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
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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.
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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)
—
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287 Deadmond Ferry
Properly
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—
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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
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