HomeMy WebLinkAboutPacket, Pre PLANNER 5/6/2020Pre -Submittal Meeting
Development and Public Works Department
Room 616
PRE—SUBMITTAL MEETING DATE:
Friday, May 15, 2020
11:00 a.m. - 12:00 p.m.
DPW GenfeFenr:e Reem 616 -
Pre -Submittal (Master Plan Mod) tl611-20-000067-PRE 811 -18 -000047 -PRO] Marcelo Meadows
Neighborhood LLC
Assessor's Map: 17-03-25-11 / 17-02-30-00 TL: 2300 / 1800
Address: Marcola Rd & 28'^ St
Existing Use: Vacant
Applicant has submitted plans to update the configuration of the approved phasing
boundaries
Planner: Andy Limbird
Meeting: Friday, May 15, 2020 11:00 —12:00 via GoToMeeting
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Final Master Plan Modification
�SPRINGFIELD
AA.
OREGON
Application Type (Applicant: check one)
Pre -Submittal Final Master Plan Modification: Tr
Final Master Plan Modification Type I: ❑
Final Master Plan Modification Type II: ❑
Final Master Plan Modification Type III: ❑
Required Project Information (Applicant., complete this section)
Applicant Name: Marcola Meadows Nei hborhood LLC Phone: Please contact consultant
Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant
Address: 9550 SE Clackamas Road Clackamas OR 97015
Applicant's Rep.: Consultant: Chris Goodell
Phone: (503) 563-6151
Company: AKS Engineering & Forestry, LLC
Fax: (503) 563-6152
Address: 12965 SW Herman Avenue Suite 100 Tualatin OR 97062
Property Owner: Marcola Meadows Neighborhood, LLC
Phone: N/A
Company: Marcola Meadows Neighborhood, LLC
Fax: N/A
Address: 9550 SE Clackamas Road Clackamas OR 97015
ASSESSOR'S MAP NO: 17032511/17023000
1 TAX LOT NOS : 2300 1800
Property Address: No situs, northwest of Marcola Road and 31st Street
Size of Property: +/- 100 acres Acres ® Square Feet ❑
Approved Use of Property: Various residential and commercial uses
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Modification: Update the configuration of approved phasing boundaries.
Si natures: Please sign and Drint your name and date in the acicirociriate box on the next pace.
Required Project Information (City Intake Staff., complete this section)
Associated Applications: Signs:
Pre -Sub Case No.
81 1 -20 -000087 -PRE
Date:05/05/2020
Reviewed by:
Case No.:
Date:
Reviewed by:
Application Fee: 421
Technical Fee: $
1 Postage Fee:
TOTAL FEES: $ 421
PROJECT NUMBER: 811-18-000047-PROJ
Final Master Plan Modification 10.14.13 kl 1 of 8
VICINITY MAP
811 -20 -000088 -PRE Master Plan Modification
17-02-30-00 / 17-03-25-11 TL 1800 / 2300
Marcola Road and 28" /31" Street
Marcola Meadows Neighborhood LLC
Marcola Meadows Final Master Plan
Phasing Modification
Date:
May 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
Summary of Modifications to Final Master Plan: .....................................................................................
2
II. Site Description/Setting..........................................................................................................2
III. Applicable Review Criteria......................................................................................................3
SPRINGFIELD DEVELOPMENT CODE..................................................................................................3
CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS......................................3
Section 5.13-100 Master Plans.............................................................................................
3
5.13-120 Preliminary Master Plan—Submittal Requirements.........................................3
5.13-125 Preliminary Master Plan — Criteria.....................................................................8
5.13-135 Final Master Plan — Modifications...................................................................
12
IV. Conclusion............................................................................................................................15
Exhibits
Exhibit A: City Application Form and Checklist
Exhibit B: Preliminary Plans
Exhibit C: Property Ownership Information
Exhibit D: Lane County Assessor's Maps
Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map
Exhibit F: Preliminary Stormwater Report
Marcola Meadows Final Master Plan
Phasing Modification
Submitted to: City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Property 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 3V
Street
Lane County
17023000; Adjusted Tax Lot 1800
Assessor's Maps:
17032511; Adjusted Tax Lot 2300
Site Size:
*100 acres
Springfield Land Use Medium Density Residential (MDR) and Mixed -Use
Districts: Commercial (MUC)
Metro Plan Diagram MDR, Commercial, and Nodal Development (ND) Area
Designations:
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I. Executive Summary
The subject site has been the subject of previous land use permits over many years, most relevantly, a
±100 -acre 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 1A of the
subdivision is currently in the final engineering plan review stage with an anticipated construction start
date in the spring/summer of 2020.
Efforts are currently underway to modify the Marcola Meadows 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. In conjunction with these updates, recently submitted property
line adjustment and partition applications are intended to facilitate ownership transactions that are
expected to help fund needed site and infrastructure improvements associated with the project. The
partition application (currently under review) involves dividing the property into three parcels matching
future phase boundaries/land uses that will be more clearly illustrated in a future master plan
modification submittal.
Finally, preceding the efforts described above, this application involves a streamlined master plan
modification to update the approved phasing configuration (and allow for updates to the approved
stormwater management system design). Approval of this updated Marcola Meadows Final Master Plan
application will result in a basis for the evaluation of the phases of planned development, including future
subdivision application submittals for Phases 113, 2A, and 2B. Therefore, this application is necessary to
resolve infrastructure sequencing and allow continued progress regarding construction plans (in the
northern portion of the site). Furthermore, the timely implementation of the planned improvements will
benefit the community by providing needed homes and increasing connectivity in the area. In summary,
this application involves the following modifications intended to facilitate successful development of the
project site:
Summary of Modifications to Final Master Plan:
• Updates to the phase boundaries (for Phases 113, 2A and 2B)
• Renumbering of lots (to correspond with updated phasing)
• Updates to the approved stormwater drainage report
This application includes the City application forms, written materials, and preliminary plans necessary for
City staff to review and determine compliance with the applicable approval criteria. The evidence supports
the City's approval of the application.
II. Site Description/Setting
The Marcola Meadows Master Plan site (adjusted Tax Lots 1800 and 2300) includes a total area of ±100
acres, and its configuration is based upon a previously submitted Property Line Adjustment (PLA)
application (in process). As shown on the Preliminary Plans in Exhibit B, the scope of this modification
impacts Phases 3-7 in the northeastern portion of the site.
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The subject site fronts on Marcola Road on the south side of the site and 31" Street on the east side. The
site is vacant, flat, and currently exists as a grassy field. 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 Sprits ield
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.)
111. Applicable Review Criteria
The Marcola Meadows Final Master Plan Modification was approved by the City of Springfield as Local
File No. 811-18-000054-TYP (Master Plan). Specific staff findings and conditions of approval required by
the modified final master plan document are referenced in Section 5.13-125, and throughout this
narrative, to assert compliance with the approval criteria.
SPRINGFIELD DEVELOPMENT CODE
CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS
Section 5.13-100 Master Plans
5.13-120 PrefiminaryMaster Plan —Submittal Requirements
The Preliminary and Final Master Plan applications sha0 be prepared by a
professional design team. The applicant shall select a project coordinator. All related
maps, excluding vicinity and detail maps, shall be at the sane scale. A Preliminary
Master Plan shall contain all of the elements necessary to demonstrate compliance
with the applicable provisions of this Code and shall include, but not be limited to:
Response: This application is a Final Master Plan Modification subject to the provisions of Springfield
Development Code (SDC) 5.13-135. The Master Plan Modification Submittal
Requirements Checklist notes that all of the following items must be submitted. This
narrative section explains the reason for omitting certain materials from the project
submittal, as well as why this submittal does not constitute a new preliminary master
plan.
A. General Submittal Requirements. The applicant sha0 submit a Preliminary
Master Plan that includes all applicable elements described below and a
native generally describing the purpose and operational characteristics of
the proposed development. The narrative shall include:
Marcola Meadows Final Master Plan May 2020
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Phasing Modification— City of Springfield Page
1. The existing Metro Plan designation and zoning. Where the
proposed Master Plan site is within an overlay district, Plan District
or Refinement Plan, the applicable additional standards shall also be
addressed;
2. Thelocation and proposed number ofeesidential units and/or square
footage ofcommercial, industrial and/or public uses;
3. The density or intensity ofproposed uses, including applicable Floor
Area Ratios (FARs); and
4. The applicant shall attach:
a. A map depicting existing zoning and land uses within 300
feet of the proposed Master Plan boundary;
b. A Vicinity Map drawn to scale depicting existing bus stops,
streets, driveways, pedestrian connections, fire hydrants and
other transportation/fire access issues within 300 feet ofthe
proposed Master Plan site; and
c. A legal description of the property within the proposed
Master Plan boundary.
Response: This application package includes the applicable submittal items listed above. The
updated phasing plan necessitates this modification application but does not otherwise
affect findings made previously by City staff and/or conditions of approval relevant to
specific zoning district standards. This application intends to comply with the standards
of the underlying zoning and overlay districts (i.e. MUC, MDR, and ND Area Overlay) and
includes a map depicting the existing zoning designations. Please see the narrative for
Section 5.13-125, master plan approval criteria, for further justification of omission from
the submittal.
B. A Site Assessment ofthe entire proposed Master Plan site that precisely maps
and delineates the existing conditions on the site. Proposed modifications to
physical features shall be clearly indicated. Information required for adjacent
properties may be generalized to show the connections to physical features.
A Site Assessment shall contain the following information, as applicable:
1. A full size map depicting the proposed Master Plan boundary
together with existing lot/parcel fines;
2. The 100 -year floodplain and Roodway boundaries on the proposed
Master Plan site, as specified in the latest adopted FEMA Flood
Insurance Rate Maps or FEMA approved Letter ofMap Amendment
or Letter ofMap 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 Services Department
4. Physical features including, but not limited to significant clusters of
trees and shrubs, wetlands as specified in Section 4.3-117, rock
outcroppings and watercourses shown on the Water Quality Limited
Watercourse (WLQW) Map and their riparian areas on file in the
Development Services Department In the latter case, the name,
location, dimensions, direction of Bow and top of bank shall be
depicted. If the proposed Master Plan site is located within 150 feet
ofthe top ofbank ofany WQLW or within 100 feet ofthe top ofbank
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Phasing Modification— City of Springfield Page
of any WQLW direct tributary, a Riparian Area Premed on Report is
required;
Soil types and water table information as mapped and specified in
the Soils Survey of Lane County. A Geotechnical report prepared by
a licensed Geotechnical Engineer shall be submitted concurrently if
the Soils Survey indicates the proposed Master Plan site has unstable
sods and/or a high water table; and
Existing elevations and contours
Response: This application package includes the applicable information above to assess the existing
conditions on the subject site. The updates to phase boundaries are clearly indicated on
the Preliminary Phasing Plan in Exhibit B. Please see Exhibit E for the Natural Resources
Conservation Service (NRCS) Soil Map and information.
C. A Grading Plan which includes: existing and proposed elevations and where
2 or more feet of fill or grading is anticipated for portions of, or the entire
proposed Master Plan site. On hillsides, the plan shall show pad sites and
their relationship to the public right-of-way with existing contours at one -foot
intervals and percent of slope. In areas where the percent ofslope is 10 percent
or more,ontours may be shown at 5 -foot -intervals.
Response: The Preliminary Plans include a Preliminary Grading, Excavation, and Demolition Plan
illustrating the applicable information above.
D. A Sweetwater Management Plan diagram which includes the stormwater
management system for the entire proposed Master Plan site and any impacts
on adjacent properties. The plan shall contain the following components:
1. Roof drainage 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 fines, catch basins,
dry wells and/or detention ponds; stormwater quality measures; and
natural drainageways to be retained and/or modified;
4. Existing and proposed elevations, site grades and contours; and
5. A stormwater management system plan avith supporting calculations
and documentation as specified in Section 4.3-110 shall be submitted
supporting the proposed system. The plan, calculations and
documentation shall be consistent with the Engineering Design
Standards and Procedures Manual.
E. A Wastewater Management Plan with maps and a narrative depicting the
location and size of existing and proposed wastewater Facifities avith
supporting calculations and documentation consistent with the Engineering
Design Standards and Procedures Manual.
F. A Utilities Plan with maps and a narrative depicting the location and size of
existing and proposed water, electrical, gas and telephone service; and the
location of existing and required traffic control devices, fire hydrants, street
fights, power poles, transformers, neighborhood mailbox units and similar
public Facilities.
AVC Marcola Meadows Final Master Plan May 2020
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Response: The Preliminary Plans include the applicable stormwater/wastewater management and
utility information listed above. The updates to phase boundaries are clearly indicated on
the Preliminary Phasing Plan in Exhibit B. Please see the narrative for Section 5.13-125.
G. A conceptual Landscape Plan with maps and a narrative illustrating proposed
landscaping for the entire proposed Master Plan site, including, but not
limited to: where existing vegetation is proposed for preservation, especially
riparian and wetland areas and trees; installation of vegetative buffering;
street trees; general landscaping; and a percentage range for the total amount
of required open space, broken down by the type of open space, public and
private, as applicable. A conceptual Landscape Plan is more appropriate at
the Master Plan level. A detailed Landscape Plan will be required during the
Site Plan Review application process required to implement the Final Master
Plan.
H. An Architectural Plan with maps.
I. A Parking Plan and Parking Study.
J. An On -sire Lighting Plan depicting the location and maximum height of all
proposed exterior fight fixtures, both free standing and attached.
Response: At this time, updates to the phase boundaries between Phases 1B, 2A, and 2B are
necessary to implement the stormwater management design and needed public facilities
for a portion of the site. As described in this written narrative, efforts are underway to
modify the Marcola Meadows Master Plan to provide for a number of specifically planned
project elements, including a church, school, and multi -family homes. As such, the plans
described above are more appropriately included within the future Master Plan
Modification submittal, which will include a comprehensive plan, zoning map, and metro
plan diagram amendments related to specific changes in land use. Landscape,
architectural, parking, and lighting plans will be subject to those future updates and are
not included at this time.
K A Public Right-of-Way/Easement/Pubfic Place Map depicting the
reservation, dedication, or use of the proposed Master Plan site for public
purposes, including, but not limited to: rights-of-way showing the name and
location of all existing and proposed public and private streets within or on
the boundary of the proposed Master Plan site, the right-of-way and paving
dimensions, and the ownership and maintenance status, ifappficable, and the
location, width and construction material of all existing and proposed
sidewalks; pedestrian access ways and trails; proposed easements; existing
casements; parks; open spaces, including plazas; transit facilities; and school
sites.
Response: The Preliminary Plans include the applicable information listed above. The updates to
phase boundaries are clearly indicated on the Preliminary Phasing Plan in Exhibit B.
L. ATra(fic Impact Study, as specified in Section 4.2-105A.4., the scope ofwhich
may be esmbfished by the Public Works Director. The Traffic Impact Study
shall contain maps and a narrative depicting projected transportation
impacts, including, but not limited to: the expected number of vehicle trips
that may be generated by the proposed development (peak and daily); an
analysis of the impact of vehicle trips on the adjacent street system; and
proposed mitigation measures to limit any projected negative impacts.
Mitigation measures may include improvements to the street system itself or
specific programs and strategies to reduce traffic impacts such as
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encouraging the use
of public transit, carpools, vanpools, and other
alternatives m singleoccupant vehicles.
Response: As shown on the Preliminary Plans, the scope of this modification is limited to updating
the phase boundaries between Phases 1B, 2A, and 2B. This application does not modify
the configuration of the planned public street system as originally approved in 2008, or
the anticipated traffic patterns generated by the development area. Therefore, the
transportation system capacity is not impacted. Please see the narrative for Section 5.13-
125, master plan approval criteria, for further justification for omitting a Traffic Impact
Study (TIS) from this application submittal.
M. A Phasing Plan. The Phasing Plan shall illustrate the proposed location of
buildings, streets, utilities and landscaping. Phasing shall progress in
sequence that provides street connectivity between the various phases and
accommodates other required public improvements such as wastewater
Facilities, smrmwater management, electricity and water. The Phasing Plan
shall consist of maps and a narrative with an overall schedule or description
of on -/off -sire phasing including, but not Gmited to: the type, location and
timing of proposed uses, building locations; proposed public Facilities
including on -/off-site streets and traffic signals or other traffic control devices
and utilities with the designation of construction and maintenance
responsibility; estimated start/completion dates with a proposed type of
financial guarantee, including, but not fimited to a bond, letter ofcredit, joint
deposit or other security in a form acceptable to the City, submitted by the
property owner,a future buyer and/or a developer, to ensure planned
infrastructuimprovements will occur with each phase, if necessary, or when
required by the City, affected local agency or the State (the formal submittal
of a required guarantee typically occurs during the Final Master Plan review
process and/or development implementation); a statement of the applicant's
intentions with regard to the future selling releasing (if known at the time of
Preliminary Master Plan submittal) of all or portions of the proposed
development (where a residential subdivision is proposed, the statement shall
also include the applicant's intentions whether the applicant or others will
construct the homes); and the relationship of pedestrian and bicycle
connectivity and open space requirements to the proposed phasing.
Response: The purpose of this application is to update the phasing configuration approved in the
Marcola Meadows Final Master Plan. The updates to phase boundaries are clearly
indicated on the Preliminary Phasing Plan, in Exhibit B, and described in the narrative for
Section 5.13-125.
N. Neighborhood Meeting Summary. The applicant shall submit a summary of
issues raised at the neighborhood meeting as specified in Section 5.13-117.
Response: This application involves a final master plan modification subject to the provisions of SDC
5.13-135 and the applicant is therefore not required to conduct a neighborhood meeting.
O. A copy of all proposed and any existing covenants, conditions, and
restrictions that may control development, if applicable.
Response: The updated phasing plan necessitates this modification application but does not
otherwise affect findings made previously by City staff and/or existing covenants,
conditions, and restrictions that may control development. Therefore, the materials are
not applicable.
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Phasing Modification— City of Springfield Page
P. Annexation. A general schedule of proposed annexation consistent with the
phasing plan, if applicable.
Response: This application involves property currently within the City of Springfield; therefore,
annexation materials are not included or applicable.
Q. The Director may require additional information necessary to evaluate the
proposed development, including, but not limited to:
1. An ESEE analysis, as may be needed to comply with Statewide
Planning Goal 5, Natural Resources, for site attributes that may not
be on an adopted City inventory;
2. A wedand delineation approved by the Oregon Department of State
Lands shall be submitted concurrently with the Preliminary Master
Plan application, where there is a wetland on the proposed Master
Plan site; and
3. Historical and/or archaeological studies.
Response: An economic, social, environmental, and energy (ESEE) analysis and
historical/archaeological studies are not relevant to the application.
R. Any concurrent land use applications as specified in Subsections 5.13-116B.
(6238)
Response: This application is not associated with concurrent land use applications as defined in
Section 5.13-116B.
5.13-125 Preliminary Master Plan — Criteria
A Preliminary Master Plan shall be approved, or approved with conditions, if the
Approval Authority finds that the proposal conforms with all ofthe applicable approval
criteria.
A. Plan/Zone Consistency. The existing or proposed zoning shall be consistent
with the Metro Plan diagram and/or applicable text. In addition, the
Preliminary Master Plan shall be in compliance with applicable City
Refinement Plan, Conceptual Development Plan or Plan District standards,
policies and/or diagram and maps.
Response: The subject site is currently designated with MDR and MUC zoning and ND area overlay.
The existing zoning is consistent with the current Metro Plan Diagram and applicable text.
As demonstrated in this application, the Preliminary Final Master Plan Modification
intends to be in compliance with the SDCs and applicable Plan District standards. The
purpose of this modification is to update the configuration of the phasing schedule;
therefore, consistency with Plans/Zones will remain unchanged. The approval criterion is
satisfied.
B. Zoning District Standards. The Preliminary Master Plan shall be i
compliance with applicable standards of the specific zoning district and/or
overlay district.
Response: The updated phasing plan necessitates this modification application but does not
otherwise affect findings made previously by City staff and/or conditions of approval
relevant to specific zoning district standards. This application does not contain
substantive changes that would affect its compliance with the standards ofthe underlying
zoning and overlay districts (i.e. MUC, MDR, and ND). The Preliminary Plans illustrate
Marcola Meadows Final Master Plan May 2020
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Phasing Modification— City of Springfield Page
compliance with the applicable standards discussed above. Therefore, the approval
criterion is satisfied.
C. Transportation System Capacity. With the addition of traffic from the
proposed development, there is either sufficient capacity in the City's existing
transportation system to accommodate the development proposed in all
figure phases or there avill be adequate capacity by the time each phase of
development is completed. Adopted State and/or local mobility standards, as
applicable, shall be used to determine transportation system capacity. The
Preliminary Master Plan shall also comply with any conditions of approval
from aMetro Plan diagram and/or text amendment regarding transportation
and all applicable transportation standards specified in SDC Chapter 4.
Response: As shown on the Preliminary Plans, the scope of this modification is limited to updating
the phase boundaries between Phases 18, 2A, and 2B. In 2018, the Marcola Meadows
Final Master Plan was approved and found to adequately accommodate the planned
capacity generated by the project. The TIS associated with the 2018 approval
demonstrates compliance with the applicable transportation standards specific in the
SDC.
The updated phasing plan necessitates this modification application but does not
otherwise affect findings made previously by City staff and/or conditions of approval
relevant to transportation system impacts and/or capacity constraints. Consistent with
Finding 17 (Master Plan), this modification application does not significantly modify the
configuration of the planned public street system as originally approved in 2008, or the
anticipated traffic patterns generated by the project. Therefore, the transportation
system capacity is not impacted and Criterion C is met.
D. Parking. Parking areas have been designed to: facilitate traffic safety and
avoid congestion; provide bicycle and pedestrian connectivity avithin the
property and to nearby transit stops and public areas. The Preliminary Master
Plan shall also comply with all applicable vehicular and bicycle parking
standards specified in SDC Chapter 4.
Response: This application does not involve modifications which affect on-site parking areas. The
updated phasing plan, necessitating this modification application, does not otherwise
affect findings made previously by City staff and/or conditions of approval relevant to
vehicular or bicycle parking. Findings 19 and 20 (Local file no. 811-18-000054-TYP:
Marcola Meadows Final Master Plan Modification) remain consistent with this
modification application. The Preliminary Phasing Plan in Exhibit B provides for
connectivity of the public street system internal to the site and to perimeter public
streets. Vehicle and bicycle parking for multi -family residential and various land uses will
be reviewed and approved incrementally as detailed site plans are advanced for those
portions of the site. Therefore, Criterion D is satisfied.
E. Ingress -egress. Ingress -egress points have been designed to: Facilitate traffic
safety and avoid congestion; provide bicycle and pedestrian connectivity
within the property and to adjacent residential areas, transit stops,
neighborhood activity centers, and commercial, industrial and public areas;
and minimize driveways on arterial and collector streets as specified in this
Code or other applicable City and State regulations. The Preliminary Master
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Plan shall also comply with all applicable ingress/egress standards specified
in SDC Chapter 4.
Response: As shown on the Preliminary Phasing Plan in Exhibit B, the single-family residential
housing access points on N 31a Street are consistent with what is shown on the approved
Preliminary and Final Master Plans. Ingress -egress points have been designed to facilitate
safe and efficient traffic, provide connectivity within and from the site, and minimize
driveways on 3P' Street (functionally classified as a Minor Collector street). The approval
Criterion E is satisfied; this application does not involve modifications which affect off-site
traffic.
F. Availability of Public U6fi6cs. Evsting public wifides, including, but not
limited to, water, electricity, wastewater facifides, and stormwater
management facilities either have sufficient capacity to support the proposed
development in all future phases adequately, or there will be adequate
capacity available by the time each phase of development -is completed. The
Public Works Director or appropriate utility provider shall determine capacity
issues. The Preliminary Master Plan shall also comply with applicable utility
standards specified in SDC Chapters 4 and 5.
Response: The updated phasing plan necessitates this modification application but does not
otherwise affect findings made previously by City staff and/or conditions of approval
relevant to sanitary sewer, water, or utility impacts and/or capacity constraints.
Specifically, Findings 23 and 45 assert there is adequate infrastructure capacity planned
to be provided to the site.
However, this application involves updates to the approved stormwater management
design and associated public facilities. Condition of Approval 7 requires the Applicant to
"design and build each phase's public stormwater system through the City's PIP
[performance improvement project] process in accordance with the approved drainage
report" This application involves updates to the approved stormwater management
design. As modified, stormwater runoff for Phases 1B, 2A, and 2B is directed toward the
facility in the northwestern portion of the site (Tract D). The phase boundaries and lot
numbers are updated in accordance to allow for the construction of said public facilities
in a logical manner. Please seethe Preliminary Stormwater Report, in Exhibit F, forfurther
details. Public utilities are planned to be provided concurrently with each phase in
accordance with the SDC. This modification is in compliance with Criterion F.
G. Protection of Physical Features. Physical features, including, but not limited
to slopes 15 percent or greater with unstable soil or geologic conditions, areas
with susceptibility to flooding, significant clusters of trees and shrubs,
watercourses shown on the Water Quality Limited Watercourses (WQLW)
Map and their associated riparian areas, wetlands, rock oummppings and
open spaces and areas of historic and/or archaeological significance as may
be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-
240 shall be protected as specified in this Code or in State or Federal law. The
Preliminary Master Plan shall also comply with applicable physical feature
protection standards specified in SDC Chapter 4.
Response: The purpose of this modification is to update the phase boundaries as shown on the
Preliminary Phasing Plan in Exhibit B. The site is generally flat and currently exists as a
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grassy field. Finding 45 states "the property is currently vacant and the only notable
physical feature on the site is the existing linear drainage channel (Pierce Ditch)." This
application does not involve updates to the Pierce Ditch (it remains as shown in the 2018
Modified Master Plan), and therefore will not change the status of natural features on the
site. Approval of this application is in accordance with the finding made previously by City
staff and there are no associated conditions of approval. Criterion G is met.
H. Phasing Plan. The Phasing Plan shall: demonstrate that the construction of
required pubfic facilities shall occur in a logical sequence, either in
conjunction with, or prim to each phase, or that there are appropriate financial
guarantees as specified in Subsection 5.13-120M. to ensure the phased pubfic
Facilities construction vAl occur.
Response: As described in this written document,there is a comprehensive master plan modification
effort underway that is planned for submittal in the near future. This application involves
modifications to the phase boundaries approved in the Marcola Meadows Final Master
Plan.
Due to the project's stormwater management design and topographic constraints,
surface stormwater runoff (for Phases 1B, 2A, and 2B) will be directed toward the facility
in the western portion of the site. That said, the phase boundaries are updated to allow
for the construction of public facilities in a logical manner, as follows:
The phasing plan for Marcola Meadows Final Master Plan is intended to allow for
appropriate market absorption into the City of Springfield. The configurations of Phases
1A, 1B, and 2 are responsive to various points of infrastructure connection, detailed as
follows:
Phase IA begins at the east property boundary to allow the extension of underground
utilities from the intersection of W Street and N 31" Street into the subdivision and moves
south to implement stormwater facilities. The design of Phase 1B is a result of secondary
access implementation and planned stormwater management; the phase moves west to
construct Tract D, the largest of the stormwater facilities, and is then directed to the
southwest to implement road and utility infrastructure improvements. Phase 2A moves
east to continue utility sequencing and connect road infrastructure. The phasing plan is
designed to be carried out in a manner that provides necessary public improvements for
each phase as it moves forward.
Adjacent Use Protection. The proposed Preliminary Master Plan contains
design, elements including, but not limited to landscaping/screening,
parking/traffic management, and rnuld-.nodal transportation that Emit
and/or mitigate identified conflicts been the site and adjacent uses.
Response: This application does not involve modifications which affect adjacent use protection
including provisions related to landscaping, screening, parking/traffic management, or
multi -modal transportation routes. As illustrated on the modified Preliminary Phasing
Plan in Exhibit B, the updates impact phase boundaries internal to the site (Phases 1B, 2A,
and 2B). The updated phasing plan, necessitating this modification application, does not
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affect Finding 53 made by staff and there are no relevant conditions of approval.
Therefore, this application is consistent with Criterion I.
5.13-135 Final Master Plan —Modifications
A proposed Final Master Plan modification, or a proposed modification to a Master
Plan approved prior to the effective date of this regulation, shall be processed under
the applicable procedures described below.
B. The following modifications to the FinalMaster Plan shall be processed under
Type II procedure, unless the Director determines that the proposed
.modification should be reviewed as a Type III procedure, based on the
proposed size of the Master Plan site; and/or the availablfity/capacity of
public facilities; and/or impacts to adjacent properties including, but not
fimited to noise and traffic. These modifications include a request
1. By the applicant if a proposed permitted non-residential use, for
ample, a church or a school, affects the approved FinalMaster Plan
residential density;
Response: This application does not involve a change in use that affects the approved Final Master
Plan residential density. The modification listed above is not relevant.
By the applicant for 10 percent or greater increases or decreases in
the overall gross floor area
of commercial, industrial or public
buildings; the number of dwelling units; building height, and the
location or building .pass ofthe primary structure (as defined in this
Code);
Response: This application does not include modifications to the overall gross floor area of buildings,
the number of dwelling units permitted, or building height/placement. The modifications
listed above are not relevant.
By the applicant for increases or decreases in the amount ofappmved
or required parking by a Factor of10 percent orgrearer. The applicant
shall provide a new parking analysis related to the proposal;
Response: This application does not include modifications to the amount of approved parking. The
modifications listed above are not relevant.
By the applicant for a Zoning Map amendment or Discretionary Use
application;
Response: This application does not include a zoning map amendment or discretionary use
application. The modifications listed above are not applicable.
By the applicant for proposals thatwudd increase the number ofPM
peak -hour vehicular trips by 10 percent or greater, except in cases
where a trip cap has been imposed on development of the property.
Where such a trip cap is in effect, a modification of the land use
decision that imposed the trip cap shall be required. In all cases, the
applicant shall provide a Traffic Impact Analysis supporting the
proposal;
Response: This application does not involve a 10 percent or greater increase in the number of PM
peak -hour vehicle trips. The updated phasing plan necessitates this modification
application but does not otherwise affect findings made previously by City staff and/or
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conditions of approval relevant to transportation system impacts and/or capacity
constraints—and therefore will not impact traffic generation. The above modification is
not applicable.
By the applicant to alter the placement of interior streets by 10
percent or greater from their approved location, as long as the
modification maintains the connectivity established by the approved
Final Master Pan;
Response: This application does not alter the placement of interior streets by 10 percent or greater
from the approved locations or affect connectivity established by the approved final
master plan. The above modification is not relevant.
By the City or the applicant when essential public infrastructure
cannot be provided;
Response: This master plan modification provides essential public infrastructure concurrent with the
planned phasing schedule and the modification listed above is not applicable.
By the applicant to modify the Master Plan phasing schedule for a
specific phase of development when the proposed change affects the
construction of scheduled public improvements;
Response: This application involves modification to the Marcola Meadows Master Plan phasing
configuration and schedule and will affect the construction of scheduled public
infrastructure improvements, as described above. The modified Preliminary Phasing Plan
in Exhibit B illustrates the modifications described as follows:
Updates to the approved drainage report phase boundaries, and renumbering of lots
The phase boundaries between Phases 1B, 2A, and 2B are reconfigured to allow for
updates to the approved stormwater management design. As modified, stormwater
runoff (for the subject phases) is directed toward the facility in the northwestern portion
of the site (Tract D). The phase boundaries and the associated lots are updated to allow
for the construction of said public facilities in a logical manner. Public utilities are planned
to be provided concurrently with each phase in compliance with the SDC.
By the applicant for extension of the Final Master Plan time limit
beyond the maximum approved time limit of7 years or the extension
permitted in Subsection B.3., above. In no case shall the extension
exceed 15 years from the date of Final Master Plan approval as
specified in Subsection 5.13-133C. An extension request shall be filed
in writing with the Director at least 60 days prior to the expiration of
the initial 7 year period or any subsequently approved extensions.
The time line extension will be granted provided the applicant has
made reasonable progress in the implementation of the Final Master
Plan and public services and facilities remain available;
Response: This application involves modification to the Marcola Meadows Master Plan phasing
configuration and schedule. Pursuant to Subsection 5.13-133C, the existing Marcola
Meadows Master Plan approval included a time extension granted until July 25, 2023, at
which time the final master plan is set to expire. The Applicant would like to pursue
options to further extend the timeline to progress the implementation of the final master
plan.
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10. By the applicant for a change to the approved Final Master Plan
boundary.
Response: As shown on the Preliminary Plans, the Marcola Meadows Final Master Plan Boundary
remains consistent with the original boundary on the approved plans. The modification
listed above is not relevant.
C. Proposed Final Master Plan modifications other than those described in
Subsections A. and B., above, shall require the submittal ofa newPrefiminary
Master Plan application.
Response: This application involves updating approved phase boundaries, a modification described
in Subsection B above. Therefore, the submittal of a new Preliminary Master Plan
application is not warranted.
D. The following .modifications to the Final Master Plan do not require
subsequent land use review and are allowed upon issuance of a building
permit, ifrequired:
1. Building interior improvements;
2. Exterior improvements associated with existing buildings that do not
evolve a change in Boor area, subject to all applicable base zone
development and design standards and relevant conditions of
approval as approved in the Final Master Plan;
3. Installation of new echanical or electrical equipment, or
.modification of existing equipment, subject to all applicable base
zone development and design standards and relevant conditions of
approval as approved in the Final Master Plan; and/or
4. Routine maintenance of existing buildings, facilities and
landscaping.
Response: This application does not include modifications listed above (which do not require
subsequent land use review). The subsection is not relevant.
E. A Pre -Submittal Meeting application, as specified in Section 5.1-120C., is
required prior to the formal submitral of the Final Master Plan modification
application.
Response: It is understood that a pre -submittal meeting application is required prior to the Final
Master Plan Modification submittal. The criterion can be met.
F. For all Final Master Plan modification applications described in Subsections
A and B, above, the applicant shall demonstrate compliance with the
following:
1. Anyapplicable PreliminaryMaster Plan criteria ofapproval specified
in Section 5.13-125; and
2. Any other applicable standard of this Code that may be required to
justify the proposed .modification.
Response: This written document demonstrates compliance with the applicable provisions of the
SDC and specifically addresses the approval criteria within Section 5.13-125. The updates
to phase boundaries are clearly indicated on the Preliminary Phasing Plan in Exhibit B. The
criteria are satisfied.
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G. The Master Plan procedures in Appendix 3 of this Code regarding Master
Plan Modifications and/or newMaster Plans shall apply to properties within
the Glenwood Riverfront Plan District, Section 3.4-700, until these regulations
are updated.
Response: The subject site is not within the Glenwood Riverfront Plan District. The criterion is not
applicable.
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 is substantial and supports approval of this application.
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