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HomeMy WebLinkAboutPacket, Pre PLANNER 6/18/2020Pre -Submittal Meeting Development and Public Works Department Room 616 PRE—SUBMITTAL MEETING DATE: Friday, June 26, 2020 10:00 a.m. - 11:30 a.m. r,.,W Genfer-epee Reem 616 - Pre -Submittal (Final Master Plan Mod) 11811 -20 -000115 -PRE 811-I8-000047-PROJ Marcola Meadows Neighborhood LLC Assessor's Map: 17-03-25-11 / 17-02-30-00 TL: 2300 / 1800 Address: Marcola Rd & 2801 St Existing Use: Vacant Applicant has submitted plans to modify the approved Master Plan. Planner: Andy Limbird Meeting: Friday, June 26, 2020 10:00 — 11:30 via GoToMeeting Pre -Submittal (Subdivision Tentative) #811 -20 -000116 -PRE 811-I8-000047-PROJ Marcola Meadows Neighborhood LLC Assessor's Map: 17-03-25-11 / 17-02-30-00 TL: 2300 / 1800 Address: Marcola Rd & 2801 St Existing Use: Vacant Applicant has submitted plans to create 426 lots on approximately 63 acres. Planner: Andy Limbird Meeting: Friday, June 26, 2020 10:00 — 11:30 via GoToMeeting VICINITY 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 Modification 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 Modification Application -City of Springfield Pagel 1. Executive Summary — Master Plan Modification 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 sites 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 Modification 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 Une 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 28th and 31't 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 Modification Application— City of Springfield Page FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE Response: OAR 660, Division 12, is the Oregon Transportation Planning Rule (the TPR) adopted by the LCDC. The TPR implements Goal 12, Transportation, and is an independent approval standard in addition to Goal 12 for map amendments. OAR 660-012-0060(1) and (2) apply to amendments to acknowledged maps, as is the case with this application. The TPR requires a two-step analysis. First, under OAR 660-012-0060(1), the Applicant must determine if the application has a "significant affect," as that term is defined in OAR 660-012-0060(1). The City may rely on transportation improvements found in Transportation System Plans (TSPs), as allowed by OAR 660-012-0060(3)(a), (b), and (c), to show that failing intersections will not be made worse or intersections not now failing will not fail. If there is a "significant affect," then the Applicant must demonstrate appropriate mitigation under OAR 660-012-0060(2), et seq. OAR 660-012-0060 Plan and Land Use Regulation Amendments (I) If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significandy affect an existing or planned transportation facifity, then the local government .oust put in place .measures as provided in section (2) ofthis rale, unless the amendment is allowed under section (3), (9) or (10) ofthis rule. A plan or land use regulation amendment significantly affects a transportation facifity ifitwould: (a) Change the functional classification of an existing o planned transportation facifity (exclusive of correction of .nap errors in an adopted plan); (b) Change standards implementing a functional classification system; or (c) Result in any of the effects fisted in paragraphs (A) through (C) of this subsection based on projected conditions measured at the end ofthe planning period identified in the adopted TSP. As part of evaluating projected conditions, the amount of traffic projected to be generated within the area of the amendment may be reduced if the amendment dvcludes an enforceable, ongoing requirement that would emonstrably Emit traffic generation, including, but not limited to, transportation demand management. This reduction may diminish or completely eliminate the significant effect of the amendment. (A) Types or levels of travel oraccess that are inconsistent with the functionalclassification ofan existing or planned transportation fi cifity; (B) Degrade the performance ofan existing or planned transportation facility such that it would not meet the performance standards identified in the TSP or comprehensive plan; or (C) Degrade the performance ofan existing or planned transportation facifity that is otherwise projected to not meet the performance standards identified in the TSP or comprehensive plan. AVC! Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page (2) If a local government determines that there would be a significant effect' then the local government must ensure that allowed land uses are consistent with the identified function, capacity, and performance standards of the Facility measured at the end of the planning period identified in the adopted TSP through one combination of the remedies listed in (a) through (e) below, unless the amendment meets the balancing test n subsection (2)(e) ofthis section or qualifies for partial .mitigation in section (11) ofthis rule. A local government using subsection (2)(e), section (3), section (10) or section (11) to approve an amendment recognizes that additional motor vehicle traffic congestion may result and that other facility providers would not be expected to provide additional capacity for motor vehicles in response to this congestion. (a) Adopting .measures that demonstrate allowed land uses are consistent with the planned function, capacity, and performance standards of the transportation facility. (b) Amending the TSP orcomprehensive plan to provide transportation Facilities improvements or services adequate to support the proposed land uses consistent with the requirements of this division; such amendments shall include a funding plan or mechanism consistent with section (4) or include an amendment to the transportation finance plan so that the facility, improveme u, or service will be provided by the end of the planning period. (c) Amending the TSP to modify the planned function, capacity or performance standards of the transportation facility. (d) Providing other .measures as a condition of development or through a development agreement or similar funding method, including, but notfimited to, transportation system anagementues or minor transportation improvements. Localgovernments shall, as part of the amendment, specify when measures or improvements provided pursuant to this subsection will be provided. (e) Providing improvements that would benefit .nodes other than the significantly affected .node, improvements to Facilities other than the significantly affected fihcifity, or improvements at other locations, if (A) The provider of the significantly affected facility provides a written statement that the system -wide benefits are sufficient to balance the significant effect' even though the improvements would not resultin consistency for all performance standards; (B) The providers of fscifides being improved at other locations provide written statements of approval; and (C) The local jurisdictions where fscifides are being improved provide written statements ofapproval. RESPONSE: The supplemental TIS prepared by Lancaster Mobley contains a detailed discussion of the traffic impacts associated with the Marcola Meadows Master Plan site as envisioned and any potential mitigation for the project as it relates to the Oregon Transportation Planning Rule (TPR) found in OAR 660-012-0060. As described in the study, this project and the AVC! Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Pages associated traffic improvements will comply with OAR 660-012-0060 (1) and (2). Please refer to the TIS for further information. Therefore, the criteria are met. (4) Determinations under sections (1)—(3) of this rule shall be coordinated with affected transportation facifity and service providers and other affected local governments. (a) In determining whether an amendment has a significant effect on an evsting or planned transportation facifity under subsection (1)(c) ofthis rule, local governments shall rely on vsting transportation facilities and services and on the planned transportation Facilities, improvements and services set forth in subsections (b) and O below. (b) Outside of interstate interchange areas, the following are considered planned Facilities, improvements and services: (A) Transportation facilities, improvements or services that are funded for construction or implementation n the Statewide Transportation Improvement Program or a locally or regionally adopted transportation improvement program or capital improvement plan or program of a transportation service provider. (B) Transportation facilities, improvements or services that are authorized in a local transportation system plan and for which a funding plan or mechanism is n place or approved. These include, but are not limited to, transportation facilities, improvements or services for which: transportation systems development charge revenues are being collected; a local improvement district or reimbursement district has been established or will be established prior to development' a development agreement has been adopted; or conditions of appom al to fund the improvement have been adopted. (C) Transportation facilities, improvements or services to a metropolitan planning organization (MPO) area that are part of the area's federally -approved, financially constrained regional transportation system plan. (D) Improvements to state highways that are included as planned improvements in a regional or local transportation system plan or comprehensive plan when ODOT provides a written statement that the improvements are reasonably likely to be provided by the end of the planning period. (E) Improvements to regional andlocal roads, streets or other transportation Facifides o ices that are included as planned improvements in a regional or local transportation system plan or comprehensive plan when the local government(s) or transportation service provider(s) responsible for the facility, improvement o e provides a written statement that the facility,improvement or AVC! Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page service is reasonably likely to be provided by the end ofthe planning period. (c) Within interstate interchange areas, the improvements included in (b)(A){C) are considered planned facilities, improvements and services, exceptwhere: (A) ODOT provides a written statement that the proposed funding and timing of mitigation measures are sufficient to avoid a significant adverse impact on the Interstate Highway system, then local governments may also rely on the improvements identified in paragraphs (b)(D) and (E) of this section; o (B) There is an adopted interchange area management plan, then local governments may also rely on the improvements identified in that plan and which are also identified in paragraphs (b)(D) and (E) of thus section. (d) As used in this section and section (3): (A) Planned interchange means new interchanges and relocation of existing interchanges that are authorized in an adopted transportation system plan or comprehensive plan; (B) Interstate highway means Interstates 5, 82, 84, 105, 205 and 405; and (C) Interstate interchange area means (i) Property within one-quarter mile of the amp terminal intersection ofan existing or planned interchange on an Interstate Highway; or (i) The interchange are as defined in the Interchange AreaManagement Plan adopted as an amendment to the Oregon Highway Plan. (e) For purposes of this section, a written statement provided pursuant to paragraphs (b)(D), (b)(E) or(c)(A) provided by ODOT, a local government or transportation facility provider, as appropriate, shall be conclusive in determining whether a transportation Facility, improvement or service is a planned transportation Facility, improvement or service. In the absence of a written statement, a local government can only rely upon planned transportation facilities, improvements and services identified in paragraphs (b)(A)- (C) to determine whether there is a significant effect that requires application of the remedies in section (2). RESPONSE: This section of the Transportation Planning Rule requires coordination with affected transportations service providers. The City provides the roads that serve the subject property; Marcola Road and 31a Street are designated as a Major Collector and a Minor Collector, respectively, in the City TSP and are under City jurisdiction. The City has a duty AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page to coordinate with transportation facility and service providers and other affected agencies, as applicable. Therefore, the criteria of OAR 660-012-0060 (4) are met. 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. FINDINGS FOR COMPLIANCE WITH CONDITIONS OF APPROVAL Table 2: Findings for Compliance with Conditions of Approval AVC Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page Marcola Meadows Final Master Plan Modification —Conditions of Approval (fowl Case No. 811-18-000054-TVP3) Conditions Applicant's Response 1. Prior to approval of the .modified Final Master Plan, the The condition has been satisfied. zoning of the property shall be amended as initiated by Planning Action 811-I8-000053-TYP3. 2. Prior to approval of the modified Final Master Plan, the The condition has been satisfied. applicant vvi8 record a deed restriction stating that a0 the Additionally, asshown on the Preliminary residential units needed to meet minimum residential Plans, the phasingschedule implements density in the MDR zone (14 dwelling units per net acre of residential housing prior to commercial i MDR zoningarea) and a the mixed-use/nodal development area 12 dwell: pmev ( vg units per net ) its t acre ove a0 uses. will be constructed prior to or concurrently with any commercial development in Marcelo Meadows. 3. Prior to approval of the modified Final Master Plan, the Please see the updated Phasing Plan applicant shall provide an updated construction phasing within the Preliminary Plans and the TIA plan consistent with City requirements and the findings of for further information. The condition is the revised IIA, including but not imited to ensuring that satisfied. Marcelo Road improvements are constructed prior to or concurrently with introduction of additional traffic generated by the Master Plan development area. 4. The developer(s) shall design and construct each phase's Understood public road system using the City's Public Improvement Permit (PIP) process and in accordance with the requirements of the City's adopted EDSPM in effect at the rime of PIP submittal. 5. The developer(s) shall design and build each phase's Understood public sanitary sewmr system using the City's PIP process and iv cordance with the requirements of the City's ado ted EDSPM in effect at the time of PIP submittal. 6. Prior to approval of a subdivision plan or site plan for Understood Phases IB, 2B, 3A and/or 7 of the Final Master Plan, the applicant shall obtain all required state and federal permits for work within delineated wedands and provide evidence thereof to the City. AVC Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page Mantels Meadows Phases 1& 2 Subdivision —Conditions of Approval (Local Case No. 811-19-000262-TTP2) Marwla Meadows Final Master Plan Modification —Conditions of Approval I Applicant's Response Local Case No. 811-18-M0054- P3) The condition has been satisfied. Conditions Applicant's Response 7. The developer(s) shall design and build each phase's This master plan modification involves public stormwater system through the City's PIP process updates to the approved stormwater in accordance with the approved drainage report and management design and drainage report. meeting the requirements of the adopted EDSPM in effect The updated report demonstrates at the time of submittal. The final alignment and compliance with the required standards. configuration of the stormwater mains, laterals, detention ponds, and conveyance channels shall be determined through the PIP process. 8. To ensure a fully functioning water quality system that is Understood .maintainable, the developer(s) shall install a water quality manhole of aswirl/vortex-type design that provides sufficient pre-treatment per the Washington State Department of Ecology "Technology Assessment Protocol —Ecology" (TA.P.E.) fist prior to discharge to the public treatment pond. The developer shall design and install the water quality manholes as part of the PIP construction for each construction phase. 9. As part of the development review and approval process for Understood each construction phase, the developers) shall provide sufficient utility easements as determined at that time for all required utilities. Current City policy is for a 7 -foot wide public utility easement (PUE) along both fides of all pubfic streeti hts-of-ava . 10. As part of the PIP review and approval process for each Understood construction phase, the developer(s) shall provide utility plans with sufficient detail to provide for all utility access, ADA Facifides, and required landscaping along the frontages ofall public street rights-of-way. 11. The applicant shall record the modified Final Master Plan The condition has been satisfied. document, revised plans, and conditions of approval against the property at Lane County Deeds & Records and provide evidence thereofto the City. 12. The applicant shall record a notification of Final Master The condition has been satisfied. Plan extension against the property at Lave County Deeds & Records and provide evidence thereof to the City. The timeline extension is granted to July25, 2023 atwhich time the Final Master Plan expires. 13. The modified Final Master Plan document, revised plays, Understood and conditions of approval arising fro.n Planui.g Action 811-I8-000054-TYP3 shall supersede the prior Master Plan recorded as Document 02O08-043041 and the CC&Rs corded as Document 112008-039321. Mantels Meadows Phases 1& 2 Subdivision —Conditions of Approval (Local Case No. 811-19-000262-TTP2) Conditions I Applicant's Response 1. The subdivision phase boundaries and The condition has been satisfied. enclatu a shall be consistet with the final Master Plan as modified inn2018 (Planning Case 911-I8-000054-TYP3 . AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 10 Marwla Meadows Phases I& 2 Subdivision —Conditions of Approval tical Case No. 811-19-000262-TYP2 Conditions Applicant's Response 2. The Final Subdivision Plat shall depict the The condition has been satisfied. The PhaselA/C Phase 1A Subdivision area as being the 100 configuration is illustrated on the updated Phasing Plan lotr bound by the EWEB pathway to the within the Preliminary Plans. The previous master plan north; 31 -Street in the easy V Street to the modification application involved a modification to the south; and Pierce Parkway to the west. approved phase boundaries of the Marcola Meadows Alternatively, the Final Subdivision Plat must Final Master Plan in accordance with SDC 5.13-135. be consistent with a Master Plan modification approved under the standards and process provided under SDC 5.13-135, to Ovide for a different phasing scheme. 3. The Final Subdivision Plat shall depict the The condition has been satisfied. The Phaw2A/C Phase 2A subdivision area as being the 70 configuration is illustrated on the updated Phasing Plan lots and one tract bound by the EWEB within the Preliminary Plans. The previous master plan pathway to the north; Pierce Parkway to the modification application involved a modification to the east, V Street to the south; and "27a Street" approved phase boundaries of the Marcola Meadows and the western boundary ofTract A to the Final Master Plan in accordance with SDC 5.13-135. wrest. Alternatively, the Final Subdivision Plat must be consistent with a Master Plan .modification approved under the standards and process provided under SDC 5.13-135, to Ovide for a different phasing scheme. 4. Prior to approval of the Final Subdivision As shown on the Preliminary Plans, the subject Play the applicant's PIP plans shall provide improvements between V street and U street are for fill improvement of 31st Street from the U planned to be completed with the applicable phase of Street intersection to the northern edge of the development —Phase 3. Therefore, this application EWER property. The street mprovements involves a modification to Condition of Approval 4. shall .meet City of Springfield requirements Please see the additional narrative responses for and include right-of-way dedication, paving, further details. curb and guffer, street trees and sidewalks. 5. Prior to approval of the Final Subdivision Site improvements will be completed as shown on the Play the applicant's PIP plans shall provide updated Phasing Plan, within the Preliminary Plans. for fill intersection and road improvements Required improvements will be completed with the for the entire Phase IA and 2A area, applicable phase per the phasing schedule. including the western edge of the Phase 2A boundary in accordance with the Master Plan. 6. Prior to approval of the Final Subdivision Understood Play the applicant's PIP plans .oust corporate the following additional traffic calming modifications: (1) a compact urban mini -roundabout at the intersection of V Street and Pierce Parkway with raised center median as shown on the approved Master Plan; or (2) raised intersections/crosswalks with bulb -outs at the intersection of V Street and Pierce Parkway. All traffic calming components .oust be designed and constructed to meet the applicable standards in the City's Engineering Design Standards and Fm edume Manuel. AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 10 AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 11 Marwla Meadows Phases I& 2 Subdivision —Conditions of Approval tical Case No. 811-19-000262-TTP2 Conditions Applicant's Response 7. Prior to approval of the Final Subdivision Understood Plat, the applicant's PIP plans for the subdivision shall provide for setback sidewalks along all public streets within the subdivision area, including the segment of Pierce Parkway between V and W Streets and the segment of"27v Street' earth of V Street. 8. Prior to approval of the Final Subdivision This application involves a modification to the Play the applicants PIP plans for the application of standards required within Section 3.2 - subdivision must show and incorporate 225. This condition of approval is to be removed and decorative LED lighting that meet. the affect all lots in the Marcola Meadows Final Master standards in EDSPM section 5.02.I.B. Plan. Please see the additional narrative responses for further details. 9. Prior m approval of the Final Subdivision As shown on the Preliminary Plans, the subject street is Play the cast -west street lying between V and planned to be named Tenya Street' The condition is W Streets shall have unique street name satisfied. selected that is acceptable m the City and the Lave County Road Naming Committee. 10. The Final Subdivision Plat shall provide for As shown on the Preliminary Plans, V Street' naming is the "W Street' naming to extend the full planned to extend through the curve described. The distance from the intersection with 31st condition is satisfied. Street, past the point of curvature at Trac[A where the road deflects 90o to the south, to the intersection with the unnamed east -west street between V and W Streets. 11. Prior m approval of the Final Subdivision Understood Play a 20 -foot wide public sanitary sewer easement centered on the pipe alignment shall be provided for the segment of public sewer main extending southward from the intersection of "27^ Street" and W Street to the .manhole in the existing sewer trunk fine. The 20 -foot wide public sanitary sewer easement shall be dedicated by separate easement document recorded at Lane County Deeds & Records. 12. Prior m approval of the Final Subdivision Understood Play the applicant shall provide evidence of a wedand 611/removal permit or exemption from state and federal agencies for the extension of public sanitary sewer fines across the Pierce Ditch. AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 11 Marwla Meadows Phases I& 2 Subdivision —Conditions of Approval tical Case No. 811-19-000262-TTP2 Conditions Applicant's Response 13. Prior to approval of the Final Subdivision The stormwater facility was relocated and approved Play the applicant shall relocate the through the previous Marcola Meadows Final Master stormwater fvility from the Phase 4 area to Plan Modification under the standards and process of the Phase IB and 2B area of the Master Plan. SDC 5.13-135. As shown on the Phasing Plan within the The applicant shall construct the stormwater Preliminary Plans, this condition is satisfied. Facilities as shown on Sheet 9.OA of the Master Plan within Phases IB and 2B as part of the PIP process. Alternatively, the PIP plans and Final Subdivision Plat must be consistent with stormwater facilities and phasing in an approved Master Plan modification. The Master Plan .modification for the stormwater facilities and/or phasing shall be approved under the standards and process of SDC 5.13-135. 14. Pror m approval of the Final Subdivision This master plan modification involves updates to the Plat, the applicant shall provide a revised approved stormwater management design and stormwater drainage report and engineering drainage report. The updated report demonstrates plans for Basins BI and B2 showing a design compliance with the required standards. for stormwater treatment and discharge that eets the requirements of the City's EDSPM (Chapter 3) and the adopted portion of the Eugene Stormwater Management Manual for design of stormwater treatment areas (Chapters 2 and 3). Alternatively, the applicant shall provide a stormwater drainage report and engineering plans for stormwater Facifidec approved in aMaster Plan .modification that show the design for stormwater treatment and discharge that meet the City's EDSPM requirements described herein. 15. Prior to approval of the Final Subdivision This master plan modification involves updates to the Play the applicant shall provide for a approved stormwater management design and stormwater quality treatment manhole drainage report. The updated report demonstrates upstream of the Basin BI, B2 and B3 compliance with the required standards. treatment areas (or as approved in aMactor Plan modification) and shall install the .manholes as part of the subdivision PIP. The treatment .manholes must be sized per the manufacturer'. recommendations for the expected Bow to be treated and .oust meet the City's requirements for pretreatment as determined by the State of Washington TAPE 16. Prior m approval of the Final Subdivision Understood Play the applicant shall prepare and submit a vegetation plan meeting City requirements for the vegetated stormwater treatment areas. Suitable native plant species shall be used in treatment areas that discharge to wetlands (Basins BI and B2 of the subdivision plan or as roved in aMaster Plan modification). AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 12 AVC Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 13 Marwla Meadows Phases I& 2 Subdivision —Conditions of Approval tical Case No. 811-19-000262-TYP2 Conditions Applicant's Response 17. Prior to approval of the Final Subdivision This master plan modification involves updates to the Play the applicant shall obtain a storm water approved stormwater management design and discharge permit or exemption from Oregon drainage report. The updated report demonstrates DSL for the outfalls to mapped wetlands compliance with the required standards. The condition including the 3151 Street ditch and the Pierce is satisfied. Ditch. Alternatively, the applicant shall design and construct a treatment area sufficient to provide 100% treatment and detention for the fi fl volume of runoff for the subdivision area that drains to either wetland feature. The runoff shall be designed to flow overland at rates that minimize volumes conveyed to the receiving wetlands. 18. Prior to approval of the Final Subdivision This master plan modification involves updates to the Play the applicant shall provide a revised approved stormwater management design and drainage report and plans that show a drainage report. The updated report demonstrates stormwater management system that does compliance with the required standards. not increase the discharge to the Pierce Ditch above existing, undeveloped conditions. 19. Prior to approval of the Final Subdivision Understood Play the applicant shall provide an infiltration test conducted by a licensed engineer in support of the revised stormwater drainage report 20. Prior to approval of the Final Subdivision Understood Play the applicant shall dedicate easement(s) to the City for any public stormwater facilities outside the Phases IA and 2A boundary. The easement configuration shall accommodate the full extent of the stormwater facility, including underground piping, and provide for access and aintenance. 21. Prior to approval of the Final Subdivision Understood Play the applicant shall depict the location of all udfity lines, community mail boxes, and associated infrastructure as part of the City's PIP process. 22. To meet minimum separation requirements Understood for installed utilities, the applicant will be responsible for ensuring that buildings and structures are not placed within 10 feet of vaults and junction boxes and relocating utilities that are found to be in conflict with new or proposed driveway locations within the ubdivision area, to the satisfaction of the City and the affected mility provider. 23. Prior to approval of the Final Subdivision As shown on the Preliminary Plans, Lot 10 has been Play the applicant shall provide for extension reconfigured to implement a stormwater facility per of the fill suite of public utilities and a paved direction from the City of Springfield. Therefore, driveway from the street frontage to the Condition 23 is not relevant. building footprint area of panhandle Lot 10. AVC Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 13 CFLY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 3 LAND USE DISTRICTS Section 3.1-100 Official Zoning Maps 3.1-110 Zoning Map Amendments AVC! Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 14 Marwla Meadows Phases I& 2 Subdivision —Conditions of Approval tical Case No. 811-19-000262-TYP2 Conditions Applicant's Response 24. The panhandle driveway serving Lot 10 shall As shown on the Preliminary Plans, Lot 10 has been provide for 20 feet of clear width and be able reconfigured to implement a stormwater facility per to accommodate an 80,000 lb. unposed load direction from the City of Springfield. Therefore, if the driveway is required to provide a 150- Condition 24 isnot relevant. foot fire response access to all points on the building exterior. 25. The Final Subdivision Plat shall provide for Understood private joint access easements at least 24 feet avide by 18 feet long as measured from the street -Facing property line at all locations where shared driveways are installed to serve the lots within the development area. 26. Prior m issuance of any Building Permits for Pursuant to ORS 197.3074), these standards may not lots within the subdivision area, the be applied. The provisions of SDC 3.2-225 effectively applicant shall demonstrate compliance with preclude most forms of housing on the lots designated the solar setback requirements of SDC 3.2- MDR District and thereby lead to unreasonable cost 225. and delay to meet these requirements. Please see the narrative for Section 3.2-225, asserting compliance with the solar setback requirements should not be applied. This condition of approval is to be removed and affect all lots in the Marcola Meadows Final Master Plan. 27. The construction plans for the subdivision Understood shall include groundwater protection construction votes as outlived in Finding 95 of the stuff report and decision on the subdivision, Case 811-19-000262-TYP2. 28. Prior m approval of the Final Subdivision Understood Play the applicant shall provide the City with evidence of wedand delineation report approved by applicable federal and stare agencies. 29. Prior w approval of the Final Subdivision Understood Plat and initiation of any construction or vegetation removal activity within or pmximare to the Pierce Ditch and the exisdrig drainage ditch along 31• Street' the applicant shall obtain wedand fill/removal permits or exemptions from applicable federal and state agencies and provide evidence thereof to the City. Alternatively, a Master Plan modification may be approved to change the configuration of the phasing boundaries to avoid impacting the wetlands. CFLY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 3 LAND USE DISTRICTS Section 3.1-100 Official Zoning Maps 3.1-110 Zoning Map Amendments AVC! Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 14 A proposed change to the Official Zoning Maps is subject to the amendment process described in Section 5.22-100. Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, this project involved concurrent amendments to the Springfield Zoning Map. Please see associated applications for narrative responses regarding the planned amendments and overlay removal on the subject site. Table 3, below, illustrates a summary of the envisioned amendments. Table 3: Existing and Future Land Uses and Zoning Designations Future Existing Base Existing Metro Land use Future Base Future Metro Envisioned Phase Zoning District Plan Action Zoning District Plan land Uses Existing Zoning Designation Future Zoning Designation Single- Residential District Medium Density Adjust / Residential District Medium Single -Family Family Mixed -Use District Residential; Remove Split- Density Phases(1-5)Medium Density Commercial; Designations; Medium Density Residential Residential (MDR) Nodal Remove ND Residential (M DR) d-Use Development martial (Mudd(ND) W Area Commercial; Metro Diagram Residential District Medium Multi -Family Multi- Mixed -Use District Family Nodal Amendment; Density Phase Mixed -Use Development Zone Map ium Density Residential mental(MUC) (ND)Area Amendment; sidential(MDR) Remove ND Commercial Mixed -Use District Commercial; Remove ND Commercial District Commercial Convenience Phase Nodal Market Mixed -Use Development unity mental(MUC) (ND)Area ercial(CC) School Mixed -Use District Commercial; Zone Map Commercial District Commercial School Phase Nodal Amendment; Mixed -Use Development Remove ND Public Land & Ope Commercial (M UC) (ND)Area Space(PLO) Church Mixed -Use District Commercial; Zone Map Commercial District Commercial Church Phase Nodal Amendment; Developm Remove Nn RemND (ND) Area 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 multifamily dwellings are permitted and the density range is 14 to 28 dwelling units per net acre. Density fractions wi6 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. AVC! Marcola Meadows Final Master Plan June 2020 Mi Modification Application— City of Springfield Page 15 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. 3.2-210 Schedule of Use Categories 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 AVC! Marcola Meadows Final Master Plan June 2020 Modification Application — City of Springfield Page 16 uses for the site and are permitted in accordance with the MDR District standards. The criteria are met. 3.2-215 Base Zone Development Standards 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 AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 17 Oro Development Standard Medium Density Residential DR Minimum Area East-West Streets:4,500 s . k IS North-South Streets: 5,000 s . k IS MimmumseeerF. 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 . ft Mimmums0:eerF. e East-West Streets: 45 feet IS North-South Streets: 60 feet IS Maximum Building Height (11)(12)(13)(14)(18) 35 feet (1) 6,000...... feeds area far a dupl. came, Im/parcel in.11—ideneal district.. This standard may only 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 doplcr cone.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 ovaua intends to divide the Im/pa.celwith the intent to create sepamtr ownership for each bailor the dories. (B) See Section 3.2-225 far —ulcmud building height fi..itatio.. for ..Is, protection. In the SLR District, solar protection for abutting MR p.ope.ties is.egui.ed only for those lo./parcels north .fth. proposed development. (12) Incidemai equipment may exceed the heightmanda.ds. (13) Height limitations within the Hillside Development Overlay District may beremoved provided the additional height doer not exceed 45 feet and the base residential ..Is, tanda'd. 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 Distucts, 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 Overlay o. .the, special district sm.da.ds (erg., Glenwood Man District), as determined ffium,h Refinemern Man ad/.' Master Mon processes and/o. the permitted building height may be.egnlated by u -b., f.tacie. or Roos. 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 AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 17 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 A. Building 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 son thern-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. AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 18 Exemptions. A building is exempt from the Solar Setback Standards when any ofthe following conditions exist: a. 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. b. 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 non-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 m 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. G. Shade less than 20 square feet of south -Facing glazing. 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 Modification Application— City of Springfield Page 19 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 Modification Application- City of Springfield Page 20 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=(2.5x30)'(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 Modification Application- City of Springfield Page 20 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 shaft 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 Modification Application— City of Springfield Page 21 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 Modification Application— City of Springfield Page 22 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 Modification Application— City of Springfield Page 23 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 Modification Application— City of Springfield Page 23 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 facilities; 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 Marcola 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 Pubfic 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 Modification Application— City of Springfield Page 24 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 Modification Application— City of Springfield Page 25 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 Modification Application— City of Springfield Page 25 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Section 5.12-100 Land Divisions— Partitions and Subdivisions 5.12-105 Purpose and Applicability A. Purpose. The purpose ofthe Partition and Subdivision process ism: 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 ofpubfic Facilities and services; s; Provide for c B connectivity between different uses; Utilize alternativetransportation .nodes 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 cream 2 or 3 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, full compliance with the Subdivision regulations specified in this Code may be required. C. The Subdivision process regulates land divisions that create 4 or more lots within a calendar year. Response: This project involves a concurrent land division by means of a subdivision application to create more than 4 lots within a calendar year. Please see the concurrent application submittal for narrative responses relative to the Preliminary Subdivision Plans. The following Tentative Plan criteria is reviewed for compliance due to relevant analysis to the Marcola Meadows Master Plan site. 5.12-125 Tentative Plan Criteria The Director shall approve or approve with conditions a Tentative Plan application upon determining that all applicable criteria have been satisfied. If conditions cannot be attached to satisfy the approval criteria, the Director shall deny the application. In the case ofParddons 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): AVC! Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 26 Table 4: 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 Modification Application— City of Springfield Page 27 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 wedands 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 97.740-7601 358.905-955 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 Modification Application— City of Springfield Page 28 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 Modification Application— City of Springfield Page 29 Section 5.2-100 Pubfic Hearings Process 5.2-110 Hearing Body Jurisdiction A. The Planning Commission shall hear: 1. Type II review procedure administrative appeals within the city limits; 2. Type III review procedure quasi-judicial applications within the city limits; 3. Type IV review procedure legislative applications that require a recommendation to the City Council; and 4. Appeals as may be assigned by the City Council. B. The Hearings Official shall hear: 1. Type II review procedure administrative appeals within the City's urbatdzable area and appeals of all expedited land division actions as defined in ORS 197.360; 2. Type III review procedure quasi-judicial applications within the City's urbanizable area; and 3. Appeals as may be assigned by the City Council. C. The City Council shall hear: 1. Type III review procedure quasi-judicial appeals within the city limits; and 2. Type IV review procedure legislative applications final decisions. Response: This application involves a Metro Plan Diagram Amendment, Zone Map Amendments, and Modifications to the Final Master Plan. It is understood the application will be processed through a Type IV review procedure. Section 5.13-100 Master Plans 5.13-120 Preliminary Master Plan — Submittal Requirements The Preliminary and Final Master Plan applications shall be prepared by a professional design team. The applicant shall select a project coordinator. All related maps, excluding vicinity and detail .naps, shall be at the same scale. A Preliminary Master Plan shall contain all of the elements necessary to demonstrate compliance with the applicable provisions of this Code and shall include, but not be limited to: Response: This application is a Final Master Plan Modification subject to the provisions of5pringfield Development Code (SDC) 5.13-135. This section includes a long list of general submittal requirements that may apply to a Modification of this type. In this case, most of the submittal requirements are included. However, 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. To the extent applicable, the submittal requirements are met. H. An Architectural Plan with maps. I. A Parking Plan and Parking Study. AVC! Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 30 Response: 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. Architectural and parking design components are subject to several factors, including approval of land use amendments within this application. As such, the plans described above are more appropriately included within the future Site Design/Plan review submittal. N. Neighborhood Meeting Summary. The applicant shall submit a summary of issues raised at the neighborhood meeting as specified in Section 5.13-117. Response: This application involves a final master plan modification subject to the provisions of SDC 5.13-135 and the applicant is therefore not required to conduct a neighborhood meeting. O. A copy of all proposed and any existing covenants, conditions, and restrictions that may control development' ifappl c. able. Response: The land use amendments and updated Phasing Plan, among other modifications, necessitate this application but do 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. 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. 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 of the 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, Commercial, and ND Area Overlay on the Metro Plan Diagram. Upon approval of this amendment of the Metro Plan Diagram, the Marcola Meadows Final Master Plan area would be designated a combination of MDR and Commercial. As such, it is understood that prior to the approval of the modified Final Master Plan, the Metro Plan Diagram shall be amended as initiated by this application. The subject site is not subject to a Refinement Plan or Conceptual Development Plan. This written document demonstrates compliance with the applicable Plan District standards and policies. Therefore, 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 planned changes in land use necessitate this application and upon approval, the site will be zoned (MDR, PLO, and CC). The Preliminary Plans illustrate the existing lots comply with development standards relevant to approve the zone map amendments initiated by AVC Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 31 this application (e.g. minimum lot area, street frontage, public utilities, etc.). It is understood that compliance with the future underlying zoning and overlay districts standards (e.g. lot coverage, setbacks, landscaping, FAR's, building height, etc.) will need to be demonstrated and reviewed at future site design review. 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 future phases or there will be adequate capacity by the time each phase of development is completed. Adopted Stare 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 illustrated on the Preliminary Plans, the Marcola Meadows Final Master Plan will accommodate for the planned capacity generated by the project. The TIS demonstrates compliance with the applicable transportation standards specific in the SDC. Please see the narrative response to findings for Transportation Planning Rule compliance and the TIS (Exhibit F) for further details. D. Parking. Parking areas have been designed to: 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 shall also comply with all applicable vehicular and bicycle parking standards specified in SDC Chapter 4. Response: As shown on the Preliminary Plans, on and off-street parking areas within the northern residential phases are designed to facilitate safe pedestrian and bicycle connectivity to and from the property. In addition to the detached single-family homes as described in this written narrative, efforts are underway to provide for a number of specifically planned project elements, including a church, school, and multi -family homes. The design of parking areas within the planned updates are subject to several factors, including approval of land use amendments within this application. As such, vehicle and bicycle parking for multi -family residential and various land uses will be reviewed and approved incrementally as detailed site plans are advanced for those portions of the site. Therefore, Criterion D is satisfied. E. Ingress -egress. Ingress -egress points have been designed to: facilitate traffic safety and avoid congestion; provide bicycle and pedestrian connectivity within the property and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; and minimize driveways on arterial and collector streets as specified in this Code or other applicable City and State regulations. The Preliminary Master Plan shall also comply with all applicable ingress/egress standards specified in SDC Chapter 4. Response: As shown on the Preliminary Plans, the single-family residential housing access points on N 31" 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" AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 32 Street (functionally classified as a Minor Collector street). The Multi -Family and Commercial Phases share a future access point to minimize driveways on Marcola Road (functionally classified as a Major Collector street). The 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 further detail in the TIS. As demonstrated in the application materials, the Modifications comply with the applicable provisions of the SDC. Therefore, approval Criterion E is satisfied. F. Availability of Pubfic Utifiries. Existing pubfic utifidec, including, but not limited m, water, electricity, wastewater f cifidec, and sturtnwater management Facilities either have sufficient capacity to support the proposed development in all future phases adequately, or there will be adequate capacity available by the time each phase of developments completed. The Pubfic Works Director or appropriate utility provider shag determine capacity issues. The Preliminary Master Plan shag also comply with applicable utility standards specified in SDC Chapters 4 and 5. Response: This application facilitates various changes in land use (the southern phases) that necessitate this modification application and may impact staff findings from the master plan approval. However, Phases 1-5 of the site remain consistent with the approved master plan and do 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 for the northern portion of the site. Specifically, Findings 23 and 45 assert there is adequate infrastructure capacity planned to be provided to the site. The updated Preliminary Plans demonstrate the planned modifications take into account the applicable provisions of the SDC related to utility standards. For detailed information regarding location, design, capacity, and function of public facilities, please see Exhibit B. Adequate public utilities, water, electricity, wastewater facilities, and stormwater management facilities will be provided with sufficient capacity to serve Marcola Meadows in accordance with the scheduled phases. Furthermore, 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 1-5 is directed toward the facilities in the applicable portion of the site (Tracts A-E). The phase boundaries and lot numbers are updated in accordance to allow for the construction of said public facilities in a logical manner. Please see the Preliminary Stormwater Report, in Exhibit F, for further 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 ofPhyslcal Features. Physical features, including, but not limited m slopes 15 percent or greater with unstable coil or geologic conditions, areas with susceptibility to flooding, significant clusters of trees and shrubs, watercourses shown on the Water Quafity Limited Watercourses (WQLW) AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 33 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 sperified 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: This application involves various modifications as shown on the Preliminary Plans in Exhibit B. The site is generally flat and currently exists as a 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 (as shown in the 2018 Modified Master Plan) and is envisioned to remain intact as it currently exists on site. Therefore, approval of this application will not change the status of natural features on the site, 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 Facilities 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 Facilities construction will occur. Response: As described in this written document, this application involves modifications to the use of land, existing Metro Plan Diagram Designations and Zoning Districts, the phase boundaries, and the stormwater management design approved in the Marcola Meadows Final Master Plan. Due to the project's stormwater management design and topographic constraints, surface stormwater runoff (for Phases 1-5) will be directed toward the appropriate facilities in the applicable portions 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 1-5 are responsive to various points of infrastructure connection. Phase IA begins at the east property boundary to allow the extension of underground utilities from the intersection of W Street and N 31" Street into the subdivision and moves south to implement stormwater facilities. The design of Phase 1C is a result of secondary access implementation and planned stormwater management; the phase moves west to construct Tract C, 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. Phases 3-5 move south and turn west to continue the roads and utility sequencing and end in the northwestern corner of the site. As the lots planned forthe Multi -Family, Commercial, School, and Church Phases are sold to interested parties, they will be designed and reviewed for compliancewith specific site improvements. As such, the phases in the southern portion of the site are sectioned appropriately and provided with independent accesses that will be implemented as AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 34 financial guarantees are finalized. The phasing plan is designed to be carried out in a mannerthat provides necessary public improvements for each phase as it moves forward. The phasing configuration is anticipated to be completed according to the following schedule in Table 6, Phasing Timeline Table: Table 5: Phasing Timeline Table Phasing Timeline Table Phase Description/Scope of Improvement(s) Anticipated Construction Date Phase 3A Initial start of improvements on the subject site for the construction of lots Summer 2020 intended for single-family detached homes (e.g. streets, franchise utilities, etc.), including: • W Street access • Required 31" Street improvements (adjacent to Phase 3A) Tracts A and B stormwater facilities and associated improvements Phase SC Continued construction of lots intended for single-family Fall 2020/Winter 2021 (Note: Phase 1B development *must be preceded by does not exist) Secondary emergency vehicle access Phase SA • VStreet access • Bonding for required 31st Street improvements(adjacent to/and included within future Phase 3) • W Street improvements • Pierce Parkway improvements • Tract D stormwater facility and associated improvements (e.g. maintenance/pedestrian accessway, etc.) Tract C pedestrian connection to existing EWEB pathway Phase 2A Continued construction of lots intended for single-family Spring 2021 development *must be preceded by • Fenya Street improvements Phase SC Pierce Parkway improvements Phase 2C Continued construction of lots intended for single-family Summer/Fall 2021 (Note: Phase 2B development *must be preceded by does not exist) V Street improvements Phase 2A Pierce Parkway improvements Phase 3 Continued construction of lots intended for single-family Winter/Spring 2022 (Previously Phase development *must be preceded by 1B and 2B) Required 31" Street improvements (adjacent to Phase 3 and Phase 2C bonded for in Phase 1C) • Extension of Pierce Parkway improvements • U Street Improvements • Tract E stormwater facility and associated improvements • S Street improvements • Tract F stormwater facility and associated improvements 28'^ Place improvements Phase 4 Continued construction of lots intended for single-family Summer/Fall 2022 (Previously Phase development *must be preceded by 3A) U Street improvements Phase 3 • V Street improvements • Tract G stormwater facility and associated improvements • Tract H pedestrian connection to adjacent existing development 26'" Loop improvements AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 35 Therefore, this application satisfies Criterion H. I. Adjacent Use Protection The proposed Preliminary Master Plan contains design, elements including, but not limited to landscaping/screening, parking/traffic rmarragermenq and .multi -.nodal transportation that Emit and/or mitigate identified conflicts between the site and adjacent uses. Response: The Marcola Meadows Master Plan site contains land for single-family and multi -family residences, a school, a church, and a commercial retail site. As demonstrated in this written document, the Applicant complies with the standards of the respective underlying zones (MDR, PLOS, CC) relevant to this Modification application. This application does not involve modifications which affect adjacent use protection impacting the northern portion of the site, including provisions related to landscaping, screening, parking/traffic management, or multi -modal transportation routes. As illustrated on the Color Site Plan within the Preliminary Plans, the open space and stormwater facility tracts separate the north half of the site from the south in a similar way to the approved master plan. Essentially, the north and south halves of the site are separated by open space, sidewalks, and stormwater facilities that segregate land uses to mitigate conflicts. AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 36 Ferrya Street improvements Phase 5 Continued construction of lots intended for single-family Winter/Spring 2023 (Previously Phase development 'must be preceded by 3B) 26'" Loop improvements Phase 4 • Tract L private road • Tract 1 pedestrian connection to existing EWEB pathway Fenya Street improvements Mufti -Family Initial start of improvements for the construction of lots intended for multi- 2021 or later Phase family units (e.g. streets, franchise utilities, etc.), including: *no other phase must (Previously Phases Extension of Pierce Parkway improvements (to 28" Street) precede. 4, 5, and 9) Eastern portion of Marcola Road frontage improvements • Pedestrian connection to 28'^ Place (within Phase 3) • Tract K open space Commercial Initial commercial development 2021 or later Phase Segment of Marcola Road improvements (adjacent to property *no other phase must (Previously Phase frontage) precede 9) School Phase Initial institutional/educational development for school 2021 or later (Previously Phases Segment of Marcola Road improvements (adjacent to property *no other phase must band 8) frontage) precede • Tract L open space Church Phase Initial commercial development 2021 or later (Previously Phase Tract M open space *no other phase must 7) Extension of V Street to Marcola Road (adjacent to Church and precede. School Phases) and associated improvements • Remaining western segment of Marcola Road improvements (adjacent to property frontage) Therefore, this application satisfies Criterion H. I. Adjacent Use Protection The proposed Preliminary Master Plan contains design, elements including, but not limited to landscaping/screening, parking/traffic rmarragermenq and .multi -.nodal transportation that Emit and/or mitigate identified conflicts between the site and adjacent uses. Response: The Marcola Meadows Master Plan site contains land for single-family and multi -family residences, a school, a church, and a commercial retail site. As demonstrated in this written document, the Applicant complies with the standards of the respective underlying zones (MDR, PLOS, CC) relevant to this Modification application. This application does not involve modifications which affect adjacent use protection impacting the northern portion of the site, including provisions related to landscaping, screening, parking/traffic management, or multi -modal transportation routes. As illustrated on the Color Site Plan within the Preliminary Plans, the open space and stormwater facility tracts separate the north half of the site from the south in a similar way to the approved master plan. Essentially, the north and south halves of the site are separated by open space, sidewalks, and stormwater facilities that segregate land uses to mitigate conflicts. AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 36 Furthermore, it is understood that the southern phases planned for specific land uses will have extensive site design review to assure compliance with required standards such as landscaping, open space, and design elements that ultimately facilitate protection of adjacent uses. Nonetheless, the Preliminary Plans contain elements which demonstrate these standards are met. The modifications necessitating this application remain consistent with 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 facifides; 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 involves modifications to allow various civic and institutional uses in the southern portion of the site (e.g. a future church and school). Therefore, this modification is applicable. By the applicant for 10 percent or greater increases or decreases in the overall gross floor area of commercial, industrial or public buildings; the number of dwelling units; building height, and the location or building .pass ofthe primary structure (as defined in this Code); Response: This application involves modifications in land use which will ultimately impact the overall gross floor area of buildings, the number of dwelling units permitted within, or building height/placement. Upon approval of this Master Plan Modification, the design elements above will be reviewed and approved incrementally as detailed site plans are advanced for those portions of the site. Therefore, the modification listed above is not relevant to this application. 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 involves modifications in land use which will ultimately impact the amount of approved parking. 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, the modification listed above is not relevant to this application. AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 37 By the applicant for a Zoning Map amendment or Discretionary Use application; Response: This application involves amendments to the Springfield Zoning Map as addressed in this written document. This land use package does not include a Discretionary Use application. By the applicant for proposals that would increase the number ofPM peak -hour vehicular trips by 10 percent or greater, except in cases where a trip cap has been imposed on development of the property. Where such a trip cap is in effect, a modification of the land use decision that imposed the trip cap shag be required. In aR 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. Please see the TIS (Exhibit F) which demonstrates compliance with the applicable transportation standards. 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 oflots: The phase boundaries in the northern portion of the site (residential lots intended for detached homes) are reconfigured to allow for updates to the approved stormwater management design. As modified, stormwater runoff (for Phases 1-5) is directed toward the applicable onsite facilities (Tracts A-E). 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. Updates to Condition of Approval (Local Case No. 811-19-000161-TYP2): AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 38 Additionally, this application modifies Condition of Approval #4 as detailed in the findings of Table 2. Therefore, the phasing schedule for Phase 1C is modified to implement the required public improvements between U and V Streets within a more logical phase of the project, Phase 3. Updates to phase nomenclature: The approved Marcola Meadows Master Plan shows a mixed numbering/lettering nomenclature to depict the order of configuration. This application simplifies the method as shown on the Updated Phasing Plan. 9. 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 waiting with the Director at least(A) 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. 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 modifications 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, if required: Building interior improvements; 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; Installation of new mechanical or electrical equipment, or modification of existing equipment, subject to all applicable base AVO Marcola Meadows Final Master Plan June 2020 Modification Application— City of Springfield Page 39 zone development and design standards and relevant conditions of approval as approved in the Final Master Plan; and/or Routine maintenance of existing buildings, facilities and landscaping. Response: This application does not include modifications listed above (which do not require subsequent land use review). The subsection is not relevant. E. A Pre -Submittal Meeting application, as specified in Section 5.1-120C., is required prior to the formal submitral of the Final Master Plan modification application. Response: It is understood that a pre -submittal meeting application is required prior to the Marcola Meadows 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 portions of the SDC and specifically addresses the individual approval criteria within Section 5.13-125. The criteria are met. G. The Master Plan procedures in Appendix 3 of this Code regarding Master Plan Modifications and/or newMasterPlans shall apply to properties within the Glenwood Riverfiont Plan 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 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 Modification Application— City of Springfield Page 40 AK Exhibit A: City Application Forms and Checklists City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Final Master Plan Modification �SPRINGFIELD AA. OREGON Application Type (Applicant: check one) Pre -Submittal Final Master Plan Modification: Tr Final Master Plan Modification Type I: ❑ Final Master Plan Modification Type II: ❑ Final Master Plan Modification Type III: ❑ Required Project Information (Applicant., complete this section) Applicant Name: Marcola Meadows Nei hborhood LLC Phone: Please contact consultant Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant Address: 9550 SE Clackamas Road Clackamas OR 97015 Applicant's Rep.: Consultant: Chris Goodell Phone: (503) 563-6151 Company: AKS Engineering & Forestry, LLC Fax: (503) 563-6152 Address: 12965 SW Herman Avenue Suite 100 Tualatin OR 97062 Property Owner: Marcola Meadows Neighborhood, LLC Phone: N/A Company: Marcola Meadows Neighborhood, LLC Fax: N/A Address: 9550 SE Clackamas Road Clackamas OR 97015 ASSESSOR'S MAP NO: 17032511/17023000 1 TAX LOT NOS : 2300 1800 Property Address: No situs, northwest of Marcola Road and 31st Street Size of Property: +/- 100 acres Acres ® Square Feet ❑ Approved Use of Property: Various residential and commercial uses Description of If you are filling in this form by hand, please attach your proposal description to this application. Modification: Consolidated Master Plan Modification. Please see written narrative materials. Si natures: Please sign and Drint your name and date in the acicirociriate box on the next Dage. Required Project Information (City Intake Staff., complete this section) Associated Applications: Signs: Pre -Sub Case No.: Date: 06/17/2020 Reviewed by: 811 -20 -000115 -PRE Case No.: Date: Reviewed b : Application Fee: 421.00 Technical Fee: $ 1 Postage Fee: TOTAL FEES: $ PROJECT NUMBER: 811-18-000047-PROJ 421.00 Final Master Plan Modification 10.14.13 kl 1 of 6