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HomeMy WebLinkAboutPacket, Pre PLANNER 8/10/2021Pre -Submittal Meeting Development and Public Works Department Reem 61 PRE -SUBMITTAL MEETING DATE: Friday, August 20, 2021 10:00 a.m. - 11:00 a.m. DPW Genferenee Room 616 Pre -Submittal (Partition Tentative) #811 -21 -000214 -PRE 811-19-000195-PROJ Mike O'Connell Assessor's Map: 17-03-15-40 TL: 1800 Address: 287 Deadmond Ferry Rd Existing Use: residential Applicant has submitted plans for 2 parcel partition. Planner: Melissa Carino Meeting: Friday, August 20, 2021 10:00 — 11:00 via MS Teams SITE VICINITY MAP 811 -21 -000215 -PRE Pre -Submittal Meeting 17-03-15-40 TL 1800 287 Deadmond Ferry Rd Mike O'Connell City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision SP'RINORI@� W A&/ Application Partition Tentative Pre -Submittal: Y) Subdivision Tentative Pre -Submittal: ❑ Partition Tentative Submittal: LJ Subdivision Tentative Submittal: ❑ Required Project Information (Applicant., complete this section) Applicant Name: Mike O'Connell I Phone: (541) 953-7332 Company: Deadmond Ferry Project LLC Fax: Address: 84936 Peaceful Valley Rd, Eugene, OR 97405 Applicant's Rep.: Richard M. Satre, AICP, ASLA, CSI phone: (541) 686-4540 company: The Satre Group Fax: 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 Fax: 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 Size of Property: 0.85 Acres ❑✓ Square Feet ❑ Proposed Name of Subdivision: Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal: Partition the property into 2 lots; 1 with a single-family dwelling, the other with multi -family apartments Existing Use: Single-family dwelling # of Lots Parcels: 2 Total acreage of parcels/ allowable density: Proposed # 16 Dwell units Si natures: Please si nand rint our name and date in the appLopriate Required Project Information (City Intake Staff., Associated Applications: box on the next a e. complete this section) Si ns: Pre -Sub Case No.:'a�tDL -V 0 45— Date: pp nn qq Reviewed by: I, lv ljl(G Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ Posta a Fee: $ TOTAL FEES: PROJECT NUMBER: Revised 1/7/14 kl 1 of 10 August 9, 2021 DEADMOND FERRY PROJECT LLC 287 DEADMOND FERRY ROAD Tentative Partition Map 17-03-15-40, Lot 1800 WRITTEN STATEMENT In accordance with the Tentative Partition submittal requirements, this written statement describes the proposed development and demonstrates that the proposal complies with the criteria contained in SDC 5.12-125. The proposal is submitted concurrently with a Site Plan Review Major Modification and Minor Variance applications. We request that these applications be processed concurrently. LAND USE REQUEST This land use request is for approval of a request to partition a single existing tax lot into two tax lots. The property fronts on Deadmond Ferry Road, in the Gateway neighborhood of Springfield. There is an existing single-family dwelling unit on the property, located towards the front of the lot, near Deadmond Ferry. The existing dwelling will be retained and reside on one of the two new lots created upon the approval of this application. The second lot will be a panhandle lot, with the handle portion of this new second lot connecting to Deadmond Ferry and the pan portion of the new lot, located behind the first lot, is to be developed with the construction of 15 multiple -family dwelling units. The concurrently -submitted Site Plan Review application addresses application requirements and criteria for the multiple -family development. A. Project Directory Ownerl Developer Mike O'Connell, Sr. Deadmond Ferry Project LLC 84936 Peaceful Valley Road Eugene, OR 97405 Phone: 541-953-7332 Email: mikeoconnellsr@awestoffce.net PlannerlLandscape Architect Richard M. Satre, AICP, ASLA, CSI The Satre Group 375 West 41h Avenue, Suite 201 Eugene, OR 97401 Phone: (541)686-4540 Email: rick(&satrearouo.com Surveyor Daniel A. Nelson, PLS Branch Engineering, Inc. 310 S" Street Springfield, OR 97477 Phone: 541-746-0637 Email: DanN(a),branchenolneerina.com PLANNERS LANDSCAPE ARCHIi 375 West 4th Suite 201, Eugene, OR 97401 Phone: 501.686.4540 www.salregroup.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Civil Engineer Nathan Patterson, PE Branch Engineering, Inc. 310 5' Street Springfield, OR 97477 Phone: 541-746-0637 Email: NathanP(a)branchengineering.com Building Designer Monty Luke Luke Designs, Inc. 84577 Zion Way Fall Creek, OR 97438 Phone: 541-746-7757 Email: lu kedesigns7d5iomail.com Page 2 of 15 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 a. 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 and Floodplain Development I. 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 The Satre Group • 375 West 4t" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 -M8Mk&QtM9MUDc Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 3 of 15 existing nearby street (Project 724). These improvements are included in the City of Springfield 2035 Transportation System Plan. City of Springfield 2035 r I Transportation System Plan. 16 The City of Springfield's -% transportation plan adopted in 2014 4.r 4b and updated in 2020, does not 36 feel include any projects abutting the t — subject property. As with i Piofe° I Modified Transthe Springfield TSP 1 - includeses pr projects on nearby streets (new Minor Collector projects R-5 F'alea urern•I and R-6 at the nearby PeaceHealth - y_'... Modifi+d RiverBend campus). These improvements will be implemented as development occurs. , y� Excerpt Transportation System Plan City of Springfield 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 Existing ROW Minimum ROW Min. Cure -to -Curb Deadmond Fe Rd Major Collector 70 feet 60 feet 36 feel 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. y,xv 0A 3. 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 stomwater system north of the area Flooded in 1996. The The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w .satreomuo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 4 of 15 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.) City of Springfeltl 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 Storm Facilities City of Springfield 2015 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. Springfield Utility Board 2017 tmur Existing Electric Infrastructure Springfeld Utility Board 2017 The Satre Group • 375 West 4'^ Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • u satreorouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition 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. 4. 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 15 Is - r 'SPORTS WAY 11 a i Wellnc,ad Prredion Areas Map Excerpt City of Springfield 2019 Deadmond Ferry Rd a+ Ail st Joseph PI 0 Floodplain Floodway Map Excerpt City of Spnngfield 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. ,� The Satre Group • 375 West 4t° Avenue, Suite 201, Eugene, CR 97401 • (541) 686-4540 • w eatreareuo.coin Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 6 of 15 III. TENTATIVE PARTITION —APPROVAL CRITERIA AND FINDINGS This section is presented in the same order of applicable requirements found in Section 5.12-125, Tentative Plan Criteria of the Springfield Development Code. Applicable sections of the Code are in bold italics, followed by the applicant's response in normal text. A. The request conforms to the provisions of this Code pertaining to lobparcel size and dimensions. Response: Code provisions pertaining to lot/parcel size and dimensions is as follows: 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: 45%(17) Front Yard Setback: 10 feet Street Side Yard: 10 feet Rear Yard Setback: 10 feet Interior Yard Setback: 5 feet Garage 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 3.2-220B, may be permitted in lieu of the handle because the minimum lobparcel 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 for a single panhandle driveway from the front property line to the pan of the last lobparcel. 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 uselaccess 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 lobparcel contains an existing primary or secondary structure, the Director may allow an irrevocable joint uselaccess easement The Satre Group • 375 West 4° Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • www satrearouo mm Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 7 of 15 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: 1. Twenty feet wide for a single panhandle in the MDR and HDR District, or where multiple panhandles are proposed in any residential district. With the above, 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: 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 to make room for the handle portion of the pan handle lot. A new garage will be constructed at the front of the house. There will be 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 approved 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 16 -foot drive isle, and a 5 -foot setback between the drive isle 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. a. An emergency vehicle/fire truck turn around is included at the south end of the site. b. 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. c. 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. d. At the street, 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. The Satre Group - 375 West 4'h Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 -..satrerrou0.com Deadmcnd Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 8 of 15 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 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 zoning from Low Density Residential to Medium Density Residential. The zoning is therefore consistent with the Metro Plan and the Refinement Plan which now designates the property as Medium Density Residential. C. 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. 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: Deadmond Ferry Road is fully improved street. Public utilities are present in Deadmond Ferry. All proposed site improvements and new utilities will comply with applicable portions of the Springfield Development Code as well as the Springfield Engineering and Design Standards and Procedures Manual. The Satre Group • 376 West Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • www satxgreupeom Deadmond Ferry Project LLC Page 9 of 15 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition 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. All 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. (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 The Satre Getup - 375 West 4'^ Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w .satuyroup,wnn Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 10 of 15 Driv av Design See ifications Curb Return Drivewa t -Way 2 -Way I Local Multifamily Residential DrivewayWidth Driveway Driveway Transition Driveway Throat Min. Max. Width Width Width Depth Land Use Min./Max. Min./Max. Min./Max. Multifamily Residential 24735'(1) 5118' 18'(2) 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 1-112 feet will not impair traffic safety. SDC Table 4.2-3 Curb Return Driveway Design Specifications 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 Curb Return Drivewa I Design Specifications Collector I Local Multifamily Residential DrivewayWidth 1 Radius of Curb 2 Driveway Throat Depth Minimum (3) Land Use Min. Max. Min. Max. Multifamily Residential 24 feet 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 Arterial Collector I Local Multifamily Residential 200 feet 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, whether public 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. The Satre Group- 375 West 4° Avenue, Suite 201, Eugene, OR 97401 - (541) 686-4540 - u .satreamuy orun Deadmond Ferry Project LLC Page 11 of 15 287 Deadmand Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition August 9, 2021 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 2% 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 2-1l2 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 T e of lntemection Measurement Alona Each Property Line Any Street An Alle 20 feet _ _ 15 feel Any Driveway10 feet 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. 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. The Satre Group - 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • v .satreoroup. com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 12 of 15 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 Willamalone 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. 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. The Satre Group - 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 • (541) 68e-4540 - wwru.satrenroup.cour Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition August 9, 2021 Page 13 of 15 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 Response: 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 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 The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • www salrseroupoom Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 14 of 15 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 short term spaces provided in outdoor bike parking area 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. F. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. 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 The Satre Group • 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 - www satreorouo.wm Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Tentative Partition Page 15 of 15 neighborhood commercial districts are nearby the development site and are both accessible via the existing developed street and sidewalk network. G. Development of any remainder of the property under the same ownership can be accomplished as specified in this Code. Response: The property owner/ applicant does not own any adjacent land and the entire area of the subject property will be development. Therefore, there is no reminder portion, and this criterion does not apply. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. Response: All adjacent land is developed. Therefore, this criterion does not apply. 1. Where the Partition of property that is outside of the city limits but within the City's urbanizable area and no concurrent annexation application is submitted, the standards specified below shall also apply. Response: The proposed development is within the city limits. Therefore, this criterion does not apply. J. Where the Subdivision of manufactured dwelling park or mobile home park is proposed, the following approval criteria apply: Response: The proposal does not include the subdivision of a manufactured dwelling park or mobile home park. Therefore, this criterion 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 rick()satreoroup.com. Sincerely, R.LC�d,M. Satre, Richard M. Satre, ACP, ASLA, CSI, Principal / Partner The Satre Group The Satre Group • 375 West 4' Avenue, Suite 201, Eugene, OR 97401 - (541) 686-4540 • www.satreorouo.com °E4A�R�eHi. Federal Emergency Management Agency x z Washington, D.C. 20472 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 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. 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 NEW Coordinator Community Map Repository Region 9CEPA/a�Eti � T Federal Emergency Management Agency �iEta ND SEeJ� Washington, D.C. 20472 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 (FFMA) 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 comment 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 construed 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 SIT As 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 (STIP). The PRP is available for 1- to 4-family residential structures located outside the SFHA with little or no loss history. The PRP is available for townhouse/rowhouse-type structures, but is not available for other types of condominium units. The SFIP 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" riles 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. Hit State, county, or communityhas adopted more restrictive and comprehensive floodplain management criteria, these criteria take precedence aver the minimum Federal criteria. In accordance with regulations adoptedby the community when it made application tojoin the NFIP, letters issued to amend an NAP map most be attached to the community's official record copy of the map. That reap 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 clay after the effective date of the revised map. § E 2! @ � )\\)\ ) » § 0 6 \ \ 0, c2�/= /±dy2. M 2 :§!/0 \ o & 4) tf @ a(n p m ° ( Q. % 0 � LL co cu 0 0 \ E J \ / _ _ § 2 \ _ [ k\ /( / \ cu \fa {\ \� �= {/ i 0 _ \} [ £ \\ �0 \\ \ `G ee E5 o /\ \E LL . . . $ Page 1 of 2 aanuary .7, tori 1'ase no.: L'1-n.i 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 COMMUNITY LANE COUNTY, OREGON (Unincorporated Areas) TY ND.: 415591 AFFECTED NUMBER: 41039CII34F MAP PANEL GATE: 6/2/1999 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 exceeded in any given year (base flood). ADDITIONAL CONSIDERATIONS (Please refer to the appropriate section on Attachment 1 for the additional considerations listed below.) STATE LOCAL CONSIDERATIONS Is document provides me Federal Emergency Management Agencys determination regar Ing a request or a Lener at ap Amendment Tor Me 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 PER 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, VA22304-6426. Luis V. Rodriguez, P.E., Director Engineering and Modeling Division Federal Insurance and Mitigation Administration OUTCOME 1% ANNUAL LOWEST LOWEST CHANCE ADJACENT LOT LOT BLOCK/SUBDIVISION STREET HAT IS REMOVED FROM THE SFHA FLOOD FLOOD GRADE ELEVATION SECTION ZONE ELEVATION ELEVATION (NGVD 29) (NGVD 29) (NGVD 29) — — -- 287 Deadmond Ferry Properly X — — 434.3 feet Road (shaded) R .eda1 Fl nntl H.>ard Area /SFHA) - The SFHA is an area that would be inundated by the flood having a 1 -percent chance of being equaled of exceeded in any given year (base flood). ADDITIONAL CONSIDERATIONS (Please refer to the appropriate section on Attachment 1 for the additional considerations listed below.) STATE LOCAL CONSIDERATIONS Is document provides me Federal Emergency Management Agencys determination regar Ing a request or a Lener at ap Amendment Tor Me 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 PER 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, VA22304-6426. Luis V. Rodriguez, P.E., Director Engineering and Modeling Division Federal Insurance and Mitigation Administration Page 2 Of 2 January "I ,zuzr I es.. IYV.1<YIV'VJJVX LVll 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, VA 22304-6426. ?" J Luis V. Rodriguez, P.E., Director Engineering and Modeling Division Federal Insurance and Mitigation Administration « ) @/IT - 2 p \/\�»�r_T !n_mNDFERRY _JE LLC, ` N S / } § % All )]!] •, ! , / ;/S i« lanmND FERRY _,ECT LLC bys \$ TENTATIVE PARTITION qr§4 !&$ ] / \\ ON