycle Plan shall include provisions for the extension of these facilities through the development area by dedication of easements or rights-of-way. South A Street has existing bikeways. No extensions are required. 8. SDC 4.2-155 Pedestrian Trails. A. Developments abutting existing or proposed pedestrian trails identified on the adopted Willamalane Park and Recreation District Comprehensive Plan shall provide for future extension of the pedestrian trails through dedication of easements or rights-of-way. The development does not abut any existing or proposed pedestrian trails. 9. SDC4.2-16OAccessways. A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets, residential areas, neighborhood activity centers, industrial or commercial centers, transit facilities, parks, schools, open space, or trails and paths where no public street access exists. Accessways may also be used as a secondary emergency access. Accessways shall be dedicated as public right-of-way during the development review process. No accessways are planned as part of this development. 10. SDC 4.3-1001nfrastructure Standards- Utilities Sanitary sewer and stormwater facilities are in place on the subject property and in South A Street. Stormwater service is available to the subject site through a 24" woodstave pipe running through the northwest portion of Tax Lot 13500. The stormwater pipe will be retrofitted and relocated to follow the property line of Tax Lot 13500. Stormwater will be managed in accordance with the City of Springfield Engineering Design Standards and Procedures Manual (EDSPM). To ensure compliance with the requirement that all impervious surfaces exceeding 45% lot coverage be managed on-site, a minimum of 50% of on-site stormwater shall be vegetatively managed. Runoff from new impervious area shall drain into one or more vegetated stormwater detention facilities. Wastewater service is available to the site along South A Street. Lateral lines to the property will connect to the wastewater line running along South A Street. All new utilities will be located in coordination with utility providers and placed underground, in easements where required. See Plans. D. The proposed land division shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. All existing public and private facilities meet the design and construction standards in the SDC. No public improvements are proposed for this subdivision. The proposed improvements to the private utilities will be constructed to the standards contained in this code. E. Physical features, including, but not limited to: steep slopes with unstable soil or geological conditions; areas with susceptibility of flooding; significant clusters of trees Schirmer Satre Group . 375 West 4' Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540 Karotko LLC- South A Street Property Page 13 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Aodl 27.2020 and shrubs watercourses shown on the WQLW Map and their associated riparian areas, other riparian areas and wetlands specified in Section 4.3-117,, rock outcroppings; open spaces,, and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 356.905.955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. The development site is outside of the 100 -year floodplain and does not have steep slopes with unstable soils. There are no significant clusters of trees, watercourses, riparian areas, wetlands, rock outcroppings, or areas of historical/archeological significance. This standard does not apply F. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion,' provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas, minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. The development takes access from South A Street. The proposed private driveways are designed to facilitate vehicular traffic and provide connectivity to and from the development area to adjacent areas. Standard connectivity exists for pedestrians via the sidewalk. Transit stops and the neighborhood commercial district are near the subject site. Both are accessible via the existing street and sidewalk network. G. Development of any remainder of the property under the same ownership can be accorrplished as specified in this Code. The entire development site owned by Karotko LLC is included in this application. There are no adjacent lands owned by Karotko LLC and thus no potential for future development. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. The site is bordered by the Southern Pacific Railroad to the south, and surrounded by commercial, retail, industrial, and educational uses to the north, west, and east. All properties adjacent to this proposed subdivision are developed, thus there are no adjacent properties that would require any access be provided through the development site in order to be re -developed in the future. L Where the Partition of property that is outside of the city limits but within the City's urbanizable area and no concurrent annexation application is subrrctted, the standards specified below shall also apply.... The development site is located within the city limits; thus, this standard is not applicable. J. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed, the following approval criteria apply.... The application is not a subdivision of a manufactured dwelling parklmobile home park; thus, this standard is not applicable. Schirmer Satre Group . 375 Weal 4- As True, Suite 201, Eugene, OR 9741 . (541) M6-4540 Karotko LLC — South A Street Property Page 14 of 14 Tentative Subdivision - Written Statement Map 17-03-35-31, Lots 13500 and 13600 Apol 27.2020 IV. CONCLUSION Based on the information and findings contained in this written statement, associated attachments, and plan set, the proposed development meets the tentative subdivision criteria of approval contained in the Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve the proposal. The applicant and their representatives are available for questions. We look forward to working with staff to ensure this project meets the goals and objectives of the applicant and the City of Springfield. If you have any questions about this written statement, please do not hesitate to contact Rick Satre at (541) 686-4540 or email rick@satrecroup.com. Sincerely, Richwxd,M. sat -r& Richard M. 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