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HomeMy WebLinkAboutPacket, Pre PLANNER 6/18/2020VICINITY MAP 811 -20 -000115 -PRE 811 -20 -000116 -PRE Pre -Submittal Meeting 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 Preliminary Subdivision Application Date: June 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 AKI; ENGINEERING & FORESTRY 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503)563-6151 Marcola Meadows Final Master Plan Modification Application Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Applicant/Property Owner: 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 Applicant's Transportation Lancaster Mobley Engineer: 321 SW 4`h Avenue, Suite 400 Portland, OR 97204 Contact: Todd Mobley Email: todd@lancastermobley.com Phone: (503) 248-0313 Site Location: North of Marcola Road and west of 31" Street Lane County 17023000; Adjusted Tax Lot 1800 Assessor's Map: 17032511; Adjusted Tax Lot 2300 Site Size: ±100 acres Existing Springfield Medium Density Residential (MDR) and Mixed -Use Land Use Districts: Commercial (MUC) Existing Metro Plan Medium Density Residential, Commercial, and Nodal Diagram Designations: Development (ND) Area Overlay AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application- City of Springfield Pagel 1. Executive Summary — Preliminary Subdivision The Marcola Meadows 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. Most notably, the 2018 approval amended the zoning (±19.3 acres of Community Commercial to Mixed Use Commercial) associated with the expired site plan for a home improvement department store. This land use action resulted in a ±45 -acre Mixed Use Commercial (MUC) District and ±55 -acre Medium Density Residential (MDR) District designation on site. Per the Springfield Development Code (SDC), development within the MUC District shall have commercial dominance, with residential and public uses also allowed. Surrounded by established residential neighborhoods and industrial properties, the site has seen several attempts at commercial and residential development. Despite these attempts, the Marcola Meadows property has sat vacant for many years. The lack of interest in mixed-use commercial development for the southern portion of the site necessitates broader consideration of uses for this area. In December 2019, a 170 -lot residential subdivision (for single-family detached homes) was approved for the northernmost ±23 -acre portion of the property. 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. With a recent final master plan modification submitted to resolve infrastructure sequencing and allow continued progress toward construction plans, the northern portion of the site is now advancing with single-family homes and a comprehensive street network aligned as envisioned by the Marcola Meadows Final Master Plan. Preceding this application, a property line adjustment and partition application were submitted to facilitate ownership transactions and put financing mechanisms in place for needed improvements across the site. Parallel to this financing effort, potential developers have influenced planned uses of the southern portion of Marcola Meadows, potentially increasing the site's compatibility with existing nearby uses. Implementing these planned uses will require modifications to the Marcola Meadows Final Master Plan to align the housing and infrastructure efforts underway in the north of the site with several specifically planned project elements to the south. This Modification application is necessitated by planned changes in land use for the southern portion of the site. A Metro Plan Diagram Amendment (from Commercial to Medium Density Residential) and Zone Map Amendments are planned to provide for needed multi -family homes, a new school, a convenience market/station, and a church site. An efficient site layout and appropriate mix of residential and commercial uses will bring life to an existing urban property that is uniquely vacant in comparison to the surrounding area. The Springfield community will benefit from the infill development and connectivity this project provides. Additionally, this project will introduce multi -family homes to an area where there are none currently. The Marcola Meadows Master Plan, as illustrated on the updated Preliminary Plans, demonstrates an intentional community and contains a variety of housing types to serve a diverse housing market and accommodate residents. In summary, this application involves the following significant modifications intended to facilitate successful development of the subject site: Summary of Modifications to Final Master Plan: • Metro Plan Diagram Amendment (from Commercial to Medium Density Residential Designation) • Distinct Zone Map Amendments (from MUC District to MDR, PLO, and CC Districts) • Removal of the Nodal Development (ND) Area Overlay AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page • Updates to the phase boundaries and nomenclature • Renumbering of lots (to correspond with updated phasing) • Updates to the approved stormwater drainage report The Metro Plan Diagram Amendment and Zone Map Amendments are consistent with relevant goals and policies within the City of Springfield's Comprehensive Plan and satisfy the SDC's applicable approval criteria for amendments. This application includes the City application forms, written materials, and preliminary plans necessaryfor City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. it. Site Description/Setting The Marcola Meadows Master Plan site (adjusted Tax Lots 1800 and 2300) includes a total area of ±100 acres and a configuration based on a previously submitted Property Line Adjustment (PLA) application. A recent Partition application (in process) divided the property into manageable parcels to begin master implementation. The Preliminary Plans show the adjusted property boundaries of Tax Lots 1800 and 2300. The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road to the south and both 281h and W Street to the east. The property is currently classified with MDR and MUC District zoning designations. Table 1: Description of Surrounding Area Area Jurisdiction Zoning Land Uses North City of Springfield Public Land & Open Space (PLO) PublicAnstitutional (i.e. educational facility) Medium Density Residential (MDR) Residential South City of Springfield Low Density Residential (LDR) Residential East City of Springfield Light Medium Industrial (UMI) Industrial West City of Springfield Low Density Residential (LDR) Residential Community Commercial (CC) PublicAnstitutional (i.e. medical facilities, future church, etc.) III. Applicable Review Criteria The Springfield Comprehensive Plan Goals and Policies and the Springfield Development Code are applicable to the Master Plan Modification application package (wholly). The Oregon Statewide Planning Goals and Oregon Administrative Rules (OAR) are relevant to the Metro Plan Amendment application only. If any of the findings for these items are needed for responses to other applications (e.g. Master Plan Modification, Zone Map Amendment, etc.), they will be referenced specifically. This limitation applies to this complete application narrative. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page FINDINGS FOR METRO PLAN COMPLIANCE Response: SDC 5.22-115 requires compliance with applicable provisions of the Metro Plan when the City amends its acknowledged comprehensive plan and land use regulations. A concurrent application submittal amends the City's acknowledged Zoning Map in a way that is inconsistent with the Metro Plan Diagram and therefore requires a Metro Plan Diagram Amendment. Please see the concurrent application with responses to Section 5.14-115 addressing the planned amendments to the Metro Plan Diagram and Section 5.22-115 for amendments to Springfield's acknowledged Zoning Map. This application is in compliance with the envisioned Metro Plan and SDC. CHAPTER 3 LAND USE DISTRICTS Section 3.2-200 Residential Zoning Districts 3.2-205 Establishment of Residential Zoning Districts C. Medium Density Residential District (MDR). The MDR District applies within the MDR designation and: 1. Establishes sites for residential development where primarily tmultifirmily dwellings are permitted and the density range is 14 m28 dwelling units per net acre. Density fractions will be rounded up to the next whole number. As specified in Section 3.2-215, Footnote 15, MDR lot area and dimension standards may be reduced through the subdivision application process in order to meet density standards. EXCEPTION: The minimum and/or maximum density may be increased in the Nodal Development Overlay District and transit corridors as determined through the Refinement Plan and/or Master Plan process. 2. Provides for a limited range of neighborhood uses that provide services for residents. Response: As depicted on the Existing Zoning sheet within the Preliminary Plans, a portion of the subject site is currently designated with MDR District zoning. Additionally, a portion of the subject site is planned to be amended with MDR District zoning, as illustrated on sheets PO -05 and PO -06 and shown in Table 3. It is understood the lot area and dimensions maybe reduced to meet density standards. The site complies with the density range of 14 to 28 units per acre as demonstrated in Table 5. Please see the density calculation and Section 5.13-135 for further narrative regarding compliance with density standards. In addition, the site is currently designated with ND Overlay and involves removal through the Comprehensive Plan and Zone Map Amendment process. Therefore, the exception above is not relevant. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 3.2-210 Schedule of Use Camgories Response: The site contains land designated as (and amended to) MDR District. As previously mentioned, detached single-family and multiple family dwellings are planned residential uses for the site and are permitted in accordance with the MDR District standards. The criteria are met. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 3.2-215 Base Zone Development Standards Oro Development Standard Medium Density Residential DR Minimum Area East-West Streets: 4,500 s . R IS North-South Streets: 5,000 s . k IS Minimum SaeerF. e East-West Streets: 45 feet IS North-South Streets: 60 feet IS Duplex Corner Lots/Parcels Min./Max. Area 1 6,000 s . 1 IS Maximum Area 9,000 s . L Minimum SrreerPlnnb e East-West Streets: 45 feet 15 North-South Streets: 60 feet IS Maximum Building Height (11)(12)(13)(14)(18) 35 feet (1) 6,000 square feet in area for a duplex corner lot/parcel in all reddeneal dimricts. This maad.rd may rely be increased as specified in (2), below. (2) 10,000 square feet in the MR District as specified in this Section and Section 4.9-140. 9,000 square feet in area for a duplex corner lot/parcel In the SLR, MDR and HDR District s specified in this Section and Section 4.7-140. These maximum areas shall apply only when the Property.—e, intends to divide thel.t/parcel with the intent to create ..Pam..—.,.hip for each half of the duplex. (ll) See Section 3.2-225 for residential building height fimati... for solar protection. In the SLR District, solar protection for abutting MR properties is required only for those loin/parcels north fthe proposed development. (12) Incidental equipment may exceed the height standards. (13) Height fimitai ns within the Hillside Development Overlay District may be removed provided the additional height dues art exceed 45 feet and the base residential solar standards are met. (14) In the MDR and HDR Districts, the building height may be increased to 50 feet as specified in Subsection 3.2-240D.3.c. (15) In the MDR and HDR Districts, lot area and dimensions may be reduced through the subdivision application process as long as density and open space standards can be met. (18) Special building height standards may be established in Nodal Development Ovnlay or Otho special district standards (erg., Gleaaccul Man District), as determined through Refiaemem Mae aad/..Master Mae processes aad/.r the permitted building height may be -,dated by umber .fm.dex or no... Response: As shown on the Preliminary Plans, a portion of the site is designated with existing MDR district. Additionally, a zone map amendment from MUC to MDR District affects area in the southern portion of the site. The base zone development standards listed above (e.g. lot area, street frontage, setbacks, building height, etc.) will be reviewed for compliance at future site design review. It is understood that in the MDR zoning district, lot area and dimensions may be reduced through the subdivision process as long as density and open space standards can be met. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the modified final master plan. The subject lots meets the minimum lot area and street frontage requirements of the MDR zoning district; therefore, the planned amendments meet the most relevant criteria. 3.2-225 Base Solar Development Standards AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page A. Budding Placement for Solar Protection. All buildings in the LDR and MDR Districts shall protect the solar access of neighboring residential lots/parcels unless specified elsewhere in this Code. 1. Solar Setback Standard. The proposed building shall comply with 1 ofthe Subsections below. a. Solar Setback. The solar setback of the shade point shall be greater than or equal to the setback specified in Table 3.2-1 or as computed using the following formula. SSB = (2.5 x SPH) + (N/2) _ 75 Where: SSB = The solar setback (the horizontal distance between the shade point and the Northern lot/parcel fine in feet, (See Figure 3.2-A); SPH = The height ofthe shade point in feet (See Figures 3.2-D and E); and N = The north -south dimension in feet' provided that a north - south dimension more than 90 feet shall use a value of90 feet for this calculation. Provided, the solar setback of the shade point may be decreased 2.5 feet above the amount calculated using the formula or Table 3.2-A for each foot that the average grade at the rear property line exceeds the average grade at the front property fine. b. Alternative Standard: Maximum Shade Point Height. The maximum height of the shade point shall be less than or equal to the height specified in Table 3.2-B or as computed using the following formula: SPH — (2x SSB)- N + 150 5 provided, the maximum allowed height ofthe shade point may be increased 1 foot above the amount calculated using the formula or Table 3.2-2 for each foot that the average grade at the rear property fine exceeds the average grade at the front property fine. C. Performance Option. The proposed building shall notshade re than 20 percent of the south -facing wall of existing habitable buildings, or, where applicable, the proposed building will comply with Section 3B or 3C of the Solar Design Standards. If Section 3B is used, the shade point of the building shall be setback from the solar building fine 2.5 feet for every 1 -foot ofheight ofthe shade point. The solar setback for panhandle lots/parcels is calculated on the north -south dimension of the pan portion of the lot/parcel. The outhern-most lot/ parcel, with a north south dimension less than 60 feet in the pan portion of the lot/parcel shall have a restricted building height of21 feet. Exemptions. A building is exempt from the Solar Setback Standards when any ofthe following conditions exist. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page Slopes. The lot/parcel on which the building is located has an average slope 20 percent or more in a direction greater than 45 degrees east or west oftrue south. Pre-existing Shade. The building will shade an area that is shaded by one or more of the following: i. An existing or approved building or structure; A topographic feature; or u.. A -exempt tree that will remain after development of the site. It is assumed that a tree will remain after development if it is situated in a required setback; or it is part of a developed area, public park, or legally reserved open space; or it is part oflandscaping required pursuant to this Code. A duly executed covenant also can be used to preserve trees causing the shade. Insignificant Benefit The proposed building shades one or more of the following: i. A non -developable area, for example, designated open space or streets, or a public use, which does not need solar access (park land, street, public facility) or similar uses. rr. The wall of an unheated space, for example a garage, excluding solar greenhouses and other similar solar structures. u.. Shade less than 20 square feet of south -Facing glaang. B. Building Height Restrictions for Solar Protection. In residential districts, the maximum building height is determined by solar access considerations, as specified in Section 3.2-215. No building is required to be less than 21 feet in height when set back from the northern lot/parcel fine a minimum of 1/2 of the north -south dimension. Where the HDR District abuts an LDR or MDR District, the building height standard ofthe HDR Distrlccis 1 ofthe following: Response: As shown on the Preliminary Plans, the residential area of the site is designated with MDR District. Therefore, the standards of Section 3.2-225 are applicable to the northerly residential portion of the site and the multi -family phase. To protect the solar access of neighboring residential lots, new buildings must comply with the building height restrictions and shade point calculations outlined above. The following Solar Setback Diagram (Figure 1) illustrates a two-story house can meet the required building setbacks but is unable to achieve the required solar setbacks upon the shadow effect produced. Consequently, the solar setbacks effectively preclude most forms of housing on these lots and thereby lead to unreasonable cost and delay to meet these requirements. Pursuant to ORS 197.307(4), a local government may adopt and apply only clear and objective standards, conditions, and procedures regulating the development of housing, and may not have the effect of discouraging needed housing through unreasonable cost or delay. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page Figure 1: Solar Setback Diagram Additionally, the Applicant received a waiver of solar setback standards (Exhibit H) for several lots in the Phase 1A portion of the site. The waiver acknowledges that imposition of the standards of Section 3.2-225 result in unreasonable cost of delay and specifies the City's determination to waive these standards, consistent with ORS 197.307(4), for those applicable lots. This application demonstrates the imposition of solar development standards continue to cause unreasonable cost and delay for the lots intended for residential use. Pursuant to SDC 3.2-205, the intent of the MDR District is to "establish sites for residential development where primarily multi -family dwellings are permitted." It is understood in the MDR District the lot area and dimensions may be reduced to meet density standards. As shown in Figure 1, the lots which meet building setbacks cannot meet solar setbacks. In turn, to meet density, lot size may be reduced - and to meet solar setbacks, building setbacks must be increased. A policy that increases property line setbacks and tightens height restrictions is at odds with policies that attempt to increase urban density. Furthermore, Section 3.2-225 imposes relatively steep costs in housing design and restricts property rights. The Springfield Comprehensive Plan discusses policies and implementation actions to plan for growth and needed housing. Policy HA asserts Springfield will "continue to identify and remove regulatory barriers to siting and constructing higher density housing AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application- City of Springfield Page MARCOLA MEADOWS sola, sema�a Po,—ia: Lots: Lot is Lots 2-5 Solar Setback SSB -Sm., SClb—k SSB -12,5x28),(35/2) 75 SSB -(2.5x25)-(3512) -75 CITY OF SPRINGFIELD SPH=Sh,de Point Haigh( N=Norm-south Lot Dimension SSB -t 2,5 SSB -5 LANE COUNTY, OR 04/13/20 SSB-(25x5PH)r(N/2)-]5 Lot 3: Lot S: SSB=(2.5.30)'(40/2 d5 35B=(2.5x35)+)40/2)-75 SSB -20 SSB -20 West Elevation ,N F PL PL 'L PL a ` X 11 n- nn avnn o nam re 7. �. Additionally, the Applicant received a waiver of solar setback standards (Exhibit H) for several lots in the Phase 1A portion of the site. The waiver acknowledges that imposition of the standards of Section 3.2-225 result in unreasonable cost of delay and specifies the City's determination to waive these standards, consistent with ORS 197.307(4), for those applicable lots. This application demonstrates the imposition of solar development standards continue to cause unreasonable cost and delay for the lots intended for residential use. Pursuant to SDC 3.2-205, the intent of the MDR District is to "establish sites for residential development where primarily multi -family dwellings are permitted." It is understood in the MDR District the lot area and dimensions may be reduced to meet density standards. As shown in Figure 1, the lots which meet building setbacks cannot meet solar setbacks. In turn, to meet density, lot size may be reduced - and to meet solar setbacks, building setbacks must be increased. A policy that increases property line setbacks and tightens height restrictions is at odds with policies that attempt to increase urban density. Furthermore, Section 3.2-225 imposes relatively steep costs in housing design and restricts property rights. The Springfield Comprehensive Plan discusses policies and implementation actions to plan for growth and needed housing. Policy HA asserts Springfield will "continue to identify and remove regulatory barriers to siting and constructing higher density housing AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application- City of Springfield Page types in the existing medium and high density residential districts." This application upholds Policy HA and supports removal of the regulation based on the unreasonable cost and delay of needed housing provided by the site. Therefore, this application involves a modification to remove compliance with the provisions of SDC 3.2-225 for all the lots intended for residential use within the Marcola Meadows Master Plan site. 3.2-240 Multi Unit Design Standards A. Applicability. In all residential districts, multi -unit development (3 or more attached units) shall comply with the design standards of this Section. In cases where the standards of this Subsection conflict with other standards in this Code, the standards of this Section shall prevail. B. Purpose. The purpose ofthis Section is to: 1. Promote the livability, neighborhood compatibility and public safety ofmuld-unit housing in the community, and 2. Promote higher residential densities inside the urban growth boundary that will utilize existing infrastructure and improve the efficiency ofpnbfic services and facilities. C. Review. All multi -unit developments shall be reviewed as a Type II Site Plan Review application as specified in Section 5.17-100. The Director may also determine that a multi -unit developmentis subject to a Type III reviewwhen itis in the public interest. In addition, the applicant may choose the Type III Alternative Design procedure specified in Section 3.2-245 when proposing an innovative design that may preclude compliancewith some orall ofthe design standards in this Section. Response: This project anticipates future multi -family housing that will be required to meet the design standards of this section. As specified above, compliance with the applicable standards will be reviewed and determined at future Site Plan Review. Therefore, the remainder of this section has been omitted for brevity purposes. Section 3.2,300 Commercial Zoning Districts 3.2,305 Establishment of Commercial Zoning Districts The following commercial zoning districts are established: B. Community Commercial District (CC). The CC District establishes sites to provide for a wide range ofretail sales, service and professional office use and also includes all existing strip commercial areas. Response: As described in this written narrative, a portion of the Marcola Meadows Master Plan site is planned for religious activities and a local convenience store with a gas station. As such, this application involves a zone map amendment from MUC to Community Commercial (CC) District to implement a church and commercial phase in the southern area of the site. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 10 3.2-310 Schedule of Use Categories The following uses are permitted in the districts as indicated subject to the provisions, additional restrictions and exceptions specified in this Code. Uses not specifically fisted may be approved as specified in Section 5.11-100. "P" = PERMITTED USE subject to the standards of this Code. "S"= SPECIAL DEVELOPMENT STANDARDS subject to special locational and/or siting standards as specified in Section 4.7-100. "D" = DISCRETIONARY USE subject to review and analysis under Type DI procedure (Section 5.9-100) at the Planning Commission or Hearings Official level. SITE PLAN REVIEW SHALL BE REQUIRED, unless exempted elsewhere in this Code. Iul�l Cate o es/Uses CC Religious, Social, and Public Institutions Churches, temples P and weekly religious schools Automotive, Marine and Mobile/ Manufacmred Home Sales, Service, Storage and Repair Section 4.7-115 Service Stations I P Retail Sales(Section 4.7-230 Convenience Stores I P Response: As noted above, religious uses are permitted in this district. Additionally, service stations (including fuel stations) and convenience stores are permitted outright in the CC District. The planned uses align with the criteria above. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 11 3.2-315 Base Zone Development Standards Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, a zone map amendment from MUC to CC District affects the southern portion of the site (i.e. Commercial Phase and Church Phase). The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at a future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the modified final master plan. The subject lots meets the minimum area and street frontage AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 12 Development Standard CC Minimum Area 6,000 square feet Minimum Street From e 1 50 feet Ali Panhandle Lots/Parcels Minimum Street 40 feet Frontage Maximum Lot/Parcel Coverage Lot/parcel coverage limited only by standards in other Sections ofthis code. Minimum Landscaping Minimum requirements defined by standards in other Sections ofthis Code. Maximum Parking, loading, and vehicular Lot/parcel coverage limited only by circulation area coverage I standards in other Sections ofthis code. Landscaped Setbacks (2)(3)(4) and 5 Finny Street Side Yard, and Through Lot Rear Yard Building Setback 10 feet Parking, driveway, and outdoor storage 5 feet setback Interior Side, Rear Yard Setbacks, when Abutting Residential or CI districts Building Setback 10 feet Parking, driveway, outdoor storage setback 5 feet Maximum Building Height 6 No maximum, except asspecified below When abutting an LDR orMDR District to Defined by the Maximum Shade Point the north Height requirement ofSeedon3.2-225A.1.b., r up to 50 feet south ofa northern lot/parcel fine a plane extending south with an angle of 23 degrees and originating from the top of a 16 foot hypothetical fence located on the northern lot/parcel fine. When abutting an LDR or MDR District to No greater than that permitted in the LDR or the east, wxsy or south MDR Districts for a distance of 50 feet. (1) The Dream. may .pave the .equ6emem that buildable Cary lotr/pamelc have 6onmge on a public street when all of the folio o:ng apply: (a) Th.Imc/pamelc have been approved a. part ofaDevelopen.mAre. Mon, Sit. Plan, Subd:v:c:on or Partition application, and (b) Access has been guaranteed via a pdwte sneer or driveway by an irrevocable joint use/access agreement as specified in Section 4.2-120A. (2) There are no setback requirements for buildings in the Duvcumwn Exception Area. (3) Where an easement is larger than the required setback standard, no budding or above grade structure, except a fence, shall be built upon or over that .... meet. (4) When addaonal righo-oGway:c eeguieed, whether by C:ry Errg:nee.:rrg manda.dc, rheMmo Plan (including the TransPlau), or the Gly's Conceptual Sneer Plan, setbacks are based on future right -f - way locations. Right-of-.vey shall be dedicated prior to the issuance of any building permit har ircera.e.required parking. (5)Architectural extensions may protrude into any 5 -foot or larger setback area by not more than 2 f t. 6 luddernalequipment ma exceed these height standards. Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, a zone map amendment from MUC to CC District affects the southern portion of the site (i.e. Commercial Phase and Church Phase). The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at a future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the modified final master plan. The subject lots meets the minimum area and street frontage AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 12 requirements of the CC Zoning District; therefore, the planned amendment meets the most relevant criteria. Furthermore, it is understood there are conditions of approval related to site access and transportation improvements regarding the subject site (Church Phase). Please see the TIS for further details. 3.2-705 Establishment of the Public Land and Open Space (PLO) District A. Establishment of the PLO District includes the following categories: 1. Government uses, including public offices and facifides; 2. Educational uses, including high schools and colleges; and 3. Parks and open space uses including, pubficly owned metropolitan and regional scale parks and publicly and privately owned golf courses and cemeteries. Response: As described in this written narrative, a portion of the Marco la Meadows Master Plan site is planned for an educational facility. As such, this application involves a zone map amendment from MUC to Public Land and Open Space (PLO) on the southern portion of the subject site to implement a school. B. The PLO District sha0 also be permitted on properties designated other than Public and Semi-Pubfic as specified in the Metro Plan, a refinement plan, or plan district. Response: As shown on the Preliminary Plans, this application involves a zone map amendment from MUC to PLO on a portion of the subject site designated Commercial in the Metro Plan Diagram. As stated above, the amendment is permitted. 3.2-710 Schedule of Use Categories The following buildings and uses are permitted in this district as indicated subject to the provisions, additional restrictions and exceptions specified in this Code. 'T" = PERMITTED USE subject to the standards of this Code. "S"= SPECIAL DEVELOPMENT STANDARDS subject to special locational and/or siting standards as specified in Section 4.7-100. "D" = DISCRETIONARY USE subject to review and analysis under Type DI procedure (Section 5.9-100) at the Planning Commission or Hearings Official level. SITE PLAN REVIEW SHALL BE REQUIRED, unless exempted elsewhere in this Code. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 13 P.ivaoe/Public Elementary S and Middle Schools Response: As noted above, educational facilities are permitted in this district subject to special locational and/or siting standards as specified in 4.7-100. The criterion can be met. 3.2-715 Base Zone Development Standards The following base zone development standards are established. The base zone development standards of this Section and any other additional provisions, restrictions, or exceptions specified in this Code shall apply. Response: As shown on the Preliminary Plans, a zone map amendment from MUC to PLO District is planned for the southern portion of the site intended for a school site. The base zone development standards listed above (e.g. setbacks, lot coverage, landscaping, building height, etc.) will be reviewed for compliance at future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the modified final master plan. There is no minimum lot/parcel size in the PLO District; therefore, the subject lot affected by the planned amendment meets the most relevant criteria. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 14 Minimum Lot/parcel Size Nove Lot/parcel Coverage and Planting Standard Parking, driveways and structures shall not Geed 65 percent of the development area At least 25 percent of the development area shall be landscaped. EXCEPTION: In the Downtown Exception Area, there shall be no minimum lot coverage standards and no minimum planted area, except for parking lots 6. Landscaped Setbacks 1 , (2), 3 and 4 Street Setback 15 feet 6 Residential Property Live 20 feet 6 Parking and Driveezery 5 feet Maximum Building Height(5) None, unless abutting residential dialect PLO Dialect abuts Residential Dialect When a PLO District abuts a residential district, the maximum building height shall be defined as the height standard of the applicable residential district for a distance of 50 feet measured from the boundary ofthe adjacent residential zoning district Beyond the 50 -foot rneasurcrneny there is no building he' htfirnitation. (1) Where an eaeemem s large. rhea the required setback maada.d, ao build:og o. above grade structure, except a fence, shall be boat upon or owl that easement. (2) Whea addaonal .:gho-of-way s eeguieed, sshethe. by Cay Hag:aeeeag cmada.dq the Metro Mea (including T.ansPlaub or the City's Conceptual Sneer Plan, setbacks are based on future right-alsray locations. Dedication ofaeeded eight -f -.my shall be required prior to the issuance of any building permit that iac.eases palma. or..... poor area. (3) Structural extensions may extend into any 5 -foot or larger setback area by not more than 2 feet. (4) In the Dorantoran Exception Area, there are no minimum setbacks for administrative offices and other public uses listed under Section 3.2-710. (5) Incidents] equipment may exceed the height standards. (6) In the Dorantoran Exception A.ea, there shall be no minimum planted area except for parking lots as specified .]wash... is this Code Response: As shown on the Preliminary Plans, a zone map amendment from MUC to PLO District is planned for the southern portion of the site intended for a school site. The base zone development standards listed above (e.g. setbacks, lot coverage, landscaping, building height, etc.) will be reviewed for compliance at future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the modified final master plan. There is no minimum lot/parcel size in the PLO District; therefore, the subject lot affected by the planned amendment meets the most relevant criteria. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 14 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Section 5.1-100 The Development Review Process 5.1-130 Type II Applications (Administrative) A. Type II applications are submitted to the Development Services Department. The Director shall determine application completeness. B. The Director shall provide .nailed notice to the property owners and occupants within 300 feet of the property being reviewed and to the applicable neighborhood association. In addition, the applicant shall post I sign, approved by the Director, on the subject property. For all Type II notices, an affidavit will be completed by staff stating that the required notice was provided to the appropriate individuals. There is a 14 -day period, beginning from the date of the notice, for persons to provide written comments to the Director. The Type II notice shall contain the following: 1. A map locating the subject property; 2. Identification ofthe application by Department case number, 3. Identification ofthe subject property by reference to the Lane County ent map and tax lot number, and the property address /location; 4. Identification ofthe property owner and applicant, 5. An explanation ofthe nature ofthe application and the proposed use or uses that could be authorized by the decision; 6. The applicable approval criteria from this Code that apply to the decision; 7. The name and phone number of the assigned planner; 8. A statement that the application, all documents and evidence relied upon by the applicant, and the applicable criteria are available for inspection at the Development Services Department at no cost and that copies will be provided at reasonable cost; 9. A statement listing where, and when written comments are due; 10. A statement briefly summarizing the local decision making process for the particular application; and 11. A statement that issues which may provide the basis for an appeal shall be raised in writing prior to the expiration of the comment period. Issues shall be raised with sufficient information tote able the Approval Authority to respond to the issue. C. The Director shall distribute the application to the Development Review Committee or the Historical Commission for comments. D. The Director's decision shall address all of the applicable approval criteria and/or development standards and any written comments from those persons who received notice. The Director may approve, approve with conditions, or deny the application. E. The Director's decision is the City's final decision and is effective the day it nailed to the applicant, property owner and those persons who submitted written comments, unless appealed. The Director's decision shall include a explanation ofthe rights ofeach party to appeal the decision. F. The Director's decision may be appealed within 15 calendar days to the Planning Commission or Hearing's Official as specified in Section 5.3-100. Any AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 15 action taken to begin development prior to the expiration of the appeal period is solely at the applicant's risk and expense. The City assumes no liability or expense if the development is ultimately terminated based upon the outcome of the appeal. Response: This application includes a Preliminary Subdivision Plan. Pursuant to Section 5.12-110, Tentative Plans are reviewed under a Type 11 procedure. Therefore, the process described above is understood and is applicable to this action. Section 5.12-100 Land Divisions— Partitions and Subdivisions 5.12-105 Purpose and Applicability A. Purpose. The purpose ofthe Partition and Subdivision process is m: Facilitate and enhance the value of development, Maintain the integrity of the City's watercourses by promoting bank stability, assisting in flood protection and flow control, protecting riparian functions, minimizing a and preserving water quality and significant fish and wildlife areas Minimize adverse effects on surrounding property owners and the general public through specific approval conditions; Ensure the provision ofpublic facilities and services; s; Provide for c B connectivity between different uses; Utilize alternativetransportation modes including walking, bicycling and mass transit Facilities; Implement the Metro Plan, applicable refinement plans, specific area plans and specific development plans; Minimize adverse effects on surrounding property owners and the general public through specific approval conditions; and Otherwise protect the public health and safety. B. The Partition process regulates land divisions that create 2 m3 parcels within a calendar year. If the Director determines that a property proposed to be partitioned has been, or is in the process ofbeing divided into 4 or more lots, fitfl compliance with the Subdivision regulations specified in this Code may be required. C. The Subdivision process regulates land divisions that cream 4 or more lots within a calendar year. Response: This project involves a land division by means of a subdivision application to create more than 4 lots within a calendar year. Therefore, the criteria of this section apply. D. Applicability. 1. The Partition process applies within the city limits and the City's urbanizable area. Generally, no more than 3 parcels may be created from 1 tract ofland in the City's urbanizable area until annexation, as specified in Section 5.12-125I.2.1xiu. 2. The Subdivision process applies only within the city limits. 3. No lot/parcel may be created without being divided as specified in this Code. 4. No development permit will be issued by the City prior to approval ofthe Partition or Subdivision Tentative Plan application. EXCEPTION: As maybe permitted in the Springfield Municipal Code, 1997 and/or by Resolution No. 03-40, the Director may issue a Land and Drainage Alteration Permit prior to approval of the Partition or Subdivision Tentative Plan. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application — City of Springfield Page 16 Response: This application involves a subdivision within the City limits. The lots created by this application are in accordance with the Springfield Development Code (SDC). The above standards are understood. 5.12-110 Tentative Plan Review Tentative Plans are reviewed under Type II procedure. Response: The Type II review process is understood. 5.12-115 Tentative Plan — General Any residential land division shall conform to the following standards: A. The lot/parcel dimensions shall conform to the minimum standards of this Code. When lots/parcels are more than double the minimum area permitted by the zoning district, the Director shall require that these lots/parcels be arranged: To allow redivision; and To allow for the extension of streets to serve figure lots/parcels Placement of structures on the larger lots/parcels shall be subject to approval by the Director upon a determination that the potential maximum density ofthe larger lot/parcel is noaimpaired. Iv order to make this determination, the Director may require a Future Development Plan as specified in Section 5.12-120E. Response: This application involves a subdivision within the City limits. As illustrated on the Preliminary Plans, the subdivision layout impacts the northern portion of the site intended for the construction of single-family detached lots (Phases 1C-5). As shown, the layout provides frontage on public roads to serve future lots and does not include large properties which would allow for potential redivision (e.g. the large lots in the southern portion of the site will remain intact). Placement of structures on the larger properties on the subject site are subject to future site design review. The site does not contain existing structures. Per the submittal requirements, see the narrative response for Section 5.12-125 and Table 5, explaining the Tentative Subdivision Plan and associated MDR density of the subject property. B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to residential development from collector and arterial streets or to overcome specific topographic situations. C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2-215 and 4.2-120A. Iv the case of multiple panhandles in Subdivisions, construction of necessary utilities to serve all approved panhandle lots/parcels shall occur prior m recording the Plat. Response: This application does not create lots with panhandles. As shown on the Preliminary Plans, there are 8lots with double frontage (e.g. within Phase IA, between N 301h Place and N 31" Street) necessary to prevent access from the Minor Collector street. The criteria are met. D. Block length for local streets is as specified in Section 4.2-115. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 17 Response: As shown on the Conceptual Modified Master Plan within the Preliminary Plans, local streets involved in the Tentative Subdivision Plan (e.g. Phases 1C-5) meet the 600 -foot block length specified in Section 4.2-105. As applicable, the criterion is met. 5.12-120 Tentative Plan Submitral Requirements A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of this Code are being fulfilled. EXCEPTION: In the case ofParrdon applications with the sole intent to donate land to a public agency, the Director, during the Pre -Submittal Meeting, may waive any submittal requirements that can be addressed as part of a future development application. Response: This application is not intended to facilitate the donation of land to a public agency. The exception described above is not relevant to this application. A. General Requirements. 1. The Tentative Plan, including any required Future Development Plan, shall be prepared by an Oregon Licensed Land Surveyor on standard sheers of IS" x 2422. The services of and Oregon registered Engineer may also be required by the City in order to resolve utility issues (especially stormwater management, street design and transportation issues), and site constraint and/or water quality 2. The scale of the Tentative Plan shall be appropriate to the area evolved and the amount of detail and dares, normally 1" = 501, 1" 100', or I" = 200'. 3. A north arrow and the dare the Tentative Plan was prepared. 4. The name and address of the owner, applicant, if different, and the Land Surveyor and/or Engineer who prepared the Partition Tentative Plan. 5. A drawing of the boundaries of the entire area owned by the pard loner or subdivider ofwhich the proposed land division is apart. 6. Cityboundaries, the Urban Growth Boundary(UGB) and any special service district boundaries or railroad right -of --way, which cross or abut the proposed land division. 7. Applicable zoning districts and the Metro Plan designation of the proposed land division and of properties within 100 feet of the boundary ofthe subject property. 8. The dimensions (in feet) and size (either in square feet or acres) of each lot/parcel and the approximate dimensions of each building site, where applicable, and the top and toe of cut and fill slopes to scale. 9. The location, oudine to scale and present use of all existing structures to remain on the property after platting and their required setbacks from the proposed new property fines. 10. The location and size ofexisting and proposed utilities and necessary easements and dedications on and adjacent to the site, including but not limited to sanitary sewer mains, stormwater management systems, water .pains, power, gas, telephone, and cable TV. Indicate the proposed connection points. AVC! Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 18 IL The locations widths and purpose of all existing or proposed casements on and abutting the proposed land division; the location ofany existing or proposed reserve strips. 12. The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated. Response: The Preliminary Plans include the applicable Tentative Plan information listed above. The submittal requirements are met. B. A Site Assessment ofthe Entire DevelopmentArea. The Site Assessment shall be prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to scale with existing contours at 1 -foot intervals and percent of slope that precisely maps and delineates the areas described below. Proposed modifications to physical features shall be clearly indicated. The Director may waive portions of this requirement if there is a finding that the proposed development will not have an adverse impact on physical features or water quality, either on the site or adjacent to the site. Information required for adjacent properties may be generalized to show the connections to physical features. A Sire Assessment shall contain the following information. 1. The name, location, dimensions, direction offiowand top ofbank of all watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development Services Department 2. The 100 -year floodplain and Roodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Maps o FEMA approved Letter of Map Amendment or Letter of Map Revision; 3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Service Department 4. Physical features including, but not limited to significant clusters of trees and shrubs, watercourses shown on the (WLQW) Map and their riparian areas, wetlands, and rock outcroppings; 5. Soil types and water table information as .napped and specified in the Scvla Survey fLane County; and 6. Names] resource protection areas as specified in Section 4.3-117. Response: The Preliminary Plans include the applicable Site Assessment information listed above. The submittal requirements are met. C. A Sweetwater Management Plan drawn to scale with existing contours at I - foot intervals and percent of slope that precisely maps and addresses the information described below. In areas where the percent ofdope is 10 percent or more,ontours may be shown at 5 -foot intervals. This plan shall show the stormwater .management system for the entire development area. Unless exempt by the Public Works Director, the City shall require that an Oregon licensed Civil Engineer prepare the plan. Where plants are proposed as part of the stormwater management system, an Oregon Licensed Landscape Architect may also be required. The plan shall include the following components: 1. Roof drainage patterns and discharge locations; 2. Pervious and impervious area drainage patterns; AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 19 The size and location of smrmwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or derention ponds; stormwaterquality measures; and names] drainageways to be retained; Existing and proposed site elevations, grades and contours; and A stormwater management system plan with supporting calculations and documentation as required in Section 4.3-110 shall be submitted supporting the proposed system. The plan, calculations and documentation shall be consistent with the Engineering Designs Standazd, and Jr aduzes Manual to allow staff to determine if the proposed stormwater management system will accomplish its purposes. Response: The Preliminary Plans include the above listed information, as applicable. It is understood that implementation of the master plan includes site design review for specific land uses. Those applications that include physical alterations to the land are anticipated to include detailed stormwater system plans, replete with supporting calculations, as is required. D. A Response to Transportation issues complying with the provisions of this Code. 1. The locations, condition, e.g., fully improved with curb, gutter and sidewalk, AC mar, or gravel, widths and names ofall existing streets, alleys, or other rights-of-way widen or adjacent to the proposed land division; 2. The locations, widths and names of all proposed streets and other rights-of-way to include the approximate radius of cueves and grades. The relationship of all proposed streets to any projected streets as shown on the Metro Plan, including the TmnsPlan, any approved Conceptual Development Plan and the latest version of the Conceptual Local Street Map; Response: The Preliminary Plans detail the existing and planned conditions of streets and other rights-of-way adjacent to the subject site. The criterion is met. The locations and widths of all existing and proposed sidewalks, pedestrian trails and accessways, including the location, size and type of plantings and street trees in any required planter strip; Response: The Preliminary Plans detail the existing and planned conditions of sidewalks, pedestrian trails, and accessways. Please see the Conceptual Modified Master Plan demonstrating the envisioned future landscape of the site. The criterion is met. The location of existing and proposed traffic control devices, fire hydrants, power poles, transformers, neighborhood .mailbox units and similar public facilities, where applicable; Response: The Preliminary Plans illustrate the location of existing and planned traffic control devices, fire hydrants, power poles, transformers, mailboxes, etc. The criterion is met. The location and dimensions of existing and proposed driveways, where applicable; The location of existing and proposed street lighting: including the type, height and area ofillumination; The location ofexisting and proposed transit fcifides; AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 20 Response: The Preliminary Plans detail the locations of existing and planned driveways and access locations, streetlights, and transit facilities. The criteria are met. A copy of a Right-of-way Approach Permit application where the property has frontage on an Oregon Department of Transportation (ODOT) facility; and Response: The subject site does not front on an ODOT facility. The criterion is not relevant. A Traffic Impact Study prepared by a Traffic Engineer, where necessary, as specified in Section 4.2-105A.4. Response: A Transportation Impact Study (TIS) is included as Exhibit F. The TIS demonstrates compliance with the standards in Section 4.2-105. The criterion is met. E. A Future Development Plan. Where phasing and/or lots/parcels that are re than twice the minimum lot/parcel size are proposed, the Tentative Plan shall include a Fume Development Plan that 1. Indicates the proposed redivision, including the boundaries, lot/parcel dimensions and sequencing of each proposed redivision in any residential district, and shall include a plot plan showing building footprints for compliance with the minimum residential densities specified in Section 3.2-205. 2. Addresses street connectivity between the various phases of the proposed development based upon compliance with TransPlan, the Regional Transportation Plan (RTP), applicable Refinement Plans, Plan Districts, Master Plans, Conceptual Development Plans, or the Conceptual Local Street Map and this Code; 3. Accommodates other required public improvements, including, but not limited to, sanitary sewer, stormwater management' water and electricity; 4. Addresses physical features, including, but nodimited to, significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their associated riparian areas, wedandc, rock outcroppings and historic features; and 5. Discusses the timing and financial provisions relating to phasing Response: The Conceptual Modified Master Plan illustrates the envisioned future site improvements on the subject site. The Preliminary Plans include the above listed information, as applicable. F. Additional information and/or applications required at the time of Tentative Plan application submittal shall include the following items, where applicable: 1. A briefuarrative explaining the purpose ofthe proposed land division and the existing use of the property; Response: This written document includes an explanation of the purpose of the land use application and the existing use of the property. If the applicant is not the property owner, written permission from the property owner is required; Response: This City's application form, signed by the property owner, is included in Exhibit A. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 21 3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian connections, fire hydrants and other transportation/fire issuesaccess within 200 feet of the proposed land division and all existmgPartitions or Subdivisions immediately adjacent to the proposed land division; Response: The Preliminary Plans (Exhibit B) include a vicinity map and other plans with the information listed above, as applicable. 4. How the Tentative Plan addresses the standards of any applicable overlay distric5 Response: The subject property is designated Nodal Development (ND) Overlay District ad includes removal through an amendment to the Springfield Zoning Map and Metro Plan Diagram. Therefore, the standards of the overlay district are not relevant to this application. 5. How the Tentative Plan addresses Discretionary Use criteria, where applicable; Response: This application does not involve discretionary uses: any use not permitted outright in the particular zoning district because of its potentially incompatible characteristics and requiring additional governing body review. The criterion is not relevant. 6. A Tree Felling Permit as specified in Section 5.19-100; Response: This application does not involve tree felling. 7. A Geotechnical Report for slopes of 15 percent or greater and as specified in Section 3.3-500, and/or if the required Site Assessment in Section 5.12-120B. indicates the proposed development area has unstable soils and/or high water table as specified in the Soils Survey ofLane Ccu.V, Response: This application does not involve land which contains slopes of 15% orgreater. 8. An Annexation application as specified in Section 5.7-100 where a development is proposed outside of the city limits but within City's urban growth boundary and can be serviced by sanitary sewer; Response: This application does not involve annexation. The subject property is within the Springfield City limits. 9. A wedand delineation approved by the Department of State Lands shall be submitted concurrently where there is a wetland on the property; 10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted concurrently; Response: The Preliminary Plans illustrate the location of wetlands. Concurrence from DSL is in process. To the extent federal or state permits are relevant to other applications involving the subject property, they will be obtained. 11. Ali public improvements proposed to be installed and to include the approximate time ofinstallation and .method offinancing; Response: As described in this written narrative, this application involves the installation of public improvements. Please see Table 6, Phasing Timeline Table, for further details on the implementation schedule of phased improvements. The criterion is met. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 22 12. Proposed deed restrictions and a draft ofa Homeowner's Associadon Agreement' where appropriate; Response: This application does not include deed restrictions or a draft homeowner's association agreement. 13. Cluster Subdivisions shall also address the design standards specified in Section 3.2-230; 14. Where the Subdivision of a manufactured dwelfing park or .mobile home park is proposed, the Director may waive certain submitral requirements specified in Subsections A. through M. However, the Tentative Plan shall address the applicable standards fisted under the park Subdivision approval criteria specified in Section 5.12-125.(6286; 6211) Response: This application does not involve a cluster subdivision or a manufactured dwelling park. The above listed submittal requirements are not applicable. 5.12-125 Tentative Plan Criteria The Director shall approve or approve avith conditions a Tentative Plan application upon determining that all applicable criteria have been satisfied. If conditions cannot be attached to satisfy the approval criteria, the Director shall deny the application. In the case of Partitions that involve the donation ofland to a public agency, the Director may waive any approval criteria upon determining the particular criterion can be addressed as part ofa future development application. A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions and density. Response: As discussed in this written narrative, the portion of the property involved in the Preliminary Subdivision Plan is currently designated with MDR zoning designation. Approval of this Preliminary Subdivision Plan (Tentative Plan) and recordation of a Final Subdivision Plat will result in 420 lots for single-family detached homes (e.g. totaling 449 single-family detached lots on the subject site): AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 23 Table 2: Density Calculation for MDR Subdivision DENSITY CALCULATION SQUARE FEET ACRES GROSS SITE AREA 4,372,082 100.37 OPEN SPACE 43,946 1.01 MEDIUM DENSITY RESIDENTIAL (MDR) SQUARE FEET ACRES GROSS AREA (ALL MDR COMBINED) 3,281,834 75.34 GROSS AREA FOR PHASE 1A 163,870 3.76 RIGHT OF WAY 45,511 1.04 OPEN SPACE 9,956 0.23 NET 108,403 2.49 GROSS AREA FOR MDR ZONED LOTS INTENDED FOR SINGLE- FAMILY DETACHED HOMES (E.G. PHASES SC -5) 2,486,903 57.09 RIGHT OF WAY 612,773 14.07 OPEN SPACE 184,815 4.24 NET 1,689,315 38.78 GROSS AREA FOR MDR ZONED LOTS INTENDED FOR MULTI- FAMILY HOMES (E.G. MULTI -FAMILY PHASE) 553,146 12.70 RIGHT OF WAY 16,896 0.39 OPEN SPACE TBD TBD NET 536,250 12.31 MDR DENSITY UNITS / NET ACRE MINIMUM DENSITY (14 UNITS/NET ACRE) 750.99=753 units MAXIMUM DENSITY (28 UNITS/NET ACRE) 1501.98=1,056 units TOTAL SINGLE-FAMILY DETACHED UNITS — PHASE 1A 29 units TOTAL SINGLE-FAMILY DETACHED UNITS—PHASES IC -S 420 units TOTAL SINGLE-FAMILY DETACHED UNITS—ALL PHASES 449 units TOTAL (FUTURE) MULTI -FAMILY UNITS 304-601 units TOTAL ALLOWED DENSITY RANGE 753-1056 units As noted in the table below, the properties created by this subdivision (e.g. 420 lots intended for single-family detached homes) comply with the minimum lot size and dimensions of the designated base zone development standards and are generally designated MDR district (or amended to MDR district). It is understood the lot area and dimensions may be reduced through the subdivision application process if density and open space standards can be met. As demonstrated in Table 5, Phase 1A is currently in the construction plan review stage for the completion of 29 single-family lots. The remaining site area intended for single-family detached homes (e.g. Phases 1C-5) provides for 420 lots and is the subject of this Preliminary Subdivision Plan. Overall, Phases 1-5 will provide a total of 449 lots for single-family development. The minimum residential density required on the subject site for the MDR district is 14 units/net acre or 753 units. The maximum density allowed is 28 units/net acre or 1,056 units. To meet the overall required density on the Marcola Meadows Master Plan site, it AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 24 is reasonably assumed that the remaining 304 units will be developed within the multi- family phase. The approval criterion is satisfied. B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plat. Response: The subject site is currently designated Medium Density Residential, Commercial, and Nodal Development on the Metro Plan diagram. This application involves a Metro Plan Diagram amendment from Medium Density Residential to Commercial and removal of the ND Overlay. The subject site is not associated with a refinement plan or approved conceptual development plan. C. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management facififies; 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. D. The pmposedland division shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Response: As shown on the Preliminary Plans, public facilities will be provided to serve the site, including but not limited to stormwater management, sanitary sewer, municipal water, and franchise utilities. The site is planned to be served by a comprehensive street network that includes new public roadways and improvements. Infrastructure is planned to be completed concurrent with the build out of each associated phase. As shown on the Preliminary Subdivision Plan, the planned land division complies with standards in the SDC. The approval criteria C and D are met. E. Physical features, including, but notlimited to: steep slopes with unstable soil or geologic conditions; areas with s sceptibaity of Flooding; significant clusters of trees and shrubs; watercourses shown on the WQLWMap and their associated riparian are other riparian meas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-7601358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. AVC Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 25 Response: The subject site is not affected by the constraints described above. Therefore, this criterion is not applicable. F. Parking a.eas and ingress-cgress 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 to this Code or other applicable regulations and comply with the ODOT access management standards for Stare highways. Response: As shown on the Preliminary Plans, the single-family residential housing access points on N 31°t 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 31a Street (functionally classified as a Minor Collector Street). The multi -family, commercial, school, and church phases are generally consistent with the access points shown on the approved Preliminary and Final Master Plans and transportation improvements associated with ingress/egress are discussed in greater detail in the TIS. Furthermore, the transportation improvements for these specific phases are not involved in this subdivision application. As applicable, the criteria are met. G. Development ofany remainder ofthe property under the same ownership can be accomplished as specified in this Code. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. Response: The above approval standards are understood. This application does not create landlocked parcels. Adjacent land can be developed as specified in the SDC. Where the Partition ofpmperty thatis outside ofthe city limits but within the City's urbanizable area and no ent annexation application is submitted, the standards specified below shall also apply: Response: The subject property is within the Springfield City limits. The criterion is not applicable, and the additional standards have been omitted for brevity. Where the Subdivision ofa manufactured dwelling park or mobile home park is proposed, the following approval criteria apply: Response: This application does not involve a mobile home park. The above standard is not relevant and the associated approval criteria have been omitted for brevity. 5.12-130 Tentative Plan Conditions To the extent necessary to satisfy the approval criteria of Section 5.12-125, comply with all applicable provisions of this Code and to mitigate identified negative impacts to surrounding properties, the Director shall impose approval conditions. All conditions shall be satisfied prior to Plat approval. Approval conditions may include, but are not limited to: Response: It is understood that the director may impose conditions of approval as stated above and the conditions shall be satisfied prior to final subdivision plat approval. The list of potential approval conditions has been omitted for brevity. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 26 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 and Eugene -Springfield Metropolitan Area General Plan. The evidence in the record supports approval of the application and the City can rely upon it for its approval of the application. AVO Marcola Meadows Final Master Plan June 2020 Preliminary Subdivision Application— City of Springfield Page 27 City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision SPRINGFIEL(D/�L W '^%/ Application Type (Applicant. check one) Partition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal: Partition Tentative Submittal: LJ ISubdivision Tentative Submittal: Required Project Information (Applicant., complete this section) Applicant Name: Marcola Meadows Neighborhood LLCPhone: Please contact consultant Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant Address: 9550 SW Clackamas Road Clackamas OR 97015 Applicant's Rep.: Consultant: Chris Goodell Phone: (503) 563-6151 Company: AKS En ineerin & Forestry, LLC Fax: 503 563-6152 Address: 12965 SW Herman Avenue Suite 100 Tualatin OR 97062 Property Owner: Marcola Meadows Neighborhood LLC Ph one: Please contact consultant Company: N/A Fax: Please contact consultant 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 acresAcres ® Square Feet ❑ Proposed Name of Subdivision: Marcola Meadows Description of If you are filling in this form by hand, please attach your proposal description to this application. Pro osal7entative subdivision plan for single-family detached homes. Please see written narrative material Existing Use: V n f Id #of Lots/Parcels: 426 Total acreage of parcels albwabla density, +/ Proposed # Dwell Units 455 Si natures: Please sign and print your name and date in the appropriate Required Project Information (City Intake Staff., Associated Applications: box on the next pace. complete this section) Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ Posta a Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 1/7/14 kl 1 of 10