HomeMy WebLinkAboutPacket, DRC PLANNER 4/23/2021AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Staff Review., Tuesday, May 11, 2021 9.•00-10:00 a.m.
1. Subdivision Tentative 811-21-000078-TYP2 811-20-000212-PROJ Ninth St. Properties
Assessor's Map: 17-02-31-24 TL: 11900
Address: 431 35th Street
Existing Use: residential /zoned LDR
Applicant submitted plans for 6 -lot subdivision of 0.93 acre parcel.
Planner: Melissa Carifio
Meeting: Tuesday, May 11, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams
2. Minor Variance 811-21-000079-TYP2 811-20-000212-PROJ Ninth St. Properties
Assessor's Map: 17-02-31-24 TL: 11900
Address: 431 35th Street
Existing Use: residential /zoned LDR
Applicant submitted request for variance to street frontage for lot 1 of proposed 6 -lot subdivision.
Planner: Melissa Carifio
Meeting: Tuesday, May 11, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: htto://www.si)ringfield-or.gov/weblink8/browse.asi)x
OocuSign Envelope 10: FA6CA3AC-A973-44C0-A48F-9B8ABC485723
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision
S�PRIPOFIE
Application Type (Applicant: check one)
Partition Tentative Pre -Submittal: Ll Subdivision Tentative Pre -Submittal: Li
Partition Tentative Submittal: ❑ Isubdivision Tentative Submittal: ❑x
ProjectRequired Information
Applicant Name: Ira Lucia Phone: 971-226-8784
Company: Ninth St. Properties, LLC Fax: n/a
Address: 17605 NW Autumn Ridge Drive, Beaverton, OR 97006 Email: ninthstprop@outlook.com
Applicant's Rep.: Jason Goshert
Phone: 541-485-8383
Company: SSW Engineers Inc. I
Fax: 541-485-8384
Address: 2350 Oakmont Way, Suite 105 Email: jasong@sswengineers.com
Pro ertOwner: Laura Romine & Ronald Auxier
Phone:
company: n/a
Fax: n/a
Address: 5735 Mineral Way, Springfield, OR 97478
ASSESSOR'S MAP NO: 17-02-31-24
TAX LOT NO 5 : 11900
Property Address:. 43135th Street, Springfield, OR 97477
Size of Property: 0.93 Acres / 40,257 Square Feet Acres ❑X Square Feet X❑
Proposed Name of Subdivision: ROSIE SPRINGS
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: 6 Lot residential subdivision; Lot #6 to contain existing single-family dwelling & detached garage.
Existing Use: Residential
# of Lots/Parcels 6
Total acreage of parcels/ 0.93 acres/
allowable density: 6-14units peracre
Proposed #
Dwell units 6
Signatures: Please sin and print your name and date in the appropriate
Required Project Information (City Intake Staff.,
Associated Applications;
box on the next page,
complete this section)
Signs:
Pre -Sub Case No.:
Date:
Reviewed by:
Case No.:
I Date:
Reviewed by:
Application Fee: $
Technical Fee: $
Posta a Fee: $
TOTAL FEES: $
PRO]ECT NUMBER:
Revised 1/7/14 kl 1 of 10
WRITTEN NARRATIVE
TENTATIVE SUBDIVISION APPLICATION
FOR: NINTH ST. PROPERTIES, LLC
Property Location: 431 35th Street, Springfield, OR 97477
Assessor's Map 17-02-31-24, Tax Lot 11900
Applicant: Ira Lucia
Ninth St. Properties, LLC
17605 N W Autumn Ridge Drive, Beaverton, OR 97006
971-226-8784
Owners:
Lama Romine & Ronald Auxier
5735 Mineral Way, Springfield, OR 97478
Applicant's Representative:
SSW Engineers Inc.
Jason Goshert, Project Manager
2350 Oakmont Way, Suite 105, Eugene, OR 97401
Phone: 541-485-8383
Email: jmong@sswengineers.com
Surveyor:
SSW Engineers Inc.
Michael R. Dahrens, PLS
2350 Oakmont Way, Suite 105, Eugene, OR 97401
Phone: 541-485-8383
Email: miked@sswengincers.com
Engineer:
SSW Engineers Inc.
Michael A. Cox, PE
2350 Oakmont Way, Suite 105, Eugene, OR 97401
Phone: 541-485-8383
Email: michaelc@sswengineers.com
Zoning:
LDR - Low Density Residential
Comprehensive Plan
Designation:
Low Density Residential
Neighborhood Refinement
Plan:
Mid -Springfield
Request:
Tentative Subdivision approval to divide the subject
property into 6 lots.
(WRITTEN NARRATIVE IS ON FOLLOWING PAGES)
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 1 of 13
Project Description
The property involved in this request is a 0.93 acre parcel of land comprised of Tax Lot 11900 of Lane
County Assessor's Map 17-02-31-24. The subject property is currently under residential use and
developed with an existing single-family dwelling and detached garage to remain (431 35th Street). The
subject property is bounded on the west by 35th Street, and is bounded on the north , south and east by
previously developed private properties. Said adjacent private properties are under separate ownership.
The subject property is currently designated "Low Density Residential" per the Comprehensive Plan, and
is currently zoned LDR Low Density Residential.
The applicant desires to subdivide the subject property into six lots, each of which is proposed to
accommodate one single-family dwelling for a total of 6 dwelling units following subdivision approval.
This results in a proposed net density of 6.45 dwelling units per acre, which complies with the permitted
density range of 6 W14 dwelling units per net acre within the LDR zoning district per Section 3.2-205 of
the Springfield Development Code (SDC).
This written narrative will describe how this request is consistent with applicable criteria contained in
Sections 5.12-115, 5.12-120 and 5.12-125 of the Springfield Development Code (SDC) regarding general
requirements, submittal requirements and approval criteria for tentative land division plans. Applicable
criteria are cited in bold italic text, followed by corresponding responses and findings shown in regular
text.
5.12-115 Tentative Plan - General
Any residential land division shall conform to the following standards:
A. The lot/parcel dimensions shall conform to the minimum standards of this Code. When lots/parcels
are more than double the minimum area permitted by the Zoning district, the Director shall require that
these loWparcels be arranged:
1. To allow redivision; and
2. To allow for the extension of streets to serve future lots/parcels.
3. Placement of structures on the larger loWparcels shall be subject to approval by the
Director upon a determination that the potential maximum density of the larger lobparcel is
not impaired In order to make this determination, the Director may require a Future
Development Plan as specified in Section 5.12-120E.
Proposed Lot 1 will be 5,000 square feet, the pan portion of Lots 2-5 will be 5,605 square feet, 6,940
square feet, 5,869 square feet and 4,764 square feet, respectively, and Lot 6 will be 8,408 square feet, all
of which comply with the required 4,500 square foot minimum lot area for standard and panhandle lots
zoned LDR per SDC 3.2-215. All proposed lots are less than double the minimum area permitted by said
LDR zoning district.
Lot 1 is proposed to have 54.19 feet of street frontage on 35th Street, which constitutes a 9.68% reduction
to the minimum 60 feet of street frontage for standard lots on north -south streets in the LDR zone per
SDC 3.2-215, therefore a Minor Variance is being requested (via concurrent application) pursuant to the
criteria at SDC 5.21-125(A)(2). Tots 2-5 will each have 6.50 feet of frontage on 35th Street with a
combined total of 26.00 feet, which complies with the required minimum of 26 feet of combined street
frontage for multiple panhandle lots in the LDR zone per SDC 3.2-215. Lot 6 will have 63.58 feet of
frontage on 35th Street, which complies with the required minimum of 60 feet of street frontage for
standard lots on north -south streets in the LDR zone per SDC 3.2-215.
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 2 of 13
B. Double frontage lo"arcels shall be avoided, unless necessary to prevent access to residential
developmentfrom collector and arterial streets or to overcome specific topographic situations.
No double frontage lots are proposed.
C Panhandle loisparcels shall comply with the standards specified in Sections 3.2-215 and 4.2-I20A.
In the case of multiple panhandles in Subdivisions, construction of necessary utilitiesto serve all
approved panhandle lots/parcels shall occur prior to recording the Plat.
As previously addressed herein (see narrative addressing SDC 5.12-115A above), proposed Parcels 1 & 2
comply with applicable standards specified in SDC 3.2-215.
In regards to the standards at SDC 4.2-120A, future development on Lot 1 will be provided with direct
access to a public street via a future driveway proposed along its frontage on 35th Street as shown on the
Land Division Tentative Plan included with this submittal. Future development within proposed Lots 2-5
will be provided with direct access to a public street via a proposed 20 foot wide shared driveway within
their combined frontage on 35th Street by means of a proposed private shared access and utility casement
over said lots, as shown on said Land Division Tentative Plan. The existing development within
proposed Lot 6 is currently served by an existing driveway providing direct access to a public street along
its frontage on 35th Street.
D. Block length for local streets is as specified in Section 4.2-115.
The current block length between Main Street and E Street on the east side of 35th Street (classified as a
local street) exceeds 600 feet. However, creation of a connecting street through the subject property is
precluded by the presence of existing buildings and development on the adjacent properties to the east,
which physically necessitates a block length that is longer than the applicable maximum pursuant to the
exception at SDC 4.2-105(D)(4)(c)(ii).
5.12-120 Tentative Plan Submittal Requirements
A. General Requirements.
1. The Tentative Plan, including any required Future Development Plan, shall be prepared by
an Oregon Licensed Land Surveyor on standard sheets of 18"x 24". The services of an
Oregon registered Engineer may also be required by the City in order to resolve utility issues
(especially stormwater management, street design and transportation issues), and she
constraint and/or water quality issues.
The Tentative Plan was prepared by an Oregon licensed land surveyor. Proposed preliminary stormwater
management system and site grading designs were prepared by an Oregon registered engineer.
2. The scale of the Tentative Plan .shall be appropriate to the area involved and the minimal of
detail and data, normally I " _ 5017 I "=100', or I "= 200'.
The scale of the Tentative Plan is appropriate to the area involved and the amount of detail and data
required to be shown thereon.
3. A north arrow and the date the Tentative Plan was prepared
Each sheet of the Tentative Subdivision Plans includes a north arrow and the date the plan was prepared.
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 3 of 13
4. The name and address of the owner, applicant,if different, and the Land Surveyor and/or
Engineer who prepared the Partition Tentative Plan.
The names and addresses of the owners, applicant, land surveyor and engineer are noted on the Tentative
Plan.
5. A drawing of the boundaries of the entire area owned by the partitioner or subdivider of
which the proposed land division is a part.
The "tentative Plan shows and notes the boundaries of the entire area owned by the subdividers.
6. City boundaries, the Urban Growth Boundary (UGB) and any special service district
boundaries or railroad right-of-way, which cross or abut the proposed land division.
No city limits, UGB or special service district boundaries or railroad right-of-ways cross or abut the
subject site involved in the proposed land division.
7, Applicable zoning districts and the Metro Plan designation of the proposed land division
and of properties within 100 feet of the boundary oflhe subject properly.
As previously addressed herein, the subject property is currently zoned LDR Low Density Residential and
is designated "Low Density Residential' per the Metro Plan. Properties within 100 feet of the boundary
of the subject property are also zoned LDR Low Density Residential and designated "Low Density
Residential' per the Metro Plan.
8. The dimensions (infect) and size (either in square feet or acres) of each halparcel and the
approximate dimensions of each building site, where applicable, and the top and toe of cut and
Jill slopes to scale.
The dimensions (in decimal feet) and size (in square feet) of each proposed parcel / building site are
shown on the Tentative Plan.
9. The location, outline to scale and present use of all existing structures to remain on the
property after platting and their required setbacks from the proposed new property lines.
The location, outline to scale and present use of the existing structures to remain on the subject property
are shown / noted on the Site Assessment of Existing Conditions and Land Division tentative Plan
included with this submittal.
10. The location and .size of existing and proposer! utilities and necessary easements and
dedications on and adjacent to the site, including but not limited to sanitary sewer mains,
stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate
the proposed connection points.
Locations and sizes of existing utilities are shown on the tentative plan, which include an existing 8"
public sanitary sewer main in an existing 14 foot wide Public Sanitary Sewer Easement along the east
side ofthe subject property, an existing 30" public storm sewer main in an existing 7 foot wide Public
Storm Sewer Easement along the north side of the subject property, an existing 8" public sanitary sewer
main, existing overhead electric lines and existing underground telecommunications lines along the east
side of 35th Street, and an existing public stonn sewer main, existing 6" water twain and existing I"
natural gas main along the west side of 35th Street.
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 4 of 13
The future dwelling within Lot I is proposed to connect to the existing unused wastewater sewer service
lateral located midway along the subject property's frontage on 35th Street via a proposed 5 foot wide
private wastewater easement over Lots 2, 3 & 4 to the benefit of Lot 1 as shown on the tentative plan.
Future dwellings within Lots 2 through 5 are proposed to connect to the existing public wastewater main
along the east side of the subject property as shown on the tentative plan, including proposed 5 foot wide
private wastewater easements over Lot 3 to the benefit of Lot 2, and over Lot 4 to the benefit of Lot 5.
The existing dwelling to remain within Lot 6 is already connected to the public wastewater system as
shown on the tentative plan without the need for any additional wastewater easements.
Future development within Lots 1 through 5 is proposed to be served by privately maintained on-site
stormwater management facilities as depicted on the Stormwater Management Plan. More specifically,
stonnwater run-off from the proposed shared driveway / emergency vehicle turnaround within Lots 2
through 5, future impervious areas associated with future dwellings within Lots 1 through 5, and roof run-
off from the existing detached garage to remain within Lot 6 is proposed to be treated via vegetated
stormwater filtration planters along the north side of said proposed shared driveway / turnaround before
being conveyed into the existing public storm sewer main along the north side of the subject property.
For more information, refer to the Stormwater Analysis Report and supporting calculations and
documentation included with this submittal. A private shared access & utility easement over Lots 2
through 5 to the benefit of Lots 2 through 5(and to the benefit of Lot 1 for stormwater only), a 5 foot wide
private stormwater easement over Lots 2 through 5 to the benefit of Lot 6, and a 5 foot wide private
stormwater easement over Lot 2 to the benefit of Lots l and 3 through 6 ace proposed to accommodate the
above described shared stormwater management system.
All other utilities to serve Lots 1 through 5 are available from within 35th Street and the adjacent
proposed 7 foot wide PUP, and extend to said lots via proposed joint trench(es) situated within the
proposed shared driveway as shown on the tentative plan. A 7 foot by 14 foot SUB Water easement is
proposed within Lot 6 to accommodate necessary water meters and water service lines before they enter
the proposed shared driveway. The existing dwelling within Lot 6 will continue to receive utility services
from within 35th Street as shown on the tentative plan.
11. The locations widths and purpose of all existing or proposed easements on and abutting
the proposed land division; the location of any existing or proposed reserve strips.
The locations, widths and purpose of all existing casements on and abutting the subject property are
shown and noted on the tentative plan.
All proposed easements are described in the response to SDC 5.12-120(A)(10) above, and are shown and
noted on the tentative plan.
12. The locations of all areas to be dedicated or reserved for public use, with the purpose,
condition or limitations of the reservations clearly indicated.
Per City staff via a prior Development Issues Meeting for this project, no dedications of public street
right-of-way are required in conjunction with this proposed subdivision. IIowever, a 7 foot Public utility
Easement (PUE) is proposed along the east side of 35th Street as shown on the tentative plan.
B. A SileAssessment of the Entire Development Area The Site Assessment shall be prepared by an
Oregon Licensed Landscape Architect or Engineer and drawn 10 scale with existing contours at 1 -foot
intervals and percent of slope that precisely maps and delineates the areas described below. Proposed
modifications to physical. features shall be clearly indicated The Director may waive portions of this
requirement if there is a finding that the proposed development will not have an adverse impact on
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 5 of 13
physical features or water quality, either on the site or adjacent to the site. Information required for
adjacent properties may be generalized to show the connections to physical features. A Site Assessment
shall contain thefollowing information.
1. The name, location, dimensions, direction offlow and top of bank of all watercourses that
are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the
Development Services Department;
No water quality limited watercourses are located in the vicinity of the subject property per the City of
Springfield WQLW Map dated July 2019. This information is noted on the Site Assessment of Existing
Conditions as required.
2. The 100 year floodplain and floodway boundaries on the site, as specified in the latest
adopted FEMA Flood Insurance Maps or FEMA approved Leser of Map Amendment or
Leiter of Map Revision;
Per current FEMA Flood Insurance Rate Map (FIRM) No. 41039C 1161 E the subject property is not
located within the boundaries of a 100 -year floodplain or floodway. This information is noted on the Site
Assessment of Existing Conditions as required.
3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the Wellhead
Protection Areas Map on file in the Development Service Department;
The subject property is located within the 10 -year and 20 -year time of travel zones for the "Mafia" well
site per the City of Springfield Wellhead Protection Areas Map dated May 2019. This information is
noted on the Site Assessment of Existing Conditions as required.
4. Physical features including, but not limited to significant clusters of trees and shrubs,
watercourses shown on the (WLQW) Map and their riparian areas, wetlands, and rock
outcroppings;
Existing Lives and the types / sizes thereof are shown and noted on the Site Assessment of Existing
Conditions. No other significant physical features such as watercourses and riparian areas, wetlands or
rock outcroppings are present within the subject property.
5. Soil types and water table information as mapped and specified in the Soils Survey of Lane
County; and
Soils type and water table information per the USDA Natural Resources Conservation Service (MRCS)
Web Soil Survey is noted on the Site Assessment of Existing Conditions as required.
6. Natural resource protection areas as specified in Section 4.3-117.
No natural resource protection areas as specified in SDC 4.3-117 are present within the subject property.
C. A Stormwater Management Plan drawn to scale with existing contours at 1 -foot intervals and
percent of slope that precisely maps and addresses the information described below. In areas where the
percent of slope is l0 percent or more, contours may be shown at 5 -foot intervals. This plan shall show
the stormwater management.system for the entire development area. Unless exempt by the Public
Works Director, the City shall require that an Oregon licensed Civil Engineer prepare the plan. Where
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 6. of 13
plants are proposed as part of the stormwater management system, an Oregon Licensed Landscape
Architect may also be required The plan shall include the following components:
1. Roof drainage patterns and discharge locations,
2. Pervious and impervious area drainage patterns;
3. The size and location of slormwater management systems components, including but not
limited to: drain lines, catch basins, thy wells and/or detention ponds; stormwater quality
measures, and natural drainageways 10 be retained,•
4. Existing and proposed site elevations, grades and contours; and
5. A stormwater management system plan with supporting calculations and documentation as
required in Section 4.3-110 shall be submitted supporting the proposed system. The plan,
calculations and documentation shall be consistent with the Engineering Designs Standards
and Procedures Manual to allow staff to determine if the proposed stormwater management
system will accomplish its purposes.
A Stormwater Management Plan, Grading Plan, and Stormwater Analysis Report and supporting
calculations and documentation prepared by an Oregon licensed civil engineer are included with this
submittal.
D. A Response to Transportation issues complying with the provisions of this Code.
L The locations, condition, e.g., fully improved with curb, gutter and sidewalk, AC mat, or
gravel, widths and names of all existing streets, alleys, or other rights-of-way within or
adjacent to the proposed land division;
As shown on the tentative plan, the subject property abuts the east side of 35th Street, which is currently
fully improved with 32 feet of asphalt paving, curbs & gutters, and 5 foot curbside sidewalks, within a 55
foot wide right-of-way.
2. The locations, widths and names of all proposed streets and other rights-of-way to include
the approximate radius ofeurves andgrades. The relationship of all proposed streets to any
projected streets as shown on the Metro Plan, including the TransPlan, any approved
Conceptual Development Plan and the latest version of the Conceptual Local SlreetMap,
No streets are proposed in conjunction with this partition.
3. The locations and widths of all existing and proposed sidewalks, pedestrian trails and
accessways, including the location, size and type ofplantings and street trees in any required
planter strip;
The tentative plan shows the locations and widths of existing public sidewalks as described above in the
response to SDC 5.12-120(D)(1) above. No new public streets, sidewalks, pedestrian trails, aceessways,
or street trees are proposed, with the exception of the proposed driveway aprons within the sidewalk as
shown on the tentative plan.
4. The location of existing and proposed traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units and similar publiiefacilities, where applicable;
No traffic control improvements exist in the vicinity of the subject property, nor are any proposed.
Existing mailboxes are shown on the tentative plan. No neighborhood mailbox units currently exist
adjacent to the subject property, however one is proposed near the northwest comer of the subdivision as
shown and noted on the tentative plan. Existing fire hydrants, power poles, transformers, and other
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 7 of 13
similar public improvements are located as shown on the tentative plan. No new improvements of this
nature are proposed, with the exception of the proposed SUB water distribution infrastructure and fire
hydrant as shown on the tentative plan (said hydrant is located across the street per request by SUB Water
Division), and electric distribution infrastructure as may be required by SUB Electric Division. SUB
water and electric engineering designs are pending.
5. The location and dimensions of existing and proposed driveways, where applicable;
The locations and dimensions of existing and proposed driveways are shown on the tentative plan, more
specifically the existing driveway providing access to the existing dwelling to remain on Lot 6, the
proposed 20 foot wide shared driveway to provide access to Lots 2 through 5, and the 12-18 toot wide
driveway to provide access to Lot 1.
6. The location of existing and proposed street lighting: including the type, height and area of
illumination;
Existing street lights are located within the adjacent portion of 35th Street as shown on the tentative plan.
No new street lights are proposed.
7. Tire location of existing and proposed transit facilities;
No existing transit facilities are located in the immediate vicinity of the subject property. The nearest
LTD bus stop is located on Main Street just west of 35th Street. No new transit facilities are proposed.
8. A copy of a Right-of-way Approach Permit application where the property has frontage on
an Oregon Department of Transportation (OD OT) facility; and
The subject property does not have frontage on an ODOT facility / right-of-way.
9. A Traffic Impact Study prepared by a Traffic Engineer, where necessary, as specified in
Section 4.2-105A.4.
The proposed subdivision will not result in hip generate rates that require a Traffic Impact Study (I IS)
per the provisions of SDC 4.2-105(A)(4).
E. A Future Development Plan. Where phasing andlor lots/parcels that are more than twice the
minimum lollparcel size are proposed, the Tentative Plan shall include a Future Development Plan
that:
1. Indicates the proposed redivision, including the boundaries, lot/parcel dimensions and
sequencing of each proposed redivision in any residential district, and shall include a plot plan
showing building footprints for compliance with the minimum residential densities specified in
Section 3.2-205.
2. Addresses street connectivity between the various phases of the proposed development based
upon compliance with TransPlan, the Regional Transportation Plan (RTP), applicable
Refinement Plans, Plan Districts, Master Plans, Conceptual Development Plans, or the
Conceptual Local Street Map and this Code;
3. Accommodates other required public improvements, including, but not limited to, sanitary
sewer, stormwater management, water and electricity;
4. Addresses physical features, including, but not limited to, significant clusters of trees and
shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their
associated riparian areas, wetlands, rock outcroppings and historic features; and
Written Narrative Tentative Subdivision for Ninth Sl. Properties, LLC SSW Job 020-7774 Page 8 of 13
5. Discusses the timing and financial provisions relating to phasing.
No phasing or lots more than twice the minimum allowable lot size are proposed.
F. Additional information andlor applications required at the time of Tentative Plan application
submittal shall include the following Items, where applicable.
1. A brief narrative explaining the purpose of the proposed land division and the existing use
of the property;
'Phis written statement includes narratives explaining the purpose of the proposed subdivision and the
existing use of the subject property.
2. If the applicant is not the property owner, written permission from the property owner is
required,•
In this case, the applicant is not the property owner, therefore the Land Division Tentative Plan
application form included with this submittal has been signed by the owners of the subject property
involved in this request.
3. A Vicinity Map drawn to scale shoving bus stops, streets, driveways, pedestrian
connections, fire hydrants and other transportation/fire access issues within 200 feet ofthe
proposed land division and all existing Partitions or Subdivisions immediately adjacent to the
proposed land division;
A Vicinity Map is included on the Tentative Plan.
4. How the Tentative Plan addresses the standards of any applicable overlay district,
Per the City of Springfield Wellhead Protection Areas Map dated May 2019, the subject property is
located within the 10 -year and 20 -year time of travel zones for the "Mala" well site. Associated standards
will be addressed as applicable at the time of building permit(s). No other overlay districts are applicable
to the subject property.
5. How the Tentative Plan addresses Discretionary Use criteria, where applicable,
No discretionary uses are proposed.
6. A Tree Felling Permit as specified in Section 5.19-100;
Only three trees 5 -inch dbh (diameter at breast height) or larger are present within the subject property,
more specifically one (1) 8 -inch deciduous tree situated behind the public sidewalk within the proposed
shared driveway for Lots 2-5 and two (2) 6 -inch dbh deciduous trees along the frontage of proposed Lot 6
as shown on the Site Assessment of Existing Conditions and Land Division Tentative Plan. The 8 -inch
tree within the proposed shared driveway is proposed to be removed. Regarding the two 6 -inch trees
within Lot 6, the precise locations of nearby underground electric and communications infrastructure to
serve the proposed subdivision (as conceptually depicted on the tentative plan), and whether or not the
survival of these nearby trees would potentially bejeopardized as a result, is not yet known (SUB electric
distribution facility design is currently pending). However, it is the applicant's desire to retain these trees
if possible, therefore they are not proposed for removal at this time.
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job 420-7774 Page 9 of 13
7.. A Geotechnical Report for slopes of 15 percent or greater and as specified in Section 3.3-
500, andlor if the required She Assessment in Section 5.12-120B. indicates the proposed
development area has unstable soils and/or high water table as specified in the Soils Survey of
Lane County;
The subject property is mostly flat with slopes of far less than 15 percent. Soils type and water table
information. per the USDA Natural Resources Conservation Service (MRCS) Web Soil Survey is noted on
the Site Assessment of Existing Conditions.
8. An Annexation application as specfed in Section 5.7-110 where a development is proposed
outside of the city limits but within City's urban growth boundary and can be serviced by
sanitary sewer;
The subject property is located within the city limits, having been annexed circa 1960 per the Regional
Land Information Database of Lane County (RLID), therefore an annexation application is not required.
9. A wetland delineation approved by the Department of State Lands shall be submitted
concurrently where there is a wetland on the property;
Per the City of Springfield Wetlands Map dated July 2010, there are no existing wetlands on the subject
Property.
10. Evidence that any required Federal or State permit has been applied for or approved shall
be submitted concurrently;
No federal or state permits are required in conjunction with the proposed subdivision.
11. All public improvements proposed to be installer) and to include the approximate time of
installation and method offrnancing;
Public improvements proposed in conjunction with this partition are limited to the concrete approaches
for the proposed driveways, and the proposed fire hydrant across the street from Lot 6. Said
improvements are proposed to be constructed subsequent to tentative subdivision approval. Costs for
construction of said improvements shall be paid by the applicant/ developer.
l2. Proposed deed restrictions and a draft of a Homeowner's Association Agreement, where
appropriate;
No deed restrictions or homeowner's association agreements are proposed in conjunction with this
subdivision.
13. Cluster Subdivisions shall also address the design standards specified in Section 3.2-230;
This land division application does not propose a cluster subdivision, therefore the criteria at SDC 3.2-
230 are not applicable.
14. Where the Subdivision of a manufactured dwelling park or mobile home park is proposer,
the Director may waive certain .submittal requirements specified in Subsections A. through M.
However, the Tentative Plan shall address the applicable .standards listed under the park
Subdivision approval criteria specified in Section 5.12-125. (6286, 6211)
Written Narrative Tentative Subdivision for Ninth Sl. Properties, LLC SSW Job #20-7774 Page 10 of 13
This land division application does not involve or propose the subdivision of a manufactured dwelling
park, therefore the above referenced criteria are not applicable.
5.12-125 Tentative Plan Criteria
The Director shall approve or approve with conditions a Tentative Plan application upon determining
that all applicable criteria have been satisfied. If conditions cannot be attached to satisfy the approval
criteria, the Director shall deny the application. In the case of Partitions that involve the donation of
land to apublic agency, the Director may waive any approval criteria upon determining the particular
criterion can be addressed ns part of a future development application.
A. The request conforms to the provisions of this Code pertaining to loilparcel size and dimensions.
Proposed Lot 1 will be 5,000 square feet, the pan portion of Lots 2-5 will be 5,605 square feet, 6,940
square feet, 5,869 square feet and 4,764 square feet, respectively, and Lot 6 will be 8,408 square feet, all
of which comply with the required 4,500 square foot minimum lot area for standard and panhandle lots
zoned LDR per SDC 3.2-215. All proposed lots are less than double the minimum area permitted by said
LDR zoning district.
Lot 1 is proposed to have 54.19 feet of street frontage on 35th Street, which constitutes a 9.68% reduction
to the minimum 60 feet of street frontage for standard lots on ninth -south streets in the LDR zone per
SDC 3.2-215, therefore a Minor Variance is being requested (via concurrent application) pursuant to the
criteria at SDC 5.21-125(A)(2). Lots 2-5 will each have 6.50 feet of frontage on 35th Street with a
combined total of 26.00 feet, which complies with the required minimum of 26 feet of combined street
frontage for multiple panhandle lots in the LDR zone per SDC 3.2-215. Lot 6 will have 63.58 feet of
frontage on 35th Street, which complies with the required minimum of 60 feet of street frontage for
standard lots on north -south streets in the LDR zone per SDC 3.2-215.
In consideration of the above, this criterion is satisfied.
B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram,
Plan District map, and Conceptual Development Plan.
The subject property is currently zoned LDR - Low Density Residential consistent with its Low Density
Residential designation per the Metro Plan diagram and the Mid -Springfield neighborhood refinement
plan. This criterion is therefore satisfied.
C. Capacity requirements of public and private facilities, including but not limited to, water and
electricity; sanitary sewer and stormwater management facilities; and.streels and traffic safety controls
shall not be exceeded and the public improvements shall be available to serve the site at the time of
development, unless atherwise provided for by this Code and other applicable regulations. The Public
Works Director or a utility provider shall determine capacity issues.
Water, electricity and sanitary sewer services are available to the proposed lots as previously described
herein (see statement addressing SDC 5.12-120(A)(10) above) with no (mown capacity issues. As
previously addressed herein, stormwater run-off from future development within the lots is proposed to be
treated via privately maintained on-site vegetated stormwater filtration planters along the north side of the
proposed shared driveway / turnaround before being conveyed into the existing public storm sewer main
along the north side of the subject property (see statement addressing SDC 5.12-120(A)(10) above). For
more information, refer to the Stormwater Management Plan and supporting calculations and
documentation included with this submittal. Also as previously addressed herein, the proposed
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 11 of 13
subdivision will not result in traffic generation rates that would require a Traffic Impact Study or traffic
safety controls. This criterion is therefore satisfied.
D. The proposed land division shall comply with all applicable public and private design and
construction standards contained in this Code and other applicable regulations.
The proposed land division and associated improvements previously described herein comply (or will
comply at the future time of development) with all applicable design and construction standards contained
in this code, as well as other applicable regulations.
One exception, as identified by the City via a previous Development Issues Meeting regarding this
proposed subdivision, is compliance with applicable fire code requirements regrading a second means of
fire apparatus access. The portion of the neighborhood within which the proposed subdivision is situated
currently has only one means of fire apparatus access available via the public street network. In lieu of
secondary fire apparatus access, the applicant has agreed to provide sprinkler systems in all new houses
constructed within the subdivision. The associated Fire Code Modification has been approved by the Fire
Marshal. A copy of the approved Fire Code Modification is attached.
This criterion is therefore satisfied.
E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic
conditions; areas with susceptibility offlooding; significant clusters of trees and shrubs, watercourses
shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands
specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or
archaeological significance, as may be specified in Section 3.3-900 or ORS 97.7411-760, 358.905-955
and 390.235-240, shall be protected as specified in this Code or in State or Federal law.
As previously addressed herein and/or noted on the Site Assessment of Existing Conditions, the subject
property does not contain any steep slopes with unstable soil or geologic conditions, is no[ located in a
special flood hazard area or floodway, does not contain any significant clusters of trees or shrubs,
watercourses, riparian areas, wetlands, rock outcroppings or other protected areas, and to the best of our
knowledge does not contain any historical or archaeologically significant resources. This criterion is
therefore not applicable.
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 speed in this Code or other
applicable regulations and comply with the ODOT access management standards for State highways.
The proposed driveways / access connections have been designed in accordance with applicable
requirements such that they will facilitate vehicular traffic, bicycle and pedestrian safety, avoid
congestion, and provide connectivity within the development site and beyond via their connections to the
existing public street network. Furthermore, none of the proposed driveways are located on an arterial or
collector street or ODOT facility, therefore this criterion is satisfied.
G. Development of any remainder of the property under the same ownership can be accomplished as
specified in this Code.
The proposed subdivision includes all contiguous property under the same ownership(s), therefore this
criterion is not applicable.
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job #20-7774 Page 12 of 13
H. Adjacent land can be developed or is provided access that will allow its development as specified in
this Code.
The adjacent properties on the north, south and east are currently developed, can be redeveloped, and are
currently provided access via their respective frontages on 35th and/or 36th Streets. This criterion is
therefore satisfied.
L Where the Partition 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....
This application is for a subdivision as opposed to a partition, and the subject property is located within
the city limits, having been annexed circa 1960 per the Regional Land Information Database of Lane
County (R LID), therefore this criterion and the associated standards are not applicable.
J. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed, the
following approval criteria apply:...
This land division application does not involve or propose the subdivision of a manufactured dwelling
park, therefore the associated criteria are not applicable.
Written Narrative Tentative Subdivision for Ninth St. Properties, LLC SSW Job 920-7774 Page 13 of 13
Fire Code Modification
1. Current Fire Code Reference [2019 Fire Code Section 104.8 Modifications, OAS 476.035
3. Standard or Codc(s) Cited for 2019 Springfield Fire Code
Modification (list entirecule section D107.1 One -or two-family dwelling residential developments
including exceptions andlorfootnoles) Developments of one- or two-family dwellings where the number of
dwelling units exceeds 30 shall be provided with two separate and
approved fire apparatus access mads.
Exceptions:
1. Where thcre are more tlmn 30 dwelling udts on a single public or
privau: fir, apparatus access road and all dwelling units are
equipped throughout with an approved automatic sprinkler syslem
j in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3,
I access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will
connect with future development, as determined by the fire code
4. Describe PraMica) difficulty
Background: The subjcet property at 431 35th Street is proposed to be subdivided into 6 lots, 1 of which
contains an existing dwelling, the other 5 of which will allow for future construction of 5 new one -family
dwellings. An internal private fire apparatus access road to serve the latter 5 lots is proposed.
Practical difficulty involved in carrying out the provisions of the Eugene Fire Code :
The current +/- 90 houses on 34th and 35th Streets north of Main St. and south of Tyson Park, as well as
C Street between 34th & 35th Streets, have only one fire apparatus access road (35th Street). This exceeds the
numberof houses allowed to be served by a single fire apparatus access road per SFC D107.1. "Ihe proposed
development as described above would increase this existinEramber of houses by 5. _
5. Intent and purpose of modified Code —Fire Code Section:
Purpose: To provide secondary means of fire apparatus access to the site in the event that the primary fire
apparatus access route is obstructed or otherwise impassable.
All new dwelling units within the proposed subdivision shall be equipped with approved NFPA 13D
sprinkler systems at the time of construction, or until such time that secondar}• fire apparatus access
bat -k.
Supporting Information (include information of how the modificadan request, ifgranted, wili meet the intent of the
code section itreplaces) NFPA 13D sprinkler systems in the new dwellings will afford occupants more time to
exit the premises and allow more time for fire department response / arrival via the single means of fire
RW4F:
i
S. How does this request impact Health, Accessibili
_Structural Requirements? _See above. _
9. Applicant
Life and Fire Safety Requirements, or
NinthP),operdes, LL
Date: Z"
Sigrlafure -- ---
T a .k L>;u 1 /a
Print Name Title
10. Approval: Yes No (Circle one)
I ESE Fire Marshal : _ �/ _ Date: _ 3/23!2021 _
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