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Home My WebLink AboutPacket, DRC PLANNER 6/2/2021 (2)AGENDA 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 �� =� _ May 20, 2021 A K ENGINEERING &FORESTRY Andy Limbird City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 RE: Marcola Meadows 3 -Parcel Partition; Pre -Submittal Checklist, Local File No. 811 -21 -000083 -PRE Dear Andy: Thank you for reviewing the Marcola Meadows 3 -parcel partition application. This letter and accompanying information respond to your request for additional information that we received in the letter dated May 7, 2021, attached. The list of additional information requested is shown in italics, with the Applicant's response directly below. Planning Notes: 1. This proposed partition would have the effect of creating four units of land, which is a subdivision. Therefore, Tract A needs to be removed from the equation or the application needs to be revised as a 4 -lot subdivision. Tract A can be dedicated later as part of Phase 3 when the Pierce Ditch is dedicated as a separate tract. Response: Please see the updated Preliminary Plans which have been updated to remove Tract A from the partition plat. According to conversations with City staff, it is understood the applicant will be able to dedicate the stormwater facility (Tract A) as part of the Phase 3 subdivision, without securing a master plan modification to amend the phasing line (e.g. between the Multi -Family Phase and Phase 3) because it is an approved improvement within the Marcola Meadows Final Master Plan. Additional comments not related to the completeness of the application: • The Phase 18 subdivision plat has been submitted and should be recorded before the tentative partition plat is resubmitted. The parcel configuration will need to be changed to account far the exclusion of Phase 18 from the parent parcel. • Applicant is proposing to dedicate but not develop a segment of Pierce Parkway right -of --way. Staff recommends dedicating the right -of --way separately at the time of development of the multi -unit site on Parcell. Dedication can be done by bargain and sale deed with a detailed legal description and/or survey plan. Response: Please see the Preliminary Plans which have been updated to exclude the Phase 1B area and the planned Pierce Parkway right-of-way from the partition plat. Public Work Notes 1. A wetland delineation is included, it appears no wetlands exist on site and the proposed partition boundaries are south of the Pierce Ditch. The preliminary partition plan does not show clearly that BEND, OR I KEIZER, OR I TUALATIN, OR I VANCOUVER, WA www.aks-eng.com the partition line is sufficiently clear of the Pierce Ditch as required by the master plan. Including the contours far the ditch on this plan is likely sufficient to show this. 1. Several existing street trees along 31" Street are not shown. Thisfrontage is alreadyfullyimproved and the proposed development in this area can be installed without disturbing most of the trees, I don't think they need to be shown. Response: As discussed at the pre -submittal meeting, Preliminary Plan sheet PO -03 includes an aerial photograph plan that sufficiently shows the partition line is clear of the Pierce Ditch. Further, Preliminary Plan sheets PO -01A -F provide tree inventorytables which notate the trees in question, described above. 3. No improvements are shown on thisplan, the public improvements must be readyforconstruction and banded prior to granting the partition. In this case that would be the Tract A facilities, the path in the pedestrian easement Pierce Parkway, and a sewer extension to Parcell. 4. No improvements are shown for Parcel 2 or Parcel 1, the stormwater facilities for the public improvements are included in #3 above. Response: As shown on the updated Preliminary Plans, the Tract A stormwater facility and Pierce Parkway right-of-way have been removed from the preliminary partition plat. As discussed with City staff, the remaining elements are deferred to the PIP/Site Plan review process for the multi -family phase of Marcola Meadows. Additional Public Works comments not related to the completeness of the application: • If the developer only wants to achieve the creation of the separate parcels at this time and postpone the construction of Pierce Parkway, that is required with the creation of the Tract A ROW dedication. Both of these items can be done with site plan review far Parcel 1. • Based on conversations with AKS staff, the stormwater treatment will be moved around so that a portion of 3111 Street is treated in lieu of Pierce Parkway, no new untreated discharge will be done directly into the Pierce Ditch. Response: The comments above are understood and do not require further action by the applicant. Transportation Notes 1. The public access easement far adjusted Tax Lot 1801 shows upon plan sheet PO -01 but does not appear on the record survey document. Crass access must be provided from the master planned combined access to this adjusted tax lot. Response: The public access easement for Tax Lot 1802 is a future easement to be created by the partition plat (Preliminary Plan sheet PO -02) and would not appear on the record of survey document because it is not yet existing. The easement will be provided as required by the Master Plan and shown on the Preliminary Plat (Preliminary Plan sheet PO -02). The intent of this letter and the attached material is to provide all the missing information addressed in your letter of May 7, 2021. In accordance with ORS 227.178(2), our application should be deemed complete and scheduled for a decision. Thank you for reviewing this information and please let us know if you have further questions. AVE Marcola Meadows- Partition Application May 2021 Completeness Response, Local File No. 811 -21 -000083 -PRE Page 2 of 3 Sincerely, AKS ENGINEERING & FORESTRY, LLC Chris Goodell, AICP, LEED AP, Associate 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 503-563-61511 chrisg@aks-eng.com Enclosures Pre -Submittal Checklist, Local File No. 811 -21 -000083 -PRE Updated Land Use Application binder containing: Updated Land Use Forms Updated Preliminary Plans AVE Marcola Meadows— Partition Application May 2021 Completeness Response, Local File No. 811 -21 -000083 -PRE Page 3 of 3 City of Springfield Partition of Adjusted Tax Lot 1803 Land Use Application Date: UPDATED May 2021 Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97020 AKS Job Number: 7736 AKI; ENGINEERING & FORESTRY 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503)563-6151 Table of Contents I. Executive Summary .................................................................................................................3 II. Site Description/Setting..........................................................................................................4 III. Applicable Review Criteria......................................................................................................4 CITY OF SPRINGFIELD DEVELOPMENT CODE....................................................................................4 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS......................................4 Section 5.12-100 Land Divisions—Partitions and Subdivisions............................................4 5.12-105 Purpose and Applicability..................................................................................4 5.12-110 Tentative Plan Review.......................................................................................5 5.12-115 Tentative Plan — General...................................................................................5 5.12-120 Tentative Plan Submittal Requirements............................................................6 5.12-125 Tentative Plan Criteria..................................................................................... 12 5.12-130 Tentative Plan Conditions................................................................................ 14 IV. Conclusion............................................................................................................................14 Exhibits Exhibit A (UPDATED MAY 2021): City Application Forms and Checklists Exhibit B (UPDATED May 2021): Preliminary Plans Exhibit C: Property Ownership Information Exhibit D: Lane County Assessor's Map Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map Exhibit F: Wetland Delineation Figures Figure 1: Subject Site Tables Table 1: Description of Surrounding Area Table 2: Description of Density ................. Table 3: Future Parcel Characteristics...... 3 .4 .6 12 AVC Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 1 Partition of Adjusted Tax Lot 1803 Land Use Application Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97020 Applicant's Consultant: AKS Engineering & Forestry, LLC 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Contact: Chris Goodell, AICP, LEEDAl Email: chrisg@aks-eng.com Phone: (503)563-6151 Site Location: Northwest of the intersection of Marcola Road and 28th Street Lane County 17023000; Adjusted Tax Lot 1803 (Adjusted Tract 1 of Assessor's Map: Case File No. 811-20-000200-TYPl) Site Size: ±72 Land Use Districts: Medium Density Residential (MDR) and Community Commercial (CC) AVC Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 2 I. Executive Summary Marcola Meadows Neighborhood, LLC (Applicant) is submitting this application for a Partition to the City of Springfield (City) to facilitate division of a portion of the Marcola Meadows Master Plan property. Most recently, an approved and recorded property line adjustment (PLA) (Case File No. 811-20-000200-TYPl) reconfigured Parcels 2 and 3 of Partition Plat No. 2020-P2972. The property line adjustment resulted in Adjusted Tract 1, the ±72 -acre subject area of this application shown below. Consistent with the approved final Master Plan, the purpose of this partition is to divide the area intended for future single-family detached homes from the area intended for multi -family homes and the area slated for commercial use. The partition also facilitates the planned extension of a portion of Pierce Parkway through the southern portion of the site by dedication of right-of-way and the creation of a separate tract for associated stormwater management. This application includes 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. Figure 1: Subject Site AVO Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 3 11. Site Description/Setting The subject site, Adjusted Tract 1, includes a total area of±72 acres, and its configuration is based upon a recently approved and recorded property line adjustment (C.S.F. #45334, recorded March 8, 2021). The application includes a copy of the recorded final survey. 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 28th Street on the east side. The property is currently classified with Medium Density Residential (MDR) and Community Commercial (CC) zoning designations. Table 1: Description of Surrounding Area Area Jurisdiction Zoning Land Uses North City of Springfield Public Land & Open Space (POS) Public/Institutional (i.e. educational facility) Medium Density Residential (MDR) Residential South City of Springfield Light Medium Industrial (LMI) Industrial East City of Springfield Light Medium Industrial (LMI) Industrial West City of Springfield Low Density Residential (UDR) Residential Community Commercial (CC) Public/Institutional (i.e. medical facilities, future church, etc.) 111. Applicable Review Criteria CTLY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Sec6on5.12-100 Land Divisions— Partitions and Subdivisions 5.12-105 Purpose and Applicabifity A. Purpose. The purpose ofthe Partition and Subdivision process ism: Facilitate and enhance the value of development, Maintain the integrity of the City's watercourses by promoting bank stability, assisting in flood protection and flow control, protecting riparian functions, minimizing a and preserving water quality and significant fish and wildfife areas; Minimize adverse effects on surrounding property owners and the general public through specific approval conditions; Ensure the provision ofpubfic Facilities and services; s; Provide for c B connectivity between different uses; Utilize alternativetransportation 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, fi.0 compliance with the Subdivision regulations specified in this Code may be required. C. The Subdivision process regulates land divisions that create 4 or more lots within a calendar year. AVC Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 4 Response: This project involves a land division by means of a partition application to create three parcels within a calendar year. Therefore, the criteria of this section apply. D. Applicability. 1. The Partition process applies within the city limits 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.iu. 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 athree-parcel partition within the City limits. The parcels 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 reviewed under Type II Procedure. 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: To allow redMsion; and To allow for the extension of streets to serve figure lots/parcels. Response: This application involves a three -parcel partition within the City limits. As illustrated on the Preliminary Plans, the partition allows for the redivision of large properties and provides appropriate frontage on public roads. The criteria are satisfied. Placement of structures on the larger lots/parcels shall be subject to approval by the Director upon a determination that the potential mazimum density of the larger lot/parcel is not impaired. In order to make this determination, the Director may require a Future Development Plan as specified in Section 5.12-120E. Response: This application is associated with the Marcola Meadows Final Master Plan (Local File No. 811-20-000225-TYP3). Placement of structures on the large properties created through this partition application is subject to future site plan review. The subject site does not contain existing structures. Per the submittal requirements, see the table below explaining the density of the subject property. AVO Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 5 Table 2: Description of Density Adjusted Tax Lot 1800 Size of Property (acres) ±72 acres Maximum Allowable Density To be determined. Various factors precede calculating density for the property, including the phased single family subdivision and multi -family site plan review planned for portions of the master plan site. Future Density To be determined. This application does not involve physical site improvements or residential density calculations. B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access m residential development from collector and arterial streets or m 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 utifides to serve all approved panhandle lots/parcels shall occur prior to recording the Plat. Response: This application does not create parcels with double frontage or panhandles. The criteria are met. D. Block length for local streets is as specified in Section 4.2-115. Response: This application involves the dedication of right-of-way for a portion of Pierce Parkway, a future local public street. The SDC Section 4.2-115 referenced above does not exist. That said, pursuant to Section 4.2-105.D.4.b.i., the block length of Pierce Parkway (between 28r` Street and the crossing of the Pierce Ditch) does not exceed 800 feet. The Conceptual Master Plan (Exhibit B) illustrates these features for future planning purposes. As applicable, the criterion is met. 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: Iv the case of Partition applications with the sole immait 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: The sole intention of this partition application is not to facilitate the donation of land to a public agency. The exception described above is not relevant to this application. A. General Requirements. The Tentative Plan, including any required Future Development Plan, shall be prepared by an Oregon Licensed Land Surveyor o standard sheers of I8" x 2422. The services of and Oregon registered Engineer may also be required by the City in order to resolve utility issues (especially stormw ter management, street design and transportation issues), and site constraint and/or water quality AVC Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 6 2. The scale of the Tentative Plan shall be appropriate to the area evolved and the amount of detail and data, normally 1" = 501, 1 100', or I" = 200'. 3. A north arrow and the date the Tentative Plan was prepared. 4. The name and address of the owner, appficany 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 budding site, where applicable, and the top and toe of cut and fill slopes to scale. 9. The location, outfine 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 ofexistmg and proposed utilities and necessary easements and dedications on and adjacent to the site, including but not limited to sanitary sewer mains, smrmwater management systems, water .pains, 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 existi g or proposed reserve strips. 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 ofthe Entire DevelopmentArea. 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 of8owand top ofbank of all watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development Services Department, AVC Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 7 2. The 100 -year Floodplain and Floodway 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 to significant clusters of trees and shrubs, watercourses shown on the (WLQW) Map and their riparian areas, wedands, and rock outcroppings; 5. Soil types and water table information as .napped and specified in the Soils Survey ofLane Count and 6. Natural 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 stormwater management system, an Oregon Licensed Landscape Architect may also be required. The plan shall include the following components: 1. Roof drainage patterns and discharge locations; 2. Pervious and impervious area drainage patterns; 3. The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained; 4. Existing and proposed site elevations, grades and contours; and 5. A stormwater management system plan with supporting calculations and documentation as required in Section 4.3-110 shall be submitted supporting the proposed system. The plan, calculations and documentation shall be consistent avith the Engineering Designs Standards and Procedures 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. However, the site is currently devoid of structures and this partition application does not involve physical changes to the site. Therefore, a specific "stormwater management system plan' with supporting calculations is not relevant. That said, it is understood that implementation of the master plan includes specific site plan review and subdivision approval. Those applications that include physical alterations to the land are anticipated to include detailed stormwater system plans, replete with supporting calculations, as is required. AVC Marcola Meadows—City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 8 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 widen or adjacent to d.e proposed land division; Response: The Preliminary Plans detail the existing conditions of streets and other rights-of-way adjacent to the subject site. The criterion is met. 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 TransPlan, any approved Conceptual Development Plan and the latest version of the Conceptual Local Street Map; Response: This application involves the dedication of land for a planned portion of Pierce Parkway, a future local street right-of-way. As shown on the Conceptual Master Plan (Conceptual Future Development Plan), the location of Pierce Parkway as shown is consistent with the approved Final Master Plan. 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 conditions of sidewalks, pedestrian trails, and accessways. This application does not involve the design or construction of new pedestrian facilities. As stated previously in this written document, the purpose of this project is to divide larger pieces of land in order to facilitate Master Plan implementation and physical improvements are not planned to be completed at this time. As applicable, the criterion is met. The location of existing and proposed traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities, where applicable; Response: The Preliminary Plans illustrate the location of existing traffic control devices, fire hydrants, power poles, transformers, mailboxes, etc. This application does not involve the implementation of new public facilities and/or site improvements. As applicable, the criterion is met. 5. The location and dimensions of existing and proposed driveways, where applicable; 6. The location of existing and proposed street lighting: including the type, height and area of illumination; 7. The location of existing and proposed transit Facilities; Response: The Preliminary Plans detail the locations of existing driveways, access locations, streetlights, and transit facilities. This application does not involve the design or construction of new driveways, access locations, streetlights, or transit facilities. As applicable, the criteria are met. AVO Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 9 8. 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. 9. A Traffic Impact Study prepared by a Traffic Engineer, where necessary, as speufied in Section 4.2-105A.4. Response: A Traffic Impact Study (TIS) is not required for this application because it does not involve the improvement of land, construction of structures, and/or change of use that creates new or additional vehicle impacts to the City's transportation system. 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 management, water and electricity; 4. Addresses physical features, including, but notlimimd to, significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their associated riparian areas, wedands, rock outcroppings and historic features; and 5. Discusses the timing and financial provisions relating to phasing Response: The Preliminary Plans include the approved Final Master Plan (Future Development Plan) that illustrates (approved) future site improvements on the subject site. The plan includes the above listed information, as applicable. F. Additional information and/or applications required at the time of Tentative Plan application submittal shall include the following items, where applicable: 1. A brief narrative explaining the purpose of the proposed land division and the existing use of the property; Response: This written document includes an explanation of the purpose of the land use application and the existing use of the property. 2. If the applicant is not the property owner, written permission from the property owner is required; Response: This City's application form, signed by the property owner, is included in Exhibit A. 3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian connections, fire hydrants and other transportation/fire AVC Marcola Meadows—City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 10 issuesaccess widen 200 feet of the proposed land division and all exist:ngPartitions 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. 4. How the Tentative Plan addresses the standards of any applicable overlay distticq Response: The subject property is designated Drinking Water Protection Overlay District. This project does not involve physical improvements, site alterations, or change of use. Therefore, the standards of the overlay district are not particularly relevant to this application, but are shown on the Existing Conditions Plans (Exhibit B). 5. How the Tentative Plan addresses Discretionary Use criteria, where applicable; Response: This application does not involve discretionary uses: any use not permitted outright in the particular zoning district because of its potentially incompatible characteristics and requiring additional governing body review. The criterion is not relevant. 6. A Tree Felling Permit as specified in Section 5.19-100; Response: This application does not involve tree felling. 7. 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 Soils Surety ofLane Ccumv,, Response: This application does not involve land which contains slopes of 15%or greater. 8. 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 within the Springfield City limits. 9. A wedand delineation approved by the Department of State Lands shall be submitted concurrently where there is a wetland on the property; Response: The Preliminary Plans (Exhibit B) illustrate the location ofwetlands. Concurrence from DSL is within Exhibit F. 10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted concurrently; Response: The above criterion is not applicable to this application. To the extent federal or state permits are relevant to other applications involving the subject property, they will be obtained. 11. AR public improvements proposed to be installed and to include the approximate time ofinsta0ation and .method offinancing; AVC Marcola Meadows—City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 11 Response: As described in this written narrative, this application does not involve the installation of public improvements. 12. Proposed deed restrictions and a draft ofa Homeowner's Associadon Agreement' where appropriate; Response: This application does not include deed restrictions or a draft homeowner's association agreement. 13. Cluster Subdivisions shall also address the design standards specified in Section 3.2-230; 14. Where the Subdivision of a manufactured dwelfi.w 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 avith 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 pertammg to lot/parcel size and dimensions. Response: As discussed in this written narrative, the subject site is associated with the Marcola Meadows Final Master Plan (Local File No. 811-20-000225-TYP3). The property is currently designated Medium Density Residential (MDR) and Community Commercial (CC) zoning districts. Approval of this Tentative Plan and recordation of a Final Partition Plat is planned to result in three parcels, one tract, and right-of-way dedication: Table 3: Future Parcel Characteristics Adjusted Tax Lot 1800 Planned Area City of Springfield Zoning Designation Anticipated Land Use Parcel 1 ±0.89 acres CC Commercial Parcell ±11.24 acres MDR Multi -Family Parcel ±59.70 acres MDR Single -Family Tract ±0.13 MDR Storm Water Management As noted in the table below, the three parcels created by this partition (above) comply with the minimum lot size and dimensions of the designated base zone development standards and generally follow existing zoning designation boundaries. These standards AVO Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 12 are not particularly relevant as the purpose of this application is to prepare the site for overall master plan improvements. The approval criterion is met. B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. Response: The subject site is consistent with and designated Commercial and Medium Density Residential designations on the Metro Plan diagram. The planned partition complies with the requirements of the Marcola Meadows Master Plan, as illustrated on the Conceptual Master Plan. The subject site is not associated with a refinement plan. C. Capacity requirements of public and private Facifities, including but not limited to, water and electricity; sanitary sewer and stormwater management Facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development' unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. Response: This application involves dividing a single unit of land into three units of land byway of a partition. It does not include site alterations, physical improvements, or changes to the use of the property such that the facilities listed above are impacted. This criterion is met. D. The proposed land division shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Response: This application does not involve or require public or private improvements. Therefore, this criterion does not apply. E. Physical features, including, but notlimited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of Flooding; significant clusters oftrees and shrubs; watercourses shown on the WQLWMap and their associated riparian are other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-2402 shall be protected as specified in this Code or in State or Federal law. Response: This application does not involve alterations to the site. Therefore, this criterion is not applicable. However, the wetland delineation is included within Exhibit F for reference. AVO Marcola Meadows— City of Springfield UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 13 F. Parking a.eas and ingress-cgress points have been designed to: Facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for Stare highways. Response: As shown on the Conceptual Master Plan (Exhibit B) the Preliminary Partition Plat complies with the ingress -egress points of the approved Marcola Meadows Final Master Plan, where transportation improvements were previously designed and approved to facilitate the standards listed above. Therefore, this criterion is met. G. Development ofany remainder ofthe property under the same ownership can be accomplished as specified in this Code. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. Response: The above approval standards are understood. This application does not create landlocked parcels. Adjacent land can be developed as specified in the SDC. Where the Partition ofpmperty thatis outside ofthe city limits but within the City's urbanizable area and no concurrent annexation application is submitted, the standards specified below shall also apply: Response: The subject property is within the Springfield City limits. The criterion is not applicable, and the additional standards have been omitted for brevity. Where the Subdivision ofa manufactured dwelling park or mobile 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 partition plat approval. The list of potential approval conditions has been omitted for brevity. 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. 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 UPDATED May 2021 Partition of Adjusted Tax Lot 1803 Land Use Application Page 14 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 lPhone: Please contact consultant 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 : 1803 Property Address: No situs northwest of Marcola Road and 28th Street Size of Property: ±72 acres Acres ® Square Feet ❑ Proposed Name of Subdivision: N/A Description of if you are filling in this form by hand, please attach your proposal description to this application. Proposal: Tentative partition plan for large parcel division/master plan implementation. Please see written narrative materials. Existing Use: V n f 1 # Of Lots Parcels: 3 / Total acreage of perceh/ albwable dens' + proposed # N/A 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 nexta e. 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