HomeMy WebLinkAboutPacket, Pre PLANNER 12/29/2020Pre -Submittal Meeting
Development and Public Works Department
Reem 61
PRE -SUBMITTAL MEETING DATE:
Tuesday, January 12, 2021
10:00 a.m. - 11:00 a.m.
DPW /^....L......nee Room 616
Pre -Submittal (Subdivision Plat) #811 -20 -000245 -PRE 811-I8-000047-PROJ Marcola Meadows
Neighborhood LLC
Assessor's Map: 17-02-30-00 TL: 1800
Address: Marcola Rd. & 28e St.
Existing Use: Vacant
Applicant has submitted plans 56 single family residential lots on approx. 8.72 acres.
Meeting: Tuesday, January 12, 2021 10:00 — 11:00 via GoToMeeting
VICINITY MAP
811 -20 -000245 -PRE Pre -Submittal Meeting
17-02-30-00 TL 1800
Marcola Road and 28" /31" Street
Marcola Meadows Neighborhood LLC
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Plat
Partition, Subdivision
SPRINGFIELD
W 0#1
Application Type (Applicant. diteck one)
Partition Plat Pre -Submittal: LlSubdivision Plat Pre -Submittal:
Partition Plat Submittal: ❑ ISubdivision Plat Submittal: ❑
Required Project Information (Applicant., complete this section)
Applicant Name: Marcola Meadows Neigh rh LLC Ph one Please contact consultant
Company: Marcola Meadows Neighborhood, LLC
Fax:Pleasewntactconsultant
Address: 27375 SW Parkway Ave Wilsonville, Oregon 97070
Applicant's Rep.: Consultants: Rob Rettig and Chris Goodell
phone: 503 563-6151
company: AKS Engineering and Forestry
Fax: (503) 563-6152
Address: 12965 SW Herman Road Suite 100 Tualatin Oregon 97062 Email: chris aks-en .co
Property Owner: Marcola Meadows Nei hborhood LLC
Phone:Please wntactcomultant
Company: Marcola Meadows Neighborhood, LLC
Fax: Please contact consultant
Address: 27375 SW Parkway Ave Wilsonville, Oregon 97070
ASSESSOR'S MAP NO:17-02-30-00
I TAX LOT NOS : 1800
Property Address: North of Marcola Road, West side of 31st Street
Size of Property: ±8.72 acres, ±379,775 sf Acres ® Square Feet
Proposed Name of Subdivision: Marcola Meadows Phase 1 B
DBSCf IPtIOn Of If you are filling in this form by hand, please attach your proposal description to this application.
Pro osal: 56 lots for single-family detached dwellings and tracts for public facilities.
Existing Use: Vacant Undevelo ed Land
Tentative Case #:811-19-000262-TYP2
# of Lots/Par,els: 56
Av . Lot Parcel Size: 3795 sf Densit : 14 du/acre
Si natures: Please sign and print your name and date in thea ro riate box on the next pace.
Required Project Information (City Intake Staff., complete this section)
Associated Applications:
Pre -Sub Case No.:
Date:
Reviewed by:
Case No.:
Date:
Reviewed by:
Application Fee: $
Technical Fee: $
lPostage Fee: $0
TOTAL FEES: $
PROJECT NUMBER:
Revised 10.14.13 kl 1 of b
December 18, 2020 A K
ENGINEERING &FORESTRY
Andy Limbird
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
RE: Marcola Meadows Phase 1C Subdivision Plat Pre -Submittal Checklist,
Local File No. 811-13000262-TYP2
Andy:
Thank you for reviewing the Marcola Meadows Final Phase 1C Subdivision Plat (platted as Phase 1B). This
letter and accompanying information address each condition of approval, as required by the Subdivision
Plat Pre -Submittal Checklist. The list of conditions of approval are shown in italics, with the Applicants
response directly below.
1. The subdivision phase boundaries and nomenclature shall be consistent with thefina/Master Plan
as modified in 2018 (Planning Case 911-18-000054-TYP3).
Response: The Phase 1C Plat boundaries and nomenclature are consistent with the Marcola
Meadows Final Master Plan Modification as modified in 2020 (Local File No. 811-20-
000105-TYP2). The condition is satisfied.
2. The Final Subdivision Plat shall depict the Phase 1A Subdivision area as being the 100 lots bound
by the EWEB pathway to the north, 31st Street to the east, V Street to the south, and Pierce
Parkway to the west. 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
provide for a different phasing scheme.
Response: The condition has been satisfied; this application involves the Phase 1C final plat review
and does not involve the Phase 1A subdivision area. The criterion is met.
3. The Final Subdivision Plat shall depict the Phase 2A subdivision area as being the 70 lots and one
tract bound by the EWEB pathway to the north, Pierce Parkway to the east; V Street to the south,
and "27th Street" and the western boundary of Tract A to the west. 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 provide for a different phasing scheme.
Response: The condition has been satisfied and the Marcola Meadows Phase 1C Plat is consistent
with the approved Marcola Meadows Final Master Plan Modification (Local File No. 811-
20-000105-TYP2, approved July 7, 2020) in accordance with SDC 5.13-135. The criterion
is met.
4. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans shall provide for full
improvement of 31st Street from the U Street intersection to the northern edge of the EWEB
BEND, OR I KEIZER, OR I TUALATIN, OR I VANCOUVER, WA
www.aks-eng.com
property. The street improvements shall meet City of Springfield requirements and include right-
of-way dedication, paving, curb and gutter, street trees and sidewalks.
Response: The PIP plans provide for improvements applicable for this phase of the project. The
above listed improvement is not included in Phase 1C of the project. The condition is met,
as relevant.
5. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans shall provide for full
intersection and road improvements for the entire Phase 1A and 2A area, including the western
edge of the Phase 2A boundary in accordance with the Master Plan.
Response: This application submittal does not involve Phase 2A. The condition is not applicable.
6. Prior to approval of the Final Subdivision Plat the applicant's PIP plans must incorporate 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 must be designed and constructed to meet the
applicable standards in the City's Engineering Design Standards and Procedures Manual.
Response: The above listed features are not included in Phase 1C of the project. The condition is not
relevant.
7. Prior to approval of the Final Subdivision 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 WStreets and the segment of "27th Street" north of
Street.
Response: As reflected in the PIP plans for Phase 1C of the project, setback sidewalks are provided
along internal public streets. The condition is met.
8. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans for the subdivision must
show and incorporate decorative LED lighting that meets the standards in EDSPM section 5.02.1.8.
Response: The PIP Plans for Phase 1C Subdivision show and incorporate the lighting standards noted
above. The condition is met.
9. Prior to approval of the Final Subdivision Plat, the east -west street lying between V and W Streets
shall have a unique street name selected that is acceptable to the City and the Lane County Road
Naming Committee.
Response: As shown on the Final Subdivision Plat for Phase 1C, the subject street is planned to be
named'Fenya Street' The condition is met.
10. The Final Subdivision Plat shall provide for the "W Street" naming to extend the full distance from
the intersection with 31st Street past the point of curvature at TractA where the road deflects 90"
to the south, to the intersection with the unnamed east -west street between V and W Streets.
Response: As shown on the plat, W Street' extends through Phase 1C. The condition is not
applicable.
11. Prior to approval of the Final Subdivision Plat, a 20 foot wide public sanitary sewer easement
centered on the pipe alignment shall be provided for the segment of public sewer main extending
southwardfrom the intersection of "27th Street"and W Street to the manhole in the existing sewer
AVO Marcola Meadows Final Phase 1CSubdivision Plat -City of Springfield December 11, 2020
Pre -Submittal Letter -Local File No. 811-19-000262-TVP2 Page 2 of 6
trunk line. The 20 -foot wide public sanitary sewer easement shall be dedicated by separate
easement document recorded at Lane County Deeds & Records.
Response: As shown on the PIP plans the Phase 1C Subdivision Plat does not involve the extension
of public sanitary lines across the Pierce Ditch. The condition is not applicable.
11. Prior to approval of the Final Subdivision Plat, the applicant shall provide evidence of a wetland
fill/removal permit or exemption from state and federal agencies for the extension of public
sanitary sewer lines across the Pierce Ditch.
Response: As shown on the PIP plans the Phase 1C Subdivision Plat does not involve the extension
of public sanitary lines across the Pierce Ditch. The Phase 1C Subdivision Plat does not
involve the improvement described above. The condition is not applicable.
13. Prior to approval of the Final Subdivision Plat the applicant shall relocate the stormwater facility
from the Phase 4 area to the Phase 1B and 2B area of the Master Plan. The applicant shall
construct the stormwater facilities as shown on Sheet 9.OA of the Master Plan within Phases 1B
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
MasterPlan modification for the stormwater facilities and/or phasing shall be approved under the
standards and process of SDC 5.13-135.
Response: The Phase 1C Subdivision Plat includes the Tract D, the stormwater facility improvement
described above. The condition is met.
14. Prior to approval of the Final Subdivision Plat, the applicant shall provide a revised stormwater
drainage report and engineering plans for Basins BI and B2 showing a design for stormwater
treatment and discharge that meets 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 facilities approved in a Master Plan
modification that show the design for stormwater treatment and discharge that meet the City's
EDSPM requirements described herein.
Response: The Stormwater Report for Phase 1C has been updated, reviewed, and approved by the
City. The condition is met.
15. Prior to approval of the Final Subdivision Plat, the applicant shall provide for a stormwater quality
treatment manhole upstream of the Basin Bl, B2 and B3 treatment areas (or as approved in a
Master Plan modification) and shall install the manholes as part of the subdivision PIP. The
treatment manholes must be sizedper themanufacturer's recommendations for the expected flow
to be treated and must meet the City's requirements for pretreatment as determined by the State
of Washington TAPE program.
Response: The Stormwater Report for Phase 1C has been reviewed and approved by the City. Low
Impact Development stormwater facilities are utilized and approved by the City to
manage stormwater runoff for Phase 1C. These stormwater facilities will be completely
infiltrated up to the 10 -year design storm. The condition is met.
16. Prior to approval of the Final Subdivision Plat, the applicant shall prepare and submit a vegetation
plan meeting City requirements for the vegetated stormwater treatment areas. Suitable native
AVO Marcola Meadows Final Phase 1CSubdivision Plat —City of Springfield December 11, 2020
Pre -Submittal Letter —Local File No. 811-19-000262-TVP2 Page 3 of 6
plant species shall be used in treatment areas that discharge to wetlands (Basins BI and B2 of the
subdivision plan or as approved in a MasterPlan modification).
Response: Please see the Tract D Stormwater Facility Planting Plan containing the information
above, within the supporting materials. This plan is currently under review by the City.
The condition is met.
17. Prior to approval of the Final Subdivision Plat, the applicant shall obtain a storm water discharge
permit or exemption from Oregon DSL for the outfalls to mapped wetlands including the 3151
Street ditch and the Pierce Ditch. Alternatively, the applicant shall design and construct a
treatment area sufficient to provide 100% treatment and detention for the full 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.
Response: This application involves the Final Phase 1C Subdivision Plat solely. A Low Impact
Development stormwater facility is utilized and approved by the City to manage
stormwater runoff for Phase 1C. These stormwater facilities will completely infiltrate up
to the 10 -year design storm, only overflow stormwater runoff will flow overland to
existing ditch. Therefore, Condition 17 is not relevant.
18. Prior to approval of the Final Subdivision Plat, the applicant shall provide a revised drainage report
and plans that show a stormwater management system that does not increase the discharge to
the Pierce Ditch above existing, undeveloped conditions.
Response: The Stormwater Report for Phase 1C has been updated, reviewed, and approved by the
City. The condition is met.
19. Prior to approval of the Final Subdivision Plat, the applicant shall provide an infiltration test
conducted by a licensed engineer in support of the revised stormwater drainage report.
Response: The Stormwater Report for Phase 1C incorporates infiltration testing and has been
reviewed and approved by the City. The condition is met.
20. Prior to approval of the Final Subdivision Plat, 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 maintenance.
Response: Phase 1C does not include stormwater facilities outside of the Phase 1C boundary. The
condition is not relevant.
21. Prior to approval of the Final Subdivision Plat, the applicant shall depict the location of all utility
lines, community mailboxes, and associated infrastructure as part of the City's PIP process.
Response: The PIP plans for Phase 1C have been approved by the City. The condition is met.
22. To meet minimum separation requirements for installed utilities, the applicant will be responsible
forensuring that buildings and structures are not placed within 10 feet of vaults andjunction boxes
and relocating utilities that are found to be in conflict with new or proposed driveway locations
within the subdivision area, to the satisfaction of the City and the affected utility provider.
Response: This condition is understood and can be met.
AVE Marcola Meadows Final Phase 1CSubdivision Plat —City of Springfield December 11, 2020
Pre -Submittal Letter —Local File No. 811-19-000262-TVP2 Page 4 of 6
13. Prior to approval of the Final Subdivision Plat, the applicant shall provide for extension of the full
suite of public utilities and a paved driveway from the street frontage to the building footprint
area of panhandle Lot 10.
24. The panhandle driveway serving Lot 10 shall provide for 20 feet of clear width and be able to
accommodate an 80,000 lb. imposed load if the driveway is required to provide a 150 foot fire
response access to all points on the building exterior.
Response: The improvements described above are within Phase IA. Therefore, the conditions above
are not relevant to the Phase 1C plat approval.
15. The Final Subdivision Plat shall provide for privatejoint access easements at least 24 feet wide 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.
Response: The condition above is void.
26. Prior to issuance of any Building Permits for lots within the subdivision area, the applicant shall
demonstrate compliance with the solar setback requirements of SDC 3.2-225.
Response: Pursuant to Oregon Revised Statute (ORS) 197.307(4), the standards of Springfield
Development Code (SDC) 3.2-225 may not be applied. The condition is not applicable.
27. The construction plansfor the subdivision shall include groundwaterprotection construction notes
as outlined in Finding 95 of the staff report and decision on the subdivision, Case 811-19-000262-
TVP2.
Response: Finding 95 of the staff report reads, "the applicant is proposing to install fire hydrants at
strategic locations within the subdivision to provide sufficient coverage for the
development area' and does not include groundwater protection construction notes.
Finding 112 contains groundwater protection notes that will be included on the
construction plans. The condition is met.
28. Prior to approval of the Final Subdivision Plat, the applicant shall provide the City with evidence of
a wetland delineation report approved by applicable federal and state agencies.
29. Prior to approval of the Final Subdivision Plat and initiation of any construction or vegetation
removal activity within or proximate to the Pierce Ditch and the existing drainage ditch along 31st
Street, the applicant shall obtain wetland 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.
Response: This application involves the Final Phase 1C Subdivision Plat alone. Wetlands are not
located within the Phase 1C boundaries. Therefore, Conditions 28 and 29 are not relevant.
AVE Marcola Meadows Final Phase 1CSubdivision Plat —City of Springfield December 11, 2020
Pre -Submittal Letter —Local File No. 811-19-000262-TVP2 Page 5 of 6
Thank you for reviewing this information and please let us know if you have further questions.
Sincerely,
AKS ENGINEERING & FORESTRY, LLC
—
Chris Goodell, AICP, LEEDA°, Associate
12965 SW Herman Road, Suite 100
Tualatin, OR 97062
503.563.61511 chrise(daks-ene.com
Enclosures
Marcola Meadows Phase 1C Subdivision Plat Pre -Submittal Checklist
Supporting Materials:
Exhibit A: Staff Report & Decision [Type II Tentative Subdivision Review]
Exhibit B: Final Phase 1C Subdivision Plat
Exhibit C: Title Report
Exhibit D: Tract D Stormwater Facility Planting Plan
Exhibit E: Reference Documents and Plats
Exhibit F: Supporting Documents
AVE Marcola Meadows Final Phase 1CSubdivision Plat –City of Springfield December 11, 2020
Pre -Submittal Letter –Local File No. 811-19-000262-TVP2 Page 6 of 6
AK
Exhibit A: Staff Report and Decision
TYPE II TENTATIVE SUBDIVISION REVIEW,
STAFF REPORT & DECISION
Project Name: Maroola Meadows Phases 1& 2 Subdivision
i
Project Proposal: Subdivide a vacant puccl into 170 residential lots and one tract
Case Number: 811-19-000262-TYP2
Project Location: West side of 31" Street between V and W Streets (Map 17-02-30-00, Portion of"rL 1800 & Map 17-03-
25-11, Portion of TL 2300) -
- t xa , 1 :aY
Zoning: Medium Density Residential (MDR)
Metro Plan Designatims MDR
Prc-Submittal Meeting Date: 8/2/2019
Application Submitted Date: 11/7/2019
Application Cumpletc: lin/2o19
Decision Issued Date: 12/23/2019
Recommendat-ion: Approved with Condition
Appeal Deadline Date: 1/7/2020
Natural Features: Wetlands, Trees
Density: Approximately 11.8 upa (net)
rr' '1'a .
i
1b
x
Associated Applications: 81 1-1 9-00 0 006 (Development Issues Meeting); 8 11 -19-000186 (Pre -Submittal For'rentative
Subdivision)
o rn�r-..mrr n nn_V u i.nvMR.NT REVIEW TEAM
APPLICANT'S DEVELOPMENT REVIEW 1 L'Alvr -
Applicant: Project Engineer:
REVIEW OF
NAME-
Andy Limbird
PHONE
1-726-3784
ra,Planning
tion Planning Engineer
Trans ortation
Michael Liebler
541-736rks
Engineer
V-
Utilities
Clayton Mc&ichern
541-736rks
itEn incer
Sanitary & Stoim Sewer
ClaytonMcEachcrn
541-736-1036e
Marshal
Fire and Life Sale
Eric Yhilli s -Meadow
541-726-36(il
ing Official
Building
Robert Castile
541-726-3666
APPLICANT'S DEVELOPMENT REVIEW 1 L'Alvr -
Applicant: Project Engineer:
Property Owner:
Levin
Kiril Ivanov
Mark Grenz, PF
Adam
Marcola Meadows LLC
Multi/Tech Engineering
MidFirst Bank
9550 SE Clackamas Rd
1155 13' Street SE
3030 Camelback Road
Clackamas OR 97015
— Salem OR 97302
Phoenix AZ 85016
DECISION: Tentative Subdivision Approval, with conditions, as of the date of this letter. The standards
of the Springfield Development Code (SDC) applicable to each criterion of Subdivision Approval are
listed herein and are satisfied by the submitted plans and notes urdess specifically noted with findings and
conditions necessary for compliance. PUBLIC AND PRIVATE IMPROVEMENTS, AS WELL AS THE
FINAL SUBDIVISION PLAT, MUST CONFORM TO THE SUBMITTED PLANS AS CONDITIONED
HEREIN. This is a limited land use decision made according to City code and stale statutes. Unless
appealed,the decision is final. Please read this document carefully.
(See Exhibit A and Page 22 for a summary of the conditions of approval.)
OTHER USES AUTHORIZED BY THE DECISION: None. Future development will be in accordance with
the provisions of the SDC, filed easements and agreements, and all applicable local, state and federal regulations.
REVIEW PROCESS: This application is reviewed under Type B procedures listed in SDC 5.1-130 and the
subdivision criteria of approval, SDC 5.12-100. This application was submitted and deemed complete on
November 7, 2019. 'therefore, this decision is issued on the 46ih day of the 120 days mandated by the state.
SITE INFORMATION: The subject development site is a 100 -acre parcel bounded on the south by Murcia
Road, on lie west by existing residential development, on the north by the EWP.B pathway, and on the east by 31"
Street. The proposed subdivision is located in the northeast quadrant of the property and it abuts the wustem edge
of 31" Street and the southern edge of the EW EB pathway. The proposed development provides far an extension of
V and W Streets west of the intersections with 31" Street. The subdivision area is approximately 23 acres and it is
zoned and designated Medium Density Residential (MDR) in accordance with the Spuingtield Zoning Map and
the adopted Metro Plan diagram. The subject property is vacant and has not been municipally addressed; the
Assessor's description is Map 17-02-30-00, Portion of Tax Lot 1800 and Map 17-03-25-11, Portion of Tax Lot
2300.
The proposal is for a phased 170 -lot residential subdivision and extension of V and W Streets westward from their
current intersections at 3l' Street. The applicant is also proposing to extend Pierce Parkway northward from its
current intersection on 28"" Street to a T -intersection at W Street. The subdivision also provides for additional
north -south and east -west public streets that are not assigned a name or number at this time. A T-shaped tract
abutting the EWEB pathway (identified as Tract A) is proposed for use as public open space and to accommodate
stormwater management facilities.
The subject property has a development Master Plan originally approved in 2008 and subsequently modified to
provide for an extension of the overall timeline for Master Plan completion and changes to the phasing sequence.
The most recently -approved Master Plan modifications provide for an overall timeline that expires in July, 2023;
and a phasing plan that begins within initial subdivision phases in the northeast quadrant of the property.
Development of the remainder of the 100 -acre property is then anticipated to proceed in a westward and
southward direction with eventual connection to Material, Road.
WRITTEN COMMENTS:
Procedural Finding: Applications for Limited Land Use Decisions require the notification of property
owners/occupants within 300 feet of the subject property allowing for a 14 -day comment period on the
application (SDC 5.1-130 and 5.2-115). The applicant and parties submitting written comments during the notice
period have appeal rights and are mailed a copy of this decision for consideration.
Procedural Finding: In accordance with SDC 5.1-130 and 5.2-115, notice was sent to property ownersloccupanls
within 300 feet of the subject site on November 22, 2019.
Prneedural Finding: Staff responded to several telephone calls and a front counter visit inquiring about the
proposal and one written comment was received from Dr. R. David New, 2340 Loch Drive, Springfield, 97477:
"While I strongly would prefer no subdivision in this proposed location, 1 long ago decided that eventually it
would come. If so, I have one major concern and suggestion. On the north side, adjacent to the Briggs School
area there is abroad green -way, bicycle and walkingpawd path. [would hope the some would be true of the side
adjacent to Loch Drive. If this proposed project should come to reality, my concern, suggestion, even demand
would be, fully and strongly supported by my neighbors. Thank you for your informative letter and vicinity map. I
will be following this issue with great interest and concern."
Staff Response: 'the east -west open space corridor and pathway identified in Dr. New's response is commonly
referred to as the EWER pathway, which runs from the EWES water treatment plant near 356 Street to Pioneer
Parkway — a distance of approximately 2.6 miles. Although the EWEB corridor functions as public open space it is
actually a utility right -or -way conemi�nv water, electricity, and telecommunication lines that run between
Springfield and Eugene, Almost 2,400 linear feet of the F.WRB pathway corridor abuts the northern boundary of
the Marcola Meadows development area.
The Marcola Meadows Master Plan that was originally approved in 2008 and subsequently modified in 2015 and
2018 docs not contemplate an open space corridor along the west side of the development area where it abuts
properties along loch Drive: However, open space and pedestrian connections are proposed for other locations
within the Marcola Meadows neighborhood, including an extension of an existing walkway that originates on Loch
Drive. South of the Loch Drive walkway and cul-de-sac, a future open space corridor is proposed to accommodate
the existing drainage channel that runs across the Marcola Meadows property from east to west and then makes a
90' turn (behind properties ut the south end of Loch Drive) and runs southward to a stomnwater drain pipe at
Marcola Road. The proposed open space and walkways will provide for conucetivily within the new neighborhood
and between adjacent, developed neighborhoods that surround this site.
CRITERIA OF SUBDIVISION TENTATIVE APPROVAL:
SDC 5.12-125 states that the Director shall approve or approve with conditions a Subdivision Tentative Plan
application upon determining that criteria A through I of this Section have been satisfied. If conditions cannot be
attached to satisfy the criteria, the Director shall deny the application.
A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions
Finding 1: In accordance with SDC 3.2-215, lots on north -south streets shall have a minimum lot size of 5,000
ft' with at least 60 feet of sheet frontage.
Finding 2: In accordance with SDC 3.2-215, lots on east -west streets shall have a mhilmum lot size of 4,500 ft'
with at least 45 feet of street frontage.
Finding 3: In accordance with SDC 3.2-215, corner lots shall have a minimum lot size of 5,000 ft' and at least
60 feet of street frontage on the north -south street and 45 feet of frnntage on the east -west street.
Finding 4: In accordance with SDC 3,2-215, panhandle lots shall have a minimum lot size of 4,500 ft' in the
pan portion with at least 20 feel of panhandle street frontage.
Finding 5: In accordance with SDC 3.2-215 (Footnote 15), in the MDR District, lot area and dimensions may
be reduced through the subdivision application process as long as density and open space standards can be met.
Finding 6: There is an approved dcvelopmcnt Master Plan for the Marcola Meadows neighborhood in effect
until July, 2023. Among other things, the Master Plan provides a plan for subdivision phasing, the logical
extension of public sheets and utilities, mid an overall framework for development of the 100 -acre site.
Finding 7: The applicant is proposing to reduce the lot area and dimensions of the subdivision phases below the
standard requirements listed in SDC 3.2-215. However, the subdivision — and, by extension, the approved
Master Plan for the neighborhood — provides for open space and meets the overall residential dwelling unit
density requirements for the development area.
Finding 8: Proposed Lot 10 is a panhandle lot that meets the requirement of SDC 3.2-215 for having at least 20
feet of street frontage.
Conclusion: This proposal satisfies Criterion A.
B. The zoning is consistent with the Metra Plan diagram and/or applicable Refinement Plan diagram,
Plan District map, and Conceptual Development Plan.
Finding 9: The Marcelo Meadows development area has an approved Master Plan that was originally
adopted in 2008 and subsequently modified in 2015 and 2018, The 2018 modified Master Plan is the
guiding document for multi -phased development of the property. For the purpose of this review, the
approved Master Plan constitutes a "Comreptual Development Plan".
Finding 10: The approved Marcola Meadows Master Plan outlines the anticipated sequence of phasing and
timing for installation of public improvements and infrastructure necessary to serve the development area.
Finding 11: The approved Marvels Meadows Master Plan shows Phase I as constituting the development
area bounded by the EWES pathway, 31" Street, V Street and Pierce Parkway. The applicant has shown
this area as being Phases lA and 1B on the submitted subdivision plan. Development phasing will need to
be consistent with the Master Plan phasing schedule unless a Final Master Plan Modification is submitted
and approved in accordance with SDC 5.13-135.
Finding 12: The property proposed for subdivision is zoned and designated Medium Density Rosidemtial
(MDR) in accordance with the Springfield Zoning Map, the Metro Plan diagram, and the adopted Master Plan.
The applicant is not proposing to change the zoning or plan designation.
Finding 13: In accordance with SDC 3,2-210, detached single-family dwellings are listed as a permitted use
in the MDR district.
Conditions of Approval:
1. The subdivision phase boundaries and nomenclature shall be consistent with the final Master Plan
as modified in 2018 (Planning Case 811-18-000054-TYP3).
2. The Final Subdivision Plat shall depict the Phase lA subdivision area as being the 100 lots bound
by the EWEB pathway to the north; 31" Street to the east; V Street to the south; and Pierce
Parkway to the west. Alternatively, the Final Subdivision Plat must be consistent with a Master
Plan modification approved ander the standards and process provided under SDC 5.13-135, to
provide for a different phasing scheme.
3. The Final Subdivision Plat shall depict the Phase 2A subdivision area as being the 70 lots and one
tract bound by the EWEB pathway to the north; Pierce Parkway to the east; V Street to the south;
and "27" Street' and the westerii boundary of Tract A to the west. Alternatively, the Final
Subdivision Plat must be consistent with a Master Plan modification approved tinder the standards
and process provided tinder SDC 5.13-135, to provide for a different phasing scheme.
Conclusion: As conditioned herein, this proposal satisfies Criterion B.
C. Capacity requirements of public improvements, including but not limited to, water and electricity;
sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be
exceeded and the public improvements sball be available to serve the site at the time of development,
unless otherwise provided for by this Code and other applicable regulations. The Development &
Public Works Director or a utility provider shall determine capacity issues.
General Finding 14: For all public improvements, the applicant shall retain a private professional civil
engineer to design the subdivision improvements in conformance with City codes, this decision, and the
current Engineering Design SMndm-ds and Procedures Manual (EDSPM). The private civil engineer also
shall be required to provide construction inspection services.
General Finding 15: City Building Permits are required for installation of private utilities. Applicants are
advised to obtain necessary Citypennits prior to initiation of construction activity.
General Finding 16: The Development & Public Works Director's representatives have reviewed the
proposed subdivision. City staff's review comments have been incorporated in lendings and conditions
curtained herein.
General Finding 17: Criterion C remains sub-clements and applicable code standards. The subdivision
application as submitted complies with the code standards listed under each wb�lenient unless otherwise
noted with specific findings and conclusions. The sub-elements and code standards of Criterion C include the
follmving:
Public improvements in accordance with SDC 4.2-100 and 4.3-100
•
Public and Private Streets (SDC 4.2-105 4.2-145)
• Sanitary Sewer huprovements (SDC 4.3-105)
Slumiwatcr Management (SDC 43-110-4.3-115)
Utilities (SDC 4.3-120-4.3-130)
• Water Service and Fire Protection (SDC 4.3-130)
Public and Private Easements (SDC 4.3-140)
Public and Private Streets
Finding 18: The additional vehicular and pedestrian traffic generated by the proposed development would
cordrihine to the need for public street improvements in accordance with SDC 4.2-105.G.
Finding 19: In accordance with SDC 4.2-10S.G.2, whenever a proposed land division or development
will increase traffic on the city street system and the development has undeveloped frontage abutting a fully
improved strcct, that street frontage shall be fully improved to City specifications.
Finding 20: The applicant is proposing to extend V and W Streets westward from the current intersections
with 31" Street. The applicant is also proposing to construct an intermediate casbwcst street between V and
W Streets; two north-south segments of street that connect V mrd W Streets; and an extension of Pierce
Parkway northward from its current intersection at 28ih Street to an intersection with W Street.
Finding 21: The Marcola Meadows Master Plan provides a schedule of on- and off-site improvements
required for each phase of development. Development under the approved Master Plan must comply with
the phasing plan wlicdnle provided on Sheet 7 of the approved Master Plan; or with the alternate phasing
plan schedule on Sheet 7A. Under both phasing plans, the 31" Street frontage must be improved as part of
Phases 1 A and 113, prior to any portion of Phase 2 being constructed,
Finding 22: The applicant has not shown the required street improvements along 31" Street from U Street to
the northern edge of [lie EWER pathway, The submitted tentative subdivision plan only slows
improvements extending from the V Street intersection northward to the northern edge of the EWEB
pathway.
Finding 23: The Mamola Meadows Master Plan shows full intersection improvements (all four corners,
including ADA facilities to the curb returns) and full-width street to be completed along the edges of all
Phase boundaries, including the edge of Phase 2A. The submitted tentative plan does not show the full
improvementsrequired along the western edge of the Phase 2A boundary.
Finding 24: In accordance with Section 1.02.11.1) of the City's EDSPM, all streets are to have setback
sidewalks installed unless there are special circumstances where curbside sidewalks are warranted as
approved by the City's 'traffic Engineer. In this greenfield, "new build" scenario, appropriate adjustments
can be made to accommodate setback sidewalks along all street frontages.
Finding 25: The adopted Master Plan, the City's Transportation System Plan (TSP) and the EDSPM
requires all sidewalks in Phases lA and 2A to be set back at least 4.5 feet from the back of the curb along the
abutting street. The required setback sidewalks are not shown on portions of the Pierce Parkway extension
between V and W Streets, and a segment of "27" Street" extending north of V Street. For this tentative
subdivision review, setback sidewalks will be required on all street segments within the Phases IA and 2A
area.
Finding 26: The Marcola Meadows Master Plan, as modified in 2018, sets infrastructure improvements
associated with traffic impact thresholds at different points of phased development, Under SDC 5.12-125.D,
the proposed subdivision must comply with all applicable regulations, which includes the approved final
Master Plan. The final Master Plan requires V Street (originally approved for the name "Oak Prairie Drive")
to be completed concurrent with Phase 3B. Dwelling units associated with Phases IA through 3A totaled 172
dwelling units making this the threshold for requiring the extension. The proposed subdivision for Phases 1 A
and 2A (as depicted in the Master Plan phasing schedule and erroneously shown as Phases 1A, 113 and 2 on
the applicant's tentative plan) includes 170 proposed dwelling units. Because this is less than the number of
dwelling units authorized by the Master Plan through Phase 3B, the proposed subdivision for Phases 1 A and
2A (based on the Master Plan phasing schedule) does not trigger the "Oak Prairie Drive" public improvement.
Finding 27: The final Maroola Meadows Master Plan provides for a limited access collector roadway in
compliance with Transportation System Plan pmject R-28. As depicted in the Master Plan, this collector
street included bike lanes, two vehicle travel lanes, and a landscaped median with no residential driveways.
The Master Plan provides driveway access for lots with frontage onto the collector from parallel local streets,
to comply with the requirement in SDC 4:2-I05.11 that lots derive access from lower classification streets and
not directly from the higher classification collector roadway. The proposed subdivision deviates from the
approved Master Plan in that it has lots deriving access directly from the collector roadway. This change in
lot access configuration does not require approval of a Master Plan modification under SDC 5.13-135.A or B,
so it may be approved subject to the applicable standards of the Springfield Development Code.
Finding 28: Section 4.2-120.B of the SDC states that driveway access to local sheets is generally encom aged
in preference to accessing streets of higher classification. Section 4.2-120.B allows for driveway access to
arterial and collector streets if no reasonable alternative street access exists. Installation of driveways on a
street increases the number of traffic conflict points. The greater number of conflict points increases the
probability of traffic crashes. For that reason, when allowing access to higher classification streets, SDC 4.2-
120.B.1 and B.2 require the development design to minimize the traffic conflicts, and provide additional
improvements or design modifications necessary to resolve identified transportation conflicts on a case by
case basis.
Finding 29: No other reasonable street access exists for the lots fronting the collector street; the lots taking
access to the collector street do not front any other street of lower classification. The application therefore
satisfies the exception under SDC 4.2-120.B allowing driveway access to collector streets when no
reasonable alternative exists.
Finding 30: The applicant has minimized traffic conflicts through consolidation of driveways. The proposed
subdivision provides one driveway access point onto the collector street shared between two adjacent lots.
This meets the requirement in SDC 4.2-120.B.1 that proposed development abutting a collector street must
minimize the traffic conflicts through the development design and off-street improvements.
Finding 31: Additional improvements are required to mitigate the remaining traffic conflicts on the collector
street under SDC 4.2-120.B.2. Specifically, the applicant must make traffic calming design modifications for
the proposed collector roadway to address safely deficiencies related to adding driveway access points onto a
collector roadway. Modifications that would address die identified traffic conflicts include design of
compact urban mini -roundabouts, raised intersection/crosswalks, curb extensions or bulb -outs, or other City -
approved traffic calming modifications that enhance safety and detract crit -through traffic, conflicting with
added access locations along the collector roadway, As conditioned herein, the application complies with the
standards in SDC 4.2-120.11.
Finding 32; Section 4.2-145 of the SDC requires public street lighting and placement as specified in the
City's Engineering Design Standards and Procedures Manual (EDSPM). The applicant is proposing
standard non -decorative "cobra head" style street lighting. However, the; proposed subdivision is within an
identified Nodal Development Overlay (NDO) Area. Developments within these nodal areas are required to
install decorative lighting according to F.DSPM Section 5.02.1.B. The final plat and the PIP plans must show
LED street lighting in compliance with the above -referenced requirements. As conditioned below, the
application complies with the standard in SDC 4.2-145.
Finding 33: The applicant has depicted the conceptual locations of street trees along the lot frontages which
should nrinimize the potential for conflicts between sheet trees, driveways, and utility installations (including
street lights). Actual placement of art= trees will be addressed through the Public Improvement Project
(PIP) process for this development and implemented as building permits me issued for lots within the
subdivision area. Requests for second or overwidth driveways arc at the discretion of the City and do not
supersede the requirement for street trees along property frontages.
Finding 34: in accordance with SDC 4.2-140, where street trees cannot be planted in the public right-of-
way, trees in the front yard setback can be substituted for street trees in accordance with SDC 4.2-140.13.
Maintenance of street trees on private property is the responsibility of the landowner.
Finding 35: The applicant is proposing to extend V mid W Streets west of the intersection with 3 1 a Street and
to construct other norlb-south mid east -west road segments within the subdivision area. The street naming
and numbering scheme depicted on the tentative subdivision plan will be subject to review and approval by
the City prior to approval of the final subdivision plat. The applicant can propose a unique street name for the
east -west street lying mid -way between V and W Streets (shown as "Letter Street" on the submitted
subdivision plan). Any requested street names will be forwarded to the Lane County Road Naming
Committee formview and approval.
Finding 36: Using the PIP process, the developer will be constructing full street improvements for new
streets internal to the subdivision arca, including the extensions of V and W Skeet; the new east -west street
between V and W Streets; "27" Street"; and the extension of Pierce Parkway between 28°i Street and W
Street. Street improvements also will he required for existing streets bordering the subdivision area with
frontages that do not currently meet City standards, including the west side of 31` Street north of ll Street and
the intersection of 28' Street and Pierce Parkway.
Conditions of Approval:
4. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans shall provide for full
improvement of 31" Street from the U Street intersection to the northern edge of the RWFB
property. The street improvements shall meet City of Springfield requirements and include right-
of-way dedication, paving, curb and gutter, street trees and sidewalks
5. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans shall provide for fall
intersection and road improvements for the entire Phase 1A and 2A area, including the western
edge of the Phase 2A boundary in accordance with the Master Plan.
6. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans must incorporate 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 must be designed and constructed to meet the
applicable standards in the City's Engineering Design Standards and Procedures Manual.
7. Prior to approval of the Final Subdivision 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 "27" Street' north of V
Street.
8. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans for the subdivision must
show and incorporate decorative LED lighting that meets the standards in EDSPM section 5.02.1.13.
9. Prior to approval of the Final Subdivision Plat, the cast -west street lying between V and W
Streets shall have a unique street name selected that is acceptable to the City and the Lane
County Road Naming Committee.
10. The Final Subdivision Plat shall provide for the "W Street' naming to extend the full distance
from theintersection with 31" Street, past the point of curvature at 'Tract A where the road
deflects 900 to the south, to the intersection with the unnamed east -west street between V and W
Streets.
Conclusion: The City's Transportation Planning. Engineer has reviewed the submitted subdivision plan,
supporting Traffic Impact Assessment approved with the Master Plan, and related information and concluded
that existing and proposed transportation facilities would be adequate to accommodate the additional volumeof
traffic generated by the proposed development in a safe and efficient manna. As conditioned herein, the
proposal satisfies this sub-elementof the criterion.
Sanitary Sewer Improvements
Finding 37: Section 4.3-105.A of the SDC requires that sanitary sewers shall be installed to serve cacti new
development and to connect developments to existing mains. Additionally, installation of sanitary sewers shall
provide sufficient access for maintenance activities.
Finding 38: Section 4.3-105.0 of the SDC requires that proposed sewer systems shall include design
consideration of additional development within the area as projected by the. Metro Plan,
Finding 39: Section 2.02.1 of the City's EDSPM states that when land outside a new development will
logically direct flow to sanitary sewers in the new development, the sewers shall be public sewers and shall
normally extend to one or more of the property boundaries.
Finding 40: Section 2.02,8 of the City's EDSPM states that sewers shall be located in the public right-of-way
at street ecnlerline, orwithin 5 feet of street centerline. Sewers in easements shall be allowed only after all
reasonable attempts to place mains in the public right-of-way have been exhausted.
Finding 41: There is an existing cast -west oriented sanitary sewer hunk line that enters the property near the
intersection of Pierce Parkway and 2X a' Street mrd runs across the site to the western boundary of the Marcnla
Meadows property.
Finding 42: The proposed sewer main serving the Phase 1 A area (as defined in the Master Plan but shown as
Phases JA and 113 on the submitted subdivision plan) is located in the Pierce Parkway right-of-way which is
consistent with Section 2.02.8 of the City's EDSPM.
Finding 43: The proposed sewer main serving the Phase 2A arca (as defined in the Master Plan but shown as
"Phase 2" on the applicant's subdivision plan) is located within a future road alignment for "27" Street".
However, the proposed sewer main is not within a dedicated public right -of --way or sewer easement. At a
minimum, a 20 -foot wide public sewer easement centered on the sewer pipe will be required for the proposed
sanitary sewer line serving Phase 2A where it passes across the future Phase 213 area to the point of
connection with the existing public sewer system.
Finding 44: The applicant has proposed extension of public sanitary sewer limes with service Internis to serve
all lots within the development area. Three connections to the existing public sewer system are proposed.
The connections to the existing public sanitary sewer system are located:
1. At the intersection of 31" and W Streets, specifically at a manhole with unit I.D. 23852 that teeds
into the existing pump station;
2. At the intersection of Pierce Parkway and 281 Street into a new manhole to be installed on the
existing sewer trunk line; and
3. into a new manhole to be located in the undeveloped portion of Marcola Meadows approximately
810 feet to the west of the intersection with 281 Street and Pierce Parkway.
Finding 45: Only a portion of the Phase lA subdivision area (as shown on the final Master Plan) will connect
to an existing sewer manhole in 31" Street which flows to a pump station on the cast side of 31" Street at W
Street. Because the pmnp station and public sanitary sewer line in 31 " Street has limited capacity, only 30
lots within the subdivision area are proposed to direct sanitary sewer flow to the northeast edge of the site.
Finding 46: The sanitary sewer and street alignments arc in substantial conformity with the final Master Plan
diagram, which ensures that sewer service can he provided to future phases of Marcola Meadows.
Finding 47: The proposed sanitary sewer mains in Pierce Parkway and within the future "271 Street"
alignment cross the Pierce Ditch (shown erroneously as "hying Slough" on the submitted plans). The Pierce
Ditch is a mapped wetland and any construction within [be vertical or horizontal bounds of the wetland or its
setback area requires a wethmd fill/removal permit from federal and state agencies. It is staffs understanding
that directional boring of utilities including sanitary sewer lines — beneath wetland areas still requires a
permit or an exemption letter from the Oregon Department of State Lands (DSL).
Finding 48: In accordance with SDC 5.12-130.5, the applicant must submit copies of any required permits to
demonstrate compliance with applicable federal and state regulations and statutes prior to the approval of the
Final Subdivision Plat.
Finding 49: The applicant will be responsible for constructing the proposed public sanitary sewer lines and
associated infrastructure using the City's PIP process.
Conditions of Approval:
11. Prior to approval of the Final Subdivision Plat, 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 "271 Street" and W Street to the manhole in the existing sewer
trunk line. The 20 -foot wide public sanitary sewer easement shall be dedicated by separate
easement document recorded at Lane County Deeds & Records.
12. Prior to approval of the Final Subdivision Plat, the applicant shall provide evidence of a wetland
fill/removal permit or exemption from state and federal agencies for the extension of public
sanitary sewer lines across the Pierce Ditch.
Conclusion: As conditioned herein, the proposal satisfies this sub -element of the criterion.
Stormwater Management
uali
Finding 50: Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and
National Pollutant Discharge Elimination System (NPDES), the City of Springfield is required to obtain, and
has applied for, a Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires
the City to demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable
(MEP).
Finding 51: Federal and Oregon Department of Fnvironmcnlal Quality (ODEA) rules require the City's
MS4 plan to address six "Minimum Control Measures". The proposed development bills within the scope of
the City's implementing regulations adopted to comply with Minimum Control Measure 5, "Post -
Construction Stormwater Management for New Development and Redevelopment".
Finding 52: Minimum Control Measure 5 requires the City of Springfield to develop, implement and
enforce a program to ensure the reduction of pollutants in stormwater ranoff to the MEP. The City also must
develop and implement strategies that include a combination of structural or non$b ctural Best
Management Practices (BMPs) appropriate for ten community.
Finding 53: Miturmrm Control Measure 5 requires the City of Springfield to use an ordinance or other
regulatory mechanism to address post -construction mnoff from new and re -development projects to the extent
allowable under State law. Regulatory mechanisms used by the City include the SDC, the City's EDSPM,
and the SYonmvater FacilrtW Master Plan (SFMP).
Finding 54: SDC 4.3-110.E implements Minimum Control Measure: 5, and requires that a development shall
be required to employ drainage management practices approved by the Development & Public Works
Director and consistent with Melro Plan policies and the City's EDSPM.
Finding 55: Section 3.01 of the City's EDSPM states the Development & Public Works Department will
accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the
politics and procedures of the City's EDSPM and the City of Eugene Stormwater Management Manual.
Finding 56: Section 3.02 of the City's FDSPM states all public and private development and
redevelopment projects shall employ a system of one or more posklcveloped WON that in combination are
designed to achieve at least a 700/a reduction in the total suspended solids in the ranotP generated by that
development. Section 302.6 of the manual requires a minimum of 50% of the non -building rooftop
impervious area on a site shall be treated for stormwater quality improvement using vegetative methods and
100% of the area shall be pre-treated.
Finding 57: To mn;l Lbe requirements of the City's MS4 permit the SDC, and the City's EDSPM, the
applicant is proposing swales and detention ponds for some of the stormwater basins and requested that the
City waive stormwater quality treatment requirements until future development under the Master Plan.
Finding 58: The applicant has submitted calculations and a proposed stormwater facility layout that meets
these requirements for Basin B3. The same requirements are not met for drainage Basins Bl and B2. The
applicant has requested that the City waive and postpone the requirements for treatment of stormwater
discharge for drainage Basins Bl and B2.
,Finding 59: There are no provisions in SDC 4.3-110 or the EDSPM that permit the City to waive or
postpone compliance with water quality requirements until a future phase of development that is outside of
the approved Master Plan phasing scheme. Furthermore, the City of Springfield must adhere to the
provisions of its stormwater discharge permit (MS4), which does not allow the City to waive any quality
requirements. Additionally, the City does not accept temporary structures to meet the stormwater
10
management requirements under SDC 4.3-110. Basins B1 and B2 are proposed to discharge directly into
onsite wetlands which, per DSL requirements, must be 100% treated prior to discharge. This treatment
requirement originates with federal Clean Water Act provisions and, by extension, the City's MS4
discharge permit.
Fincling 60: The adopted Marcola Meadows Master Plan requires the developer to install a suitably -sized
and approved stormwater quality manhole to provide pretreatment immediately upstream of a stormwater
treatment facility constructed within any phase of the Marcola Meadows neighborhood (Master Plan
Condition #8 - Document 2018-038501, Isne County Deeds & Records).
Finding 61: The City of Springfield uses the State of Washington's Technology Assessment Protocol —
Ecology (TAPE) program for evaluating and approving slorrawater Best Management Practices (BMPs),
which includes sturmwater facility sizing and performance. The TAPE program tests mechanical
stormwater technologies from various manufacturers for quality, efficacy, and suitability for different levels
of treatment requirements. The sizing of any stormwater quality manhole installed to serve the Marcell
Meadows development area will need to meet the TAPE pretreatment requirements.
Finding 62: The vegetation pinposed for use in the stomrwater swales will serve as the primary pollutant
removal mechanism for stormwater runoff, and will remove suspended solids and pollutants through the
processes of sedimentation and filtration. Satisfactory pollutant removal will occur only when the
vegetation has been fidly established.
Finding 63: The applicant has not submitted any vegetation plan as required by the EDSPM and the
adopted portion of the City of Eugene Siorrrrwater Management Manual.
Finding 64: The applicant will be designing and constructing the stormwater management system, including
vegetated detention ponds, piping, and channels for the subdivision area using the City's PIP process. The
detention pond and swale for the Basin B3 stormwater management system will be located in a tract to he
dedicated to the City of Springfield upon completion of the subdivision.
Finding 65: The developer will he responsible for preparing and submitting a vegetation plan for the
required stormwater treatmemt areas that includes provisions for planting, irrigation, and maintenance access.
The developer will be responsible for all maintenance of vegetation and landscaping timing the standard 2 -
year warranty period after installation and acceptance. The City of Eugene Stormwater Management
Manual and Chapter 6 of the EDSPM may be referenced for design and approved plant lists. All plants in
treatment areas that have discharge to wetlands (such as Basins Bl and B2) are required to use native
species. Approval of the vegetation plan is typically done as part of the PB' plans for the subdivision,
()umutty
Finding 66: Section 4.3-110.B of the SDC requires that the Approval Authority shall grant development
approval only where adequate public and/or private stormwater management system provisions have been made
as determined by the Development & Public Works Director, consistent with the EDSPM.
Finding 67: Section 4.3-I1 0.0 of the SDC states that a stormwater management system shall accommodate
potential runoff from its entire upstream drainage area, whether inside or outside of the development.
Finding 68: Section 4.3-110.D of the SDC requires that mrroff from a development shall be directed to an
approved stormwater management system with sufficient capacity to accept the discharge.
Finding 69: Section 4.3-1111.E of the SDC requires new developments to employ drainage managenrcnt
practices that minimize the amount and rate of surface runoff into receiving sitcoms, and that promote water
quality.
11
Finding 70: To comply with SDC 4.3-110.0-E, the stormwater runoff from the site is proposed to be
directed into existing public stormwater facilities in three locations:
1. Along Pierce Parkway approximately 450 feet smith of the intersection with V Street. This is located in
the buildable arca of Phase 4 and in the future Pima Ditch relocation area (this is the discharge location
for Basin B2);
2. Along 31" Street into the existing wetland that extends to the north from Pierce Ditch (this is the discharge
location for Basin Bl); and
3. To the north across the EWEB water transmission line (this is the discharge location for Basin B3). This
discharge is routed across the EWEB property in an existing 18-incb concrete pipe that is not in the City's
inventory.
Finding 71: The Basin B2 discharge location is outside of the Master Plan Phases J A/IB and 2.N2B area, which
will limit future development of Ore Phase 4 arca and the required relocation of the Pierce Ditch. As stated on the
Master Plan phasing schedule (Sheets 7 and 7A), the drainage improvements for the main; Phases 1A and 1B area
must be completed before the next phase is started. The proposed location of the treatment facility outside of the
Phase IA/IB and2A/2B boundary is not consistent with this requirement.
Finding 72: The City requires that all public stoanwaler treatment areas must be conveyed to the City of
Springfield. At a minimum, an easement for maintenance of and access to public stormwater facilities will he
required for any constructed facilities.
Finding 73: The Mamola Meadows Master Plan shows two distinct treatment areas proposed as part of the
stormwater treatment areas: one for Phases 1 A & 1 B, and one for Phases 2A & 2B. Most of 0u: nnuff from the
Phases IA/IB and 2A/2B areas is to be discharged to the relocated Pierce Ditch. A potion of the Phase 2A area is
shown to drain to the northwest and is identified under sub -point 3 above.
Finding 74: The Pierce Ditch and the 3161 Street ditch am currently private conveyance channels and mapped
wetlands that discharge into the public system in Marcelo Road near the southwest corner of the site. Basin B3
discharges into the public system that runs along the back property lines of homes between Otto Street and Briggs
Middle School,
Finding 75: The applicant's submitted subdivision plan proposes to split the drainage discharge from the
Phase lA area to two locations: time ditch along the western edge of 31" Street and an outfall to time Pierce
Ditch. The entire segment of drainage ditch along 31eh Street is shown within the Master Plan Phase 1A
boundary, but is not included within the applicant's proposed Phase IA subdivision boundary. The proposed
stormwater facility and outfall to the Pierce Ditch is shown within the Master Plan Phases IB and 4
boundaries. The proposed stormwater facilities are inconsistent with the approved Master Plan because the
phasing requires stormwater improvements associated with Phase 1 B to in development of Phase 2A.
Finding 76: The existing public stormwater system, which the applicant proposes to connect to, has limited
capacity. Specifically, there is a known capacity issue at the western edge of the 100 -acre property where
flow from medium to large rainfall events can cause water in the Pierce Ditch to surcharge the drainage
system at the southern end of the Loch Drive cul-de-sac.
Finding 77: The applicant has submitted a stormwater drainage report with hydrologic stormwater
calculations that show increases in release rate that could exacerbate the known downstream flooding issues
along Pierce Ditch near Loch Drive and along 31" Street (drainage Basins Bl and B2).
Finding 78: The applicant has provided stormwater calculations and facility design for Basin B3 that meet
City requirements for qua]try treatment and runoff mitigation.
Finding 79: The applicant has submitted a stormwater report that does not show any results from infiltration
testing. The report as submitted relies on future testing to meet City requirements for flow mitigation from
12
Basins B2 and B3 and does not provide any flow mitigation for Basin B l . Infiltration testing will need to be
done by a licensed engineer at each proposed stmmwater treatment location using accepted procedures found
in the City of Eugene Stormwater Management Manual. The infiltration test will verify soil conditions and
infiltration capacity to ensure the stormwater treatment areas no suitably designed and have adequate
capacity and flow mitigation to prevent downstream impacts to the slurmwater system.
Finding 80: In accordance with SDC 5.12-120.F.9, a wetland delineation approved by the Oregon
Department of State Lands (DSL) shall be submitted concurrently with a proposed land division where there
u a wetland on the property. There are no wetlands within the area proposed for subdivision, but project
impacts extend offsite to wetland areas along the western edge of it" Street and the Pierce ditch that runs
cast-west across the property. Although these wetlands are classified as Not Significant in the City's natural
resource mapping, wetland delineation will he required in conjunction with issuance of state and federal
permits for discharge of stormwater and work within mapped wetland areas. Based on the proposed
subdivision configuration and stormwater management scheme, wetland 1-dl/removal permits from state and
federal aguncies will likely be required for this development.
Finding 81: Section 5.12-120810 of the SDC requires the applicant to submit concurrently with the land
division application evidence that any required federal or state permit has been applied for or approved.
Finding 82: The applicant previously prepared and submitted a wetland delineation report that was in the
process of being reviewed by Oregon DSL (WD #2019-0117). However, DSL advises that the applicant has
withdrawn the wetland delineation report as of November 14, 2019. From discussions with the applicant,
staff understands that a new wetland delineation report is to be submitted in support of the proposed
development. A copy of the wetland delineation report and regained permits was not submitted to the City
with the tuntative subdivision application.
Conditions of Approval:
13. Prior to approval of the Final Subdivision Plat, the applicant shall relocate the stormwater facility
from the Phase 4 area to the Phase IB and 2B area of the Master Plan. 'The applicant shall
construct the stormwater facilities as shown on Sbeet 9.0A of the Master Plan within Phases 1B 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. Prior to approval of the Final Subdivision Plat, the applicant shall provide a revised stormwater
drainage report and engineering plans for Basins BI and B2 showing a design for stormwater
treatment and discharge that meets the requirements of the City's EDSPM (Chapter 3) and the
adopted portion of the Eugene stormwater Management Motion[ for design of stormwater
treatment areas (Chapters 2 and 3). Alternatively, the applicant shall provide a stormwater
drainage report and engineering plans for stormwater facilities approved in a Master 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 Plat, the applicant shall provide for a stormwater quality
treatment manhole upstream of the Basin B7, B2 and B3 treatment areas (or as approved in a
Master Plan modification) and shall install the manholes as part of the subdivision PIP. The
treatment manholes must be sized per the manufacturer's recommendations for the expected flow
to be treated and must meet the City's requirements for pretreatment as determined by the State of
Washington'1'APE program.
16. Prior to approval of the Final Subdivision Plat, the applicant shall prepare and submit a vegetation
plan meeting City requirements for the vegetated stormwater ireatsuent areas. Suitable native
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plant species shall he used In treatment areas that discharge to wetlands (Basins 121 and B2 of the
subdivision plan or as approved in a Master Plan modification).
17. Prior to approval of the Final Subdivision Plat, the applicant shall obtain a stormwater discharge
permit or exemption from Oregon DSL for the outfalls to mapped wetlands including the 31`h Street
ditch and the Pierce Ditch. Alternatively, the applicant shall design and construct a treatment area
sufficient to provide 100% treatment and detention for the full 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 Plat, the applicant shall provide a revised drainage
report and plans that show a stormwater management system that does not increase the discharge
to the Pierce Ditch above existing, undeveloped conditions.
19. Prior to approval of the Final Subdivision Plat, the applicant shall provide an infiltration test
conducted by a licensed engineer in support: of the revised starmwater drainage report.
20. Prior to approval of the Final Subdivision Plat, 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 maintenance.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
Utilities
Finding 83: Sections 4.3-120-130 of the SDC requires each applicant to make arrangements with the utility
provider to provide utility lines and facilities necessary to serve the development arca. Springfield Utility
Board (SUB) Electric is the provider of electrical service to the subdivision area.
Finding 84: In accordance with SDC 4.3-120.6, the applicant is responsible for utility system design and
construction costs far the proposed development. All utility lines serving the development site shall be
placed underground in accordance with SDC 4.3-125. Additionally,. utility access paints and above-ground
transformers, junction boxes, and other facilities will need to be appropriately placed to avoid conflicts with
driveways, sidewalks, ADA ramps and other features. All utility locations will need to be shown and
coordinated using the City's PTP process.
Finding 85: The applicant has depicted the conceptual location of proposed electrical utility connections and
facilities on the submitted subdivision plans with a joint utility trench along the street frontages of the lots.
The applicant has also shown proposed electrical transformer locations to avoid conflicts with proposed water
meters and street lights. The final location of utility connections, trenches, and appurtenances within the
public right-of-way are typically determined during the PIP plan review process.
Finding 86: SUB Electric advises that a minimum 10-foot clearance is required between any permanent
structures (including roof overhangs) and electrical vaults orjunction boxes.
Finding 87: It is likely that several community mail box sites will be needed within the development area.
Sheet P601 of the civil engineering plans appears to show the location ofcommunity mail box stations within
the subdivision area, although the features are not called out with notes or included in the diagram legend.
Most of the mail box sites are located along streets with posted "No Parking" on the side with the mailbox
installation, The location of all community mail boxes will need to be finalized through the PIP plan review
process.
Finding 88: The applicant is proposing to create one panhandle lot with the subdivision plan (LAA 10). Utility
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connections and a paved driveway will need to be extended from the public street frontage to the building
footprint area of this panhandle lot prior to approval of the final subdivision plat.
Conditions of Approval:
21. Prior to approval of the Final Subdivision Plat, the applicant shall depict the location of oil utility
lines, community mail boxes, and associated infrastructure as part of the City's PIP process.
22. To meet minimum separation requirements for installed utilities, the applicant will he 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 subdivision area, to the satisfaction of the City and the affected utility provider.
23. Prior to approval of the Final Subdivision Plat, the applicant shall provide for extension of the full
suite of public utilities and a paved driveway from the street frontage to the building footprint area
of panhandle Lot 10.
Conclusion: As conditioned herein, the proposal satisfies this sub -element of the enterion.
Water Service and Fire Protection
Finding 89: Section 4.3-130.A of the SDC requires each development area to be provided with a water
system having sufficiently sized mains and lesser lines to furnish adequate supply to the development
and sufficient access for maintenance. SUB Water coordinates the design of the water system within
Springfield city limits. All new water system facilities and modifications required to serve the proposed
subdivision arca most be placed in the public right-of-way and constructed in accordance with SUB Water
standards.
Finding 90: The applicant's utility plans provide for water system looping within the neighborhood,
including extension of new S -inch water lines westward along V and W Streets and along the internal streets
serving the development area.
Finding 91: SUB Water advises that all water system improvements will need to be designed and constructed
in accordance with SUB Water Division specifications. Additionally, all new lots will need to be provided
with water service along with individual water meters installed at locations determined by the applicant. The
applicant is advised to contact SUB Wates at 541.-726-2396 for assistance with the requirements for design,
approval and installation of the water system.
Finding 92: SUB Water advises that all residential water services equipped with landscaping irrigation
systems will require an approved Reduced Pressure Backflow Assembly (RPBA).
Finding 93: Bogen -Springfield Fire advises that a minimum 20 -foot clear width of travel surface is
required for the panhandle driveway serving Lot 10 to ensure that a responding fire apparatus can be within
150 feet of all portions of the building exterior. If a portion of the panhandle driveway is required to achieve
this 150-fout fine access, the driveway will need to be able to accommodate an 80,000 lb. imposed load in
accordance with Sections 503.1.1 & D102.1 of the Springfield Fire Code (SFC).
Finding 94: In accordance with SFC 503.3 and Appendix D, Section DI 03.6, the applicant will used to post
"No Parking — Fire Lane" signs on one side of all 28 -feat wide streets. Sheet P602 of the subdivision plans
shows "No Parking" signage at appropriate locations within the development area.
Finding 95: The applicant is proposing to install firm hydrants at strategic locations with the subdivision to
provide sufficient coverage for the development area.
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Condition of Approval:
24. The panhandle driveway serving Lot 10 shall provide for 20 feet of clear width and be able to
accommodate an 80,000 Ib. imposed load if the driveway is required to provide a 150-foot fire
response access to all points on the building exterior.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
Public and Private Easements
Finding 96: Section 4.3-140.A of the SDC requires applicants proposing developments to make
arrangements with the City and each utility provider for the dedication of utility easements necessary to fully
service the development or land beyond the development area. The minimum width for Public Utility
Easements (PUEs) adjacent to street rightsof-way shall be 7 feet. The minimum width for all other PUEs
shall be 7 feet mdess the Development & Public Works Director requires a larger easement to allow for
adequate maintenance. To address this requirement, the applicant is proposing 7-foot wide streetside public
utility easements along the frontages of all lots within the subdivision area.
Finding 97: 'Phe applicant is proposing to install shared driveways to serve most of the lots within the
subdivision area. To accommodate cross-access and shared utilization of the driveways, a privatejoint access
easement will be required to allow for vehicles to cross the property line between the adjoining lots. The
casement configuration should be coterminous with the paved portion of the shared driveway serving the
adjoining lots.
Finding 98: The applicant is proposing to extend a 10-inch public sanitary sewer line southward Sim the
intersection of "27"' Street" and V Street. The proposed sanitary sewer line generally follows the anticipated
alignment of "27a Street" which will be dedicated and constructed ss a public street in a fnmre subdivision
phase (Master Plan Phase 2B). As previously staled and conditioned herein (Condition 11), a 20-foot wide
public sewer easement will be required to accommodate a segment of the sanitary sewer line until the public
mail right-of-way for "27" Street" is dedicated.
Condition of Approval:
25. The Final Subdivision Plat shall provide for private joint access easements at least 24 feet wide 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.
Conclusion: As conditioned herein, this proposal satisfies Criterion C.
D. The proposed development shall comply with all applicable public and private design and
construction standards contained in this Cade and other applicable regulations.
General Finding 99: Criterion D contains two elements with sub-elements and applicable Code standards.
The subdivision application as submitted complies with the code standards listed under each suhelement
unless otherwise noted with specific findings and conclusions. The elements, sub-elements and Code standards
of Criterion D include:
DA Conformance with standards of SDC 3.2-200 (Residential 7oning), SDC 4.1-100
(Infrastmeture Standards), SDC 4.4-100 (Landscaping, Screening and Fence Standards), SDC 4.6-100
(Vehicle Parking, Loading and Bicycle Parking Standards), and SDC 5.17-100 (Site Plan Review)
Parcel Coverage aml Setbacks (SDC 3.2-215)
Height Standards (SDC 3.2-215)
Landscaping Standards (SDC 4.4-105)
Screening (SDC 4.4-110)
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• Fence Standards (SDC 4.4-115)
• On -Site Lighting Standards (SDC 4.5-100)
• Vehicle Parking Standards (SDC 4.6-100)
D.2 Overlay Distr ets and Applicable Refinement Plan Requirements
• The site is within the mapped 0-1 and 1-5 year Time of Travel Zones (TOTZs) for Springfield
drinking water wells.
• The site is within the Nodal Development Overlay district.
• The site is not within an adopted Refinement Plan area.
Al Conformance with standards of SDC 3.2-200 (Residential Zoning), SDC 4.1-100 (Infrastructure
Standards), SDC 4.4-100 (Landscaping, Screening and Fence Standards), SDC 4.6-100 (Vehicle Parking,
Loading and Bicycle Parking Standards), and SPC 5.17-100 (Site Plan Review)
Parcel Coverage and Setbacks
Finding 100: The proposed subdivision area is identified for single-family residential development in
aceordance with provisions of the City's Development Code. Overall, the MDR District provides for
dwelling unit densities of 14-28 units per net acre. The approved Master Plan for the neighborhood
contemplates a range of 715-830 dwelling units at buildout of the property, and the proposed subdivision
plan is consistent with the provisions of the approved Master Plan. Excepting out the dedicated public rights-
of-way and stoxmwater tract fiom the 23 -acre development area, the net area of the proposed subdivision is
approximately 14.45 acres. Therefore, the dwelling unit density is approximately 11.8 units per net acre
which meets the overall density target for the neighborhood.
Finding 101: In accordance with SDC 3.2-215 and 3.2-230, the maximum building coverage for MDR
subdivision lots is 45%, including the principal dwelling and any regulated accessory structures such as
carports, garages, porches, and sheds. For the purpose of calculating building coverage, eaves that
project up to two feel from the building footprint arc not included in building coverage calculations.
Height Standards
Finding 102: In accordance with SDC 3.2-215 and 3.2-225, the maximum building height in the MDR
District is 30 feet except where modified by solaaccess standards. The proposal lots are to be constructed
on level ground that will be slightly modified by grading and placement of fill, 'there are an existing
residential lots that directly abut the proposed subdivision area. Therefore, it is not expected that the
proposed homes would have a shading influence on any existing residential dwellings. However, solar
setback provisions for all lots within the proposed subdivision area will need to be evaluated at the time of
Building Permit submittals. The applicant or property owner will he required to demonstrate compliance with
the sola access standards of SDC 3.2-225 prior to issuance of Building Permits.
Condition of Approval:
26. Prior to issuance of any Building Permits for lots within the subdivision area, the applicant shall
demonstrate compliance with the solar setback requirements of SDC 3.2-225.
Landscaping Standards
Finding 103: In accordance with SDC 3.2-215 footnote (5), all residential building setbacks shall be
landscaped unless the setback is for a garage or carport.
finding 104: In accordance with SDC 4.4400, site landscaping consists of trees, shrubs, groundcover plants
and turf grass, or a combination thereof. Site landscaping does not consist of only gravel or bark mulch
ground cover, unless the latter is used as a growing medium for planted trees and shrubs.
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Screening
Finding 105: In accordance with SDC 4.4-110.13, screening may be used to provide visual separation
between adjacent properties, but it is not specifically required for single detached dwellings in the MDR
District. The proposal Subdivision is spatially separated from existing residential properties on the east side
of 31" Street, to the north of the EWER pathway, and along the western boundary of the Marcola Meadows
development site.
Finding 106: The proposal provides for extension of public streets including V and W Streets west of 31"
Street; and Pierce Parkway north of 281h Street. The applicant will be required to install street trees along the
public sheet frontages in accordance with City standards. Installation of additional screening in the form of
sight -obscuring fencing or vegetation is at the discretion of the applicant or individual property owners.
Fence Standards
Finding 107: The Springfield Development Code regulates the height and style of fencing in residential
districts. In accordance with SDC Table 4.4-1, the maximum height of a fence in the front yard setback is
4 feet high for chain link or wrought iron, and 3 feet high for a slatted chain link or sight obscuring fence.
Outside of required setbacks, the maximum height of a fence is 6 feet for all residential districts.
On -Site Lighting Standards
Finding 108: It is not expected that outdoor residential lighting for the proposed lots will cause light trespass
onto adjacent properties. Staff advises that street lighting for the subdivision will be reviewed and.
approved in conjunction with the PIP plans for the development area.
Vehicle Parking Standards
Finding 109: In accordance with SDC 4.6-100, a minimum of two off-street parking spaces are required for
each dwelling unit. The offstrccl parking requirement for all lots within the subdivision area can be met
by attached or detached garages, carports and/or parking pads. On -street parking — where available — is
not counted toward the requirement for each individual lot. Provision of adequate parking will be reviewed
at the time of Building Permit submittal.
Conclusion: As conditioned herein, this proposal satisfies Criterion D.1
D.2 Overlay Districts and Applicable Refinement Plan Requirements
Finding 110: The subject area is ant within an adopted neighborhood Refinement Plan area. As such, the
applicable comprehensive plans are the adopted Metro Plan diagram and the city-wide Springfield 20.40
Refinement Plan - Residential Land Use and Housing Element. The subject site is zoned and designated for
MDR use, which is consistent with the Metro Plan diagram, The site is identified as vacant land on the
Residential Land Inventory maps adopted with the Residential Lard Use and housing Element. Therefore,
the proposed subdivision is consistent with the provisions of the adopted Metro Plan diagram and the
Springfield 2030 Refinement Plan —Residential Land Use and Housing Flenvew for development of a vacant
property that meets current dwelling unit density objectives.
Finding 111: The subdivision area is within the Nodal Development Overlay district Nodal development
areas are designed and intended to promote walkable neighborhoods with pedestrian scale lighting and
amenities, and connectivity to local and regional services. The final Master Plan for the Martinis Meadows
development area provides for internal connectivity for on-st ect and off-street walking and bicycling paths,
and connectivity with adjacent neighborhoods. The Master Plan also provides for decorative street lighting
and other improvements consistent with requirements of the Nodal Development district. As previously
stated and conditioned herein under Subsection C - Public and Private Streets (Condition 8), the applicant is
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required to install decorative LED street lighting to meet the Nodal Development standards.
Finding 112: Development Review staff has reviewed the application in regard to the Drinking Water
Protection Overlay District and comprehensive plan requirements. The subject site is within the mapped 0-1
and 1-5 Ycar Time of Travel Zones for Springfield drinking water wellheads. Therefore, specific
policies of the DW P Overlay District apply to the subdivision area. In general, single detached residential
development does not trigger a requirement for Drinking Water Protection permitting. However, to protect
existing and planned surface and groundwater resources, staff recommends employing Best Practices during
construction of the subdivision, including the following measures:
• Care shall be taken to prevent groundwater contamination during initial site preparation and final
construction. Any chemical spills or leaks must be cleaned up immediately and clean-up materials
disposed off-site and in accordance with Lane County and DF.Q requirements:
• Contractors/developers shall be responsible for the safe handling and storage of chemicals, petroleum
products, and fertilisers and the prevention of groundwater and storm water runoff
contamination. Chemicals used during construction, including paint and cleaning materials/wastes, must
not enter the soil or be washed into the storm water system. All chemicals should be stored in adequate
secondary containment.
• Precautions must be taken to prevent fluid-containing equipment located outside (such as construction
equipment and machinery) from leaking, including providing a dedicated area for fueling and
maintenance of equipment. This area should be prepared and maintained in a way that prevents spills or
leaks from migrating to the soil or storm water drainage system.
• No fill materials containing hazardous materials shall be used on this site.
Condition of Approval:
27. The construction plans for the subdivision shall include groundwater protection construction notes
as outlined in Finding 95 of the staff report and decision on the subdivision, Case 811-19-000262-
TYP2.
Conclusion: As conditioned herein, this proposal satisfies Criterion D.2.
E. physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions;
areas with susceptibility to flooding; significant clusters of trees and shrubs; watercourses shown on
the Water Quakily Limited Watercourse Map and their associated riparian areas; wetlands; rock
outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in
Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this
Code or in State or Federal law.
Finding 113: The proposed development site is on flat land that contains mapped wetland and drainage
channel features. The wetland features are not withhr the boundaries of the Phase lA and 2A subdivision
areas. However, the applicant is proposing to extend public improvements to multiple points of contact or
intersection with the existing wetland features including stormwater outfalls to the existing ditch along 31"
Street and the Pierce Ditch, and a public street (Pierce Parkway) and sanitary sewer lines that cross the Pierce
Ditch,
Finding 114: The applicant previously submitted a Wetland Delineation Report to the Oregon Department of
State Lands (DSL) for review and approval. IIowever, staff was subsequently notified by DSL that the
applicant's wedand delineation report had been withdrawn.
Finding 115: In accordance with SDC 5.12-120.F.9, a wetland delineation approved by DSL is to be submitted
concurrently with the proposed subdivision where there is a wetland on the property. Although the boundary
of the Phase IA & 2A area does not contain mapped wetlands, the applicant's proposed improvements extend
off-site and intersect mapped wetlands thereby triggering this requirement.
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Finding 116: In accordance with SDC 5.12-120.F.10, the applicant is to submit evidence concurrently with the
subdivision application demonstrating that any required federal or state permit has been applied for or
approved. The applicant has not provided evidence of submitting for or obtaining required wetland permits.
Finding 117: In accordance with SDC 5.12-130.1, the applicant must submit copies of required federal, state
and local permits to demonstrate compliance with applicable regulations. Therefore, an approved wetland
delineation study and supporting permits forwetland fill/removal will be required prior to approval of the Final
Subdivision Plat and initiation of any construction or grading activity on the site. Allis atively, an exemption
or concurrence from applicable state and federal agencies indicating that these wetland permits are not required
satisfies this requirement. As stated and conditioned herein, the proposal meets this criterion.
Finding 118: The Metro Alva General Plan, Water Quality Limited Watercourse Map, Stale Designated
Wetlands Map, Hydric Soils Map, Wellhead Protection Zone Map, FEMA Map and the list of Historic
Landmark sites have been consulted and there are natural features requiring special permitting and/or
protection on this site, If any artifacts are found daring construction, there are state laws that could apply;
QRS 97.740, ORS 358.905, ORS 390.235. If human remains me discovered during construction, it is a Class
"C" felonyto proceed under ORS 97.740.
Conditions of Approval:
28. Prior to approval of the Final Subdivision Plat, the applicant shall provide the City with evidence of
a wetland delineation report approved by applicable federal and state agencies.
29. Prior to approval of the Final Subdivision Plat and initiation of any construction or vegetation
removal activity within or proximate to the Pierce Ditch and the existing drainage ditch along 31"
Street, the applicant shall obtain wetland fill/removal permits or exemptions from applicable
federal and state agencies and provide evidence thereof to the City. Alternatively, a Plaster Plan
modification may be approved to change the configuration of the phasing boundaries to avoid
impacting the wetlands.
Conclusion: This proposal satisfies Criterion E.
F. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle
and pedestrian safety to avoid congestion; provide connectivity within the development area and to
adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and
public areas; minimize driveways on arterial and collector streets as specified in this Code or other
applicable regulations and comply with the ODOT access management standards for State highways.
Finding 119: The, Development Review Committee reviewed the proposed 170 -lot subdivision at a meeting
on Deounber 3, 2019. The existing and proposed streets, including the extension of V and W Streets and
Pierce Parkway are sufficient to serve the proposed lots as depicted on the applicant's tentative subdivision
plan. Provision of at least two off-street parking spaces will be required for each of the 170 lots within the
subdivision, and this will be confirmed at time of Building Permit issuance.
Transportation System Impacts
Finding 120: SDC 42-105.A.4 sets the tinreshold for requiring a 1Smffic Impact Analysis (TIA) at IN peak
hour or 1,000 average daily trips (ADT) as determined by rates from the most recent edition of the
Institute of Transportation Erigiveers (kTE) Trip Generation Manual, 1 e Ed.
Finding 121: The total number of new trips associated with the proposed 170 -lot single detached residential
development as determined by the ITE Trip Generation Manual, 10" Ed. is about 170 PM peak -hour and
about 1620 average daily trips, "Therefore, in accordance with SDC 42-105.AA, a supporting TIA is
required.
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Finding 122: A Traffic Impact Analysis (TIA) was approved for the original Marcola Meadows Master Plan
arca in 2008. The applicant submitted a supplemental Traffic Study prepared by Branch Engineering for the
Marcola Meadows MasterPlan moditieation in January, 2018. The original TLA along with the supplemental
Traffic Study and the Master Plan phasing schedule have defrsed the necessary transportation improvements
required for each successive phase of development on the site. The proposed subdivision is consistent with
The planned transportation network and improvements for the Marcola Meadows neighborhood.
Finding 123: As stated previously, the proposed subdivision will provide for the extension of V and W
Streets west of the intersection with 31" Street, and extension of Pierce Parkway northward from the
intersection with 28'" Street to the intersection with W Street. Further extension of V Street would be done
when subsequent phases develop in the future. Construction of the public street improvements to serve the
development area will be clone through the City's PIP process.
Finding 124: Assumed development also may generate pedestrian and bicycle trips. According to the
"Household" survey done by LCOG in 1994, 12.6 percent of household trips are made by bicycle or walking
and 1.8 percent are by transit bus. These trips may have their origins or destinations at a variety of
land uses, including this situ. Pedestrian and bicycle trips create the need for sidewalks, pedestrian
crossing signals, crosswalks, bicycle parking and bicycle lanes.
Finding 125: The proposed subdivision area is proximate to existing public transit facilities which are
located along Mineola Road. Regular transit bus service is provided along the Marcola Road ennidor by
LTD Route #18 (Mohawk) operating between the downtown Springfield Station and 28ih StrecUlvlaroola
Road.
Finding 126: Existing and proposed transportation facilities would be adequate to accommodate the
additional volume of traffic generated by the proposed development. The planned extension of V and W
Streets and Pierce Parkway to intersections with 31"/28" Street will accommodate much of the anticipated
traffic from the subdivision area. Therefore; the proposed subdivision should have no significant traffic
impacts to the surrounding street system.
Site Access and Circulation
Finding 127: Installation of driveways on a street increases the number of traffic conflict points. A greater
number of conflict paints increases the probability of traffic crashes. To accordance with SDC 4.2-120.C,
driveways shall be designed to allow safe and efficient vehicular ingress and egress as specified in Tables
4.2-2 through 4.2-5, the City's EDSPM and the Development & Public Works Standard Construction
Specifications.
Finding 128: Table 4.211 of the SDC seta forth the requirements for minimum separation distances
between a driveway and the nearest intersection curb return. Single family dwellings on a local street are
required to have a driveway setback of at least 30 feet. The applicant has depicted the conceptual locations of
driveways, street lights, street trees, and other facilities on the tentative subdivision plan. Driveways onto the
collector street (V Street) have been paired to minimize the number of conflict points on the higher
classification mad.
Conclusion: This proposal satisfies Criterion F.
G. Development of any remainder of the property under the same ownership can be accomplished as
specified in this Code.
Finding 129: This property has an approved development Master Plan and is proposed to be developed as a
multi -phase residential and mixed use commercial subdivision. The applicant has depicted the conceptual
phasing boundary, which represents the Phases 1 A and 2A subdivision area of the approved Master Plan. As
previously stated and conditioned herein (Conditions 1-3), the subdivision phasing and naming will need to be
21
consistent with the approved Master Plan phasing schedule, Alternatively, the Master Plan phasing schedule
will need to be modified through the Type 11 Master Plan Modification process.
Finding 130: The entire development area is under the same ownership and will be developed in accordance
with the approved Master Plan or a successor conceptual development plan. Therefore, this criterion has been
mel.
Conclusion: This proposal satisfies Criterion G.
1L Adiacerst land can be developed or is provided access that will allow its development as specified in this
Code.
Finding 131: The applicant is proposing to extend V and W Streets westward from 31" Street and Pierce
Parkway northward to W Street. There are no adjacent properties, public streets, or neighborhoods that will
be accessed directly from the Marcola Meadows neighborhood with the exception of walkway and multi-
purpose pathway connections. Extension of public streets and utilities to the boundary of the development
area facilitates completion of the City's transportation network and future urban development of this site.
Adjacent properties have been developed already or have been provided with transportation and utility
infrastructure. Therefore, this criterion is not applicable.
Conclusion: This proposal satisfies Criterion H.
1. Where the Subdivision of property that is outside of the city limits but within the City's urbanizable area
and no concurrent annexation application is submitted, the standards specified below shall also apply.
Finding 132: The parcel involved in this proposal is within the City limits. Therefore, this criterion does
not apply.
Conclusion: Tbis proposal satisfies Criterion I.
CONCLUSION: The tentative subdivision, as submitted and conditioned, compiles with Criteria A -I of SDC
5.12-125. Portions of the proposal approved as submitted may not be substantively changed during platting
without an approved modification application in accordance with SDC 5.12-145.
What needs to be done: The applicant will have up to two years from the date of this letter to meet the
applicable conditions of approval or Development Code standards and to submit a Final Subdivision Plat. Please
refer to SDC 5.12-135 & 5.12-140 for more information. THE PUBLIC AND PRIVATE IMPROVEMENTS
AND THE FINAL PLAT MUST BE IN SUBSTANTIAL CONFORMITY WITH THE TENTATIVE
PLANS AND THE CONDITIONS OF APPROVAL,
The Final Plat is required to go through a pro�ubmittal process. Alter the Final Plat application is complete, it
must be submitted to the Springfield Development & Public Works Department. A separate application and fees
will be required. Upon signature by the City Surveyor and the Planning Division, the Plat may be submitted to
the Lane County Surveyor for signatures prior to recording. No individual lots may be transferred until the
plat is recorded and five (5) copies of the filed subdivision are returned to the Development & Public Works
Department by the applicant.
SUMMARY OF CONDITIONS OF APPROVAL:
1. The subdivision phase boundaries and nomenclature shall be consistent with the final Master Plan as
modified in 21118 (Planning Case 811-18-000054-TYP3).
2. The Final Subdivision Plat shall depict the Phase 1A subdivision area as being the 100 lots bound by the
F,WEB pathway to the north; 31" Street to the east; V Street to the south; and Pierce Parkway to the
west. Alternatively, the Final Subdivision Plat must be consistent with a Master Plan modification
22
approved under the standards and process provided under SDC 5.13-135, to provide for a different
phasing scheme.
3. The Final Subdivision Plat shall depict the Phase 2A subdivision area as being the 70 lots and one tract
bound by the EWER pathway to the north; Pierce Parkway to the cast; V Street to the south; and "271h
Street' and the western boundary of Tract A to the west. Alternatively, the Huai Subdivision Plat most
be consistent with a Master Plan modification approved under the standards and process provided under
SDC 5.13-135, to provide for a different phasing scheme.
4. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans shall provide fur full
improvement of 31" Street from the U Street intersection to the northern edge of the EWER property.
The street improvements shall meet City of Springfield requirements and include right-of-way
dedication, paving, curb and gutter, street trees and sidewalks
5. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans shall provide for full
intersection and road improvements for the entire Phase 1A and 2A area, including the western edge of
the Phase 2A boundary in accordance with the Master Plan.
6. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans must incorporate the following
additional traffic calming modifications: (1) a compact urban mint-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 must be designed and constructed to meet the applicable standards in the
City's Engineering Design Standards and Procedures Mensual.
7. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans fur 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 '127o Streer' north of V Street.
8. Prior to approval of the Final Subdivision Plat, the applicant's PIP plans for the subdivision must show
and incorporate decorative LED lighting that meets the standards in FDSPM section 5.02.1.B.
9. Prior to approval of the Final Subdivision Plat, the east-west street lying between V and W Streets
shall have a unique street name selected that is acceptable to the City and the Lane County Road
Naming Committee.
10. The Final Subdivision Plat shall provide for the "W Strcet' naming to extend the full distance from the
intersection with 31" Street, past the point of curvature at Tract A where the road deflects 900 to the
south, to the intersection with the unnamed east-west street between V and W Streets.
11. Prior to approval of the Final Subdivision Plat, a 20-fout wide public sanitary sewer casement centered
on the pipe alignment shall he provided for the segment of public sewer main extending southward from
the intersection of "27`s Street" and W Street to the manhole in the existing sewer trunk line. The 20-fuut
wide public sanitary sewer easement shall be dedicated by separate easement document recorded at Lane
County Deeds & Records.
12. Prior to approval of the Final Subdivision Plat, the applicant shall provide evidence of a wetland
fBUremoval permit or exemption from state and federal agencies fur the extension of public sanitary
sewer lines across the Pierce Ditch.
13. Prior to approval of the Final Subdivision Plat, the applicant shall relocate the stormwater facility from
the Phase 4 arca to the Phase 1B and 2B area of the Master Plam The applicant shall construct the
stormwater facilities as shown on Sheet 9.OA of the Muster Plan within Phases ill and 211 as part of the
PIP process. Alternatively, the PIP plans and Final Subdivision Plat must be consistent with stormwater
23
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. Prior to approval of the Final Subdivision Plat, the applicant shall provide a revised stormwater drainage
report and engineering plans for Basins Bl and B2 showing a design for stormwater treatment and
discharge that meets the requirements of the City's EDSPM (Chapter 3) and the adopted portion of the
Eugene Stormwnter Management Manna] for design of stormwater treatment areas (Chapters 2 and 3).
Alternatively, the applicant shall provide a stormwater drainage report and engineering plans for
stormwater facilities approved in a Master 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 Plat, the applicant shall provide for a stormwater quality
treatment manhole upstream of the Basin Bl, B2 and B3 treatment areas (or as approved in a Master
Plan modification) and shall Install the manholes as part of the subdivision PIP. The treatment manholes
must be sized per the manufacturer's recommendations for the expected flow to be treated and must
meet the City's requirements for pretreatment as determined by the State of Washington TAPE
program.
16. Prior to approval of the Final Subdivision Plat, 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 Bl and B2 of the subdivision plan or
as approved in a Master Plan modification).
17. Prior to approval of the Final Subdivision Plat, the applicant shall obtain a stormwater discharge permit
or exemption from Oregon DSL for the outfalls to mapped wetlands including the 31" Street ditch and
the Pierce Ditch. Alternatively, the applicant shall design and construct a treatment area sufficient to
provide 100% treatment and detention for the full vnlume of runoff for the subdivision area that drains
to either wetland feature. The runoff shall be designed to Bow overland at rates that minimize volumes
conveyed to the receiving wetlands.
18. Prior to approval of the Final Subdivision Plat, the applicant shall provide a revised drainage report and
plans that show a stormwater management system that does not increase the discharge to the Pierce
Ditch above existing, undeveloped conditions.
19. Prior to approval of the Final Subdivision Plat, 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 Plat, the applicant shall dedicate easement(s) to the City for
any public stormwater facilities outside the Phases IA and 2A boundary. The casement configuration
shall accommodate the full extent of the stormwater facility, including underground piping, and provide
for access and maintenance.
21. Prior to approval of the Final Subdivision Plat, the applicant shall depict the location of all utility lines,
community mail boxes, and associated infrustruchnre as part of the City's PIP process.
22. To meet minimum separation requirements 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 coufi]ct with new or proposed driveway locations within the
subdivision area, to the satisfaction of the City and the affected utility provider.
23. Prior to approval of the Final Subdivision Plat, the applicant shall provide for extension of the full suite
of public utilities and a paved driveway from the street frontage to the building footprint arca of
panhandle Lot 10.
24
24. The panhandle driveway serving Lot 10 shall provide for 20 feet of clear width and he able to
accommodate an 80,000 Ib, imposed load if the driveway is required to provide a 150-foot fire response
access to all points on the building exterior.
25. The Final Subdivision Plat shall provide for private joint access easements at least 24 feet wide. by 1.8 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 to issuance of any Building Permits for lots within the subdivision area, the applicant shall
demonstrate compliance with the solar setback requirements of SDC 3.2-225,
27. The construction plans for the subdivision shall include groundwater protection construction notes as
outlined in Finding 95 of the staff report and decision on the subdivision, Case 8I1-19-000262-TYP2.
28. Prior to approval of the Final Subdivision Plat, the applicant shall provide the City with evidence of a
wetland delineation report approved by applicable federal and state agencies.
29. Prior to approval of the Final Subdivision Plat and initiation of any construction or vegetation removal
activity within or proximate to the Pierce Ditch and the existing drainage ditch along 31" Street, the
applicant shall obtain wetland till/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.
Additional Information: The application, all documents, and evidence relied upon by the applicant, and the
applicable criteria of approval are available for free inspection and copies arc available for a fee at the Development
& Public Works Department, 225 Fifth Street, Springfield, Orcgon.
Appeal: This Type 11 Tentative Subdivision decision is considered a decision of the: Director and as such
may be appealed to the Planning Commission. The appeal may be Sled with the Development & Public Works
Department by an affected party. The appeal must be in accordance with SDC 5.3-100, Appeals, An
Appeals application must be submitted to the City with a fee of $250.00. The fee will be returned to the
appellant if the Planning Commission approves the appeal application.
In accordance with SDC 5.3-115 which provides for a 15-day appeal period and Oregon Rules of Civil
Procedures, Rule 10(c) for service of notice by mm, the appeal ponied for this decision expires at 5:00 p.m. on
January 7, 2020.
Questions: Plcase call Andy Limbird in the Springfield Development & Public Works Department at (541) 726-
3764 or email alimbird rin reldor. ov if you have any questions regarding this process.
Prepared By:
4pzl/
An y Limbird
Senior Planner
Encl: Exhibit A—Tentative Subdivision Plan
25
Please be advised that the following is provided for information only and is not a component of the
subdivision decision.
PEES AND PERMITS
Public Improvement Pmject (PIP) Permit:
As noted in this document, a PIP is required for this project. Plans are to be completed and the required
construction items bonded prior to acceptance of the Final Subdivision Plat. The PIP must be substantially
completed prior to any building permits being issued for lots created by the subdivision process, and fully
completed prior to any building occupancy being issued for structures within the subdivision. The PIP process can
take several months for reviewing and revising of the constmcCion plans,obtaining any required permits from
state, federal and local agencies, obtaining insurance and bondapproval, and approving material submittals.
Systems Development Charges:
Applicants for building permits must pay applicable Systems Development Charges when building permits are
issued for developments within the City limits or within the Springfield Urban Growth Boundary. The cost
relates to the amount of increase in impervious surface area, transportation trip rate, and plumbing fixture units
(Springfield Code Chapter B, Article 11). Some exceptions apply to Springfield Urban Growth areas.
Systems Development Charges (SDCs) will apply to the construction of buildings and site improvements
within the subdivision area. The Charges will be based upon the rates in effect at the time of permit issuance fur
buildings or site improvements on each portion or phase of the development.
Among other charges, SDCs for park and recreation improvements will be collected based on the SDC policy in
effect at that time. W illamslane Park and Recreation District advises that as of December 23, 2019 the SDC for
park and recreation improvements is $3,805 for each new single-family dwelling.
Other City Permits:
• Building Permits — Permits may be required for construction of accessory structures such as garages or
carports, and installation of utilities necessary to serve the development site.
• Encroachment Permit or Sewer Hookup Permit — Required for working within a right-of-way or public
easement. Example: a new tap to the public strum or sanitary sewer, or adjusting a manhole. The rate, plus
applicable fees and deposits, will be calculated at the time of submittal.
• Land & Drainage Alteration Permit (LDAP) — An LDAP will be required for site grading and construction.
Contact the Springfield Development & Public Works Department at 541-726-5849 for appropriate application
requirements.
Additional nermits/anorovals that may be necessarv:
• Metropolitan Wastewater Management Commission (pump station, sanitary smvcr lines 24 -inches or larger).
Concurrence will be required for the homes draining to the pump station at W Street in conjunction with the
PIP process.
• Division of State Lands (stormwater discharge, wetlands)
• Department of Environmental Quality (erosion control — 5 acres or larger, pump station, stormwater discharge,
wetlands)
• US Army Corps of Engineers (stormwater discharge, wetlands). Permits for work within or near the existing
wetlands on the property are required for approval of the plans as shown.
• Eugene Water and Electric Board (E.WEB) Permits may be required for stormwater, street, and pathway
improvements within or affecting the EWEB property along the northern edge of the subdivision area. These
permitting requirements will be reviewed in conjunction with the PIP process.
26
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MARCOLA MEADOWS PHASE 19 S UTI U`5
A REPLAT OF A PORTION OF PARCEL 3, LAND PARTITION PLAT NO. 2020-P2972, accoenxu uxE cmxTr snvEras mFlm
LOCATED IN THE SWI/4 SECTION 19 AND NWI/4 SECTION 30, T.17S., R.2W., AND
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CITY OF SPRINGFIELD, LANE COUNTY, OREGON
DATE DECEMBER 14, 2020
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