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
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