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HomeMy WebLinkAboutApplication APPLICANT 7/30/2021, ity of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Site Plan Review SPRINGFIELD W Application Type (Applicant; check one) Site Plan Review Pre -Submittal: ❑ Major Site Plan Modification Pre -Submittal: Site Plan Review Submittal: ❑ Maor Site Plan Modification Submittal: Required Project Information (Applicant. complete this section) Applicant Name: Mike O'Connell Phone: (541) 953-7332 Company: Deadmond Ferry Project LLC Email: Address: 84936 Peaceful Valley Rd, Eugene, OR 97405 Applicant's Re .: Richard M. Satre, AICP, ASLA, CSI Phone: (541) 686-4540 company: The Satre Group Email: Address: 375 W 4th Avenue, Suite 201, Eugene, OR 97401 Property Owner: Deadmond Ferry Project LLC Phone: (541) 953-7332 Company: Deadmond Ferry Project LLC Email: Address: 84936 Peaceful Valley Rd, Eugene, OR 97405 ASSESSOR'S MAP NO: 17-03-15-40 TAX LOT NOS :1800 Property Address: 287 Deadmond Ferry Road Proposed Na, of Size of Property: 0.85 Acres g] Square Feet El Proposed Name of Project: McKenzie Bend Apartments Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal- Develop the property for multi -family apartments Existing Use: Single-family dwelling New Impervious Surface Coverage (Including Bldg. Gross Floor Area): sf Si natures: Please si nand rint our name and date in the appropriate box on the next pacie. Required Project Information (City Intake Staff., complete this section) Associated Applications: Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: Reviewed by; Application Fee: Technical Fee: $ Posta a Fee: $ TOTAL FEES: $ 1 PROJECT NUMBER: Revised 1/7/14 KL 1 of 11 Owner Signatures This application form is used for both the required pre -submittal meeting and subsequent complete application submittal. Owner signatures are required at both stages in the application process. An application without the Owner's original signature will not be accepted. The undersigned acknowledges that the information in this application is correct and accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the owner, the owner hereby grants permission for the applicant to act in his/her behalf. I/we do hereby acknowledge that I/we are legally responsible for all statutory timelines, information, requests and requirements conveyed to my representative. /� e S y Si e v" © " a P��Date 7 hin� I P I represent this application to be complete for submittal to the City. Consistent with the Performed on this application at the Pre -Submittal Meeting, I affirm the information itlentcompleteness check necessary for processing the application is provided herein or the information will not be Identified by the Clty as If not otherwise Contained within the submittal, and the City may begin processing the application with the information as submitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a complete application. Si na Date: g tare Revised 1/7/14 KL 2 o 11 Site Plan Review Application Process 1. Applicant Submits a Site Plan Review Application for Pre -Submittal • The application must conform to the Site Plan Review Submittal Requirements Checklist on pages 4-7 of this application packet. • A pre -submittal meeting to discuss completeness is mandatory, and pre -submittal meetings are conducted every Tuesday and Friday, from 10:00 am - noon. • Planning Division staff strives to conduct pre -submittal meetings within five to seven working days of receiving an application. 2. Applicant and the City Conduct the Pre -Submittal Meeting • The applicant, owner, and design team are strongly encouraged to attend the pre - submittal meeting. • The meeting is held with representatives from Public Works Engineering and Transportation, Community Services (Building), Fire Marshall's office, and the Planning Division and is scheduled for 30 to 60 minutes. • The Planner provides the applicant with a Pre -Submittal Checklist specifying the items required to make the application complete if it is not already complete, and the applicant has 180 days submit a complete application to the City. 3. Applicant Submits a Complete Application, City Staff Review the Application and Issue a Decision • A complete application must conform to the Site Plan Review Submittal Requirements Checklist on pages 4-7 of this application packet. • A Type II decision, made after public notice, but without a public hearing, unless appealed, is issued within 120 days of submittal of a complete application. • Mailed notice is provided to property owners and occupants within 300 feet of the property being reviewed and to any applicable neighborhood association. In addition, the applicant must post one sign, provided by the City, on the subject property. • There is a 14 -day public comment period, starting on the date notice is mailed. • Applications are distributed to the Development Review Committee, and their comments are incorporated into a decision that addresses all applicable approval criteria and/or development standards, as well as any written comments from those given notice. • Applications may be approved, approved with conditions, or denied. • At the applicant's request, the Planner can provide a copy of the draft land use decision prior to issuing the final land use decision. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City but may be appealed within 15 calendar days to the Planning Commission or Hearings Official. Revised 1/7/14 KL 3 of 11 Site Plan Review Submittal Requirements Checklist NOTE: • ALL of the following items MUST be submitted for BOTH Pre -Submittal and Submittal. • If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development & Public Works Department. Any applicable application, technology, and postage fees are collected at the pre -submittal and submittal stages. 0 Site Plan Review Application Form Narrative explaining the purpose of the proposed development, the existing use of the property, and any additional information that may have a bearing in determining the action to be taken. The narrative should also include the proposed number of employees and future expansion plans, if known. Density - if applicable, list the size of property (acres), maximum allowable density and the density proposed. [� Copy of the Deed F,� Copy of the Site Plan Reduced to 8+/2"x 11", which will be mailed as part of the required neighboring property notification packet. State or Federal Permits Required - The applicant must demonstrate that an application has been submitted for any required federal or state permit and provide a copy of the application upon request. Completed Attached Scoping Sheet Four (4) Copies of the Following Plan Sets for Pre -Submittal OR Four (4) Copies of the Following Plan Sets for Submittal: Q All of the following plans must include the scale appropriate to the area involved and sufficient to show detail of the plan and related data, north arrow, and date of preparation. All plan sets must be folded to 81/2' by 11" and bound by rubber bands. Please Note: • These plans must provide enough information to enable the City to determine that the proposed development is feasible, but are not necessarily required to be detailed construction level documents. • The City's Engineering Design Standards Manual, while not land use criteria, may be used in whole or n part, by the City Engineer to determine the feasibility of a proposed plan. • Nothing herein should be interpreted as implying any requirement in contradiction of Oregon Statute or Oregon Administrative Regulation. Revised 1/7/14 KL 4 of 11 a. Site Assessment of Existing Conditions ❑✓ Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor ✓❑ Vicinity Map ✓❑ The name, location and dimensions of all existing site features including buildings, curb cuts, trees and impervious surface areas, clearly indicating what is remaining and what is being removed. For existing structures to remain, also indicate present use, size, setbacks from property lines, and distance between buildings. N/A ❑ The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development & Public Works Department ❑✓ The 100 -year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision Q The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development & Public Works Department © Physical features including, but not limited to trees 5" in diameter or greater when measured 4 1/2 feet above the ground (stands of more than five (5) trees may be shown as a cluster with mix of trees species noted), riparian areas, wetlands and rock outcroppings b. Site Plan ❑✓ Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor ❑✓ Proposed buildings: location, dimensions, size (gross floor area applicable to the parking requirement for the proposed use(s)), setbacks from property lines, and distance between buildings; measured setbacks shall be prepared by an Oregon licensed Surveyor when minimum setbacks are shown. ❑✓ Location and height of existing or proposed fences, walls, outdoor equipment, storage, trash receptacles, and signs ❑✓ Location, dimensions, and number of typical, compact and ADA parking spaces; including aisles, wheel bumpers, directional signs, and striping. ADA routes from public rights-of-way whall be designated including at grade connections ❑✓ Dimensions of the development area, as well as area and percentage of the site proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and other impervious surfaces ✓❑ Observance of solar access requirements as specified in the applicable zoning district ✓❑ On-site loading areas and vehicular and pedestrian circulation ✓❑ Access to streets, alleys, and properties to be served, including the location and dimensions of existing and proposed curb cuts and curb cuts proposed to be closed ❑✓ Location, type, and number of bicycle parking spaces ❑✓ Note location of existing and planned Lane Transit District facilities (within 1/2 mile) Revised 1/7/14 KL 5 of 11 ❑✓ Area and dimensions of all property to be conveyed, dedicated, or reserved for common open spaces, recreational areas, and other similar public and semi-public uses N/A❑ Phased Development Plan — where applicable, the Site Plan application must include a phasing plan indicating any proposed phases for development, including the boundaries and sequencing of each phase. Phasing must progress in a defined sequence addressing street connectivity between the various phases and accommodating the logical extension of other required public improvements, including but to limited to, sanitary sewer, stormwater management, water and electricity. The applicant must clearly indicate which phases are proposed for approval under the current Site Plan application and which are deferred to future review procedures. c. Existing Improvement and Public Utilities Plan ❑✓ Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor Q Location and width of all existing easements Q Location, widths (of paving and right-of-way), and names of all existing streets, alleys, dedications or other right-of-ways within or adjacent to the proposed development, including jurisdictional status other than City. Indicate connection points for roof drainage. 0 Location and type of existing street lighting 0 Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units, waterline backflow preventers and similar public facilities 0 Location, width, and construction material of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and trails ❑✓ Location and size of existing utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable N. Indicate the proposed connection points. Detail must be proportionate to the complexity of the proposed project. 0 Show existing and proposed spot elevations or contours, and direction of drainage patterns. d. Proposed Grading, Paving, & Utilities Plan 0 Prepared by an Oregon licensed Civil Engineer, except where noted below 0 The approximate size and location of storm water management systems components ✓❑ Location, widths (of paving and right-of-way), and names of proposed streets, alleys, dedications or other rights -of -ways within or adjacent to the proposed development ✓❑ Location and width of all proposed easements ✓❑ Location and type of proposed street lighting N/A ❑ Information on existing slopes over 5% shall be prepared by an Oregon licensed surveyor and be drawn with one foot contour interval lines; land with a slope over 10 percent shall be shown with 5 foot contour interval lines Revised 1/7/14 KL 6 of 11 e. Landscape Plan ❑✓ Prepared by an Architect, Landscape Architect, or other Landscape Professional approved by the Director ❑✓ Location and dimensions of landscaping and open space areas to include calculation of landscape coverage ✓❑ Where applicable, screening in accordance with SDC 4.4-110 N/A ❑ Location of existing and proposed street trees f. Architectural Plans ✓❑ Where abutting residentially zoned properties, exterior elevations of all proposed structures over 140 square feet for the development site, including height, shall be shown g. On -Site Lighting Plan Location, orientation, and maximum height of exterior light fixtures, both free standing and attached ❑✓ Type and extent of shielding, including cut-off angles, and type of illumination, wattage, and luminous area Additional Materials That May be Deferred at the discretion of the applicant until Final Site Plan or Building Permit Submittal: ❑✓ List in chart form the proposed types of landscape materials (trees, shrubs, ground cover). Include in the chart genus, species, common name, quantity, size and spacing © Where plants are proposed as part of the stormwater management system, a planting plan shall be provided. ❑✓ Irrigation Plan showing of irrigation lines, required backflow preventers and above ground utilities. ❑✓ Photometric test report for each light source. ❑✓ An applicant may submit conceptual floor plans in order to have staff address Resolution of potential nuisance conflicts Additional Materials That May be Required by the Director: IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE -DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: 91 Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. N/A ❑ A developer may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic impacts from proposed development and needed mitigation measures. Revised 1/7/14 KL 7 of 11 © Where a multi -family development is proposed, any additional materials to demonstrate compliance with SDC 3.2-240 N/A ❑ Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW N/A ❑ A Geotechnical Report prepared by an engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table, or if required by the City Engineer ® Where the development area is within an overlay district, address the additional standards of the overlay district on plans and narratives LOMA provided; Exempt from Drinking Water Protection N/A ❑ Where physical aspects of a proposed development, including but not limited to scale, odor noise, glare or vibration, will impact less intensive surrounding uses, the Director may request submittal of conceptual floor plans or other information necessary to determine compliance with applicable standards. ® If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 Approved Tree Felling Permit (Case Number: 811-21-000099-TYP2 N/A ❑ A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property ® The applicant must demonstrate that an application has been submitted for any required federal or state permit and provide a copy of the application upon request © Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development Acknowledged and Agreed. ® Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 N/A ❑ An Annexation shall be submitted prior to submission of application, as specified In SDC 5.7-100, where a development is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer Revised 1p/14 KL 8 of 11 July 30, 2021 DEADMOND FERRY PROJECT LLC 287 DEADMOND FERRY ROAD Site Plan Review Major Modification Map 17-03-15-40, Lot 1800 WRITTEN STATEMENT In accordance with Site Plan Review Major Modification submittal requirements in SDC 5.17-145, this written statement describes the proposed development and demonstrates that the proposal complies with the criteria contained in SDC 5.17-125. The proposal is submitted concurrently with a Tentative Partition and Minor Variance applications. We request that these applications be processed concurrently. LAND USE REQUEST This land use request is for approval of a 16 -unit residential development consisting of one existing single-family dwelling and 15 new multi -family dwellings. There subject property is currently one tax lot. The lot will be partitioned into two lots with the existing single-family dwelling on one lot and the new multi -family dwellings on the other lot. The proposed 15 multi -family units will consist of townhome style apartments that are either one -bedroom two story units or two-bedroom three story units. Each of the units include an oversized one -car garage. The development will meet all the multi -unit design standards as required by the City of Springfield Development Code including building orientation, building form, storage, open space, landscaping, pedestrian circulation and parking. The subject site is zoned Medium Density Residential. Additional details regarding this proposal are provided further in this written statement, on the plans, and within the attached materials. A. Project Directory Owner l Developer Mike O'Connell, Sr. O'Connell & Associates, LLC 84936 Peaceful Valley Road Eugene, OR 97405 Phone: 541-953-7332 Email: mikeoconnelisr(@owestofrice.net Planner/ Landscape Architect Richard M. Satre, AICP, ASLA, CSI The Satre Group 375 West41h Avenue, Suite 201 Eugene, OR 97401 Phone: (541) 686-4540 Email: rick@satregroup.com Surveyor Daniel A. Nelson, PLS Branch Engineering, Inc. 310 Sh Street Springfield, OR 97477 Phone: DanN(6-0637 Email: DanN(o)bnanchenpineerinc.cpm �u PLANNERS + LANOSCAPEARCNITECTS * ENVIRONMENTAL SPECIALISTS 375 West 4th, Suite 201, Eugene, OR 97401IUD Phone: 541.686.4540 wwwsatregroup.com Deadmand Ferry Project LLC 287 Deadmand Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Civil Engineer Nathan Patterson, PE Branch Engineering, Inc. 310 5'h Street Springfield, OR 97477 Phone: 541-746-0637 Email: NathanPdbranchengineering.com Buildino Designer Monty Luke Luke Designs, Inc. 84577 Zion Way Fall Creek, OR 97438 Phone: 541-746-7757 Email: lu kedesions7(o)gmai I.com Page 2 of 23 II. THE SITE AND EXISTING CONDITIONS A. Development Site The site is located south of Deadmond Ferry Road in the Gateway area of Springfield. It is comprised of one tax lot (Map 17-03-15-40, Lot 1800) and is approximately 0.85 acres in size. The site abuts single family homes to the west and east and office facilities to the north. To the south is property owned by PeaceHealth, where the Heartfelt Guest House exists. B. Planning Context 1. Planning and Zoning. a. Jurisdiction: City of Springfield b. Metro Plan: Medium Density Residential c. Refinement Plan: Medium Density Residential d. Base Zoning: Medium Density Residential e. Overlay Zoning: Drinking Water Protection Floodplain Development f. Map: 17-03-15-40 g. Tax Lot: 1800 h. Acreage: 0.85 acres EE MAP 7032200 ,`._____________ `,� Tax Lot Map Excerpt RLID 2020 2. Transportation. a. Metro Area TransPlan. The metro area's adopted transportation plan, The Eugene — Springfield Transportation System Plan (TransPlan), adopted in 2001 and amended in 2002, does not include projects abutting the subject property but does include a few nearby. These are new Collector Street projects in the vicinity of the nearby PeaceHealth Riverbend medical campus (Projects 715, 721 and 756) and an Urban Standards project improving an existing nearby street (Project 724). These improvements are included in the City of Springfield 2035 Transportation System Plan. The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 6864549. w .saaearouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification City of Springfield 2035 Transportation System Plan. The City of Springfield's transportation plan adopted in 2014 and updated in 2020, does not include any projects abutting the subject property. As with TransPlan, the Springfield TSP includes projects on nearby streets (new Minor Collector projects R-5 and R-6 at the nearby PeaceHealth River -Bend campus). These improvements will be implemented as development occurs. Page 3 of 23 Pm7ed E Modified ' Projed Extent Modified q r Excerpt Transportation System Plan City of Spnngfield 2020 c. Street Classification. Springfield's Street Classification Map identifies Deadmond Ferry Rd as a collector street. The street classification carries with it a standard right-of-way (ROW). The standards for Deadmond Ferry Road are as follows: Street Classification ExistingROW Minimum ROW Min. Curb -to -Curb Deadmond Fer Rd . Malor Collector 70 feet 60feet . 36 feet d. Public Transit. The metro area's public transit system, Lane Transit District (LTD), provides service near the development via the EMX Springfield route and stations (International Center Station is half a mile north of the project and Pavilion Station is a quarter mile to the south). No other bus route intersects the area. e. Bicycle and Pedestrian Facilities. There are bikes lanes, sidewalks, and a center turn lane on Deadmond Ferry Rd. Utilities. a. Stormwater and Wastewater. The subject site is located in the North Gateway Stormwater Drainage Basin. The Springfield Stormwater Facilities Master Plan identifies one capital improvement project, "Low Priority CIP 43," to address current issues around water quality from the nearby campus industrial area. (The stormwater system north of the area flooded in 1996. The piped system in Deadmond Ferry to the west was fine. The piped system in Deadmond Ferry to the east flooded but stayed in the pipe.) The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 •wwwsalneeiroupoom Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Stonnwater Facilites Master Plan City of Springfield 2008 5-1) Stormwater service exists with a 12 -inch concrete line that exists in Deadmond Ferry Road. Wastewater service is also available to the site via Deadmond Ferry Road by a 10 - inch PVC pipe. Existing Sanitary and Stonn Facilities City of Springfield 2015 Page 4 of 23 City of Springfield 2008 b. Water and Electric Service. The site receives water service via with a 12 -inch line in Deadmond Ferry Road which has an 8 -inch PVC stub to the subject property. There is sufficient capacity within the electric system to support the proposal. >OICIVr Existing Water Infrestructure Springfield Utility Road 2017 Existing Electric Infrastructure Springfield Utility Board 2017 The Satre Group • 375 West 41^ Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • O satredrouo.cam Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Wellhead Protection. The Springfield Wellhead Protection Areas Map shows the subject site as within the 2 -5 -year Time of Travel Zone along the north boundary and within the 5 -10 -year Time of Travel Zone for the remainder of the property. Development of the property is therefore subject to the Drinking Water Protection Overlay District and certain land use criteria will apply. Natural Resources. a. The Springfield Water Quality Limited Watercourses Study does not identify a wetland or Water Quality Limited Watercourse on or near the property. b. The northern portion of the tax lot shown as being in the Special Flood Hazard Area —Floodplain Zone A. A Letter of Map Amendment (LOMA) has been received. A copy is included in this application. Page 5 of 23 ORIS WAY _ I t' �. Wellhead Protection Areas Map Excerpt City of Springfield 2019 Deadmond Fern .Rd rd St Joseph PI Floodplain Floodway Map Excerpt C'Ty of Springfield 2019 Parks and Open Space. a. Willamalane Park and Recreation District. One of the Lyle Hatfield Linear Paths runs along the entire eastern boundary of the Tax Lot. The path has been extended to Deadmond Ferry Road and Saint Joseph Place. With the construction of the PeaceHealth Heartfelt Guest House, the linear path was reconfigured; see aerial below. On -street bike paths have been added to Deadmond Ferry Road. TQi iebird III. SITE PLAN REVIEW - APPROVAL CRITERIA AND FINDINGS The Satre Group • 375 West 4'n Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w eatreemuo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 6 of 23 This section is presented in the same order of applicable requirements found in Section 5.17-125, Site Plan Review Criteria of the Springfield Development Code. Applicable sections of the code are in bold italics, followed by proposed findings in normal text. A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District me , and Conce tual Develo ment Plan. Response: The boundaries property is within the boundaries of the Gateway Refinement Plan. A Metro Plan Amendment and Zone Change was completed for the property in 2020 (Ordinance No. 6418) to change the property's designation and v,� ' ,• y zoning from Low Density _1 Residential to Medium Density • i --- Residential. The zoning is therefore consistent with the Metro Plan and the Refinement Plan which now designates the property as Medium Density Residential %,. Zoning Map Excerpt May 2020 B. Capacity requirements of public and private facilities, 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: Public and private facilities are provided as follows: Storm: An on-site stormwater detention, treatment and infiltration facility will be provided concurrent with the development. Sanitary: Wastewater service is available to the site via Deadmond Ferry Road by a 10 - inch PVC pipe. Water: The site receives water service via with a 12 -inch line in Deadmond Ferry Road. Electric: Electric infrastructure is adjacent to the site along Deadmond Ferry Road. Streets: Deadmond Ferry Road is a minor arterial; it has an existing right-of-way width of 70 feet and a curb -to -curb width of 36 feet. C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Applicable public and private design and construction standards can be found in SDC Chapter 3 -Land Use Districts and in SOC Chapter 4 -Development Standards. The The Satre Group • 375 West d^ Avenue, Suite 201, Eugene, OR 97401 • (541) 686AW • www.satreamuo.Wm Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 7 of 23 components of these two chapters which are applicable to the proposed development, and proposed compliance with said components, is as follows. SDC CHAPTER 3 -LAND USE DISTRICTS 3.2-215 Base Zone Development Standards Standard Lots/Parcels Minimum Lot Area: 4,500 sq. ft. (15) Minimum Street Frontage: 45 ft (15) Panhandle Lots/Parcels Minimum Area in Pan Portion: 4,500 sq. ft. (16) Minimum Street Frontage: 20 ft Maximum Lot/Parcel Coverage: 4551 (17) Front Yard Setback., 10 feet Street Side Yana: 10 feet Rear Yard Setback: 10 feet Interior Yard Setback., 5 feet Garage/Carport Front Yard Setback., 18 feet Maximum Building Height., 35 feet (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. (16) Panhandle driveways are permitted where dedication of public right-of-way is impractical. Panhandle driveways shall not be permitted in lieu of a public street. In order to comply with the density requirements in the applicable residential zoning district, a private easement, as specified in Section 3.2-2208, may be permitted in lieu of the handle because the minimum lot/parcel size is determined based only on the pan square footage calculation. (17) In the MDR and HDR Districts, lot coverage standards maybe increased to comply with the density requirements in the applicable residential zoning district. 3.2-220 Additional Panhandle Lot/Parcel Development Standards A. Special provisions for lots/parcels with panhandle driveways: 5. The paving standards for panhandle driveways are: a. Twelve feet wide fora single panhandle driveway from the front property line to the pan of the last lot/parceL This latter standard takes precedence over the driveway width standard for multiple -family driveways specified in Table 4.2.2. B. The Director may waive the requirement that buildable lots/parcels have frontage on a public street when access has been guaranteed via a private street, or driveway with an irrevocable joint use/access easement as specified in Section 4.2- 120A. In the residential districts, when a proposed land division includes single or multiple panhandle lots/parcels and the front lot/parcel contains an existing primary or secondary structure, the Director may allow an irrevocable joint use/access easement in lieu of the panhandles when there is not enough area to meet both the applicable panhandle street frontage standard and the required 5 - foot -wide side yard setback standard for the existing structure. In this case, the irrevocable access easement width standard shall be: The Satre Group • 375 West 4° Avenue, Suite 281, Eugene, OR 97401 • (541) 886-0540 • w .satreerouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 8 of 23 1. Twenty feet wide for a single panhandle in the MDR and HDR District, or where multiple panhandles are proposed in any residential district. Response: A standard lot fronting on Deadmond Ferry Road (an east -west street) requires a minimum lot size of 4,500 square feet and a minimum street frontage of 45 feet. A single panhandle lot requires a minimum area of 4,500 square feet and a minimum street frontage of 20 feet. The lot is 62.60 feet wide. The applicant is proposing the following for the site layout: 1. The existing house on Lot 1 is retained. a. Lot 1 is proposed as 5,456 square feet with a minimum street frontage of 40 feet. Per SDC 3.2-215(15), lot area and dimensions may be reduced through the subdivision application process as long as density and open space standards can be met. Partitioning is a form of subdivision. The Site Plan demonstrates that the density and open space standards are met. Regardless, a Minor Variance is being submitted concurrent with this application to adjust the parcel dimensions. b. The existing garage will be demolished. There is an 18 -foot -deep driveway in front of the garage. c. A new sidewalk would be provided from the street -side sidewalk to the front door. 2. Lot 2 is proposed as a panhandle lot with a minimum street frontage of 22.6 feet and 29,426 square feet in the pan portion of the lot. 3. Regarding the drive aisle within the handle portion of the panhandle lot, the initial point of the drive aisle is narrowed, the remainder is the same width as in the Site Plan Review. a. There is 26 feet from the east property line to the corner of the house. The layout includes a 5 -foot landscape setback along the eastern boundary, a 16footdrive aisle, and a 5 -foot setback between the drive aisle and the house. b. Once past the corner of the house, the drive aisle widens to the full 24 feet. c. At the street, there is a 22.6 -foot -wide driveway apron. d. An emergency vehicle/fire truck turn around is included at the south end of the site. e. The entire drive aisle will meet fire access road standards and be capable of supporting an imposed load of fire apparatus weighting at least 80,000 pounds as per SFC D102.1 and Springfield Fire Code Amendments. f. Per SFC D103.6, "NO PARKING -FIRE LANE" signage will be posted on both sides of the drive aisle which do not have dwelling unit driveways, and on one side of the drive aisle where there is a dwelling unit driveway. g. At the street, the existing driveway apron will be replaced with a multi- unittresidential commercial driveway (8 -inch -thick concrete with reinforcement) according to City Standard detail 3-24 and SDC 4.2-120. 3.2-240 Multi -unit Design Standards 1. Building Orientation. Multi -developments, when abutting a private, local, collector, or arterial street that has existing or planned on -street parking, shall have building orientated to the street along a minimum of 50 percent of the site's frontage... Response: The development site fronts Deadmond Ferry Road which has no existing or planned on -street parking, therefore this standard does not apply. 2. Building Form. New multi -unit construction shall comply with the following building form standards. The Satre Group • 375 West 41h Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w .satrearouo.wrn Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 9 of 23 a. Structures that have 1 or 2 stories shall not have continuous horizontal distance exceeding 160 feet. Response: The buildings proposed for this development are 2 and 3 stories and they do not exceed a continuous horizontal distance of 160 feet. Of the three buildings, they have a horizontal distance of 30'-6", 78'-6" and 124'. Therefore, this standard is met. b. Roofs shall have gable, hip, or gambrel forms (minimum pitch 3 to 12) with at least a 6 -inch overhang. Response: The units proposed for this development have gable roofs with a minimum pitch of 3 to 12 and a minimum overhang of 6 -inches. See Building Elevations. c. A minimum of 15 percent of the front fayade (area measurement) shall contain windows or doors. All windows and doors shall provide 4 -inch trim or be recessed to provide shadowing. Response: A minimum of 15 percent of the front facade contains windows or doors. All windows and doors contain a minimum of 4 -inch trim to provide shadowing. See Building Elevations. d. Garages attached to living units and accessed from the street (front setback) shall be recessed at least 4 feet behind the front fayade of a dwelling structure; and Response: Each unit has a garage on the ground floor. The garages are recessed a minimum of 4 feet behind the front fayade of each structure. See Building Elevations. e. Exterior building elevations shall incorporate design features including offsets, balconies, projections, window reveals, or similar elements to preclude large expansions of uninterrupted building surfaces. Along the vertical face of a structure, the features shall occur at a minimum of every 30 feet, and on each floor shall contain a minimum of 2 of the following features: f. Recesses (e.g., deck, patio, courtyard, entrance, window reveals) that have a minimum depth of 3 feet; Response: The townhomes include recesses in the front facade and in back where there are covered patios. Each recess is a minimum of 3 feet. See Building Elevations. g. Extensions (e.g., floor area, deck, patio, entrance) that have a minimum depth of 2 feet and minimum length of feet; and/or Response: The townhome front facades have extensions, and the rear facade extends outward to include covered patios. Each of the extensions meet the minimum 2 foot and minimum 4 -foot standard. See Building Elevations. h. Offsets or breaks in roof elevation of 2 feet or greater in height The Satre Group • 375 West 4� Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w eatrearouo.cona Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 10 of 23 Response: The townhomes include breaks and changes in roof line at the front facade and end facades. Each of these roof breaks meet the minimum 2 -foot dimension. Transition and Compatibility between Multi -Unit and LDR Development. Multi -unit developments adjacent to properties designated LDR shall comply with the transition area and compatibility standards listed below.... a. When a single-family residence is within 75 feet of the subject multi -unit development site and the residence is on the same side of the street and same block, a setback similar to that of the nearest single-family residence shall be used for the front yard. "Similar" means the multifamily development setback is within 5 feet of the setback provided by the nearest single-family residence. Response: The development site abuts LDR property on its western boundary. The existing residence on that adjacent lot is on the same side of the street has an estimated setback of 50 feet. On the subject property itself, there is an existing single-family dwelling which is planned on being retained. The existing single-family character will remain. b. A 25 -foot buffer area shall be provided between multi -unit development and property lines abutting an LDR property line, not including those property lines abutting right-of-ways. Within the 25 -foot buffer area, the following standards apply., Response: The development site abuts LDR property on its western boundary. Therefore, a 25 -foot buffer area is provided between the multi -unit development and the abutting property. L No vehicular circulation (i.e., driveways, drive lanes, maneuvering areas, and private streets) is allowed within the buffer...; Response: Vehicle circulation and parking is provided on the eastern portion of the site. No vehicle circulation will be in the buffer. H. Site obscuring landscaping shall be required. The City may require retention of existing vegetation; installation of a 6 -foot minimum height, sfte-obscuring fence with shade trees planted a maximum of 30 feet on center (2 -inch caliper at planting); and/or other landscaping to provide visual buffering....; Response: Acknowledge and agreed. A 6 -foot -tall fence is proposed on the western boundary of the development site to provide a visual screen from the LDR property. fii. Building encroachments are allowed, provided no building may encroach more than 10 feet into the 25 -foot buffer and no primary entrance shall face the abutting LDR property. Buildings shall not exceed 1 story or 21 feet within the buffer....; Response: The dwellings have ground level patios; the patios do not encroach into the 25 -foot buffer. No primary entrance faces the abutting LDR property. There are no building encroachments in the 25 -foot buffer. The Satre Group • 375 West 41h Avenue, Suite 201, Eugene, OR 97401 . (541) 686A540 • u rsatrearcup.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 11 of 23 tv. No active recreation areas (including, but not limited to tot lots, swimming pools) are allowed within the 25 -foot buffer (garden spaces shall not be considered active recreation areas); Response: There are no active recreation areas in the 25 -foot buffer. v. Light standards shall be 12 feet or less in height and shielded so that light does not allow direct illumination onto adjacent LDR property or into dwelling units; Response: There are no free-standing light fixtures in the 25 -foot buffer. If there are any building -mounted light fixtures, they will be no higher than 12 feet and will be shielded downward to avoid direct illumination onto the adjacent LDR property. vi. Mechanical equipment shall be screened from view (i.e., as viewed from adjacent properties and street), and shall be buffered so that noise does not typically exceed 45 to 50 decibels as measured at the LDR property line....; Response: Acknowledged and agreed. vii. All rooftop equipment shall be hidden behind parapets or other structures designed into the building. Response: Acknowledged and Agreed. ' c. Buildings, or portions of buildings abutting an LDR property line or designation (i.e., side or rear lol/parcel line) outside of the 25 -foot buffer described above, shall not exceed a building height greater than 1 foot for each foot distance from the LOR property line.... Response: The townhomes that abut the 25 -foot buffer are one -bedroom two story units that have a height of 25 feet. Therefore, a 25 -foot buffer is proposed on the western boundary. d. Structures within 50 feet of an LDR zone shall not have a continuous horizontal distance exceeding 120 feet (measured from end wall to end wall). Response: The new multi -family units are within 50 feet of the abutting LDR property. As noted above, none of the buildings have a horizontal distance exceeding 120 feet. 4. Storage. Multi -unit development shall provide space for trash receptacles, storage and equipment as specified in the following standards. a. Adequate, accessible and secure storage space shall be provided for each dwelling. A minimum of 112 cubic feet of enclosed storage is required separate from the living unit. Garages and storage units adjoining a dwelling (e.g., attached to decks and patios) shall qualify as storage space. Response: Each dwelling unit has an attached garage for storage. b. Trash receptacles shall be screened from view by placement of solid wood fence, masonry wall, or similar sight -obscuring, gated enclosure from 5 to 6 feet in height. Obscuring landscaping shall be planted a minimum of 24 inches The Satre Group • 375 West 4' Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w.vw.satreorouo. cam Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 12 of 23 in height at planting around all exposed sides of the wall or fence unless breaks are provided for gates. Response: Trash receptacles will be screened from view by being placed in a sight - obscuring, gated enclosure that is 6 feet in height. Landscaping is added around the exposed sides of the enclosure. c. No trash receptacles shall be placed in any front yard setback, or within 25 feet of property lines abutting LDR zoned or designated properties; and Response: There are no trash receptacles located in the front yard setback nor within 25 feet of property lines that abut LDR zoned or designated properties. Ground -mounted equipment, including exterior transformers, utility pads, cable television and telephone boxes and similar utility services, shall be placed underground, where practicable. When placed above ground, equipment shall be placed to minimize visual impact, or screened with a wall or landscaping. When walls amused, they shall be tall enough to completely screen the equipment at the time of the equipment installation. Landscaping shall be planted tall enough to attain 50 percent coverage after 2 years and 100 percent coverage within 4 years. Response: All utilities shall be placed underground where practicable. Any above ground equipment shall be placed to minimize visual impact and/or screened with a wall or landscaping. Vaults and transformers for utility connections along the street frontage will be screened from view in accordance with SDC 4.4-110 or placed out of sight at the side or rear of a building. 5. Open Space. Multi -unit development shall provide both Common Open Space and private Open Space as specified in the following standards. a. General. Inclusive of required yards, a minimum of 15 percent of the gross site area shall be designated and permanently reserved as open space. The total required open space is the sum of setbacks, common open space, and private open space. Inventoried natural features (including regulated wetlands) and/or historic features on-site may be counted toward up to 50 percent of common open space requirements. Response Required: Standard: 15% of Gross Site Area Result: Gross Site: 0.85 Gross Acres (37,026 at) 0.13 acres (15% of Gross Site) Proposed: 0.24 acres (28% of Gross Site) iii. Multi -Unit developments at densities less than 30 units per gross acres shall provide open space as specified in the amounts specified below. b. Common Open Space shall be provided in all newly constructed multi -unit developments as specified in the following standards: L A minimum of 0.25 square feet of common open space shall be required for each square foot of gross residential floor area. Response: Required: Standard: .25 sf/100 sf of Gross Floor Area Result: Gross Floor Area 12,056 sf The Satre Group • 375 West 41° Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • www s tret roua..o, Oeadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Proposed: 1,574 at Page 13 of 23 3,014 sf common open space minus private open space of 1,740 sf = 1,274 sf of required common open space A Common open space areas provided to comply with this standard shall be at least 500 sf with no horizontal dimensions than 15 feet; Response: All Common Open Space areas provided to comply with this standard are at least 500 sf with no horizontal dimensions less than 15 feet. iii. A maximum of 15 percent of the required common open space can be on slopes greater than 25 percent; and Response: The site does not contain any slopes. Therefore, this standard does not apply. Ar. Multi -unit developments shall designate within common open space a minimum of 250 square feet of active recreation area (including, but not limited to: children's play areas, play fields, swimming pools, sports courts) for every 20 units or increment thereof.... Response: The development proposal is for 18 dwelling units. Therefore, no active recreation area is required. v. Placement of children's play areas shall not be allowed in any required yard setback or transition area; Response: The proposal does not include children's play areas. Therefore, this standard does not apply. vi. Landscaping and/or natural vegetation shall occupy a minimum of 50 percent of required common open space. On-site natural resources and historic features which are accessible to residents maybe used to partially or fully satisfy this requirements; and. Response: Landscaping occupies more than 50 percent of the required common open space. vu. Indoor or covered recreational space... Response: There is no indoor or covered recreational space as part of this application. Therefore, this standard does not apply. viii. Exemptions to the common open space standard may be granted for multi- unit developments of up to 60 units.... Response: The development proposal is for 15 multi -family units and no exemption is requested. Ix. Phasing shall not be used to circumvent common open space standards. Response: No phasing is being done as part of this application. The Satre Group • 375 West4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • v .satrearouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 14 of 23 x. Common open space does not include required yards or transition areas unless authorized under Sections 3.2-245 or 3.2-250. Response: Required yards and transition areas do not include any common open space as part of this application. c. Private Open Space shall be provided in all newly constructed multi -unit developments to comply with the following standards: i. All private open space shall be directly accessible from the dwelling unit through a doorway. Response: All private open space is located in the back yards of each dwelling unit via a backyard porch, deck and/or back yard and is directly accessible from the dwelling unit through a doorway and/or a set of exterior stairs. ii. Dwelling units located at or below grade or within 5 feet of finished grade, shall provide a minimum of 96 square feet of private open space, with no dimension less than 6 feet. Response: Required: Standard: 96 sf per dwelling unit. Result: 15 dwelling units x 96 sf = 1,440 sf Proposed: 1,740 sf (covered back porches of 116 sf each) All dwelling units have 96 sf of private open space via a backyard porch or backyard patio with no dimension less than 6 feet. iii. Private open space may be deducted from the required amount of Common Open Space. Response Required: Standard: 3,014 sf of common open space. Less 1,740 sf of private open space provided. Result: 1,274 sf of common open space required. Proposed: 1,574 sf 6. Landscaping, Fences and Walls. Multi -unit developments shall provide landscaping as specified in Section 4.4-105 and the following standards. a. A minimum of 15 percent of the site shall be landscaped with a mix of vegetative ground cover, shrubbery and trees. Trees, a minimum 2 inches (dbh) in caliper, and shrubbery, a minimum of 24 inches in height, shall be planted. Bark mulch, rocks and similar non -plant material may be used to compliment the cover requirement but shall not be considered a sole substitute for the vegetative ground cover requirement. Response Required: Standard: 15% of the site. Result: Gross Site: 0.85 Gross Acres (37,026 sf) 0.13 acres (15% of Gross Site) Proposed: 0.24 acres (28% of Gross Site) b. Street trees, a minimum of 2 inches (dbh) caliper, shall be placed within the planter strips between the curb and the sidewalk. Street trees shall be planted The Satre Group • 375 West 4s Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • wv w.satrecrouo.con, Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15 40, Lot 1800 Site Plan Review Major Modification Page 15 of 23 1 per every 30 linear feet (minimum) of street frontage, as specified in Section 4.2-140. Response: There is one small existing planter strip between the proposed driveway and the adjacent driveway to the west. Due to vision clearance and sight lines, no street tree is proposed. There is an existing 8 -inch DBH deciduous tree immediately on the property side of the sidewalk that will remain. A new street tree so close to this existing tree would pose a conflict for the two tree canopies. c. Fences in front yards and along any frontage used to comply with the building orientation standard shall be limited to 3 feet in height. Fences in other yards shall comply with the fence standards specified in Section 4.4-115, and the vision clearance standards specified in Section 4.2-130; and Response: There are no fences along the site's frontage. d. The use of native and/or drought -tolerant landscaping is encouraged. All landscaping shall be irrigated with a permanent irrigation system unless a licensed landscape architect submits written verification that the proposed plant materials do not require irrigation. The property owner shall maintain all landscaping. Response: Native and/or drought -tolerant landscaping is being used as practical. All landscaping shall be irrigated with a permanent irrigation system. 7. Pedestrian Circulation. Multi -unit developments with more than 20 units shall provide pedestrian circulation as specified in the following standards. Response: The development does not have more than 20 units. This standard does not apply. 8. Parking. Multi -unit developments shall provide parking design as specified in the following standards. a. Parking lots shall be placed to the side or rear of buildings as specified in the Building Orientation Standards. Parking shall not be placed along that portion of the street where building frontages are used to comply with the building orientation standard. Response: No parking lots are proposed. Each dwelling unit has a garage. b. Lighting shall be provided for safety purposes, and focused/shielded to avoid glare on adjacent properties or dwellings as specified in Section 4.5-100; Response: See Lighting Plan. Proposed lighting has been focusedishielded to avoid glare on adjacent properties and dwellings. c. There shall be 1 planter island for every 8 parking spaces... Response: No parking lots are proposed: therefore, no planter islands are required. Each dwelling unit has a garage. d. A minimum 6 -foot -wide planter area shall separate and visually screen parking from living area windows... The Satre Group • 375 West4th Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w .satre�muo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 16 of 23 Response: No parking lots are proposed; therefore, no planter area is required. Each dwelling unit has a garage. e. Parking lots shall be connected to all building entrances by means of internal sidewalks. Response: No parking lots are proposed. Each dwelling unit has a garage. f. All parking stalls fronting a sidewalk... Response: No parking lots are proposed. Each dwelling unit has a garage. g. On corner lots/parcels.... Response: The development site is not a corner lot/parcel. h. All parking, maneuvering and loading areas abutting a property line or right-of- way shall provide perimeter lotlparcel landscaping. A minimum 5 -foot -wide planting strip shall be planted with shade trees, a minimum 2 inches (dbh) in caliper, and a low level (tug., 30 to 40 inches) evergreen hedge. Response: All vehicle areas abutting a property line or right-of-way contain perimeter landscaping, including a minimum 5 -foot -wide planting strip planted with shade trees that are a minimum of 2 inches (dbh) in caliper and a low-level evergreen hedge. L Decorative walls may be used in place of the hedge in Subsection It... Response: No decorative wall is proposed. j. Parking area landscaping shall be designed to reduce storm water runoff (e.g., through infiltration swa/es and other measures), as practicable; and Response: Each dwelling unit has a garage. Therefore, there is no parking area that requires landscaping. k. Bicycle parking shall be provided as specified in Section 4.6.140-155 and may be incorporated in the landscaping design. Response Required: Standard: 1 space per dwelling unit, 75% long term, 25 short term Result: 11 long term spaces and 4 short term spaces Proposed: 21 spaces 15 long term spaces provided in garages 6 short term spaces provided in outdoor bike parking area 9. Vehicular Circulation. Multi -unit developments shall provide vehicular circulation as specified in the following standards. a. The onsite driveway (or private street) system shall connect with public streets abutting the site; Response: The on-site private driveway connects with Deadmond Ferry Road. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401,(541)686-4540-w .satreamuo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 17 of 23 b. Shared driveways shall be provided whenever practicable to minimize cross turning movements on adjacent streets. On-site driveways and private streets shall be stubbed to abutting MDR HDR properties, at locations determined during Site Plan Review process to facilitate development of shared driveways; Response: There is one driveway for all 16 units proposed. No shared driveways with adjacent properties are proposed as part of this application. c. Parking areas shall be accessed from alleys when properties abut an alley, or an alley can reasonably be extended to serve the development. Response: The subject site does not abut any alleys. 3.3-200 Drinking Water Protection Overlay District The subject site is located within the mapped 2-5 year Time of Travel Zone (TOTZ) for the Sports Way drinking water wellhead. As this development is residential in nature and does not include the use or storage of hazardous materials, the proposed development is exempt from the SUB Drinking Water Protection by the Drinking Water Protection Coordinator. SDC CHAPTER 4 -DEVELOPMENT STANDARDS SDC 4.2-100 Infrastructure Standards - Transportation SDC 4.2-120 Site Access and Driveways A. Site Access and Driveways -General 1. Alt developed lots/parcels shall have an approved access provided by either direct access to a: a. Public street or alley along the frontage of the property; Response: The development site has direct access to Deadmond Ferry Road along the frontage of the property. 2. Driveway access to designated State Highways is subject to the provisions of this Section in addition to requirements of the Oregon Department of Transportation Highway Division... Response: The proposed development does not request driveway access to a State Highway. B. Driveways must take access from lower classification streets when development sites abut more 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 of local 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 conflicts. Response: The development site abuts Deadmond Ferry Road which is classified as a major collector street. No reasonable alternative street access exists. The development is proposing to replace the existing driveway access to Deadmond Ferry Road with a new private drive which will meet the standards of city code. The Satre Group • 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 • (541) 666-4540 • w .satrearouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 18 of 23 (Specifically, the existing driveway apron will be replaced with a multi-unit/residential commercial driveway (8 -inch -thick concrete with reinforcement) according to City Standard detail 3-24 and SDC 4.2-120.) 2. Additional improvements or design modifications necessary to resolve identified transportation conflicts may be required on a case-by-case basis. Response: Acknowledged and agreed. C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and Procedures Manual and the Public Works Standard Construction Specifications. SDC Table 4.2-2 Driveway Design Specifications Dtird ay Design Specifications 1 -Way 2 -Way Driveway Throat Depth Minimum (3) Land Use Min. Driveway Driveway Transition Driveway Throat 30 feet Width Width Width Depth Land Use Min./Max. Min./Max. Min./Max. Multifamily 24'135'(1) 578' 18'(2) Residential Response: The project includes the construction of one new driveway. The two-way driveway will have a width of 22'-6" with a 5 -foot transition width and a throat depth exceeding 18 feet. (Per footnote (1) "Driveway widths and throat depths may be varied if no other reasonable alternative exists to accommodate on-site development and traffic safety is not impaired." Here, the driveway is proposed for a width of 22'-6" as that is the only available width given the site's triangular shape and narrow frontage at the street. The street does not contain any curbside parking and vision clearance is well established. The abundant vision clearance combined with narrowing the driveway by the proposed nominal 1-1/2 feet will not impair traffic safety. SDC Table 4.2-3 Curb Return Driveway Design Specifications Curb Return Drive wa Design Specifications Driveway Width 1 Radius of Curb!2 Driveway Throat Depth Minimum (3) Land Use Min. Max. Min. Max Multifamily Residential 24 feel 30 feet 10 feet 20 feet 60 feet Response: There are no curb return driveways on the project. SDC Table 4.2-4 Minimum Separations Between a Driveway and the Nearest Intersection Curb Return on the Same Side of the Street (1) Land Use Street T e Arterial Collector I Local The Satre Group • 375 West Avenue, Suite 201, Eugene, OR 97401 • (541) 686-0540 • w satrecrouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 19 of 23 Residential 1 200 feet I 100 feet 75 feet Response: Deadmond Ferry Road is a collector street. The nearest intersections of Game Farm Road and Baldy View Lane are well beyond 100 feet. SDC 4.2-125 Intersections A. In order to minimize traffic conflicts and provide for efficient traffic signalization, intersections involving curb return driveways and streets, whetherpublic or private, shall be directly opposed, unless a Traffic Impact Study indicates that an offset intersection benefits public safety to a greater degree. Response: No new streets are being created as part of this development. B. Streets shall be laid out so as to intersect as nearly as possible at right angles. The angle of intersection between 2 intersecting streets shall be at least 80 degrees. At intersections, each local street shall be straight or have a radius greater than 400 feet for a distance of 100 feet from each intersection. At intersections, each collector or arterial street shall be straight or have a radius greater than 600 feet for a distance of 100 feet from each intersection. Response: No new streets are being created as part of this development. SDC 4.2-130 Vision Clearance. A. All lots or parcels must maintain a Vision Clearance Amato provide adequate sight distance for approaching traffic. Vision clearance areas must be shown on Site Plans for applicable land use applications. Response: The proposed development includes a 10 -foot Vision Clearance area where the driveway meets the public street. B. No screens, plantings, or other physical obstructions are permitted between 211 and 8 feet above the established height of the curb in the Vision Clearance Area. Response: No screen, plantings or other physical obstructions shall be placed between 2-1/2 and 8 feet above the established height of the curb in the vision clearance triangle. C. The Vision Clearance Area must be in the shape of a triangle. Two sides of the triangle must be property lines or a property line and edge of driveway for a distance specified in this Subsection. Where the property lines or driveway edge have rounded corners, they are measured by extending them in a straight line to a point of intersection. The third side of the triangle is a line across the corner of the lot or parcel joining the non -intersecting ends of the other 2 sides. The following measurements establish the Vision Clearance Area: Table 4.2-5 Tvoe of Intersection Measurement Along Each Property Line Any Alley_ 15 feet 10 feet --- Any Driveway-- Response: A 10 -foot by 10 -foot vision clearance triangle will be provided at both sides of the new driveway where it intersects the property line. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401. (541) 686-4540 • vmmasaheoroup.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 20 of 23 SDC 4.2-135 Sidewalks. A. Sidewalks and planter strips abutting public streets shall be located wholly within the public right-of-way, unless otherwise approved by the Public Works Director. Response: There are no new sidewalks proposed as part of this development. The existing sidewalk will remain and repaired, as necessary. SDC 4.2-140 Street Trees. A. New Street Trees. New street trees shall be at least 2 inches in caliper. New street trees shall be selected from the City Street Tree List and installed as specified in the City's Engineering Design Standards and Procedures Manual. The Director shall determine which species are permitted or prohibited street trees. Response: No new street trees are proposed as part of this project. See explanation above. B. Existing Street Trees. Response: There are no existing street trees on the development site. SDC 4.2-145 Street Lighting A. Street Lighting shall be included with all new developments or redevelopment. Existing streetlights shall be upgraded to current lighting standards with all new developments or redevelopments as determined by the Public Works Director. The developer is responsible for street lighting installation costs. Response: Street lighting exists along the property frontage. No new street lighting is proposed as part of this development. SDC 4.2-150 Multi -Use Paths A. Development abutting an existing or proposed multi -use path identified in the Springfield Transportation System Plan (including the Conceptual Street Map), City -adopted bicycle and pedestrian plan, or the adopted Willamalane Park and Recreation District Comprehensive Plan must include provisions for the extension of the multi -use path through the development area by the dedication of public easements or rights-of-way. The developer bears the cost of multi -use path improvements. Response: One of the Lyle Hatfield Linear Paths runs along the entire eastern boundary of the Tax Lot. it is on an adjacent property. No improvements to the path are proposed. B. Multi -use paths that are dedicated as right-of-way or in a public easement must conform to the Oregon Bicycle and Pedestrian Plan, the Oregon Bike and Pedestrian Design Guidelines, AASHTO guidelines, this Code, and the City's Engineering Design Standards and Procedures Manual. Response: The adjacent path is existing, is on an adjacent property and no changes are proposed as part of this project. C. The right-of-way or easement area for a multi -use path must include a minimum paved area of 10 feet, a minimum clear zone of 2 feet on both sides of the path, and any additional width necessary to accommodate lighting required under this Section. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6064540 • w aatrecmupoom Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 21 of 23 Response: The adjacent path is existing, is on an adjacent property and no changes are proposed as part of this project. D. Where a multi -use path runs parallel and adjacent to a public street, the multi -use path must be separated from the edge of the street by a width of at least 5 feet or by a physical barrier that meets the standards in the Oregon Bike and Pedestrian Design Guidelines, AASHTO guidelines, or the National Association of City Transportation Officials Urban Bikeway Design Guide. Response: The adjacent, existing path does not run parallel or adjacent to Deadmond Ferry. Therefore, this standard does not apply. E. Lighting for multi -use paths must be installed according to the standards in Section 4.2-145. Lighting must not obstruct the paved surface or 2 -foot clear area on either side. All lighting must be installed within the right-of-way or public easement area. (6412) Response: Acknowledged and agreed. No lighting improvements to the path are proposed. SDC 4.2-160 Accessways. A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets, residential areas, neighborhood activity centers, industrial or commercial centers, transit facilities, parks, schools, open space, or trails and paths where no public street access exists. Accessways may also be used as a secondary emergency access. Accessways shall be dedicated as public right-of-way during the development review process. Response: The development site does not abut any adjacent streets, residential areas, neighborhood activity centers, industrial or commercial centers, transit facilities, parks, schools, open space, or trails and paths where no public street access exists. No accessways are planned as part of this development. SDC 4.3-100 Infrastructure Standards - Utilities Response: As noted in criteria B above, Sanitary Sewer and Stormwater facilities are in place on and adjacent to the subject property. Sanitary connection to the new facility will be to the north to the existing service line. Stormwater will be managed in accordance with the City of Springfield Engineering Design Standards and Procedures Manual (EDSPM). In that regard, in compliance with the requirement that all impervious surfaces exceeding 45% lot coverage be managed on-site, 50% of which shall be vegetatively, runoff from new impervious area (the new multi -family development and new parking area) shall drain into one or more vegetated stormwater detention facilities. An overflow area drain will connect these to the street through weep holes in the curb. All new utilities will be located in coordination with utility providers and placed underground, in easements where required. SDC 4.4-100 Landscaping, Screening and Fencing SDC 4.4-105 Landscaping Resoonse: Required setbacks shall be landscaped. Planting quantities per 1,000 square feet shall be as follows: A minimum of two trees not less than 2 inches caliper and 6 feet in height, ten 5 -gallon shrubs and lawn, ground cover or organic mulch as appropriate. A minimum of 65% of required planting areas shall be covered with living plant material within 5 The Satre Group • 375 West 41" Avenue, Suite 201, Eugene, OR 97401 . (541) 688-4540 • wveveatregroup.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 22 of 23 years of installation. A permanent underground irrigation system shall be provided. Planting adjacent to a driveway shall respect vision clearance limitations. SDC 4.4-110 Screening Response: The trash area shall be contained in a sight -obscuring, gated enclosure a minimum of 6 feet in height. Trash and recycling receptacles are screened with a six -foot - high structure enclosure and do not intrude in the front yard setback. SDC 4.4-115 Fences Response: An existing 6 feet tall fence exists on the southern boundary of the site where it abuts the PeaceHealth Heartfelt Guest House; that fence will remain. Fencing is proposed on the western boundary to provide a visual screen from the LDR property to the west and on the eastern boundary to provide separation from the Lyle Hatfield Linear Path. The proposed fences will be 6 feet high and of wood construction. SDC 4.6-100 Vehicle Parking, Loading and Bicycle Standards Section 4.6-105 through 4.6-125 Vehicle Parking Response: Required parking quantity is satisfied as follows: Required: Standard: 1 space for each dwelling unit. Result: 16 Dwelling units = 16 spaces Provided: 32 on-site spaces (16 in individual garages, 16 in individual driveways in front of each garage) Section 4.6.130 through 4.6-135 Loading Areas Response: There are no loading areas associated with this proposal. Thus, this standard does not apply. Section 4.6-140 through 4.6-155 Bicycle Parking Response Required: Standard: 1 space per dwelling unit, 75% long term, 25% short term. Result: 11 long term spaces and 4 short term spaces Proposed: 21 spaces 15 long term spaces provided in garages 6 shortterm spaces provided in outdoor bike parking area D. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. Response: The facility takes access from Deadmond Ferry Road, a collector street. The proposed private driveway is designed to facilitate vehicular traffic and provide connectivity to and from the development area to the adjacent street and then to adjacent areas in the neighborhood. Standard connectivity exists for pedestrians with a continuous street sidewalk. Transit stops and neighborhood commercial districts are nearby the development site and are both accessible via the existing developed street and sidewalk network. The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 , (541) 686-4540 • w .satreorouawnn Deadmond Ferry Project LLC 287 Deadri Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 23 of 23 E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235- 240, shall be protected as specified in this Code or in State or Federal law. Response: There are no physical features on the subject property meeting this definition. Thus, this standard does not apply. IV. CONCLUSION Based on the information and findings contained in this written statement and accompanying plans and attachments, the proposed development meets the Site Plan Review criteria of approval contained in the Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve the proposal. The applicant and their representatives are available for questions. We look forward to working with staff to ensure this project meets the goals and objectives of the applicant and the City of Springfield. If you have any questions about the above application, please do not hesitate to contact Rick Satre at The Satre Group, 541-686-4540, or nckna satrecroup.com. Sincerely, wch d. M. Sarrei Richard M. Satre, ACP, ASLA, CSI, Principal I Partner The Satre Group The Satre Group • 375 West 4'^ Avenue, Suite 201, Eugene, OR 97401 • (541) 6864MO • w .satreamuo.com S x$ rEi a€ t& - z 1 Fp FEf g E¢ g 4 gF�e§ Es a v E �. ��F P# i� € ❑ 33 �3§e ah F a,e F@ g¢4 f rsgfl A. as�g =F€'i€ 'r,�_IH €�Fw p aYP u, z° PH s ijgjid H -f o Fe�� [ Q 3 9 B p s Falf ze 3 34'3s ksbes 3Eg i 3 a.z €=.z € . o. v € .. �5 r Po 0 e€ SITE PLAN a R .MFAOMONO FE0.RY PROJECT LLC .N.D �� a.... �� �• 333 •Vt PI e o € s � f 3 as "s x$ rEi a€ t& - z 1 Fp FEf g E¢ g 4 gF�e§ Es a v E �. ��F P# i� € ❑ 33 �3§e ah F a,e F@ g¢4 f rsgfl A. as�g =F€'i€ 'r,�_IH €�Fw p aYP u, z° PH s ijgjid H -f o Fe�� [ Q 3 9 B p s Falf ze 3 34'3s ksbes 3Eg i 3 a.z €=.z € . o. v € .. �5 r Po 0 e€ SITE PLAN a R .MFAOMONO FE0.RY PROJECT LLC .N.D �� a.... �� �• 333 J QE¢A�\ To s�Federal Emergency Management Agency Washington, D.C. 20472 uko s� January 19, 2021 MR. DAN NELSON CASE NO.: 21-10-0350A BRANCH ENGINEERING COMMUNITY: LANE COUNTY, OREGON 310 5TH ST (UNINCORPORATED AREAS) SPRINGFIELD, OR 97477 COMMUNITY NO.: 415591 DEAR MR. NELSON: This is in reference to a request that the Federal Emergency Management Agency (FEMA) determine if the property described in the enclosed document is located within an identified Special Flood Hazard Area, the area that would be inundated by the flood having a 1 -percent chance of being equaled or exceeded in any given year (base flood), on the effective National Flood Insurance Program (NFIP) map. Using the information submitted and the effective NFIP map, our determination is shown on the attached Letter of Map Amendment (LOMA) Determination Document. This determination document provides additional information regarding the effective NFIP map, the legal description of the property and our determination. Additional documents are enclosed which provide information regarding the subject property and LOMAs. Please see the List of Enclosures below to determine which documents are enclosed. Other attachments specific to this request may be included as referenced in the Determination/Comment document. If you have any questions about this letter or any of the enclosures, please contact the FEMA Map Information eXcbange (FMIX) toll free at (877) 336- 2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA 22304-6426. Sincerely, Luis V. Rodriguez, P.E., Director Engineering and Modeling Division Federal Insurance and Mitigation Administration LIST OF ENCLOSURES: LOMA DETERMINATION DOCUMENT (REMOVAL) cc: State/Commonwealth NFIP Coordinator Community Map Repository Region Federal Emergency Management Agency x z Washington, D.C. 20472 Otft�No SQA¢ ADDITIONAL INFORMATION REGARDING LETTERS OF MAP AMENDMENT When making determinations on requests for Letters of Map Amendment (LOMAs), the Department of Homeland Security's Federal Emergency Management Agency (FEMA) bases its determination on the flood hazard information available at the time of the determination. Requesters should be aware that flood conditions may change or new information may be generated that would supersede FEMA's determination. In such cases, the community will be informed by letter. Requesters also should be aware that removal of a property (parcel of land or structure) from the Special Flood Hazard Area (SFHA) means FEMA has determined the property is not subject to inundation by the flood having a 1 -percent chance of being equaled or exceeded in any given year (base flood). This does not mean the property is not subject to other flood hazards. The property could be inundated by a flood with a magnitude greater than the base flood or by localized flooding not shown on the effective National Flood Insurance Program (NFIP) map. The effect of a LOMA is it removes the Federal requirement for the lender to require flood insurance coverage for the property described. The LOMA is not a waiver of the condition that the property owner maintain flood insurance coverage for the property. Only the lender can waive the flood insurance purchase requirement because the lender imposed the requirement. The property owner must request and receive a written waiver from the lender before canceling the policy. The lender may determine, on its own as a business decision, that it wishes to continue the flood insurance requirement to protect its financial risk on the loan. The LOMA provides FEMA's cormnent on the mandatory flood insurance requirements of the NFIP as they apply to a particular property. A LOMA is not a building permit, nor should it be consumed as such. Any development, new construction, or substantial improvement of a property impacted by a LOMA must comply with all applicable State and local criteria and other Federal criteria. If a lender releases a property owner from the flood insurance requirement, and the property owner decides to cancel the policy and seek a refund, the NFIP will refund the premium paid for the current policy year, provided that no claim is pending or has been paid on the policy during the current policy year. The property owner must provide a written waiver of the insurance requirement from the lender to the property insurance agent or company servicing his or her policy. The agent or company will then process the refund request. Even though structures are not located in an SFHA, as mentioned above, they could be flooded by a flooding event with a greater magnitude than the base flood. In fact, more than 25 percent of all claims paid by the NFIP are for policies for structures located outside the SFHA in Zones B, C, X (shaded), or X (unshaded). More than one-fourth of all policies purchased under the NFIP protect structures located in these zones. The risk to structures located outside SFHAs is just not as great as the risk to structures located in SFHAs. Finally, approximately 90 percent of all federally declared disasters are caused by flooding, and homeowners insurance does not provide financial protection from this flooding. Therefore, FEMA encourages the widest possible coverage under the NFIP. LOMAENC-1 (LOMA Removal) The NFIP offers two types of flood insurance policies to property owners: the low-cost Preferred Risk Policy (PRP) and the Standard Flood Insurance Policy (SFIP). The PRP is available for 1- to 4-family residential structures located outside the SFIIA with little or no loss history. The PRP is available for townhouselrowhouse-type structures, but is not available for other types of condominium units. The SEP is available for all other structures. Additional information on the PRP and how a property owner can quality for this type of policy may be obtained by calling the Flood Insurance Information Hotline, toll free, at 1-800- 427-4661. Before making a final decision about flood insurance coverage, FEMA strongly encourages property owners to discuss their individual flood risk situations and insurance needs with an insurance agent or company. FEMA has established "Grandfather" rates to benefit flood insurance policyholders who have maintained continuous coverage. Property owners may wish to note also that, if they live outside but on the fringe of the SFHA shown on an effective NFIP map and the map is revised to expand the SFHA to include their structure(s), their flood insurance policy rates will not increase as long as the coverage for the affected structure(s) has been continuous. Property owners would continue to receive the lower insurance policy rates. LOMAs are based on minimum criteria established by the NFIP. State, county, and community officials, based on knowledge of local conditions and in the interest of safety, may set higher standards for construction in the SFHA. if a State, county, or community has adopted more restrictive and comprehensive floodplain management criteria, these criteria take precedence over the minimum Federal criteria. In accordance with regulations adopted by the community when it made application to join the NFIP, letters issued to amend an NFIP map must be attached to the community's official record copy of the map. That map is available for public inspection at the community's official map repository. Therefore, FEMA sends copies of all such letters to the affected community's official map repository. When a restudy is undertaken, or when a sufficient number of revisions or amendments occur on particular map panels, FEMA initiates the printing and distribution process for the affected panels. FEMA notifies community officials in writing when affected map panels are being physically revised and distributed. in such cases, FEMA attempts to reflect the results of the LOMA on the new map panel. If the results of particular LOMAs cannot be reflected on the new map panel because of scale limitations, FEMA notifies the community in writing and revalidates the LOMAs in that letter. LOMAs revalidated in this way usually will become effective 1 day after the effective date of the revised map. § E ■ 2 � )\\)0 \\�\\ \ \ \ \ \ &vim/o 0Cc (��*�� pz__ /(0{ �4'm ,!- §- Co CL (\ )0 )§ )i M \ 0 \ \ / \ 2 _ _ & § 3 \ - [ _ � - /f C, § ) §\- \\ .t ,E / ` 4 5 )0 �\ Mo 7 \§ 0 _ LL. Page t of 2 danuary'ia, 'ual Inose rvo.: Lr-m-uoaun I LUNIM Federal Emergency Management Agency Washington, D.C. 20472 LETTER OF MAP AMENDMENT DETERMINATION DOCUMENT (REMOVAL) COMMUNITY AND MAP PANEL INFORMATION I LEGAL PROPERTY DESCRIPTION LANE COUNTY, OREGON (Unincorporated Areas) COMMUNITY COMMUNITY NO.: 41555 AFFECTED NUMBER: 41039CI134F MAP PANEL FLOODING SOURCE: MCKENZIE RIVER South, Range 3 West, Willamette Meridian, as described in the Warranty Deed - Statutory Form recorded as Document No. 2019- 018429, in the Office of the County Clerk, Lane County, Oregon OF LAT & LONG: LOMA LOGIC DATUM: NAD 83 _r__._. ..___..___._... __,_-__-, exceeded in any given year (base flood). ADDITIONAL CONSIDERATIONS (Please referto the appropriate section on Attachment 1 for the additional considerations listed below.) STATE LOCAL CONSIDERATIONS Is document provides the Federal Emergency management Agency's determination regarding a request ora Letter Of ap Amendment Tor the property described above. Using the information submitted and the effective National Flood Insurance Program (NFIP) map, we have determined that the property(ies) is/are not located in the SFHA, an area inundated by the flood having a 1 -percent chance of being equaled or exceeded in any given year (base flood). This document amends the effective NFIP map to remove the subject property from the SFHA located on the effective NFIP map; therefore, the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan. A Preferred Risk Policy (PRP) is available for buildings located outside the SFHA. Information about the PRP and how one can apply is enclosed. This determination is based on the flood data presently available. The enclosed documents provide additional information regarding this determination. If you have any questions about this document, please contact the FEMA Map Information eXchange (FMIX) toll free at (877) 336- 2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA 22304-6426. Luis V. Rodriguez, P.E., Director Engineering and Modeling Division Federal Insurance and Mitigation Administration OUTCOME 1%ANNUAL LOWEST LOWEST CHANCE ADJACENT LOT BLOCK/ SUBDIVISION STREET HAT IS REMOVED FROM THE SFHA FLOOD FLOOD GRADE ELEVATION LOT SECTION ZONE ELEVATION ELEVATION (NGVD 29) (NGVD 29) (NGVD 29) -- -- -- 287 Deadmond Ferry Property X -- -- 434.3 feet Road (shaded) 9 cels! Flood Hazard Area (SFHAI - The SFHA is an area that would be inundated by the flood having a 1 -percent chance of being equaled or _r__._. ..___..___._... __,_-__-, exceeded in any given year (base flood). ADDITIONAL CONSIDERATIONS (Please referto the appropriate section on Attachment 1 for the additional considerations listed below.) STATE LOCAL CONSIDERATIONS Is document provides the Federal Emergency management Agency's determination regarding a request ora Letter Of ap Amendment Tor the property described above. Using the information submitted and the effective National Flood Insurance Program (NFIP) map, we have determined that the property(ies) is/are not located in the SFHA, an area inundated by the flood having a 1 -percent chance of being equaled or exceeded in any given year (base flood). This document amends the effective NFIP map to remove the subject property from the SFHA located on the effective NFIP map; therefore, the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan. A Preferred Risk Policy (PRP) is available for buildings located outside the SFHA. Information about the PRP and how one can apply is enclosed. This determination is based on the flood data presently available. The enclosed documents provide additional information regarding this determination. If you have any questions about this document, please contact the FEMA Map Information eXchange (FMIX) toll free at (877) 336- 2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA 22304-6426. Luis V. Rodriguez, P.E., Director Engineering and Modeling Division Federal Insurance and Mitigation Administration Page 2 or 2 Janualy ltl, x.. IV......:..'IV'WJUN I-V'i Federal Emergency Management Agency Washington, D.C. 20472 LETTER OF MAP AMENDMENT DETERMINATION DOCUMENT (REMOVAL) ATTACHMENT 1 (ADDITIONAL CONSIDERATIONS) STATE AND LOCAL CONSIDERATIONS (This Additional Consideration applies to all properties in the LOMA DETERMINATION DOCUMENT (REMOVAL)) Please note that this document does not override or supersede any State or local procedural or substantive provisions which may apply to Floodplain management requirements associated with amendments to State or local floodplain zoning ordinances, maps, or State or local procedures adopted under the National Flood Insurance Program. This attachment provides additional information regarding this request. If you have any questions about this attachment, please contact the FEMA Map Information eXchange (FMIX) toll free at (877) 336-2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA22304-6426. �Irai . c Luis V.Rodriguez, P.E., Director Engineering and Modeling Division ce Federal Insuranand Mitigation Administration