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HomeMy WebLinkAboutPacket, DRC PLANNER 6/10/2020AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET 695 Staff Revlew: Tuesday, June 30, 2020 8:30 — 9:00 a.m. 1. Master Plan Modification 811-20-000105-TYP2 811-18-000047-PROJ Marcola Meadows Neighborhood LLC Assessor's Map: 17-02-30-00 / 17-03-25-11 TL: 1800 / 2300 Address: Marcola Road & 28" Street Existing Use: vacant Applicant submitted plans to update the configuration of approved phasing boundaries Planner: Andy Limbird Meeting: Tuesday, June 30, 2020 8:30 — 9:00 virtual meeting via GoToMeeting The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htti)://www.si)ringfield-or.gov/weblink8/browse.aspx VICINITY MAP 811-20-000105-TYP2 Master Plan Modification 17-02-30-00 / 17-03-25-11 TL 1800 / 2300 Marcola Road and 28" /31" Street Marcola Meadows Neighborhood LLC 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. if. 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 a portion of Phases 1-2 in the northeastern portion of the site. AVO Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Paget 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 Springfield Low Density Residential (UDR) 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. CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Section 5.13-100 Master Plans 5.13-120 Preliminary Master Plan —Submittal Requirements The Preliminary and Final Master Plan applications shag 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 conmin all of the elements necessary to demonstrate compliance with the applicable provisions of this Code and shag 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 shag 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: AVC Marcola Meadows Final Master Plan UPDATED May 2020 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. The location and proposed number ofresidential units and/or square footage of commercial, industrial and/or public uses; 3. The density or intensity ofproposed uses, including applicable Floor Area Rados (FARs); and 4. The applicant shall attach: A map depicting existing zoning and land uses within 300 feet of the proposed Master Plan boundary; A Vicinity Map drawn to scale depicting existing bus stops, streers, driveways, pedestrian connections, fire hydrants and other transportation/fire access issues within 300 feet ofthe proposed Master Plan site; and 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 .modification 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 Departmenq 4. Physical features including, but not limited to significant dusters 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 flow 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 of the top of bank AVC Marcola Meadows Final Master Plan UPDATED May 2020 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 Sods Surveyindicates the proposed Master Plan site has unstable soils 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 ofslope. In areas where the percentofslope 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 anyimpacts on adjacent properties. The plan shall contain the following components: 1. Roofdrainage patterns and discharge locations; 2. Pervious and impervious area drainage patterns; 3. The size and location of stormwater management systems components, including, but not limited to: drain fines, earth 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 with 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 Sngineering 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 Facilities with supporting calculations and documentation consistent with the Sngineedng 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 lights, power poles, transformers, neighborhood mailbox units and similar public forifides. AVC Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Pages 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-site Lighting Plan depicting the location and .maximum height of all proposed exterior fight futures, 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 ImpactStudy, as specified in Section 4.2-105A.4., the scope ofwhich may be established 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 AVC Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page encouraging the use of public transit' carpools, vavpools, and other alternatives to 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, stor mwater .management, electricity and water. The Phasing Plan shall consist of .maps and a narrative with an overall schedule or description of on -/off-site phasing including, but not limited 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 dares 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 Stare (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 raisfing conearants, conditions, and restrictions that may control development' ifappl c. able. 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. AVO Marcola Meadows Final Master Plan UPDATED May 2020 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 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 of the underlying zoning and overlay districts (i.e. MUC, MDR, and ND). The Preliminary Plans illustrate AVC Marcola Meadows Final Master Plan UPDATED May 2020 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 will be adequate capacity by the time each phase of development is completed. Adopted State and/or local mobility standards, as applicable, shag 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 1B, 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 m: Facilitate traffic safety and avoid congestion; provide bicycle and pedestrian connectivity within the property and to nearby transit stops and public areas. The Preliminary Master Plan shag 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 Prefitminary Master AVO Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page Plan shall also comply pith 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 31" 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 U6fities. Evsting public wifides, including, but not limited to, water, electricity, wastewater fdfides, and stonruvatter management fcifides 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 18, 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 outcroppings 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 AVO Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page 30 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 public Facaides shall occur in a logical sequence, either in conjunction with, or prim to each phase, or thatthere are appropriate financial guarantees as specified in Subsection 5.13-120M. to ensure the phased public facifides construction will 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 18, 2A, and 28) 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, 18, and 2 are responsive to various points of infrastructure connection, detailed as follows: Phase 1A 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 rnanagrmeny and multi -.nodal transportation that limit and/or mitigate identified conflicts between 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 18, 2A, and 28). The updated phasing plan, necessitating this modification application, does not AVO Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page 11 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 availabifity/capacity of public Facilities; and/or impacts to adjacent properties including, but not limited 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 mass 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 or greater. 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 DiscretionaryUse 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 imnposed 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 AVO Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page 12 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 rime Emit 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 wiling with the Director at least60 days prior to the expiration of the initial 7 year period or any subsequently approved extensions. The time fine 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. AVO Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page 13 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 submitral 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, ifreguired: 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 submittal of the Final Master Plan modificadon 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 MasterPlan modification applications described in Subsections A and B, above, the applicant shall demonstrate compliance with the following: 1. Any applicable 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. AVO Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page 14 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 P1 n District, Section 3.4-200, 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. AIR! Marcola Meadows Final Master Plan UPDATED May 2020 Phasing Modification— City of Springfield Page 15 City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Final Master Plan Modification SPRINGFIELD L%! OREGON Application Type (Applicant., check one) Pre -Submittal Final Master Plan Modification: Wr 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 Neighborhood, 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 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 si nand rint our name and date in the aDlEmDriate Required Project Information (City Intake Staff., Associated Applications: box on the next oage. complete this section) Signs; .Pre -Sub Case No.: Date: Reviewed by: Case No.• Date: 06/052020 Reviewed b 811-20-000105-TYP2 Application Fee: 6457 Technical Fee: 322'85 Postage Fee: $=1 TOTAL FEES: $ PROJECT NUMBER: 811-18-000047-PROJ 16969.85 Final Master Plan Modification 10.14.13 kl 10` 8