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HomeMy WebLinkAboutNotice PLANNER 5/17/20196kOREGO FIELD TYPE H TENTATIVE SUBDIVISION STAFF REPORT & DECISION N vrolect Name: Mountamvaie Apartments, LLL, 37 -Lot (44 Unit) Subdivision Project Proposal: Subdivide three (3) existing tracts of land into 37 residential lots Case Number: 811-19-000075-TYP2 Project Location: Near the intersection of 32' ` Street and Jasper Road and Kintzley Avenue Map 18-02-06-24, TLs 3600, 3701, & 3900 Zoning: Low Density Residential (LDR) Comprehensive Plan Designation: LDR Pre -Submittal Meeting Date: Feb. 5, 2019 Application Submitted Date: March 25, 2019 Decision Issued Date: May 17, 2019 Recommendation: Approved with Conditions Appeal Deadline Date: lune 3, 2019 Natural Features: N/A Density: Approximately 6.9 Units per acre Associated Applications: 811 -19 -000020 -PRE (Pre -Submittal); ANX15-00004 (Annexation) CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM POSITION REVIEWOF NAME PHONE Project Manager Planning Drew Larson 541-736-1003 Transportation Planning Transportation Michael Liebler 541-736-1034 Public Works Engineer Utilities Clayton McEachern 541-736-1036 Deputy Fire Marshal Fire and Life Safety Eric Phillips -Meadow 541-736-1036 Building Official Building David Bowlsby 541-726-3661 APPLICANTS DEVELOPMENT REVIEW TEAM Applicant/Owner Applicant Representative Engineer Surveyor Mountainvale Metro Planning, Inc. A & 0 Engineering EGR & Associates, Inc. Apartments, LLC Jed Truett Scott Morris Ryan Erickson 525 Harlow Road 846 A Street 370 Q Street, STE 200 2535 B Prairie Road Springield, OR 97477 Springfield, OR 97477 Springfield, OR 97477 Eugene, OR 97402 1 811-19-000075-TYPII DECISION: The standards of the Springfield Development Code (SDC) applicable to each criterion of Subdivision Approval are listed herein and are satisfied by the submitted plans and notes unless specifically noted with findings and conditions necessary for compliance. PUBLIC AND PRIVATE IMPROVEMENTS, AS WELL AS THE FINAL PLAT, MUST CONFORM TO THE SUBMITTED PLANS AS CONDITIONED HEREIN. This is a limited land use decision made according to City code and state statutes. Unless appealed, the decision is final. Please read this document carefully. OTHER USES AUTHORIZED BY THE DECISION: None. Future development will be in accordance with the provisions of the SDC, filed easements and agreements, and all applicable local, state and federal regulations. REVIEW PROCESS: This application is reviewed under Type 11 procedures listed in SDC 5.1-130 and the tentative plan criteria of approval, SDC 5.12-125. This application was accepted as complete on January 16, 2019. This decision is issued on the 50 day of the 120 days mandated by the state. SITE INFORMATION: The subject property is located just east of the intersection of Jasper Road and South 32ntl Street and adjacent to Kintzley Avenue. The property is zoned Low Density Residential in accordance with the Metro Plan. The site is currently vacant with multiple trees over 5-inches at DBH. The property was annexed in 2015 along with an Annexation Development Agreement. Jasper Road is fully improved and City of Springfield maintained. Kintzley Avenue is a Lane County Local Access Road with approximately 20 feet of paving and stormwater swales. PROCEDURAL FINDING: Applications for Limited Land Use Decisions require the notification of property owners/occupants within 300 feet of the subject property allowing for a 14-day comment period on the application (SDC 5.1-130 and 5.2-115). The applicant and parties submitting written comments during the notice period have appeal rights and are mailed a copy of this decision for consideration. PROCEDURAL FINDING: In accordance with SDC 5.1-130 and 5.2-115, notice was sent to property owners/occupants within 300 feet of the subject site on April 1, 2019. COMMENT 1: Joyce M. Fitzgerald, 1009 Kintzley Avenue. "In regards to the pending application for Section 5.12- 100 (5.12-125) 1 am a property owner at 1009 Kintzley Ave. Springfield, OR. I want to protest the usage of Kintzley Ave. as an access to this development unless any and all road improvements of Kintzley Ave. are paid for by the developer and not the property owners." STAFF REPONSE: Kintzley Avenue is a Lane County Local Access Road which the City of Springfield does not have jurisdiction or ownership. The applicants are required to extend public utility mains under Kintzley Avenue as part of this development which will require the Kintzley to be repaved a minimum of 20 feet wide from Jasper Road to the south end of the project. In addition, the applicants are required to construct half street improvements, e.g. curb, gutter, and sidewalk, adjacent to the development's frontage. Future improvements and a funding mechanism will be determined by Lane County. COMMENT 2: Steve Hollis, 1050 Kintzley Avenue. "This project will impact the local environment and an already deteriorating Kintzley Avenue, a street that has been ignored for the 10 plus years I have lived here. I am not commenting on how the local planning department wishes to allocate the local resources. I feel that vastly increased usage of Kintzley Avenue should be acknowledged, if not addressed. What I wish to bring to your attention is in regards to my well which is my only water source. I am not on City sewer or water and never have been. The terrain on the other side of my [property] being churned up is going to degrade my well water and could possibly interrupt whatever aquifer feeds it. My purpose in commenting on 2 811-19-000075-TYPII this is to make it part of some sort of public record. Since I am on Social Security, I cannot simply order up a hook-up to City services. STAFF REPONSE: Kintzley Avenue is a Lane County Local Access Road which the City of Springfield does not have jurisdiction or ownership. The applicants are required to extend public utility mains under Kintzley Avenue as part of this development which will require the Kintzley to be repaved a minimum of 20 feet wide form Jasper Road to the south end of the project. In addition, the applicants are required to construct half street improvements, e.g. curb, gutter, and sidewalk, adjacent to the development's frontage. Future improvements and a funding mechanism will be determined by Lane County. Typical residential subdivision construction, including utility work, does not exceed 4' in depth which is well above the ground water table for the area. As reviewed, approved, and constructed there will be no impact to ground water as a result of this development. COMMENT 3: Michael Lang, 3295 Pinyon Street. "I object to this proposal for a number of reasons which I will detail below. 1. A significant portion of the proposed areas for subdivision and development is a wetland area which is not Permissible for residential or commercial development. While the Mill Race creek is in fact to the west of the area proposed, there is significant deflation and low -laying areas within the proposed areas (-10 of more feet below mean horizontal elevation compared to the surrounding area) with groves of numerous and various species of trees. This low area accumulates significant amount of ground water that pools when it rain, and remains extremely moist year-round. a. This low area provide habitat for wild animals including a family of deer which live in that specific area. b. The wet and moist nature of these plots, in an area with an already high water table would be prone to flooding and be problematic for homeowners —causing foundation degradation, and accumulation of mold and mildew. 2. This is one of only a few remaining green, natural, undeveloped places within the City boundary. To eliminate the current sparsely populated residential buffer zone, by developing this site immediately bordering the Mill Race Trailhead park would be visually adverse —not only for nearby home owners, but also for recreation. 3. Traffic and congestion along Jasper Road would be greatly exacerbated if this is to be developed, causing significant risk to pedestrian traffic —specifically children walking to and from Agnes Steward Middle School and Douglas Gardens Elementary School. The increased risk to life and safety far outweigh the benefits. Again, I object to subdivision of this site, and the subsequent development proposed." STAFF REPONSE: The area is not identified within the wetland/riparian resource boundary and the geotechnical report did not identify soils that indicate wetlands are within the site. The stormwater is proposed to be managed and treated on-site prior to discharge to the Jasper Slough. The subject property is within the Urban Growth Boundary which is defined as "a site-specific line that separates urban or urbanizable land from rural land and which appears on the Metro Plan Diagram." This area was anticipated by the community for residential urban growth once utilities were available and the land annexed. 811-19-000075-TYPII Per the Institute of Transportation Engineers (ITE) Trip Generation Manual the proposed subdivision will generate approximately 328 daily trips which is under the 1,000 trip threshold requiring a Traffic Impact Study. Existing facilities along Jasper Road are designed to accommodate the proposed traffic generation. COMMENT 4: Linda Tucker, 3311 Pinyon Street. "What devastating news that 37 structures are to be build adjacent to the Mill Race Path. This area is currently a beautiful, tranquil, quiet area enjoyed by walkers, bikers, bird watchers and outdoor people. The abundant wildlife includes deer, coyote, fox, snowy egrets, ducks, geese, and much more. Now we will be'treated' to 37 houses, 100 plus residents, additional 75 plus vehicles, a year of more of dust machines, and construction chaos. What impact will be on schools? Soon Springfield is going to have the traffic congestion, sprawl, and incessant noise of Eugene that I moved here to escape." STAFF REPONSE: The subject property is within the Urban Growth Boundary which is defined as "a site-specific line that separates urban or urbanizable land from rural land and which appears on the Metro Plan Diagram." This area was anticipated by the community for residential urban growth once utilities were available and the land annexed. Adjacent park facilities were designed to serve residents and adjacent areas to the south remain outside City Limits. COMMENT 5: Lorie Waggoner, 1140 Kintzley Avenue. "Willamalane has agreed to let the treated stromwater run off into the Jasper Slough? Not good. The traffic impact study wasn't done or a wetlands study. This area is within blocks of schools. This is at the corner of 32ntl and Jasper; the traffic impact would be over what that corner can handle and is located between two schools. Is just wrong. That is not what I would consider low residential. Also, there was no sign posted as was required." STAFF REPONSE: Per the Institute of Transportation Engineers (ITE) Trip Generation Manual the proposed subdivision will generate approximately 328 daily trips which is under the 1,000 trip threshold requiring a Traffic Impact Study. Stormwater is required to be pretreated prior to any discharge. The City provided the sign to the applicant, as required by the regulations, at the time of submittal. Signs, when posted sometimes do not survive weather, vandalism or wind. CRITERIA OF TENTATIVE PIAN APPROVAL: SDC 5.12-125 states that the Director shall approve or approve with conditions a Tentative Plan application upon determining that criteria A through I of this Section have been satisfied. If conditions cannot be attached to satisfy the criteria, the Director shall deny the application. A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions. 1. In accordance with SDC 3.2-215, lots on east -west streets shall have a minimum lot size of 4,500 sq. ft. with at least 45 feet of street frontage; lots on north -south streets shall have a minimum lot size of 5,000 sq. ft. with at least 60 feet of frontage. 2. In accordance with SDC 3.2-215, panhandle -style lots shall have a minimum lot size of 4,500 sq. ft. in the pan portion of the lot. Access to panhandle lots shall be provided by legal frontage on a public street or an irrevocable access easement in accordance with SDC 3.2-220. B. 3. All proposed lots are shown to meet minimum lot size and street frontage dimensions. 4 811-19-000075-TYPII Conclusion: This proposal satisfies Criterion A. B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. 4. The subject property is zoned and designated Low Density Residential (LDR) in accordance with the Springfield Zoning Map and the Metro Plan. The applicant is not proposing to change the zoning or plan designation. Conclusion: This proposal satisfies Criterion B. C. Capacity requirements of public improvements, 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 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. General 5. For all public improvements, the applicant shall retain a private professional civil engineer to design the subdivision improvements in conformance with City codes, this decision, and the current Engineering Design Standards and Procedures Manual (EDSPM). The private civil engineer also shall be required to provide construction inspection services. Permits are required for the installation of all public and private utilities. 6. The Development & Public Works Directors representatives have reviewed the proposed subdivision plan. City staff's review comments have been incorporated in findings and conditions contained herein. 7. Criterion C contains sub-elements and applicable code standards. The tentative subdivision application as submitted complies with the code standards listed under each sub-element unless otherwise noted with specific findings and conclusions. The sub-elements and code standards of Criterion C include but are not limited to: Public improvements in accordance with SDC 4.2-100 and 4.3-100 • Public and Private Streets (SDC 4.2-105-4.2-145) • Sanitary Sewer Improvements (SDC 4.3-105) • Stormwater Management (SDC 4.3-110-4.3-115) • Utilities (SDC 4.3-120-4.3-130) • Water Service and Fire Protection (SDC 4.3-130) • Public and Private Easements (SDC 4.3-140) Public and Private Streets 8. Section 4.2-105.6.2 of the Springfield Development Code requires that whenever a proposed land division or development will increase traffic on the City street system and that development has any unimproved street frontage abutting a fully improved street, that street frontage shall be fully improved to City specifications. 9. Jasper Road is fully improved. The new intersecting street will be designed and constructed to City standards which will include reconstruction of portions of Jasper Road. 811-19-000075-TYPII 10. Kintzley Avenue is a Lane County Local Access Road currently paved to approximately 2d in width. The applicant is required to extend public utility mains through the right of way and reconstruct Kintzley Ave. with stormwater and minimum of 2d of paving. In addition, adjacent to the development will be required to construct half street improvements to meet City of Springfield Standards. Conditions of Approval: 1. Prior to approval of the Final Plat, the applicant will design and construct full street improvements along both Jasper Road and Kintzley Avenue using the City of Springfield's Public Improvement Permit Process, subject to review and approval of Public Works. Sanitary Sewer Improvements 11. Section 4.3-105.A of the SDC requires that sanitary sewers shall be installed to serve each new development and to connect developments to existing mains. Additionally, installation of sanitary sewers shall provide sufficient access for maintenance activities. 12. Section 4.3-105.0 of the SDC requires that proposed sewer systems shall include design consideration of additional development within the area as projected by the Metro Plan. 13. Section 2.02.1 of the City's Engineering Design Standards and Procedures Manual (EDSPM) states that when land outside a new development will logically direct flow to sanitary sewers in the new development, the sewers shall be public sewers and shall normally extend to one or more of the property boundaries. 14. The applicant has shown extension of public utility mains but has not shown the required extension of public wastewater lines with service laterals to serve all lots within the development. The proposed system will connect to the existing public sewer at the intersection of Kintzley and Jasper as required by the annexation agreement that has adequate capacity for the proposed development. 15. The City's EDSPM states in Section 2.02.8 that sewers shall be located in the right-of-way at street centerline or within 5 feet of centerline of the street. Sewers in easements shall only be allowed after all reasonable attempts to place the mains in the rights-of-way have been exhausted. Condition of Approval: 2. Prior to approval of the Final Plat, the applicant shall construct the required public sanitary sewer system using the City of Springfield Public Improvement Process, including repaving Kintzley Avenue to a minimum of 20' after the utility mains are installed, subject to review and approval of Public Works. Stormwater Management & Quality 16. Section 4.3-110.134.3-110.13 of the SDC requires that the Approval Authority shall grant development approval only where adequate public and/or private stormwater management systems provisions have been made as determined by the Public Works Director, consistent with the Engineering Design Standards and Procedures Manual (EDSPM). 17. Section 4.3-110.0 of the SDC states that a stormwater management system shall accommodate potential run-off from its entire upstream drainage area, whether inside or outside of the development. 6 811-19-000075-TYPII 18. Section 4.3-110.D of the SDC requires that run-off from a development shall be directed to an approved sto"water management system with sufficient capacity to accept the discharge. 19. Section 4.3-110.E of the SDC requires new developments to employ drainage management practices, which minimize the amount and rate of surface water run-off into receiving streams, and which promote water quality. 20. To comply with Sections 4.3-110.D & E, stormwater runoff from the site will be directed into a stormwater quality manhole and treatment swale prior to discharge into the public system. The public system is a water quality limited waterway, The Jasper Slough. 21. Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and National Pollutant Discharge Elimination System (N PD ES), the City of Springfield has obtained a Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires the City demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable (MEP). 22. Federal and Oregon Department of Environmental Quality (OD EQ) rules require the City's MS4 plan address six "Minimum Control Measures." Minimum Control Measure 5, "Post -Construction Stormwater Management for New Development and Redevelopment;' applies to the proposed development. 23. Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce a program to ensure the reduction of pollutants in stormwater runoff to the MEP. The City must also develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) appropriate for the community. 24. Minimum Control Measure 5 requires the City of Springfield use an ordinance or other regulatory mechanism to address post construction runoff from new and re -development projects to the extent allowable under State law. Regulatory mechanisms used by the City include the Springfield Development Code (SDC), the City's Engineering Design Standards and Procedures Manual (EDSPM) and the Stormwater Facilities Master Plan (SFMP). 25. Section 3.02 of the City's EDSPM states the Public Works Department will accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the policies and procedures of the City of Springfield's EDSPM and the City of Eugene Stormwater Management Manual. 26. Section 3.02.5 & .6 of the City's EDSPM states all public and private development and redevelopment projects shall employ a system of one or more post -developed BMPs that in combination are designed to achieve at least a 70 percent reduction in the total suspended solids in the runoff generated by that development. Section 3.03.4.E of the manual requires a minimum of 50 percent of the non -building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods and 100% of the area shall be pre-treated. 27. To meet the requirements of the City's MS4 permit, the Springfield Development Code, and the City's EDSPM, the applicant has proposed a treatment pond and stormwater quality manhole. 28. To comply with Sections 4.3-110.D & E, stormwater runoff from the site will be directed into detention ponds and a water quality manhole prior to discharge into the public system. The public system will be 811-19-000075-TYPII the Jasper Slough that is adjacent to the site. Thejasper Slough is listed as a Water quality Limited Waterway and a significant Wetland. 29. The existing public stormwater system, to which the applicant proposes as the receiving water is a significant wetland and any discharge into a wetland must be fully treated prior to discharge. 30. The water quality manhole listed for stormwater treatment is not on the Washington TAPE list to provide full treatment equivalent to vegetative treatment that would be suitable for direct overland discharge to wetland and water quality limited waterway. 31. The vegetation proposed for use in the detention ponds will serve as the primary pollutant removal mechanism for the stormwater runoff. Satisfactory pollutant removal will occur only when the vegetation has been fully established. Conditions of Approval: 3. Prior to approval of the Final Plat, the applicant will design and construct all stormwater, including areas required for access, using the City of Springfield's Public Improvement Permit Process, subject to review and approval of Public Works. 4. Prior to Final Plat Approval, the applicant shall dedicate any tract area to be developed as part of the stormwater system, including sufficient area for maintenance access, to the City of Springfield to be recorded concurrent with the plat, subject to review and approval of Public Works. S. Prior to approval of the Final Plat, the applicant shall provide a storm drain facility that achieves sufficient vegetative treatment for direct overland discharge to a wetland and a water quality limited waterway, subject to review and approval of Public Works. 6. Prior to approval of the Final Plat and part of the Public Improvement Permit, the applicant shall submit a vegetation plan for the detention ponds and any other vegetated treatment area that meets the requirements of the City's interim design standards as required in Section 3.02 of the EDSPM, subject to review and approval of Public Works. The City of Eugene stormwater management manual may be referenced for design. 7. Prior to approval of the Final Plat and part of the Public Improvement Permit to ensure a fully functioning water quality system that meet objectives of the city's MS4 permit, the applicant will maintain the vegetation in the stormwater treatment areas for the 2 year warranty period after acceptance of the PIP. Utilities 32. Section 4.3-120.13 of the SDC requires each developer to make arrangements with the utility provider to provide utility lines and facilities to serve the development area. Springfield Utility Board (SUB) is the provider of electrical service to the subdivision area. 33. In accordance with SDC 4.3-120.13, the applicant is responsible for utility system design and construction costs for the proposed development. All utility lines serving the development site shall be placed underground in accordance with SDC 4.3-125. 34. Section 4.3-140.A of the SDC requires applicants proposing developments make arrangements with the City and each utility provider for the dedication of utility easements necessary to fully service the 8 811-19-000075-TYPII development or land beyond the development area. The minimum width for public utility easements adjacent to street rights of ways shall be 7 feet. The minimum width for all other public utility easements shall be 7 feet. The Public Works Director may require a larger easement to allow for adequate maintenance. 35. The applicant will be using a stormwater discharge and emergency vehicle access that utilizes portions of Willamalane property. Condition of Approval: 8. Prior to approval of the Final Plat, the applicant shall dedicate a public drainage easement over the intervening property owned by Willamalane with sufficient access for maintenance activities, subject to review and approval of Public Works and Willamalane Park and Recreation District. 9. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall provide access and maintenance easement documents from Willamalane to allow the City of Springfield's staff access for maintenance and inspection, subject to review and approval of Public Works. Water Service and Fire Protection 36. Section 4.3-130.A of the SDC requires each development area to be provided with a water system having sufficiently sized mains and lesser lines to furnish adequate supply to the development and sufficient access for maintenance. SUB Water coordinates the design of the water system within Springfield city limits. All new water system facilities and modifications required to serve the proposed subdivision area must be constructed in accordance with SUB Water standards. 37. The proposed emergency vehicle access connecting streets 1 and 2, through Willamalane property, is required to be 20 feet in width; be constructed to support an 80,000 pound fire apparatus; and must have inside / outside turning radii of 30'/ Sd respectively. 38. Private vehicle access across the emergency access road shall be limited to emergency service and maintenance vehicles. Bollards or a gate shall be installed to limit non -emergency vehicle access to the proposed road, then a Knox Padlock or an automatic gate with a "click -to -enter" system must be installed for fire apparatus access. 39. Per Springfield Fire Code, section C105, fire hydrants shall be spaced along streets such that the maximum distance to a hydrant is 250 feet. The maximum distance to a hydrant on dead end roads (Streets 1 & 2) is 200 feet. The proposed plan does not meet these requirements. Conditions of Approval: 10. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall construct the 20' wide emergency fire apparatus access road, capable of supporting an 80,000 pound load with proper inside / outside turning radii, across Willamalane property, subject to review and approval of Public Works and the Fire Marshal's Office. 11. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall install bollards or a gate to limit non -emergency vehicle access to the road and provide either a Knox Padlock or a "click -to -enter' system, subject to review and approval of Public Works and the Fire Marshal's Office. 811-19-000075-TYPI I 12. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall reconfigure the fire hydrant locations to meet the minimum protection standards, subject to review and approval of Public Works and the Fire Marshars Office. Public and Private Easements 40. Section 4.3-140.A of the SDC requires applicants proposing developments to make arrangements with the City and each utility provider for the dedication of utility easements necessary to fully service the development or land beyond the development area. The minimum width for Public Utility Easements (PUEs) adjacent to street rights-of-way shall be 7 feet. The minimum width for all other PUEs shall be 7 feet unless the Development & Public Works Director requires a larger easement to allow for adequate ma intena nce. Condition of Approval: 13. Prior to Final Plat approval, the applicant shall coordinate with each utility company and the City of Springfield to ensure the proper placement and language of each proposed or required easement, subject to review and approval of Public Works, City Surveyor, and the Springfield Utility Board. Conclusion: As conditioned herein, this proposal satisfies Criterion C. D. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. 41. Criterion D contains two elements with sub -elements and applicable Code standards. The tentative subdivision application as submitted complies with the code standards listed under each sub -element unless otherwise noted with specific findings and conclusions. The elements, sub -elements and Code standards of Criterion D include but are not limited to: D.1 Conformance with standards of SDC 3.2-200 (Residential Zoning), SDC 4.1-100 (Infrastructure Standards), SDC 4.4-100 (Landscaping, Screening and Fence Standards), SDC 4.6-100 (Vehicle Parking, Loading and Bicycle Parking Standards), and SDC 5.17-100 (Site Plan Review) • Parcel Coverage and Setbacks (SDC 3.2-215) • Height Standards (SDC 3.2-215) • Landscaping Standards (SDC 4.4-105) • Screening (SDC 4.4-110) • Fence Standards (SDC 4.4-115) • On -Site Lighting Standards (SDC 4.5-100) • Vehicle Parking Standards (SDC 4.6-100) Parcel Coverage and Setbacks 42. The proposed subdivision area is zoned standard Low Density Residential (LDR). The LDR District provide for dwelling unit densities of 6-14 units per acre. The land division must meet the minimum density standards of 6 dwelling units per acre. 43. The applicant proposes to create 37 lots, 7 of which will be corner duplex lots, for an approximate density of 8 dwelling units per acre after removal of the right of way dedication. If each lot only contains 10 811-19-000075-TYPII a single family dwelling then the approximate density per acre will be 6.9 still meeting the minimum density requirement. 44. In accordance with SDC 3.2-215, the maximum parcel coverage is 45% in all residential districts. Parcel coverage will be confirmed at the time of building permit. Height Standards 45. In accordance with SDC 3.2-215 and 3.2-225, the maximum building height in the LDR district is 30 feet and the MDR District is 35 feet except where modified by solar access standards. Landscaping Standards 46. In accordance with SDC 3.2-215 footnote (5), all residential building setbacks shall be landscaped unless the setback area is use for a garage or carport driveway. 47. In accordance with SDC 4.4-100, site landscaping consists of trees, shrubs, groundcover plants and turf, or a combination thereof. Site landscaping does not consist of only gravel or bark mulch ground cover, unless the latter is used as a growing medium for planted trees and shrubs. Site landscaping will be reviewed at the time of building permit. Screening 48. In accordance with SDC 4.4-110.B, screening maybe used to provide visual separation between adjacent properties, but it is not required for single family or duplex residential development in the LDR Districts. Fence Standards 49. The Springfield Development Code regulates the height and style of fencing in residential districts. However, there is no specific requirement for fencing of residential lots in the LDR Districts. On-Site Lighting Standards 50. It is not expected that any outdoor lighting will be required within the subdivision area at this time. Vehicle Parking Standards 51. In accordance with SDC 4.6-100, a minimum of two off-street parking spaces are required for each residential dwelling unit. Conclusion: This proposal satisfies Criterion D.1. D.2 Overlay Districts and Applicable Refinement Plan Requirements 52. Development Review staff has reviewed the application in regard to the Drinking Water Protection Overlay District and Refinement Plan requirements. The subject site is located within the 1 & 5 Year Time of Travel Zone for the Willamette Wellhead. 53. Agency Comment was provided by the Drinking Water Source Protection Coordinator, Amy Chinitz, stating that residential subdivision are not required to apply for a Drinking Water Protection; however she urged best practices for all on-site construction. Conclusion: This proposal satisfies Criterion D.2. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility to flooding; significant clusters of trees and shrubs; watercourses shown on the Water 11 811-19-000075-TYPII Quality Limited Watercourse Map and their associated riparian areas; wetlands; 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, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. 54. The site moderately flat and level with multiple trees that exceed r at DBH on-site. A Tree Felling Permit shall be required prior to the felling of more than 5 trees 5 -inch dbh (diameter at breast height) or larger within a period of 12 consecutive months from a lot/parcel of private property under common ownership consisting of 10,000 square feet or more of total area. 55. The Metro Area General Plan, Water Quality Limited Watercourse Map, State Designated Wetlands Map, Hydric Soils Map, Wellhead Protection Zone Map, FEMA Map and the list of Historic Landmark sites have been consulted and there are no natural features needing to be protected or preserved on this site. If any artifacts are found during construction, there are state laws that could apply; ORS 97.740, ORS 358.905, ORS 390.235. If human remains are discovered during construction, it is a Class "C" felony to proceed under ORS 97.740. Condition of Approval: 14. Prior to construction or any site development work, the applicant shall obtain a Tree Felling Permit to remove all necessary trees on-site for development, subject to review and approval of Development Services. Conclusion: As conditioned herein, this proposal satisfies Criterion E. 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. Transportation System Impacts 56. SDC 4.2-105.A.4 sets the threshold for requiring a Traffic Impact Study (TIS) at 100 peak hour or 1,000 average daily trips (ADT) as determined by rates from the most recent edition of the Institute of Traffic Engineers (ITE) Trip Generation Manual. The proposed subdivision is predicted to generate approximately 328 average daily trips which does not trigger the requirement for a traffic study and should have no adverse traffic impacts to the surrounding street system. Site Access and Circulation 57. Installation of driveways on a street increases the number of traffic conflict points. A greater number of conflict points increases the probability of traffic crashes. In accordance with SDC 4.2-120.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, the City's EDSPM and Standard Construction Specifications. Conclusion: This proposal satisfies Criterion F. G. Development of any remainder of the property under the same ownership can be accomplished as specified in this Code. 12 811-19-000075-TYPII 58. There is no other property under the same ownership that can be further developed in this area. Therefore, this criterion does not apply. Conclusion: This proposal satisfies Criterion G. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. 59. Adjacent lands are currently developed and this proposed subdivision will not impede any future redevelopment. Conclusion: This proposal satisfies Criterion H. I. Where the Subdivision of property that is outside of the city limits but within the City's urbanizable area and no concurrent annexation application is submitted, the standards specified below shall also apply. 60. The property involved in this proposal is inside the City limits. Therefore, this criterion does not apply. Conclusion: This proposal satisfies Criterion I. FINAL CONCLUSION: The tentative subdivsion plan, as submitted and conditioned, complies with Criteria A -I of SDC 5.12-125. Portions of the proposal approved as submitted may not be substantively changed during platting without an approved modification application in accordance with SDC 5.12-145. What needs to be done: The applicant will have up to two years from the date of this letter to meet the applicable conditions of approval or Development Code standards and to submit a Final Subdivision Plan. Please refer to SDC 5.12-135&5.12-140 for more information. THE PUBLIC AND PRIVATE IMPROVEMENTS AND THE FINAL SUBDIVISION PLAN MUST BE INSUBSTANTIAL CONFORMITY WITH THE TENTATIVE PLANS AND THE CONDITIONS OF APPROVAL. The Final Subdivision Plan is required to go through a pre -submittal process. After the Final Plat application is complete, it must be submitted to the Springfield Development & Public Works Department. A separate application and fees will be required. Upon signature by the City Surveyor and the Planning Department, the Final Subdivision Plan maybe submitted to Lane County Surveyor for signatures prior to recording. SUMMARY OF CONDITIONS OF APPROVAL: 1. Prior to approval of the Final Plat, the applicant will design and construct full street improvements along both Jasper Road and Kintzley Avenue using the City of Springfield's Public Improvement Permit Process, subject to review and approval of Public Works. 2. Prior to approval of the Final Plat, the applicant shall construct the required public sanitary sewer system using the City of Springfield Public Improvement Process, including repaving Kintzley Avenue to a minimum of 20' after the utility mains are installed, subject to review and approval of Public Works. 3. Prior to approval of the Final Plat, the applicant will design and construct all stormwater, including areas required for access, using the City of Springfield's Public Improvement Permit Process, subject to review and approval of Public Works. 4. Prior to Final Plat Approval, the applicant shall dedicate any tract area to be developed as part of the stormwater system, including sufficient area for maintenance access, to the City of Springfield to be recorded concurrent with the plat, subject to review and approval of Public Works. 13 811-19-000075-TYPII S. Prior to approval of the Final Plat, the applicant shall provide a storm drain facility that achieves sufficient vegetative treatment for direct overland discharge to a wetland and a water quality limited waterway, subject to review and approval of Public Works. 6. Prior to approval of the Final Plat and part of the Public Improvement Permit, the applicant shall submit a vegetation plan for the detention ponds and any other vegetated treatment area that meets the requirements of the City's interim design standards as required in Section 3.02 of the EDSPM, subject to review and approval of Public Works. The City of Eugene stormwater management manual may be referenced for design. 7. Prior to approval of the Final Plat and part of the Public Improvement Permit to ensure a fully functioning water quality system that meet objectives of the city's MS4 permit, the applicant will maintain the vegetation in the stormwater treatment areas for the 2 year warranty period after acceptance of the PIP. 8. Prior to approval of the Final Plat, the applicant shall dedicate a public drainage easement over the intervening property owned by Willamalane with sufficient access for maintenance activities, subject to review and approval of Public Works and Willamalane Park and Recreation District. 9. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall provide access and maintenance easement documents from Willamalane to allow the City of Springfield's staff access for maintenance and inspection, subject to review and approval of Public Works. 10. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall construct the 20' wide emergency fire apparatus access road, capable of supporting an 80,000 pound load with proper inside / outside turning radii, across Willamalane property, subject to review and approval of Public Works and the Fire Marshal's Office. 11. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall install bollards or a gate to limit non -emergency vehicle access to the road and provide either a Knox Padlock or a "click -to -enter" system, subject to review and approval of Public Works and the Fire Marshal's Office. 12. Prior to approval of the Public Improvement Permit and acceptance of the Final Plat, the applicant shall reconfigure the fire hydrant locations to meet the minimum protection standards, subject to review and approval of Public Works and the Fire Marshal's Office. 13. Prior to Final Plat approval, the applicant shall coordinate with each utility company and the City of Springfield to ensure the proper placement and language of each proposed or required easement, subject to review and approval of Public Works, City Surveyor, and the Springfield Utility Board. 14. Prior to construction or any site development work, the applicant shall obtain a Tree Felling Permit to remove all necessary trees on-site for development, subject to review and approval of Development Services. Additional Information: The application, all documents, and evidence relied upon by the applicant, and the applicable criteria of approval are available for free inspection and copies are available for a fee at the Development & Public Works Department, 225 Fifth Street, Springfield, Oregon. 14 811 -19 -000075 -NPI I Appeal: This Type 11 Tentative Subdivision decision is considered a decision of the Director and as such maybe appealed to the Planning Commission. The appeal may be filed with the Development & Public Works Department by an affected party. The appeal must be in accordance with SDC 5.3-100, Appeals. An Appeals application must be submitted to the City with a fee of $250.00. The fee will be returned to the appellant if the Planning Commission approves the appeal application. In accordance with SDC 5.3-115 which provides for a 15 -day appeal period and Oregon Rules of Civil Procedures, Rule 10(c) for service of notice by mail, the appeal period for this decision expires at 5:00 p.m. on lune 3, 2019. Questions: Please call Drew Larson in the Planning Division of the Development & Public Works Department at (541) 736-1003 or email alarson@springfield-or.gov if you have any questions regarding this process. Prepared By: Andrew Larson Development Planner 15 811-19-000075-TYPII