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HomeMy WebLinkAboutPacket, DRC PLANNER 6/2/2021AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET CG.F)i Fe F)Ce.0?99m 615 StaffReview.' Tuesday, June 22,2021 9,•00-10,•00a,m, 1. Partition Tentative 811-21-000129-TYP2 811-18-000047-PROJ Marcola Meadows Neighborhood Assessor's Map: 17-02-30-00 TL: 1803 Address: Marcola Rd & 28th Street Existing Use: vacant Applicant submitted plans for 3 -parcel partition Planner: Andy Limbird Meeting: Tuesday, June 22, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams 2. Subdivision Tentative 811-21-000130-TYP2 811-18-000047-PROJ Marcola Meadows Neighborhood Assessor's Map: 17-02-30-00 TL: 1800 Address: Marcola Rd & 2811 Street Existing Use: vacant Applicant submitted plans for a 280 -lot subdivision Planner: Andy Limbird Meeting: Tuesday, June 22, 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.aov/weblink8/browse.asi)x � 3_ _ r r:: . �� lq�S1C �MII � f/, yrs �;: �.> ��- J �� ��-� 1 .L_ v_ 1 ~ A 4.....�...�w., � .YI ��'=' i ., '. _ f `sw. i� Ito �� � =� _ Marcola Meadows Tentative Subdivision Application Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Applicant/Property Owner: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97070 Applicant's Consultant: Applicant's Transportation Engineer: Site Location: Property Description: Site Size: Existing Springfield Land Use District: Existing Metro Plan Diagram Designation: AVC Marcola Meadows- City of Springfield Tentative Subdivision Application AKS Engineering & Forestry, LLC 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Contact: Chris Goodell, AICP, LEEDAl Email: chrisg@aks-eng.com Phone: (503)563-6151 Lancaster Mobley 321 SW 4`h Avenue, Suite 400 Portland, OR 97204 Contact: Todd Mobley Email: todd@lancastermobley.com Phone: (503) 248-0313 North of Marcola Road and west of 31" Street A portion of Adjusted Parcel 3 of Partition Plat No. 2020- P2972 ±38.5 acres Medium Density Residential (MDR) Medium Density Residential May 2021 Page 1 I. Executive Summary Marcola Meadows Neighborhood, LLC (Applicant) is submitting this application for a Preliminary Subdivision to the City of Springfield (City) to allow division of the land within the Master Plan intended for single-family detached homes. The following discussion provides context for the preceding applications that lay the groundwork for master plan implementation. On February 17, 2021, the Planning Commission approved the Marcola Meadows Final Master Plan Modification which effectively updated the configuration of land uses for the site. Recently, an approved and recorded property line adjustment (PLA) (CSF No. 45334) reconfigured Parcels 2 and 3 of Partition Plat No. 2020-132972. The property line adjustment resulted in Adjusted Tract 1, containing±72.275 acres. Presently, a partition application is submitted for concurrent review (with this subdivision application) to divide the ±72.275 -acre Adjusted Tract 1 area into three parcels. The submitted three -parcel partition plat reflects the envisioned land use phases for the Marcola Meadows Final Master Plan (e.g. single-family detached residential phases, multi -family residential phase, and commercial phase), and creates tracts for public facilities (e.g. a portion of the future Pierce Parkway right-of-way, stormwater facility, etc.). With all of that considered, the subject area of this application is limited to the remaining single-family residential phases (Phases 3, 4, and 5), in the northern portion of the approved Marcola Meadows Final Master Plan. This application involves a preliminary subdivision plat to create ±280 lots intended for future single-family residential homes and includes a cohesive transportation network, open space, and public facilities (e.g. a portion of the future Pierce Parkway right-of-way, stormwater facility, etc.) This submittal package contains the City application forms, written materials, and preliminary plans necessary for City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. II. Site Description/Setting As described above, the subject site of this application is a portion of adjusted Parcel 3 of Partition Plat No. 2020 P2972, comprising a total area of±38.5 acres. The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road on the south side of the site and 3V Street on the east side. The single-family residential portion of the Master Plan is designated Medium Density Residential (MDR) zoning district. The characteristics of neighboring properties are described in Table 1, below. Table 1: Description of Surrounding Area Area Jurisdiction Zoning Land Uses North City of Springfield Public Land & Open Space (PLO) Public/Institutional (i.e. Briggs Middle School, EWEB multi -modal trail, etc.) Medium Density Residential (MDR) Single-family residential South (Marcola Meadows) City of Springfield Medium Density Residential (MDR) Multi -family residential Public Land & 0 en S ace PLO Future school Community Commercial (CC) Future church East City of Springfield Low Density Residential (LDR) Single-family residential West City of Springfield Low Density Residential (LDR) Single-family residential AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 2 111. Applicable Review Criteria CTFY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 3 LAND USE DISTRICTS Section 3.2-200 Residential Zoning Districts 3.2-205 Establishment of Residential Zoning Districts C. Medium Density Residential District (MDR). The MDR District applies within the MDR designation and: 1. Establishes sites for residential development where primarily multifamily dwellings are permitted and the density range is 14 to 28 dwelling units per net acre. Density fractions will be rounded up to the next whole number. As specified in Section 3.2-215, Footnote 15, MDR lot area and dimension standards may be reduced through the subdivision application process in order to meet density standards. EXCEPTION: The minimum and/or maximum density may be increased to the Nodal Development Overlay District and transit corridors as determined through the Refinement Plan and/or Master Plan process. 2. Provides for a limited range of neighborhood uses that provide services for residents. Response: As notated on the Preliminary Plans (Exhibit B), the subject site is designated MDR zoning district. It is understood the lot area and dimensions may be reduced to meet density standards. The Marcola Meadows Master Plan site (as a whole) complies with the density range of 14 to 28 units per acre as demonstrated in Table 2, later in this narrative. Please see the density calculation and Section 5.13-135 for further narrative regarding compliance with density standards. In addition, ND Overlay is not designated on site and therefore, the exception above is not relevant. The criteria are met. 3.2-210 Schedule of Use Categories Response: The site contains land designated MDR zoning district. As previously mentioned, detached single-family dwellings are planned residential uses for the site and are permitted in accordance with the MDR zoning district standards. The criteria are met. 3.2-215 Base Zone Development Standards AVC Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 3 AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 4 Development Standard Medium Density Residential DR Standard Lots/Parcels Minimum Ams East-West Streets: 4,500 c . k. IS North-South Streets: 5,000 c . k. IS Minimum Street Finary e East-West Streets: T45 feet IS North-South Streets: 1 60 feet IS Duplex Corner Lots/Parcels Min./Max. Area 1 k. IS Maximum Area 2 9,000 c . k. Minimum SeeetF.e East-West Streets: 45 feet IS North-South Streets: 60 feet IS Maximum Lot/Parcel Coverage 3 45%(17) Minimum Setbacks for Primary Structures and Accessory Dwelling Units 4 5 7 8 9 10 19 Front Yard 10 feet Street Side Yard 10 feet Rear Yard 10 feet Interior Yard Setbacks Without Zero Lot Live 5 feet Interior Yard Setbacks With Zero Lot Live 10 fret Front Yard Setback: Games and Carports (6) 18 feet measured along the driveway from: 1. The property line hearing the street or the back of the sidewalk, whicheveris closest to the Face of the garage or carpor4 or 2. The property line hearing the street or the back of the sidewalk, whichever s closest to the Far wall of the garage or carport where the Face of the structure is perpendicular to the street. 3. Where a garage or carport Facesapanhandle driveway, the 18 feet is measured from the inner travel edge (pan ent o gravel) within the panhandle to the Face of the structure. Accessory Structures Accessory structures shall not be located between any front or street side yards of a primary structure and shall be set back at least feet from interior side and rear lot/ aecel Hoes. Base Solar Standards Section 3.2-225 11 Maximum Building Height (11)(12)(13)(14)(18) 35 het AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 4 may ode, be increased ac specified in (2), blow. (2)10,000 square feet in the MR District as specified in this Section and Section 4.7-140.9,000 square feet in area for a duplex corner lot/ parcel In the SLR, MDR and HDR astrict as specified in this Seaton and Station 4.7-140. These maximum areas shall apply only when the property owner intends to divide the lot/ parcel crith the intent to create separate o vneeship for each half of the duplex. (4) Dete.minaton of all yard setbacks for duplexes on corner lots/parcels are based upon the front yard of each unit as established by the struts used for address purposes. (5)AH setbacks shall be landscaped, unless a setbacks for a garage o1 carport. (7) Where an easements larger than the required setback standard, no budding o1 above glade structure, except a fence, may be built upon o1 over that easement. (8) Required setbacks are measured from the special street setback in Sinton 4.2-105N, whue applicable. (9) Architectural extensions may protrude into any 5 -foot or larger setback area by not more than 2 feet. (10) General exceptions to setback standards: (a) Attached dwew.:gs (aero lot line) on individual loft/parcels; and (b) Advselling constructed over the common property fine oft lots/parcels, where thele me ext recorded deed.trico r. (c) In en nitfrmdy developments, the setback standards in Seaton 3.2-240 shall rake precedes (B) See Seaton 3.2-225 for .esidmaal building height limitations for solar protection. In the SLR District, solar protection for abutting MR properties is required only for those loft/parcels north of the proposed development. (12) Incidental equipment may exceed the height standards. (0) Height limations catkin the Hillside Development Overlay District may be removed provided the additional height does not exceed 45 feet and the base residential also standards are met. (14) In the MDR and HDR Districts, the building height may be increased to 50 feet as specified in Subsection 3.2-240D.3.c. (15) In the MDR and HDR Districts, lot area and dimensions may be reduced through the subdivision application process as long as density and open space standards can be met. (17) In the MDR and HDR Districts, lot coverage standards may be increased to comply with the density requirements in the applicable unidential zoning district. (18) Special building height standards may be established in Nodal Development Overlay o1 ntho special district standards (e.g., Glenwood Plan District), as determined through Refinement Plan and/o. Master Man processes and/or the permitted building height may be regulated by number of atom: o. floor.. (19) Accessordwelling units may be located rip to 5 feet from an alley.If the accessory dwell:ng:s located above an alley access garage, o1 the existing garages converted to an acce.... y d—Ific, unit, the setback for the garage from the alley also applies to the accessory dwell:ng unit, even :f, is I... than 5 feet. Response: As noted in this narrative document, the subject portion of the Master Planned site is designated with MDR zoning district. It is understood that in the MDR zoning district, lot area and dimensions may be reduced through the subdivision process as long as density and open space standards can be met. As demonstrated on the Preliminary Plans, the future lots vary in dimensional design and contain adequate envelopes for future home construction. Furthermore, this application does not involve construction of buildings or otherstructures, although the maximum building height is understood. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the Marcola Meadows Final Master Plan. The subject lots meet the minimum lot area and street frontage requirements of the MDR zoning district; therefore, this application meets the most relevant criteria above. 3.2-225 Base Solar Development Standards AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 5 A. Budding Placement for Solar Protection. All buildings in the LDR and MDR Districts shall protect the solar access of neighboring residential lots/parcels unless specified elsewhere in this Code. 1. Solar Setback Standard. The proposed building shall comply with 1 ofthe Subsections below. a. Solar Setback. The solar setback of the shade point shall be greater than or equal to the setback specified in Table 3.2-1 or as computed using the following formula. SSB = (2.5 x SPH) + (N/2) _ 95 Where: SSB = The solar setback (the horizontal distance between the shade point and the Northern lot/parcel fine in feet, (See Figure 3.2-A); SPH = The height ofthe shade point in feet (See Figures 3.2-D and E); and N = The north -south dimension in feet' provided that a north - south dimension more than 90 feet shall use a value of90 feet for this calculation. Provided, the solar setback of the shade point may be decreased 2.5 feet above the amount calculated using the formula or Table 3.2-A for each foot that the average grade at the rear property line exceeds the average grade at the front property fine. b. Alternative Standard: Maximum Shade Point Height. The maximum height of the shade point shall be less than or equal to the height specified in Table 3.2-B or as computed using the following formula: SPH — (2x SSB)- N + 150 5 provided, the maximum allowed height ofthe shade point may be increased 1 foot above the amount calculated using the formula or Table 3.2-2 for each foot that the average grade at the rear property fine exceeds the average grade at the front property fine. c. Performance Option. The proposed building shall notshade re than 20 percent of the south -facing wall of existing habitable buildings, or, where applicable, the proposed building will comply with Section 3B or 3C of the Solar Design Standards. If Section 3B is used, the shade point of the building shall be setback from the solar building fine 2.5 feet for every 1 -foot ofheight ofthe shade point The solar setback for panhandle lots/parcels is calculated on the north -south dimension of the pan portion of the lot/parcel. The son thern-most lot/ parcel, with a north south dimension less than 60 feet in the pan portion of the lot/parcel shall have a restricted building height of21 feet. Exemptions. A building is exempt from the Solar Setback Standards when any ofthe following conditions exist AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 6 Slopes. The lot/parcel on which the building is located has an average slope 20 percent or more in a direction greater than 45 degrees east or west oftrue south. Pre-existing Shade. The building will shade an area that is shaded by one or more of the following: i. An existing or approved building or structure; A topographic feature; or u.. A -exempt tree that will remain after development of the site. It is assumed that a tree will remain after development if it is situated in a required setback; or it is part of a developed area, public park, or legally reserved open space; or it is part oflandscaping required pursuant to this Code. A duly executed covenant also can be used to preserve trees causing the shade. Insignificant Benefit The proposed building shades one or more of the following: i. A non -developable area, for example, designated open space or streets, or a public use, which does not need solar access (park land, street, public facility) or similar uses. rr. The wall of an unheated space, for example a garage, excluding solar greenhouses and other similar solar structures. u.. Shade less than 20 square feet of south -Facing glaang. B. Building Height Restrictions for Solar Protection. In residential districts, the maximum building height is determined by solar access considerations, as specified in Section 3.2-215. No building is required to be less than 21 feet in height when set back from the northern lot/parcel fine a minimum of 1/2 of the north -south dimension. Where the HDR District abuts an LDR or MDR District, the building height standard ofthe HDR Distrlccis 1 ofthe following: Response: As shown on the Preliminary Plans, the subject area of this subdivision application is designated with MDR District. Therefore, to protect the solar access of neighboring residential lots, new buildings should comply with the building height restrictions and shade point calculations outlined above. As discussed with City Staff during the Marcola Meadows Final Master Plan review process, the solar setbacks effectively preclude most forms of housing on select lots and thereby lead to unreasonable cost and delay to meet these requirements. Upon recommendation by the City Attorney, it is understood that the applicant may request a waiver for specific lots at the time of building permit (when accompanied by information that asserts the implication of SDC 3.2-225 would result in unreasonable cost or delay). With that said, this application does not involve construction of dwellings or placement of buildings/structures. Therefore, the standards above will be reviewed for compliance at future building permit submittal. As relevant, the criteria are met. CHAPTER 4 DEVELOPMENT STANDARDS Section 4.2-100 Infrastructure Standards—Transportation AVC! Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 7 4.2-105 Public Streets A. General Provisions. 1. Ali public streets and alleys must be improved as specified in this Code and must be dedicated through the approval of a subdivision plat or by acceptance ofa deed approved by the City. 2. Functional Classification ofStreets. The City's street system consists ofstreets that are classified as Major and Minor Arreria] streets, Major and Minor Collector streets, Local streets and Alleys, consistent with the Springfield Transportation System Plan (Figure 2) and the Pedenlly Designated Roadway Functional Classification map, contained in the Regional Transportation Plan. Local Streets include all streets not classified as Arterial or Collector streets. 3. New connections to arterials and state highways must be consistent with any designated access management category. B. An applicant may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic impacts from proposed development and needed mitigation measures. A ITS is required if any of the following criteria are .net. Response: As shown on the Preliminary Plans, public streets are designed to meet the provisions of the Springfield Development Code (SDC) and the Springfield Transportation System Plan (TSP). The transportation documentation within Exhibit F demonstrates compliance with the applicable transportation standards specified in the SDC and concludes the Marcola Meadows Master Plan site will accommodate the planned capacity generated by the project (when improvements are made in accordancewith the approved phasing plan and schedule). Please see the Exhibit F for further information. The criterion above is met. C. Minimum streetcurb-to-curb widths and minimum street right-of-way widths are s specified in Table 4.2-1, unless otherwise indicated in the Springfield Transportation System Plan, an applicable Refinement Plan, Plan Zoning district, Master Plan, Conceptual Development Plan, or the adopted bicycle and pedestrian plan; where necessary m achieve right -of --way and street aligmmenr or as needed m meet site-specific engineering standards, including butnot limited to requirements for multi -way boulevard and/or .modern roundabout designs. Example street layouts meeting minimum street standards are provided in Figures 4.2-B through 4.2-V for illustrative purposes only. These Figures are intended to demonstrate potential street configurations that meet the requirements. Response: The Preliminary Street Plan with Cross Sections within the Preliminary Plans (Exhibit B) details the planned Local Street and Collector Street Sections as specified in Table 4.2-1. The criterion above is met. D. Street NetworkSmndards---General Criteria. Response: This application is associated with the Marcola Meadows Final Master Plan, where the Applicant elected review underthe Needed Housing Street Network Standards of Section 4.2-105.E, below. Therefore, the criterion above is not relevant to this project. AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 8 E. Street Network Standards—Needed Housing. The development of needed housing, as defined in ORS 197.303, must meet the following street network standards, unless the applicant elects review under the general criteria in Section 4.2-105D. Response: This subdivision application and associated Preliminary Plans (Exhibit B) will provide needed housing within the Springfield Urban Growth Boundary in accordance with ORS197.303. However, as shown on the Preliminary Plans (Exhibit B) the street network is aligned with the approved Marcola Meadows Final Master Plan, approved by the Springfield Planning Commission on February 17, 2021. Though the provisions were satisfied upon Master Plan approval, the following responses demonstrate compliance with the Street Network Standards of Section 4.2-105.E. The criteria are met. 1. Collector and Arterial Streets. Subject to the standards of this Code, the location of collector and arterial streets must comply with the Transportation System Plan, including the Conceptual StreetMap. Response: As shown on the Preliminary Plans, the locations of Collector Streets remain unchanged from the approved Master Plan. The criterion is met, though not particularly relevant. 2. Local Streets. The local street network must meet the following standards: Response: The Preliminary Street Plan with Cross Sections within the Preliminary Plans (Exhibit B) details the planned Local Street and Collector Street Sections as specified in Table 4.2-1. Public and private streets are designed to meet the provisions of the Springfield Development Code (SDC) and the Springfield Transportation System Plan (TSP). The transportation documentation within Exhibit F demonstrates compliance with the applicable transportation standards specified in the SDC. The criterion above is met. New local streets, pedestrian accessways, and multiuse paths within a development area must connect to all evsdrrg or planned local streets, accessways, and multiuse paths, respectively, including truncated or 'stub" streets, accessways, or multiuse paths that abut the development area•For the purposes of this Section, a planned street, accessway, or .multiuse path .means unimproved dedicated right-of-way; a street or multiuse path adopted in the Transportation System Plan; or a street, a way, or multiuse path shown in an approved Master Plan, Site Plan, Conceptual Development Plan, or Subdivision Plan. Response: New local streets, pedestrian accessways, and multi -use paths within the Marcola Meadows Master Plan adjoin existing and planned infrastructure connections. As shown on the Preliminary Plans (and in line with the approved Master Plan), accessways are provided on the west property boundary to allow connectivity to the Austin Park South neighborhood and the Eugene Water and Electric Board (EWEB) pathway to the north, and the transportation network is interconnected to the surrounding area. Additionally, a new pathway south of the 281h Place cul-de-sac provides an efficient pedestrian route and connects to the accessway that spans south of Pierce Ditch, leading to the planned future school, multi -family, and church sites. Therefore, the criteria are satisfied. AVO Marcola Meadows- City of Springfield May 2021 Tentative Subdivision Application Page 9 Where there is an existing or planned local street or multiuse path within 'G mile ofthe outer boundary ofthe development area, a w local street or multiuse path must extend to the outer boundary lines of the development area in alignment with the centerline of existing or planned street or multiuse path. The new street or multiuse path and existing o planned street or multiuse path are in aligumencifthe angle between the projection of the centerlines of both streets is not less than 170 degrees or more than 190 degrees. Response: As shown on the Preliminary Plans, planned street connections and accessways that extend to the outer boundary lines of the development area are consistent with the approved Master Plan and remain unchanged. The criterion is met. Local streets spaced no greater than 600 feet apart from centerline to centerline must extend to all undeveloped or underdeveloped land that is adjacent to the development area, zoned or designated for residential or .nixed use, and 5 contiguous gross acres or larger. For the purposes of this Section, "underdeveloped" means lots and parcels that are developed at less than halfthe minimum residential density required in the underlying zoning district. Response: As shown on the Preliminary Plans, new local streets are spaced no greater than 600 feet apart and connect appropriately with existing and planned infrastructure in the vicinity. As discussed in the Marcola Meadows Master Plan Modification (Case File No. 811-20- 000225-TYP3), a portion of planned local streets are greater than 600 feet due to the configuration of the approved transportation network within the original Master Plan. With that said, the tentative subdivision plan (Exhibit B) complies with a street network that was reviewed for compliance under current transportation infrastructure standards as part of the approved Final Master Plan. The criterion is met. The number of new local street intersections with .major collector or arterial streets that provide ingress or egress to the development area must be the smallest number necessary to ensure that not more than 100 dwelling units are attributed to any one intersection with a major collector or arterial street, including via existing local streets that intersect major collector or arterial streets outside the development area. A dwelling unit is attributed to the intersection of alocal street and .major collector or arterial street that has the smallest travel distance from the centerline ofthe street at the midpoint ofthe dwelling unWs frontage to the centerline of the street at the boundary line ofthe development area. Response: As shown on the Preliminary Plans, planned street connections and accessways that extend to the outer boundary lines of the development area are generally in line with the approved Master Plan and remain unchanged. Furthermore, local connections that intersect with Marcola Road, 28th Street, and 31a Street (i.e. Collector Streets) are consistent with the approved Master Plan. The criterion is met. EXCEPTION: Street' arressway, and multiuse path connections to adjacent property under Section 4.2-105E.2.a through 2.d above are not required where the following AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 10 barriers physically prevent their construction: railroad right- of-way, limited access highway or freeway right-of-way, xisdng development' streets that would be unable to meet the slope standards specified in Section 3.3-525, natural resource protection areas fisted in Section 4.3-117B, o Historic Landmark Sires or Structures established on the Historic Landmark Inventory according to Section 3.3-920 ofthis Code. Response: As shown on the Preliminary Plans, planned streets, accessways, and multiuse path connections are provided to adjacent properties, in accordance with Section 4.2-105E.2. The exception above is not applicable. Developments must provide fire apparatus access roads as required by and in compliance with the Oregon Fire Code. Response: As shown on the Street Plan with Cross Sections within the Preliminary Plans (Exhibit B), temporary gravel emergency vehicle turnarounds and roads are provided at phase boundaries wherever necessary to meet fire department requirements. Additionally, temporary gravel secondary emergency vehicle turnarounds can be provided for phases whenever necessary to meet fire department requirements. The criterion is met. Cul -desacs and Dead -End Streets. New and existing dead-end streets and cul-de-sacs must meet the standards for dead-end fire apparatus access roads in the Oregon Fire Code and the following standards: Response: As shown on the Preliminary Plans, 28" Place is cul-de-sac in conformance with the approved Master Plan. As such, this section demonstrates compliance with the required provisions. Cul-de-sacs and dead-end streets that are not planned to be through streets are permitted only when physical barriers prevent the construction of through streets or stubbed streets that meet the local street network standards i Section 4.2-105E.2, or the block length and block perimeter standards in Section 4.2-105E.6. Physical barriers are railroad right -of --way, limited access highway or freeway rights-of-way, existing development, streets that would be sable to meet the slope standards spec fled in Section 3.3- 525, natural resource protection areas listed in Section 4.3- 117,, or Historic Landmark Sites or Structures established on the Historic Landmark Inventory according to Section 3.3-920 of this Code. Response: The cul-de-sac at 28" Place is configured as a non -through street to protect locally - significant natural resource areas on site, Pierce Ditch. An accessway is provided south of the 281h Place cul-de-sac to provide efficient pedestrian connection and minimal disturbance to the Pierce Ditch, a local protected waterway as defined in Section 4.3- 117B. As such, this section demonstrates compliance with the required provisions. Ali cul-de-sacs and dead-end streets, including stubbed streets required under Section 4.2-105E.2.a through 2.c above, must .meet the length standards in Section 4.2- 105D.3.b. AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 11 Response: As shown on the Preliminary Plans, the cul-de-sac at 28th Place meets the 400 -foot maximum length standards in accordance with Section 4.2-105D.3.b. A cul-de-sac or dead -card street that is not a stubbed street ustinclude one or more pedestrian accessways or multiuse path connections from the cul-de-sac or dead-end street to an existing or planned street, accessway, or multiuse path when the cul-de-sac or dead end street is within'G mile of a Neighborhood Activity Center, acured in a straight fine from the nearest outer boundary of the Neighborhood Activity Center to the centerline ofthe dead-end street at its terminus or the center point of the cul-de-sac. The accessway or multiuse path must be locaredin a manner that would shorten the walking and biking distance from the cul- de-sac or dead-end street to the Neighborhood Activity Center as compared to the shortest walking or biking distance without the connection. Response: As shown on the Preliminary Plans, 281h Place is a planned non -through street. An accessway is provided south of the 28th Place cul-de-sac to provide efficient pedestrian connection to the planned multi -use pathway south of the Pierce Ditch, in accordance with the provision above. Additionally, the accessway described above leads to a future public school and commercially zoned property, defined as Neighborhood Activity Centers (pursuant to Section 6.1-110). The accessway is configured southeast of the center of the 281h Place cul-de-sac bulb, as desired and expressed by City Staff in the Pre - Submittal Meeting held on lune 26, 2020. The criterion is met. EXCEPTIONS:An accessway o multiuse path i not required where physical barriers fisted under Section 4.2- 105E.3.a above prevent construction of any accessway or .multiuse park under this section, or when no accessway or multiuse path would decrease the walking or biking distance from the cul-de-sac or dead-end street to the Neighborhood Activity Center. Response: 28" Place includes an accessway leading to the Neighborhood Activity Center. Therefore, the exception above is not relevant to this project. 4. Block Length and Block Perimeter. Block perimeter for a0 local and .minor collector streets .oust not exceed the following maximums: h. 1,400 feet in Mixed -Use Districts, consistent with standards in Section 3.2625E; hh. 2,400 feet for multi -unit development subject m Section 3.2- 240A;and m. 1,600 feet for a0 other development and in a0 other zoning districts. b. Block length for local streets .oust not exceed: 800 feet for multi -unit development in residential zoning districts; and 600 feet for a0 residential development other than .multi -unit development in all zoning districts. AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 12 Response: This application involves a street network that was reviewed for compliance under the current transportation infrastructure standards as part of the approved Final Master Plan. This application involves a preliminary subdivision plat; as such, the Preliminary Plans demonstrate streets are aligned with the approved Marcola Meadows Final Master Plan. As shown, the locations of Collector and Local Streets remain unchanged from the approved Master Plan; therefore, specific analysis of block length and perimeter is not included in this application. The criteria are met. 4. Maximum Street Grades. Streetgrades must not exceed 8% on major and .minor arterial streets, 10% on major and .minor collector streets, and 12% on local streets. Response: As shown on the Preliminary Grading Plan (Exhibit B), the internal street network is consistent with the maximum street grades above. 6. Intersections of Streets and Alleys. a. Angles. Streets and alleys .oust intersect one another at an angle as close to a right angle (i.e., 90 degrees) as possible. Street nterseed ons must have a minimum intersection angle of SO degrees. All legs ofan intersection must meet the above standard for at least 100 feet from the point of intersection of the street centerlines. No more than two streets may intersect at any location (.e not creating more than a four4egged intersection) unless at a roundabout. b. Intersection Offsets. Intersections must be offset at least 100 feet on a local street, 210 feet on a minor collector street, and 400 feet on a major collector or arterial street' or the safe stopping sight distance as determined by the AASHTO publication "A Policy on Geometric Design of Highways and Streets," whichever is greater. Offset distance must be measured from the curb or edge of pavement or, where there is no curb, to the closest urb or edge ofpavement ofthe next ffset street Response: As shown on the Preliminary Plans (Exhibit B), the internal street network is consistent with the standards above as well as the approved Master Plan. Intersections meet the angle and intersection offset provisions above. Therefore, this subdivision application meets the criteria above. F. Medians. G. Additional Right -of -Way and StreetImprovements. H. Where a development would result in the need to improve a railroad crossing, or an approach to a railroad crossing, the developer must bear the cost for the permitting and improvements. When other property owners are benefited, other equitable means of cost distribution may be approved by the City. Traffic Control Devices. All traffic control signs, pavement .markings, street name signs, and other traffic control devices must be in conformance with the U.S. Department of Transportation's Manual of Uniform Traffic Control Devices for Streets and Highways (including Oregon supplements), the City's Engineering Design Standards and Procedures Manual, and the Development & Public Works Standard Construction Speuficadons and this Code. AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 13 J. Bus turn out laves must be consistent with current standards in the City's Engineering Design Standards and Procedures Manual. K Street names are assigned as specified in the Springfield Municipal Code. L. The Director may require a developer to install traffic calming measures, including, but not fimited to, speed tables and mini -roundabouts, to address public safety considerations on roadways. M. Special Street Setbacks. Response: This application involves a street network that was reviewed for compliance under the current transportation infrastructure standards as part of the approved Final Master Plan. This application involves a preliminary subdivision plat; as such, the Preliminary Plans demonstrate transportation infrastructure is compliant with the approved Marcola Meadows Final Master Plan As shown on the Preliminary Plans, the transportation network improvements do not include medians or involve railroad crossings. Additional right-of-way and street improvements are planned to be provided as shown in Exhibit B. Traffic control devices will be provided for streets, as required. This application does not involve bus turn out lanes or special street setbacks. Street names will meet the Springfield Municipal Code and required traffic calming measures will be installed. Therefore, to the extent relevant, this application complies with the criteria above. 4.2-120 Site Access and Driveways A. Site Access and Driveways ---General. All developed lora/parcels are entitled to one approved driveway access provided by either direct access to a: a. Public street or alley along the frontage ofthe property; or b. Private street that connects to the public street system. The private street shall be constructed as specified in Section 4.2- 110 (private streets shall not be permitted in Gen of public streets shown on the Springfield Transportation System Plan, including the Conceptual StreetMap); or C. Public street by an irrevocable joint use/access easement wing the subject property that has been approved by the City Attorney, where: i. A private driveway is required in Gen ofa panhandle driveway, as specified in Section 3.2-220B, or rr. Combined access for 2 or more lots/parcels is required to reduce the number ofdriveways along a street, as determined by the Director. Response: As shown on the Preliminary Plans (Exhibit B), future lots are provided individual or shared driveway access on public streets. Additionally, there are two private driveways (streets) included in the internal transportation network (generally located in the northwest and southeast corners of the site). The private driveways are required pursuant to Section 3.2- 220B and meets the 20 -foot wide panhandle standard in the MDR District. The criteria above are met. AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 14 Driveway access to designated State Highways is subject to the provisions of this Section in addition to requirements of the Oregon Department of Transportation (ODOT). Where City and COOT regulations coni icy the more restrictive regulations shall apply. Response: As shown on the Preliminary Plans (Exhibit B), this application does not involve driveway access to a designated State Highway. The criterion is not applicable. As determined by the Director, cites with abutting parking areas within the same zoning district maybe required to provide driveway connections or pedestrian connections internal to the sites and joint access agreements to provide efficient connectivity and preserve public street functions and capacity. Response: This application is associated with the approved Marcola Meadows Final Master Plan. As such, transportation connections for vehicles and pedestrians provide efficient connectivity throughout the site as envisioned, as demonstrated on the Preliminary Plans (Exhibit B). The criteria are met. B. Driveways must rake acs c from lower classification streets when development sites abut m re than one street and streets are of differing classification as identified in the Springfield Transportation System Plan. EXCEPTION: Driveway access to or from a higher classification street may be permitted if no reasonable alternative street access exists or where heavy use oflocal streets is in -appropriate due to traffic impacts in residential areas. 1. Where a proposed development abuts an existing or proposed arterial or collector street, the development design and off-street improvements shall minimize the traffic coni ices. 2. Additional improvements or design .modifications necessary to resolve identified transportation conflicts may be required on a case by case basic. Response: As shown on the Preliminary Plans, individual driveways take access from Local Streets (and not Collector Streets) where possible. Additional traffic calming improvements, including curb extensions/bumpouts and raised crosswalks, are provided to create safe and shorter pedestrian crossings on V Street, a Neighborhood Collector roadway. The modified improvements are employed to address future public safety concerns on V Street and resolve potential conflicts between vehicular and pedestrian circulation. The criteria are met. C. Driveways shall be designed to allow cafe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and Procedures Manualand the Development & Public Works Standard Construction Specifications. Response: Driveways are designed to allow safe and efficient vehicular ingress and egress pursuant to the City's Engineering Design Standards and Procedures Manual and the Development and Public Works Standard Construction Specifications. The criterion is met. CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Section 5.1-100 The Development Review Process 5.1-130 Type IIAppficadons(Administrative) AVC! Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 15 A. Type II applications are submitted to the Development Services Department. The Director shall determine application completeness. B. The Director shall provide .nailed notice to the property owners and occupants within 300 feet of the property being reviewed and to the applicable neighborhood association. In addition, the applicant shall post I sign, approved by the Director, on the subject property. For all Type II notices, an affidavit will be completed by staff stating that the required notice was provided to the appropriate individuals. There is a 14 -day period, beginning from the dare of the notice, for persons to provide written comments to the Director. The Type II notice shall contain the following: 1. A map locating the subject property; 2. Identification ofthe application by Department case number; 3. Identification ofthe subject property by reference to the Lane County ent map and tax lot number, and the property address /location; 4. Identification of the property owner and applicant 5. An explanation of the nature ofthe application and the proposed use or uses that could be authorized by the decision; 6. The applicable approval criteria from this Code that apply to the decision; 7. The name and phone number of the assigned planner; 8. A statement that the application, all documents and evidence relied upon by the applicant' and the applicable criteria are available for inspection at the Development Services Department at no cost and that copies will be provided at reasonable cost; 9. A statement listing where, and when written comments are due; 10. A statement briefly summarizing the local decision making process for the particular application; and IL A statement that issues which may provide the basis for an appeal shall be raised in writing prior to the expiration of the comment period. Issues shall be raised with sufficient information to tenable the Approval Authority to respond to the issue. C. The Director shall distribute the application to the Development Review Committee or the Historical Commission for comments. D. The Director's decision shall address all of the applicable approval criteria and/or development standards and any written comments from those persons who received notice. The Director may approve, approve with conditions, or deny the application. E. The Director's decision is the City's final decision and is effective the day it nailed to the applicant, property owner and those persons who submitted written comments, unless appealed. The Director's decision shall include an explanation ofthe rights ofeach party to appeal the decision. F. The Director's decision may be appealed within 15 calendar days to the Planning Commission or Hearing's Official as specified in Section 5.3-100. Any action taken to begin development prior to the expiration ofthe appeal period is solely at the appficanPs risk and expense. The City assumes no liability or expense if the development is ultimately terminated based upon the outcome of the appeal. AVC Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 16 Response: This application includes a Preliminary Subdivision Plat (Exhibit B). Pursuant to Section 5.12-110, Tentative Plans are reviewed under a Type II procedure. Therefore, the process described above is understood and is applicable to this action. Section 5.12-100 Land Divisions— Pard dons and Subdivisions 5.12-105 Purpose and Applicabihty A. Purpose. The purpose ofthe Partition and Subdivision process ism: Facilitate and enhance the value of development; Maintain the integrity of the City's watercourses by promoting bank stability, assisting in flood protection and flow control, protecting riparian functions, r . mizing a and w preserving ater quality and significant fish and wildfife areas Minimize adverse effecrs on surrounding property mcners and the general public through specific approval conditions; Ensure the provision ofpublic facilities and services; s; Provide for connectivity betweenB different uses; Utilize alternativetransportation modes including walking, bicycling and mass transit Facilities; Implement the Metro Plan, applicable refinement plans, specific area plans and specific development plans; Minimize adverse effects on surrounding property owners and the general public through specific approval conditions; and Otherwise protect the public health and safety. B. The Partition process regulates land divisions that cream 2 or 3 parcels within a calendar year. If the Director determines that a property proposed to be partitioned has been, or is in the process ofbeing divided into 4 or more lots, fid l compliance with the Subdivision regulations specified in this Code may be required. C. The Subdivision process regulates land divisions that cream 4 or more lots within a calendar year. Response: This project involves a land division by means of a subdivision application to create more than 4 lots within a calendar year. Therefore, the criteria of this section apply. D. Applicability 1. The Parfidon process applies within the city Emits and the City's urbanizable area. Generally, no more than 3 parcels may be created from 1 tract ofland in the City's urbanizable area until annexation, as specified in Section 5.12-125I.2.b.iii. 2. The Subdivision process applies only within the city Emits. 3. No lot/parcel may be created without being divided as specified in this Code. 4. No development permit will be issued by the City prior to approval ofthe Partition or Subdivision Tentative Plan application. EXCEPTION: As maybe permitted in the Springfield Municipal Code, 1997 and/or by Resolution No. 03-40, the Director may issue a Land and Drainage Alteration Permit prior to approval of the Partition or Subdivision Tentative Plan. Response: This application involves a subdivision within the City limits. The lots created by this application are in accordance with the Springfield Development Code (SDC). The above standards are understood. 5.12-110 Tentative Plan Review Tentative Plans are revie,acd under Type II procedure. AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 17 Response: The Type II review process is understood. 5.12-115 Tentative Plan —General Any residential land division shall conform to the following standards: A. The lot/parcel dimensions shall conform to the minimum standards of this Code. When lots/parcels are more than double the minimum area permitted by the zoning district, the Director shall require that these lots/parcels be arranged: 1. To allow redivision; and 2. To allow for the exrension of streets to serve future lots/parcels. 3. Placement of structures on the larger lora/parcels shall be subject to approval by the Director upon a determination that the potential maximum density of the larger lot/parcel is notimpaired. In order to make this determination, the Director may require a Future Development Plan as specified in Section 5.12-120E. Response: This application involves a subdivision within the City limits. As illustrated on the Preliminary Plans, the subdivision layout impacts the northern portion of the site intended for the construction of single-family detached lots (e.g. Phases 3-5). As shown, the layout provides frontage on public roads to serve future lots and does not include large properties which would allow for potential redivision. Further, the site does not contain existing structures. Per the submittal requirements, see the narrative response for Section 5.12-125 and Table 5, explaining the Tentative Subdivision Plat and associated MDR density of the subject property. B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to residential development from collector and arterial streets or to overcome specific topographic situations. C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2-215 and 4.2-120A. In the case of multiple panhandles in Subdivisions, construction of necessary mifides to serve all approved panhandle lots/parcels shall occur prior to recording the Plat. Response: As shown on the Preliminary Plans, there are 8 lots with double frontage (e.g. within Phase IA, between N 30" Place and N 31" Street) necessary to prevent access from the Minor Collector street. However, Phase 1A is currently platted and not associated with this application. Further, this application creates panhandle lots planned to comply with the standards above. The criteria are met. D. Block length for local streets is as specified in Section 4.2-115. Response: As shown on the Preliminary Plans, new local streets are spaced no greater than 600 feet apart and connect appropriately with existing and planned infrastructure in the vicinity, as specified in Section 4.2-105. As discussed in the Marcola Meadows Master Plan Modification (Case File No. 811-20-0002225-TYP3), a portion of planned local streets are greater than 600 feet due to the configuration of the approved transportation network within the original Master Plan. With that said, the tentative subdivision plat (Exhibit B) complies with a street network that was reviewed for compliance under current transportation infrastructure standards as part of the approved Final Master Plan. The criterion is met. AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 18 5.12-120 Tentative Plan Submittal Requirements A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of this Code are being fulfilled. EXCEPTION: In the case of Partition applications with the sole intent to donate land to a public agency, the Director, during the Pre -Submittal Meeting, may waive any submittal requirements that can be addressed as part of a future development application. Response: This application is not intended to facilitate the donation of land to a public agency. The exception described above is not relevant to this application. A. General Requirements. 1. The Tentative Plan, including any required Future Development Plan, shall be prepared by an Oregon Licensed Land Surveyor on standard sheets of I8" a 2422. The services of and Oregon registered Engineer may also be required by the City in order to resolve utility issues (especially stormwater management, street design and transportation issues), and site constraint and/or water quality 2. The scale of the Tentative Plan shall be appropriate to the ar evolved and the amount of detail and data, normally 1" = 501, 1"ea 100', or I" = 200'. 3. A north arrow and the date the Tentative Plan was prepared. 4. The name and address of the owner, applicant, if different, and the Land Surveyor and/or Engineer who prepared the Partition Tentative Plan. 5. A drawing of the boundaries of the entire area owned by the pard loner or subdivider ofwhich the proposed land division is apart. 6. Cityboundaries, the Urban Growth Boundary(UGB) and any special service district boundaries or railroad right-of-way, which cross or abut the proposed land division. 7. Applicable zoning districts and the Metro Plan designation of the proposed land division and of properties within 100 feet of the boundary ofthe subject property. 8. The dimensions (in feet) and size (either in square feet or acres) of each lot/parcel and the approximate dimensions of each building site, where applicable, and the top and toe of cut and fill slopes to scale. 9. The location, oudine to scale and present use of all existing structures to remain on the property after platting and their required setbacks from the proposed new property fines. 10. The location and size ofexisting and proposed udh des and necessary easements and dedications on and adjacent to the site, including but notlimited to sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points. IL The locations widths and purpose of all existing or proposed easements on and abutting the proposed land division; the location ofany existing or proposed reserve strips. AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 19 12. The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated. Response: The Preliminary Plans include the applicable Tentative Plan information listed above. The submittal requirements are met. B. A Site Assessment of the Entire Development Area. The Site Assessment shall be prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to scale with existing contours at 1 -foot intervals and percent of slope that precisely maps and delineates the areas described below. Proposed modifications to physical features shall be clearly indicated. The Director may waive portions of this requirement if there is a finding that the proposed development will not have an adverse impact on physical features or water quality, either on the site or adjacent to the site. Information required for adjacent properties may be generalized to show the connections to physical features. A Sire Assessment shall contain the following information. 1. The name, location, dimensions, direction offiowand top ofbank of all watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development Services Departmenq 2. The 100 -year floodplain and Roodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Maps o FEMA approved Letter of Map Amendment or Letter of Map Revision; 3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Service Department 4. Physical features including, but not limited m significant clusters of trees and shrubs, watercourses shown on the (WLQW) Map and their riparian areas, wetlands, and rock oumroppitws; 5. Soil types and water table information as .napped and specified in the Soils Survey ofLane Count and 6. Names] resource protection areas as specified in Section 4.3-117. Response: The Preliminary Plans include the applicable Site Assessment information listed above. The submittal requirements are met. C. A Stormwater Management Plan drawn to scale with existing contours at I - foot intervals and percent of slope that precisely maps and addresses the information described below. In areas where the percent ofdope is 10 percent or more, 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 plants are proposed as part of the smrmwater 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 stonnwater management systems components, including but not limited to: drain lines, catch basins, AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 20 dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained; Existing and proposed site elevations, grades and contours; and A stormwater management system plan with supporting calculations and documentation as required in Section 4.3-110 shall be submitted supporting the proposed system. The plan, calculations and documentation shall be consistent with the Engineering Designs Standards and Ptwedu¢s Manual to allow staff to determine if the proposed stormwater management system will accomplish its purposes. Response: The Preliminary Plans include the above listed information, as applicable. Additionally, please see the Preliminary Stormwater Report within Exhibit G, which contains detailed stormwater system plans, replete with supporting calculations, as is required. D. A Response to Transportation issues complying with the provisions of this Code. 1. The locations, condition, e.g., fully improved with curb, gutter and sidewalk, AC may or gravel, widths and names ofall existing streets, alleys, or other rights-of-way within or adjacent to the proposed land division; 2. The locations, widths and names of all proposed streets and other rights-of-way to include the approximate radius of curves and grades. The relationship of all proposed streets to any projected streets as shown on the Metro Plan, including the TmnsPlan, any approved Conceptual Development Plan and the latest version of the Conceptual Local Street Map; Response: The Preliminary Plans detail the existing and planned conditions of streets and other rights-of-way adjacent to the subject site. The criterion is met. The locations and widths of all existing and proposed sidewalks, pedestrian trails and accessways, including the location, size and type of plantings and street trees in any required planter strip; Response: The Preliminary Plans detail the existing and planned conditions of sidewalks, pedestrian trails, and accessways. Please see the Conceptual Modified Master Plan (Exhibit B) demonstrating the envisioned future landscape of the site. The criterion is met. The location of existing and proposed traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public faogities, where applicable; Response: The Composite Utility Plans (Exhibit B) illustrate the location of existing and planned improvements described above. As noted on Sheet PO -07, specific locations for street trees, mailboxes, fire hydrants, etc. will be determined during the PIP process for the individual subdivision phases in the future. As applicable, the criterion is met. The location and dimensions of existing and proposed driveways, where applicable; The location of existing and proposed street lighting: including the type, height and area ofillumination; The location ofexisting and proposed transit facilities; AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 21 Response: The Preliminary Plans detail the locations of existing and planned driveways and access locations, streetlights, and transit facilities. The criteria are met. A copy of a Right-of-way Approach Permit application where the property has frontage on an Oregon Department of Transportation (ODOT) Facility; and Response: The subject site does not front on an ODOT facility. The criterion is not relevant. A Traffic Impact Study prepared by a Traffic Engineer, where necessary, as specified in Section 4.2-105A.4. Response: A Transportation Impact Study (TIS) and associated Transportation Memorandums prepared by Lancaster Mobley are included as Exhibit F. The transportation documentation demonstrates compliance with the standards in Section 4.2-105; please see the full exhibit for further details. The criterion is met. E. A Future Development Plan. Where phasing and/or lots/parcels that are re than twice the minimum lot/parcel size are proposed, the Tentative Plan shall include a 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 managermeny water and electricity; 4. Addresses physical features, including, but notlimited 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 5. Discusses the timing and financial provisions relating to phasing Response: The Conceptual Modified Master Plan (Exhibit B) illustrates the envisioned future site improvements on the subject site. The Preliminary Plans include the above listed information, as applicable. F. Additional information and/or applications required at the rime of Tentative Plan application submittal shall include the following items, where applicable: 1. A briefnarradve explaining the purpose ofthe proposed land division and the existing use of the property; Response: This written document includes an explanation of the purpose of the land use application and the existing use of the property. If the applicant is not the property owner, written permission from the property owner is required; AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 22 Response: This City's application form, signed by the property owner, is included in Exhibit A. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian connections, fire hydrants and other transportation/fire issuesaccess within 200 feet of the proposed land division and all exisimgPartitions or Subdivisions immediately adjacent to the proposed land division; Response: The Preliminary Plans (Exhibit B) include a vicinity map and other plans with the information listed above, as applicable. How the Tentative Plan addresses the standards of any applicable overlay disoic5 Response: As shown on the Preliminary Plans, the subject property is designated Drinking Water Protection Overlay District. As relevant, the standards have been addressed. How the Tentative Plan addresses Discretionary Use criteria, where applicable; Response: This application does not involve discretionary uses: any use not permitted outright in a particular zoning district because of its potentially incompatible characteristics and requiring additional governing body review. The criterion is not relevant. A Tree Felling Permit as specified in Section 5.19-100; Response: This application does not involve tree felling. A Geotechnical Report for slopes of 15 percent or greater and a specified in Section 3.3-500, and/or if the required Site Assessment in Section 5.12-120B. indicates the proposed development area has unstable soils and/or high water table as specified in the Sc i/s Survey efLane County; Response: This application does not involve land which contains slopes of 15% or greater. An Annexation application as specified in Section 5.7-100 where a development is proposed outside of the city limits but within City's urban growth boundary and can be serviced by sanitary sewer; Response: This application does not involve annexation. The subject property is currently within the Springfield City limits. 9. A wedand defineation approved by the Department of State Lands shall be submitted concurrently where there is a wetland on the property; 10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted concurrently; Response: The Preliminary Plans illustrate the location of wetlands and concurrence documentation from DSL is within Exhibit H. Further, an Approved Jurisdictional Determination (AJD) from the U.S. Army Corps of Engineers (USACE) is included within Exhibit H. To the extent federal or state permits are relevant to the subject property, they will be obtained. 11. All public improvements proposed to be installed and to include the approximate time ofinstallation and method offinancing; Response: As described in this written narrative, this application involves the installation of public improvements. Please see Exhibit I, Marcola Meadows Final Master Plan Phasing Plan and AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 23 Schedule, for further details on the implementation timeline of phased improvements. The criterion is met. 12. Proposed deed restrictions and a draft ofa Homeowner's Association Agreement' where appropriate; Response: Please see Exhibit 1 for the Preliminary Homeowner's Association Agreement and associated documentation. 13. Cluster Subdivisions shall also address the design standards specified in Section 3.2-230; 14. Where the Subdivision of a manufactured dwelfing park or mobile home park is proposed, the Director may waive certain submittal requirements specified in Subsections A. through M. However, the Tentative Plan shall address the applicable standards fisted under the park Subdivision approval criteria specified in Section 5.12-125. (6286; 6211) Response: This application does not involve a cluster subdivision or a manufactured dwelling park. The above listed submittal requirements are not applicable. 5.12-125 Tentative Plan Criteria The Director shall approve or approve 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 ofland to a public agency, the Director may waive any approval criteria upon determining the particular criterion can be addressed as part ofa future development application. A. The request conforms to the provisions of this Code pertaining to lot/parcel site and dimensions and density. Response: As discussed in this written narrative, the portion of the property involved in the Preliminary Subdivision Plan is designated with MDR District Zoning. Approval of this Preliminary Subdivision Plan (Tentative Plat) and recordation of a Final Subdivision Plat may result in ±280 lots for single-family detached homes (e.g. totaling ±446 single-family detached lots on the subject site), as demonstrated in Table 2, on the next page. As noted in the Section 3.2-215 Base Zone Development Standards table (above), the properties created by this subdivision (e.g. ±280 lots intended for single-family detached homes) comply with the minimum lot size and dimensions of the designated base zone AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 24 development standards and are generally designated MDR district (or amended to MDR district). It is understood the lot area and dimensions may be reduced through the subdivision application process if density and open space standards can be met. As demonstrated in Table 2 (below), Phases 1A, 113, 2A, and 2B are currently approved phases and in the construction plan review stage for the completion of 166 single-family lots. The remaining site area intended for single-family detached homes (e.g. Phases 3-5) may provide for ±280 lots and is the subject of this Preliminary Subdivision Plan. Overall, Phases 1-5 may provide a total of ±446 lots for single-family development. The minimum residential density required on the subject site for the MDR district is 14 units/net acre or±751 units. The maximum density allowed is 28 units/net acre or ±1,053 units. To meet the overall required density on the Marcola Meadows Master Plan site, it is reasonably assumed that the remaining ±305 units can be developed within the multi -family phase. Therefore, the approval criterion is satisfied. AVC Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 25 Table 2: Density Calculation for MDR Subdivision DENSITY CALCULATION SQUARE FEET ACRES GROSSSITEAREA 4,372,082 100.37 OPEN SPACE 43,946 1.01 MEDIUM DENSITY RESIDENTIAL SQUARE FEET ACRES GROSS AREA (ALL MDR COMBINED) 3,281,833 75.34 NET AREA (ALL MDR COMBINED) 2,338,853 53.69 GROSS AREA FOR APPROVED MDR ZONED SUBDIVISION FOR SINGLE- FAMILY DETACHED HOMES (E.G. PHASES ]A, 1B, 2A, 2B) 956,063 21.95 RIGHT OF WAY 250,010 5.74 OPEN SPACE 85,751 1.97 NET 620,302 14.24 GROSS AREA FOR MDRZONEDLOTS INTENDED FOR SINGLE-FAMILY DETACHED HOMES (E.G. PHASES 3-5) 1,679,611 38.56 RIGHT OF WAY 401,704 9.22 OPEN SPACE 107,194 2.47 NET 1,170,713 26.87 GROSS AREA FOR MDR ZONED LOTS INTENDED FOR MULTI -FAMILY HOMES (E.G. MULTI -FAMILY PHASE) 631,061 14.49 RIGHT OF WAY 16,896 0.39 OPEN SPACE 75,229 1.73 NET 538,936 12.37 MDR DENSITY UNITS NET ACRE MINIMUM DENSITY (14 UNITS/NET ACRE) 751.66=751 units MAXIMUM DENSITY (28 UNITS/NET ACRE) 1503.32=1,503 units TOTAL SINGLE -FAM ILY DETACH ED UN ITS — PHASES 1A, 1C, 2A, and 2C 166 units TOTAL SINGLE-FAMILY DETACHED UNITS—PHASES 3-5 280 units TOTAL SINGLE-FAMILY DETACHED UNITS—ALL PHASES 446 units TOTAL (FUTURE) MULTI -FAMILY UNITS 305-752 units TOTAL ALLOWED DENSITY RANGE 751-1,503 units B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. AVC Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 26 Response: The subject site is currently designated MDR zoning district. Additionally, as shown on the Preliminary Plans, this application is in compliance with the approved Marcola Meadows Final Master Plan, the Conceptual Development Plan for the subject site. Therefore, the standard is met. C. Capacity requirements of public and private facifides, including but not limited to, water and electricity; sanitary sewer and stormwater management facifides; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development' unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utifity provider shall determine capacity issues. D. The proposedland division shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Response: As shown on the Preliminary Plans, public facilities will be provided to serve the site, including but not limited to stormwater management, sanitary sewer, municipal water, and franchise utilities. The site is planned to be served by a comprehensive street network that includes new public roadways and improvements. Infrastructure is planned to be completed concurrent with the build out of each associated phase. As shown on the Preliminary Subdivision Plat, the planned land division complies with standards in the SDC. The approval criteria C and D are met. E. Physical features, including, butnotlimited to: steep dopes with unstable soil or geologic conditions; areas with susceptibility of Flooding; significant clusters of trees and shrubs; watercourses shown on the WQLWMap and their associated riparian are other riparian meas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-7601358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. Response: As shown on the Preliminary Plans (Exhibit B), the subject site is not affected by the majority of the constraints described above. Wetland documentation is provided within Exhibit H. The criterion is satisfied as relevant. F. Parking areas and ingress -egress points have been designed to: facifitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified to this Code or other applicable regulations and comply with the ODOT access management standards for State highways. Response: As shown on the Preliminary Plans, the single-family residential housing access points on 31" Street are consistent with what is shown on the approved Marcola Meadows Final Master Plan. Ingress -egress points have been designed to facilitate safe and efficient traffic, provide connectivity within and from the site, and minimize driveways on 31a Street (functionally classified as a Minor Collector Street). Furthermore, pedestrian pathways are included to assure connectivity is provided to the existing multi -use trail (north), existing residential areas (west), future multi -family residential areas (south), and AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 27 to the adjacent neighborhood activity centers (e.g. school and church sites to the south). As applicable, the criteria are met. G. Development of any remainder of the property under the came ownership can be accomplished as specified in this Code. H. Adjacent land can be developed or is provided access that will a8ow its development as specified in this Code. Response: The above approval standards are understood. This application does not create landlocked parcels. Adjacent land can be developed as specified in the SDC. Where the Partition ofpmperty thatis outside ofthe city limits but within the City's urbanizable area and no ent annexation application is submitted, the standards specified below shall also apply: Response: The subject property is within the Springfield City limits. The criterion is not applicable, and the additional standards have been omitted for brevity. Where the Subdivision ofa manufihcmred dwelling park or .mobile hone park is proposed, the following approval criteria apply: Response: This application does not involve a mobile home park. The above standard is not relevant and the associated approval criteria have been omitted for brevity. 5.12-130 Tentative Plan Conditions To the extent necessary to satisfy the approval criteria of Section 5.12-125, comply with all applicable provisions of this Code and to mitigate identified negative impacts to surrounding properties, the Director shall impose approval conditions. All conditions shall be satisfied prior to Plat approval. Approval conditions may include, but are not limited to: Response: It is understood that the director may impose conditions of approval as stated above and the conditions shall be satisfied prior to final subdivision plat approval. The list of potential approval conditions has been omitted for brevity. Furthermore, this subdivision application is associated with (and compliant with) the Marcola Meadows Final Master Plan. As such, see the findings for compliance with conditions of approval synthesized in Table 3, below. Please be aware all conditions are from the Final Master Plan are included, though few are applicable to this subdivision application. The condition of approval is shown numbered to the left with the applicant's response to the right. Table 3: Findings for Compliance with Conditions of Approval Marcola Meadows Final Master Plan Modification —Conditions of Approval (Local Case No. 811-20-000225-TTP3, Decision Issued February 17, 2021) Conditions I Applicant's Response 1. The modified Final Master Plan phasing schedule shall provide for Understood. monitoring the ITS improvement thresholds associated with number of dwelling units and/or peak vehicle trips, a applicable, for full construed on of V Street through to its intersection with Marcelo Road. AVO Marcola Meadows— City of Springfield May 2021 Tentative Subdivision Application Page 28 AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 29 Marwla Meadows Final Master Plan Modification —Conditions of Approval Local Case No. 811-20-000225-TYP3, Decision Issued Februarl 17, 2021 Conditions Applicant's Response 2. The modified Final Master Plan phasing schedule shall provide for f8 Understood. Please see the construction ofthe Pierce Ditch at the time ofco8ector street extension recorded Phasing Plan and outhvvard to an intersection with Marcelo Road m address the Schedule within Exhibit I. threshold number of dwelfing units and/or peak vehicle trips a determined by the applicanes TIS. 3. The modified Final Master Plan phasing schedule shall provide for f8 Understood. Please see the construction of Pierce Parkway between 31•' Street and V Strecy recorded Phasing Plan and including the crossing of the Pierce Ditch concurrently with Schedule within Exhibit I. construction of Phase 3. Alternatively, full construction of Pierce Parkway between 31 -Street and V Street, including the crossing of the Pierce Ditch, shall be completed prior to Phase 3 if required to address the threshold number of dwelfing units and/or peak vehicle trips as determined by the Applicant's Pierce Parkway Connection Trigger Analysis Memorandum dared January 26, 2021. 4. The modified Final Master Plan phasing schedule shall provide for f8 Understood. Please see the construction of V Street between the intersection with Marcelo Road to recorded Phasing Plan and the Pierce Ditch crossing concurrently with construction of the Church Schedule within Exhibit I. Phase or with construction of the School Phase, whichever cones first. 5. The modified Final Master Plan phasing schedule and phasing Understood. Please see the boundary map shall provide for f8 construction ofV Street concurrently recorded Phasing Plan and with Phase 2C (or equivalent, if phase is renumbered) to the back of Schedule within Exhibit I. curb on the south side of the street or to the curb return tangency fine at the intersections, with the exception ofthe segment between 30'^ Place and 310 Street which shall be constructed to an interim standard ac depicted in the applicants submitted conceptual design dared January 26, 2021. Final completion of the V Street segment between 30's Place and 31•' Street shall occur prior to or concurrent with construction of Phase 3. 6. The modified Final Master Plan sheers PO -03 and PO -IOC shall clearly Understood. Please see the shown single, shared driveway access located on the boundary between recorded Final Master Plan. the southeastern edge of the public school site and the adjoining neighborhood commercial site and multi -unit residential site. 7. The applicanes modified Master Plan phasing schedule shall provide Understood. Please see the for full construction of the pubfic sanitary sewer system acrecary to recorded Phasing Plan and serve each successive development phase, regardless of the order of Schedule within Exhibit I. phase construction. 8. The Final Master Plan shall provide a representative cross-section detail Understood. Please see the of the Pierce Ditch channel for the segment between 31' Street and V recorded Final Master Plan. Street that chows a minimum 10 -foot separation distance between adjacent residential property lines and the northern rep -of -bank and adjacent multi -unit residential and institutional property lines. The Grant pathway shall be included within the 20 -foot separation area that ns parallel with the southern edge of the Pierce Ditch, as generally depicted on theapplicant's Master Plan SheetPO-03. 9. The segments of Pierce Ditch to be improved and dedicated —thin Understood. Please see the Phases 3 & 4 and the Church Phase shall be shown and described in the recorded Phasing Plan and modified phasing plan and table. Schedule within Exhibit I. AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 29 AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 30 Marwla Meadows Final Master Plan Modification —Conditions of Approval Local Case No. 811-20-000225-TYP3, Decision Issued Februarl 17, 2021 Conditions Applicant's Response 10. The segments of the Pierce Ditch shown within Phases 3 & 4 shall be Understood. There is no reviewed and approved at the time oftentative subdivision approval for further action required by the applicable residential phase.The segment ofdec Pierce Ditch shown the Applicant at this time. within the Church Phase shall be reviewed and approved at the time of Sire Plan Review. Improvements to the Pierce Ditch chaff include but not be limited to removal ofinvasive vegetation and flow obstructions, removal of silt and debris, and replanting with suitable vegetation including ores, shrubs, and gmundcover plants. Construction of the Pierce Ditch improvements chaff be done through the City's PIP 11. The Final Master Plan shall provide for installation of a water quality Understood. There is no manhole upstream ofdec neighborhood -scale infiltration ponds serving further action required by Phases 3, 4, and 5. The manholes must be sized per the manufacturer's the Applicant at this time. recommendations for the expected flow m be created at that .manhole location at fff buildout and most meet the requirements for pretreatment as determined by the Washington State Technol /Assessment Protocol —Ecol(TAPE) program. 12. The modified Final Master Plan phasing schedule shall provide for Understood. Please see the secondary fire apparatus access m Phases 3, 4, and 5 in accordance with recorded Phasing Plan and the requirements of the Springfield Fire Code. Schedule within Exhibit I. 13. The Final Master Plan and modified phasing schedule shall provide for Understood. Please see the installation of fire hydrants that meet the spacing, distribution, and recorded Final Master Plan. coverage requirements ofthe Springfield Fire Code. 14. The Final Master Plan shall provide for fire apparatus access m all Understood. Please see the angle-un;t drenched lots that meets the 150 -foot distance from the recorded Final Master Plan. furthest point of the building as required by Section 503.1.1 of the Springfield Fire Code. Alternatively, the Final Master Plan shall provide for building sprinklering for all single -unit detached lots that do not ret the 150 -foot distance fire apparatus access requirements of SFC 503.1.1. 15. The Final Master Plan shall provide for underground electrical system Understood. Please see the connection(s) between Phases IC (or renumbered equivalent) and/or recorded Final Master Plan. Phase 5 and the EWER right-of-way. 16. Prior m approval of the tentative subdivision plans for Phases 3-5, or Understood. There is no prior m approval of a site plan review for the Multi -unit Residential further action required by Phase, School Phase, or Church Phase, as applicable, the applicant shall the Applicant at this time. prepare and submit certified wetland delineation report for the subject phase. The review and approval of required wetland mitigation measures and determination of wedand setbacks shall be completed through the tentative subdivision plan and/or site plan review process for each development phase. 17. The Final Master Plan diagram and phasing plan shall be revised to Understood. Please see the eliminate gaps in the alphanumeric subdivision phase sequencing in recorded Phasing Plan and accordance with Lane County Surveyor's office requirements. Schedule within Exhibit I. 18. The applicant shall record the modified Final Master Plan document' The Final Master Plan is used plans and phasing schedule, and conditions of approval against recorded as Instrument No. the parcels comprising the Master Plan area at Lane County Deeds & 2021-018704. Records and provide evidence thereofto the City. 19. The modified Final Master Plan document' revised plans, phasing Understood. schedule, and conditions of approval arising from Planning Action 811- 20-000225-TYP3 shall supersede the prior Master Plan recorded a Document N2O18-038501 and the modified Master Plan Phasing Schedule recorded as Document N2O20-071248. AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 30 IV. Conclusion The required findings have been made and this written narrative and accompanying documentation demonstrate that the application is consistent with the applicable provisions of the City of Springfield Development Code and Eugene -Springfield Metropolitan Area General Plan. The evidence in the record supports approval of the application and the City can rely upon it for its approval of the application. AVO Marcola Meadows—City of Springfield May 2021 Tentative Subdivision Application Page 31 City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision SPRINGFIELD w 0#/ PApplication Type (Applicant: check ne artition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal: I❑ Partition Tentative Submittal: Subdivision Tentative Submittal: Required Project Information (Applicant., complete this section) Applicant Name: Marcola Meadows Neighborhood LLC Phone: Pleasewntactconsuhant Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant Address: 27375 SW Parkway Avenue, Wilsonville, OR 97070 Applicant's Rep.: Consultant: Chris Goodell Phone: (503) 563-6151 Company: AKS En ineerin & Forestry, LLC I Fax: 503 563-6152 Address: 12965 SW Herman Avenue Suite 100 Tualatin OR 97062 Email: chrisg@aks-eng.com Property Owner: Marcola Meadows Neighborhood, LLC Phone: Please contact consultant Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant Address: 27375 SW Parkway Avenue Wilsonville OR 97070 ASSESSOR'S MAP NO: 17023000 1 TAX LOT NOS : 1800 Property Address: No situs northwest of Marcola Road and 31st Street Size of Property: ±40 acres Acres ® Square Feet ❑ Proposed Name of Subdivision: Marcola Meadows Phases 3 4 and 5 Description of if you are filling in this form by hand, please attach your proposal description to this application. Proposal: Tentative subdivision plan for master plan implementation. Please see written narrative material Existing Use: V n r i n i l l n Total acreage of parcels/ # of Lots/Parcels: ±280 albwabIs dens' + Proposed # Dwell units Si natures: Please sign and print your name and date in the appropriate Required Project Information (City Intake Staff., Associated Applications: box on the next DaCe. complete this section) Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ Posta a Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 1/7/14 kl 1 of 10 AK Exhibit H: Wetland Delineation ••..s Kate Br ,Governor September 17, 2020 Marcola Meadows Neighborhood, LLC Department of State Lands 775 Summer Street NE, Suite 100 Salem, OR 97301-1279 (503)956-5200 FAX (503) 378-4844 www.oregon.gov/dsl State Land Board Attn: Kiril Ivanov Kate Brown 9550 SE Clackamas Road Governor Clackamas, OR 97015 Bev Qarno Re: WD#2020-0256 Approved Secretary of State Wetland Delineation Report for Marcola Meadows Master Plan Lane County. T1 7S R02W S30, TL 1800 (Portion), Tobias Read T1 7S R03W S25AA, TL 2300 State Treasurer Springfield Local Wetlands Inventory, Wetland M-32 Dear Mr. Ivanov The Department of State Lands has reviewed the wetland delineation report prepared by AKS Engineering and Forestry for the site referenced above. Please note that the study area includes only a portion of the tax lots described above (see the attached map). Based upon the information presented in the report, and additional information submitted upon request, we concur with the wetland and waterway boundaries as mapped in revised Figure 5 of the report. Please replace all copies of the preliminary wetland map with this final Department -approved map. Within the study area, one wetland (Wetland C, totaling approximately 0.40 acres) and one waterway (Pierce Ditch) were identified. The wetland and the waterway are subject to the permit requirements of the state Removal -Fill Law. Under current regulations, a state permit is required for cumulative fill or annual excavation of 50 cubic yards or more in wetlands or belowthe ordinary high-water line (OHWL) of the waterway (or the 2 -year recurrence interval flood elevation if OHWL cannot be determined). This concurrence is for purposes of the state Removal -Fill Law only. We recommend that you attach a copy of this concurrence letter to any subsequent state permit application to speed application review. Federal or local permit requirements may apply as well. The U.S. Army Corps of Engineers will determine jurisdiction under the Clean Water Act, which may require submittal of a complete Wetland Delineation Report. Please be advised that state law establishes a preference for avoidance of wetland impacts. Because measures to avoid and minimize wetland impacts may include reconfiguring parcel layout and size or development design, we recommend that you work with Department staff on appropriate site design before completing the city or county land use approval process. This concurrence is based on information provided to the agency. The jurisdictional determination is valid for five years from the date of this letter unless new information necessitates a revision. Circumstances under which the Department may change a determination are found in OAR 141-090-0045 (available on our web site or upon request). In addition, laws enacted by the legislature and/or rules adopted by the Department may result in a change in jurisdiction; individuals and applicants are subject to the regulations that are in effect at the time of the removal -fill activity or complete permit application. The applicant, landowner, or agent may submit a request for reconsideration of this determination in writing within six months of the date of this letter Thank you for having the site evaluated. If you have any questions, please contact the Jurisdiction Coordinator for Lane County, Matt Unitis, at (503) 986-5262. Sincerely, Peter Ryan, SPWS Aquatic Resource Specialist Enclosures ec: Julie Wrth-McGee, PWS, AKS Engineering and Forestry City of Springfield Planning Department (Maps enclosed for updating LWI) Benny Dean Jr, Corps of Engineers Charles Radon, DSL WETLAND DELINEATION / DETERMINATION REPORT COVER FORM Fully completed and signed report cover forms and applicable fees are required before report review timelines are initialed by the Department of State Lands. Make checks payable to the Oregon Department of State Lands. To pay fees by credit card. go online at: htwTi/aoos.areumo.odv/DSL/EPS/omomm?key=4-4. Attach this completed and signed form to the front of an unbound report or include a hard copy with a digital version (single PDF file of the report cover form and report, minimum 30D dpi resolution) and submit to: Oregon Department of State Lands, 775 Summer Street NE, Suite 109, Salem, OR 97301-1279. A single PDF of the completed cover from and report maybe e-mailed to: Watiand-Delineation@dsi.staW.or.us. For submittal of PDF files larger than 10 MB, a -mail DSL instructions on haw to access the file from yourft or other file sharing website. . Contact and Authorization Information. _ ❑x Applicant ❑X Owner Name, Firm and Address: Business phone # Kiril Ivanov Mobile phone # (optional) Mandela Meadows Neighborhood, LLC E-mail: karlQDiandeconstruchon.com 9550 SE Clackamas Road Clackamas, Oregon 97015 Authorized Legal Agent, Name and Address (if different): Business phone Is Mobile phone # (optional) E-mail: I either own the property described below or I have legal authority to allow amass to the property. I authorize the Department to access the properly for the purpose of confirming the information in the report, after prior notification to the primary contact Typed/Printed Name: Kiril Ivanov Signature: Date: 05/012020 Special instructions regardingsite access: __— Project and Site Information Project Name: Marcola Meadows Master Plan Latitude: 44.066913 Longitude: -122.987094 decimal degree - centroid of site or start 8 and points of linear project Proposed Use: Tax Map # 1702300 Residential development Tax Lot(s) Portion of1800 Tax Map # 17032511 Project Street Address (or other descriptive location): Tax Lots) 2300 North of Marcola Road and west of 31st Street. Township 77S Range 02W/03W Section 30/25 DO 11 Use separate sheet for additional tax and location information Cit : Springfield County Lane Waterway Pierce Ditch River MlleN/A ;Wetland Delineation Information Wetland Consultant Name, Firm and Address: Phone # (503) 4C0 -6C28 Julie Wirth -McGee, PWS Mobile phone # (if applicable) (971) 707-3783 AKS Engineering & Forestry E-mail: wirthmcgeelaaks-el 3700 River Road N, Sud. 1 Keizer, Oregon 97303 The information and conclusions on this form and in the attached report are true and correct to the best of my knowledge. Consultant Signature: �`� Data.5-5-2020 Primary Contact for report review and site access is ❑x Consultant ❑ Applicant/Ownat ❑ Authorized Agent WellarmiWaters Present? ® Yes ❑ No I Study Area size: E7.59 Total Welland Acreage: D.4D00 Chock liwble Boxes Below ❑ R -F permit application submitted ❑x Fee payment submitted $ 466 ❑ Mitigation bank site ❑ Resubmittal of rejected report($100) ❑ EFSCIODOEProj.Mgr:1 Request for Reissuance. See eligibility criteria. (no fee) ❑ Wetland restoration/enhancement project DSL# Expiration date_ (not mitigation) © Previous delineatlondappl!cation on parcel ❑ LWI shows wetlands or waters on parcel It known, previous DSL # 07-0032.13 0055 17-0352, 19-0117 Wetland ID code _ For Office Use Only DSL Reviewer. MU Fee Paid Date: / I DSL WD Date Delineation Received: 05/ 05 /2020 Scanned: ❑ Electronic: Cf: DSL App.# March 2018 N USGS 7.5 TOPOGRAPHIC SERIES QUADRANGLE SPRINGFIELD, OR (2017) DAIS 07 30 2( SCALE: 1"= 2000 FEET USOS VICINITY MAP FIGURE "'-VMARCOLA MEADOWS MASTER PLAN 1 AKS ENGINEERING g FORESTRY, LLC AVE aiKD: 2000 0 w0 1000 pppp 3700 RIVER RD N, STE 1 NKo: ORIGINAL PACE SIZE: 8.5' x n' KEIZER, OR 97303 AKS doe SEE MAP SEE MAP 17032444 17021933 C000000000000000 O Oco O 00C EEMAP - -. L - 19 1800 -----'-- - 4T85AC _ - m - 25 30 In -_ DLC LiNE 019-00 STUDY AREA N� ZZZ SEE MAP v J ---1703251r pp 6 1YNIEV 6 .1111 P3W-WN u;< Leu:N ....)7 Wl1f sw FlaLo .,6+ �qx ll LL 00 2: 17029023 N NSwscon FEL%ssCCmT \ \ LC xo 5vE m ncs _ .....Bl LNE OLCNO P] dE m m fir,. gr f s pC Im 1, 1901 1x17 NLANE COUNTY TAX MAP 17023000 PORTION OF TAX LOT 1800 DATE 07 JO 2020 SCALE: 1"=400 FEET TAX MAP (MAP 17023000) FIGURE MARCOLA MEADOWS MASTER PLAN 2 AKS ENGINEERING R N g FORESTRY, LLC &KSAKS CHXDDRYIN: CHO JWMaoG a eG 2GG aao 3700 RIVER RD N, STE 1 cNKe: JWMORIGINAL PAGE 9a: a5' x 11' KEIZER, OR 97303 JOB: 503.400.6028 WWW.AKS—ENG.COM 7736 T�AM� ,500 ,mAN — I /— YEMD D PER /r / rAz5zo-w9B „v\ i\. \i10 ��( �'� r\/ MO �0190R l � / TMw°olm�v 1 tt / SRAY A1ffA CUAOMY A(RFSk) 1 c�Rmo \ III ,.y� '-'� -I \Y(iWDARR <\tet I vats \ TO WT II / OHIN Of PpM TAX LOT 2300 TAM YAP 110.11311 STUDY AREA ®DUNDARY TAX LOT 1800 TA%YPP 11.0230 % ell / J INSERT: STUDYAREA INSERT SCALE: 1"=800 FEET IN RELATION TO TAX LOT BOUNDARY. eoD o Iso aoD soD LEGEND (COLOR COPY): 1 WETLAND C: 17,572 SF± (0.40 ACRES±) PIERCE PIERCE DITCH: 47,987 SFt / 3,762 LFt (1.10 ACRES±) PWT So 4 t a` PHOTO LOCATION/ORIENTATION I ----� TM WT Ig WETLAND AND WATER BOUNDARIES SHOWN WERE DELINEATED BY AKS ENGINEERING & FORESTRY, LLC (AKS) ON DECEMBER 9, 2019 AND MARCH 24 & 30, 2020. ON-SITE FEATURES _ __ _ _ l•„-orr( ��- .` /' WERE PROFESSIONALLY LAND SURVEYED BY AKS ON APRIL 1, 1 Im WT I "ti__\ I.t�� — �— - 2020. -PIERCEPARKwAY_I " PLOT 61 WAS LOCATED OUTSIDE OF THE STUDY AREA AND PLOT 45 DOES NOT EXIST. J F�D�� 1 -FOOT INTERVAL CONTOURS DERIVED FROM LAND SURVEY. DSL WD # 2020-0256 GODGIE EARTH AERIAL IMAGERY Approval Issued 9/17/2020 / l/ /� l� /I ! JUNE 2017 Approval Expires 9/17/2025 DATE: 08/24/2( — • SCALE: 1"=250 FEET WETLAND AND WATER DELINEATION MAP ^-'-- — -- MARCOLA MEADOWS MASTER PLAN 5 250 0 50 125 250 AKS ENGINEERING &FORESTRY, LLC ORNN 3700 RIVER RD N, STE 1 AVL GIRD: - - OPoGINAL PAGE SIZE: 11' % 1Y _ __. ..._ .__ ROiS RAT 93-,. Rm 18—,,.�\i (PlOi Si`. RAT 19( / \ / Rm M RAT 5 \ RAiM� / O b b bOi II / Tw wO,mm`�i J ; <\tet I vats \ TO WT II / OHIN Of PpM TAX LOT 2300 TAM YAP 110.11311 STUDY AREA ®DUNDARY TAX LOT 1800 TA%YPP 11.0230 % ell / J INSERT: STUDYAREA INSERT SCALE: 1"=800 FEET IN RELATION TO TAX LOT BOUNDARY. eoD o Iso aoD soD LEGEND (COLOR COPY): 1 WETLAND C: 17,572 SF± (0.40 ACRES±) PIERCE PIERCE DITCH: 47,987 SFt / 3,762 LFt (1.10 ACRES±) PWT So 4 t a` PHOTO LOCATION/ORIENTATION I ----� TM WT Ig WETLAND AND WATER BOUNDARIES SHOWN WERE DELINEATED BY AKS ENGINEERING & FORESTRY, LLC (AKS) ON DECEMBER 9, 2019 AND MARCH 24 & 30, 2020. ON-SITE FEATURES _ __ _ _ l•„-orr( ��- .` /' WERE PROFESSIONALLY LAND SURVEYED BY AKS ON APRIL 1, 1 Im WT I "ti__\ I.t�� — �— - 2020. -PIERCEPARKwAY_I " PLOT 61 WAS LOCATED OUTSIDE OF THE STUDY AREA AND PLOT 45 DOES NOT EXIST. J F�D�� 1 -FOOT INTERVAL CONTOURS DERIVED FROM LAND SURVEY. DSL WD # 2020-0256 GODGIE EARTH AERIAL IMAGERY Approval Issued 9/17/2020 / l/ /� l� /I ! JUNE 2017 Approval Expires 9/17/2025 DATE: 08/24/2( — • SCALE: 1"=250 FEET WETLAND AND WATER DELINEATION MAP ^-'-- — -- MARCOLA MEADOWS MASTER PLAN 5 250 0 50 125 250 AKS ENGINEERING &FORESTRY, LLC ORNN 3700 RIVER RD N, STE 1 AVL GIRD: - - OPoGINAL PAGE SIZE: 11' % 1Y _ __. ..._ .__