HomeMy WebLinkAboutPacket, Pre PLANNER 11/4/2021Pre -Submittal Meeting
Development and Public Works Department
Reem 61
PRE -SUBMITTAL MEETING DATE:
Friday, November 12, 2021
10:00 a.m. - 11:00 a.m.
DPW Conferenee Room 616
Pre -Submittal (Subdivision Tentative) #811 -21 -000285 -PRE 811-21-000070-PROJ Liana Leung
Assessor's Map: 17-02-35-00 TL: 2700
Address: 7399 Thurston Rd.
Existing Use: vacant and residential
Applicant has submitted plans for 10 -lot residential subdivision
Planner: Melissa Carino
Meeting: Friday, November 12, 2021 10:00 — 11:00 via MS Teams
VICINITY MAP
811 -21 -000285 -PRE Pre -Submittal Meeting
17-02-35-00 TL 2700
7399 Thurston Road
Liana Leung
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision
6
Application
Partition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal:
Partition Tentative Submittal: Subdivision Tentative Submittal: ❑
Required Project Informationerr
Applicant Name: Liana Leung Phone:
Company: Fax:
Address: PO Box 2231, Eugene, OR 97402
Applicant's Rep.: Katie Keidel, Associate Planner
Phone:541-302-9830
Company: Metro Planning, Inc.
Fax:
Address' 846 A St.,Spfld, OR 97477
Pro erty Owner: Same as Applicant
Phone:
Company:
Fax:
Address:
ASSESSOR'S MAP NO:17-02-35-00
ITAX LOT NOS : 02700
Property Address: 7399 Thurston Rd.
Size of Property: 2.03 Acres x square Feet
Proposed Name of Subdivision: Thurston Estates
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: 10 -Lot Single -Family Residential Subdivision
Existing Use: Private Residence - 1 Single -Family Home
# of Lots Parcels: 10
Total acreage of parcels/
allowable densit 2-03
Proposed #
Dwell Units 10
Si natures: Please si nand rint our name and date in thea propriate box on the next a e.
14
n 1 "
Associated Applications: \ .;,�� ..q-�1nA °"` Signs:
Pre -Sub Case No.:
Date: t1 3�Z�Z� Reviewed by:
Case No.:
Date: Reviewed by:
Application Fee: I
Technical Fee:
Postage Fee:
TOTAL FEES: $ PROJECT NUMBER:
Revised 1/7/14 kl 1 of 10
846 A STREET
SPRINGFIELD, OREGON 974T1
15411302-9830
w AETROPLANNING.CDM
TENTATIVE SUBDIVISION APPLICATION
FOR THURSTON ESTATES
Document Date:
Applicant's Request:
Property Owner/ Applicant:
Applicants Representative/
Planner/Project Coordinator:
November 3, 2021
Approval of Tentative Subdivision Plan to
create 10 Lot Subdivision
Liana Leung
PO Bax 2231
Eugene, OR 97401
Metro Planning, Inc.
Katie Keidel, Associate Planner
846 A Street
Springfield, OR 97477
(541)302-9830
Surveyor: EGR & Associates, Inc.
c/o Ryan Erickson, PLS
2535 B Prairie Road
Eugene, OR 97402
(541)688-8322
Civil Engineer: A & 0 Engineering
c/o Kyle Morris, PE
380 Q Street, Suite 200
Springfield, OR 97477
(541)302-9830
Subject Property: Assessor's Map & Tax Lot 17-02-35-00-
02700
Site Address/ Location: 7399 Thurston Rd.
Springfield, OR 97478-7202
Total Property Size: 2.03+/- acres (88,426 sq ft)
Zoning/Metro Plan: Low Density Residential (LDR)/ Low
Density (L)
Number of Lots Proposed: 10 Residential Lots
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Backaround
The applicant is proposing a Tentative Subdivision of Map & Tax Lot 17-02-35-00-02700 (the Subject Property) into ten
(10) single-family residential dwellings. The Subject Property is approximately 2.03 acres, south of Thurston Road, and is
zoned as Low Density Residential (LDR), which allows for 6 to 14 single-family dwellings per net acre.
There is one existing single-family residential dwelling, a garage, and some small sheds on proposed Lot 1; the existing
dwelling and one shed are proposed to remain and other structures, as indicated on the Tentative Subdivision Plans, will
be removed.
This written statement intends to clearly demonstrate how the proposed Tentative Subdivision Plan will conform to all
standards, regulations, and conditions of Land Divisions under SDC 5.12-115 Tentative Plan - General; SDC 5.12-120
Tentative Plan Submittal Requirements; and SDC 5.12-125 Tentative Plan Criteria. The Springfield Development Code
(SDC) text sections are indicated by blue text, bold and/or italic typeface; Applicant's responses are indicated by black
text and plain typeface.
Land Divisions: TentativePlan— General
SDC 5.12.115 Tentative Plan—General
Any residential land division shall conform to the following standards:
A. The lot/parcel dimensions shall conform to the minimum standards of this Code. When lots/parcels are more than
double the minimum area permitted by the zoning district the Director shall require that these lots/parcels be
arranged:
1. To allow re -division; and
2. To allowfor the extension of streets to serve future lots/parcels.
3. Placement of structures on the larger lots/parcels shall be subject to approval by the Director upon a
determination that the potential maximum density of the larger lot/parcel is not impaired. In order to make
this determination, the Director may require a Future Development Plan as specked in Section S. 12-120E.
Response
The Subject Property is zoned LDR. Lots 2-10 (nine of the ten proposed subdivision lots) on the Tentative Subdivision
Plan for the Subject Property are located on proposed 74th St, a North/South Street. As per SDC 3.2-215, development
requirements for LDR, Standard Lots/ Parcels on North/South Streets must be at least a minimum area of 5,000 sf and at
least a minimum street frontage of 60 ft, and may not exceed double the minimum area permitted.
Lots 2-10 on the attached Tentative Subdivision Plan meet SDC 3.2-215 development requirements for area and street
frontage on North/South Streets, and do not exceed double the minimum area permitted. Specifications for proposed
Lots 2-10 are detailed on Appendix A, Tables 1 & 2 of this written statement.
Lot 1 on the attached Tentative Subdivision Plan is located on Thurston Road, an East/West Street. As per SDC 3.2-215,
development requirements for LDR, Standard Lots/Parcels on East West Streets must be at least a minimum area of
4,500 sf and at least a minimum street frontage of 45 ft and may not exceed double the minimum area permitted.
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Lot 1 on the attached Tentative Subdivision Plan is proposed at 15,694 sf, exceeding the 9,000 sf double minimum
lot/parcel size standard. As required by SDC 5.12-120E, a Future Development Plan has been designed for proposed Lot
1, and detailed on the Tentative Subdivision Plan.
The Future Development Plan proposes to partition Lot 1 into two lots — Lot la will be 8,866 sf; Lot lb will be 6,862 sf.
Future Development of Lot 1 will meet SDC 3.2-215 minimum development standards.
B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to residential development from
collector and arterial streets or to overcome specific topographic situations.
Response: No double frontage lots are proposed.
C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2-215 and 4.2.120A. In the case of
multiple panhandles in Subdivisions, construction of necessary utilities to serve all approved panhandle lots/parcels
shall occur prior to recording the Plat.
Response: There are no Panhandle Lots proposed in this Tentative Subdivision Plan.
D. Block length for local streets is as specified in Section 4.2-115.
Response: This criteria no longer exists.
Tentative Plan Submittal Requirements
SDC 5.12-120 Tentative Plan Submittal Requirements
A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of this Code are
being fulfilled.
A. General Requirements.
1. The Tentative Plan, including any required Future Development Plan, shall be prepared by an Oregon
Licensed Land Surveyor on standard sheets of 38"x24. The services of an Oregon registered Engineer may
also be required by the City in order to resolve utility issues (especially stormwater management, street design
and transportation issues), and site constraint and/or water quality issues.
Response: The Tentative Subdivision Plan, and Future Development Plan has been prepared by Ryan Erickson, PLS of
EGR & Associates, Inc., an Oregon licensed land surveyor, and is included with this submittal on standard sheets of 18" x
24". Kyle Morris, of A&O Engineering, an Oregon registered Engineer has designed the stormwater management, the
street design, and all other utility planning issues, and submitted with this plan all necessary documentation required.
See attached engineering Sheets C 1.0-4.0 from A&O Engineering, and existing and proposed Tentative Subdivision Plans
from Ryan Erickson, PLS of EGR & Associates.
2. The scale of the Tentative Plan shall be appropriate to the area involved and the amount of detail and data,
normally l^=50;1"=100; or 1^=200'.
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Response: A scale of V-30' is included on the site plans.
3. A north arrow and the date the Tentative Plan was prepared.
Response: A north arrow and date are included on the attached Tentative Subdivision Plans submitted with this
application.
4. The name and address of the owner, applicant if different and the Land Surveyorand/or Engineer who
prepared the Subdivision Tentative plan.
Response: Owner/Applicant is Liana Leung, of Eugene, OR. Surveyor and engineer who prepared the Tentative
Subdivision Plans are, respectively, Ryan Erickson, SLP from EGR & Associates, and Kyle Morris of A&O Engineering.
5. A drawing of the boundaries of the entire area owned by the partitioner or subdivider of which the
proposed land division is a part.
Response: On the Tentative Subdivision Plans, a thicker, black line is drawn around the subject property to easily show
the boundaries of the Subject Property.
6. City boundaries, the Urban Growth Boundary (UGB) and any special service district boundaries or railroad
right-of-way, which cross or abut the proposed land division.
Response: There are no special service district boundaries, city boundaries, or railroad rights-of-way that cross or abut
the proposed subdivision.
7. Applicable zoning districts and the Metro Plan designation of the proposed land division and of properties
within 100 feet of the boundary of the subject property.
Response: The Subject Property is zoned Low Density Residential (LDR) and designated Low Density (L) in the Metro
Plan. All adjacent properties to the north, south, and east are also zoned Low Density Residential.
8. The dimensions (in feet) and size (either in square feet or acres) of each lot/parcel and the approximate
dimensions of each building site, where applicable, and the top and toe of cut and fill slopes to scale.
Response: Lot sizes and dimensions for proposed Subdivision Lots 1-10 are indicated on the attached Tentative
Subdivision Plans, as well as included in Appendix A, on Tables 1 & 2 of this written statement.
9. The location, outline to scale and present use of all existing structures to remain on the property after
platting and their required setbacks from the proposed new property lines.
Response: The existing single-family residential dwelling and shed to remain on the property, including their setbacks,
are shown on the attached Tentative Subdivision Plans.
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10. The location and size of existing and proposed utilities and necessary easements and dedications on and
adjacent to the site, including but not limited to sanitary sewer mains, stormwater management systems,
water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points.
Response: All utilities are proposed to be underground. Utility dropdown to come from existing overhead electric and
utilities in Thurston Road. Existing overhead electric utilities in Thurston Road ROW proposed to remain overhead.
Water, natural gas, communications, and power to be joint trenched within PUE. Final utility design to be completed
during PIP process by franchise utility providers. Current utility routings shown are preliminary. See attached Tentative
Subdivision Plans Sheets for visual indication of existing and proposed locations
11. The locations widths and purpose of all existing or proposed easements on and abutting the proposed land
division; the location of any existing or proposed reserve strips.
Response: A proposed 8' PUE is adjacent to the proposed ROW and indicated on the attached Tentative Subdivision
Plans.
12. The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or
limitations of the reservations clearly indicated.
Response: Streets to be dedicated to the public are shown on the attached Tentative Subdivision Plans.
B. A Site Assessment of the Entire Development Area.
The Site Assessment shall be prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to
scale with existing contours at 1 foot intervals and percent of slope that precisely maps and delineates the
areas described below. Proposed mod cations to physical features shall be clearly indicated. The Director
may waive portions of this requirement if there is o finding that the proposed development will not have an
adverse impact on physical features or water quality, either on the site or adjacent to the site. Information
required for adjacent properties may be generalized to show the connections to physical features. A Site
Assessment shall contain the following information.
Response: The attached Tentative Subdivision Plans includes all the General Requirements, Site Assessment items, and
Stormwater items. The plan was prepared and signed by Ryan Erickson, PLS, an Oregon licensed land surveyor, and Kyle
Morris, of A&O Engineering, an Oregon registered Engineer
1. The name, location, dimensions, direction of flow and top of bank of all watercourses that are shown on the
water Quality Limited Watercourses (WLQW) Map an file in the Development Services Department
Response: There are no watercourses shown on the Water Quality Limited Watercourses Map that encumber the
subject property.
2. The 100 -year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood
Insurance Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision;
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Response: According to FEMA Flood Insurance Rate Map Number 41039C1162F, the subject site is located in Zone X, an
area determined to be outside of the 500 -year floodplain.
3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the Wellhead Protection Areas
Map on file in the Development Service Department
Response: According to the Wellhead Protection Map, the subject property falls under the 20-99 year combined Time of
Travel Zone for wellhead protection.
4. Physical features including, but not limited to significant clusters of trees and shrubs, watercourses shown
on the (WLQW) Map and their riparian areas, wetlands, and rock outcroppings;
Response: There are no watercourses, riparian areas, wetlands, or rock outcroppings located within the boundaries of
the subject property. Types and diameters of trees on the site are shown on the existing and proposed condition plan.
S. Soil types and water table information as mapped and specified in the Soils Survey of Lane County; and
Response: The Natural Resource conservation Service (MRCS) Web Soil Survey indicates that the soil type covering the
Subject Property consists of one -hundred percent (5000 Chapman -Urban land complex; Hydrologic Soil Group B. The
depth to water table is more than 80 inches. On 7/15/21, infiltration testing was performed by Branch Engineering, and
determined the water to soil infiltration rate to be 16.5in/hr.
See the Branch Engineering Infiltration Test Reports, included in the attached A&O Engineering Stormwater Report.
See attached Tentative Subdivision Plan Sheet C-1.0 Grading and Storm Drainage Plan, Notes 4 & 8.
6. Natural resource protection areas as specified in Section 4.3-117.
Response: There are no natural resource protection areas present on the subject property.
C. A Stormwater Management Plan drawn to scale with existing contours at 1 -foot intervals and percent of slope that
precisely maps and addresses the information described below. In areas where the percent of slope is 10 percent or
more, contours maybe shown at 5 foot intervals. This plan shall show the stormwater management system for the
entire development area. Unless exempt by the Public Works Director, the City shall require that an Oregon licensed
Civil Engineer prepare the plan. Where plants are proposed as part of the stormwater management system, an
Oregon Licensed Landscape Architect may also be required. The plan shall include the following components:
1. Roof drainage patterns and discharge locations;
2. Pervious and impervious area drainage patterns;
3. The size and location of stormwater management systems components, including but not limited to: drain
lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural
dralnageways to be retained;
4. Existing and proposed site elevations, grades and contours; and
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S. Astormwater management system plan with supporting calculations and documentation as required in
Section 4.3-110 shall be submitted supporting the proposed system. The plan, calculations and
documentation shall be consistent with the Engineering Designs Standards and Procedures Manual to allow
staff to determine if the proposed stormwater management system will accomplish its purposes.
Response: It is proposed to route all stormwater runoff from new impervious right-of-way onsite and future private
driveways on new lots into proposed Water Quality Detention Pond. Soakage trenches are proposed to accept and
infiltrate stormwater runoff from new single-family roofs on Lots 2-10. Lot 1 - house is existing; no new drainage system
is proposed. A Stormwater Management Plan drawn to scale, details the proposed stormwater management system for
the entire proposed Tentative Subdivision Plan.
See attached A&O Engineering Tentative Subdivision Plans:
Sheet C-1.0 Grading & Storm Drainage Plan: Refer to Notes 6, 7, 8, 10, 11, 16, & Water Quality Detention Pond Detail
Sheet C-4.0 Civil Details: Water Quality Detention Pond Cross Section
Stormwater Report -Residential Subdivision: Stormwater Management plan (39 pages)
Appendix A - Table 3: Water Quality Detention Pond - Area and Street Frontage Dimensions
D. A Response to Transportation issues complying with the provisions of this Code.
1.The locations, condition, e.g, fully improved with curb, gutter and sidewalk ACmat
or gravel, widths and names of all existing streets, alleys, or other rights-of-way within or adjacent to the
proposed land division;
Response: The Tentative Subdivision Plan has frontage on Thurston Rd, with a paved width of 20 feet and a ROW of 41
feet.
2. The locations, widths and names of all proposed streets and other rights -off -way to include the approximate
radius of curves and grades. The relationship of all proposed streets to any projected streets as shown on the
Metro Plan, including the TransPlan, any approved Conceptual Development Plan and the latest version of the
Conceptual Local Street Map;
Response. The Tentative Subdivision Plan includes development of a new North/South Street - 74`" Street, and a new
East/West Street - F Street, both with a paved width of 20 feet and a ROW of 41 ft. The Thurston Road ROW east of 74"
Street can be improved when Lot 1 is further divided and developed as per the attached Future Development Plan for
Lot 1.
3. The locations and widths of all existing and proposed sidewalks, pedestrian trails and accessways, including
the location, size and type of plantings and street trees in any required planter strip,
Response: There are no existing sidewalks. Proposed sidewalks are indicated on the Tentative Subdivision Plans at 5 feet
in width. Street trees shall be planted no closer than 20 feet from street lights. Street trees shall be planted no closer
than 5 feet from driveway approaches. The locations, sizes, and types of plantings and trees are indicated and described
on the attached Tentative Subdivision Plans.
4. The location of existing and proposed tmffic control devices, fire hydrants, power
poles, transformers, neighborhood mailbox units and similar public facilities, where applicable;
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Response: Existing fire hydrant is located on the southwest corner of the new Thurston Road and 74`h Street
intersection. Additional proposed fire hydrant is located on the northeast corner of the new intersection of 74th Street
and F Street. Location of existing and proposed fire hydrants are indicated on Tentative Subdivision Plans.
Mailbox per location to be approved by Postmaster prior to placement.
No power poles are proposed as all utilities are proposed to be underground. Utility dropdown to come from existing
overhead electric and utilities in Thurston Road. Existing overhead electric utilities in Thurston Road ROW proposed to
remain overhead. Water, natural gas, communications, and power to be joint trenched within PUE. Final utility design to
be completed during PIP process by franchise utility providers. Current utility routings shown are preliminary. See
attached Tentative Subdivision Plans Sheets for visual indication of locations.
5. The location and dimensions of existing and proposed driveways, where applicable;
Response: Driveways to be constructed per City of Springfield Standard Drawing 3-21. Driveway locations shown on
Tentative Subdivision Plans are preliminary and will be finalized during PIP process.
6. The location of existing and proposed street lighting: including the type, height and area of illumination;
Response: Existing street lights are Cobra style Low Pressure Sodium lamps. Proposed street lights will be Autobahn
ATBO Series LED fixtures. Proposed lights will be on fiberglass poles with a 2S' mounting height. Photometric analysis
and final street light location will be completed during PIP permit process. Details for proposed location indicated on
Tentative Subdivision Plans, Sheet C-4.0.
7. The location of existing and proposed transit facilities
Response: Closest transit facility is located on the south side of Thurston Rd, east on 6811 St. Route 11—Thurston.
8. A ropy of a Right -of --way Approach Permit application where the property has frontage on an Oregon
Department of Transportation (ODOT) facility; and
Response: The subject site is not adjacent to an 0DOT facility.
9. ATraffic impact Study prepared by a Traffic Engineer, where necessary, as specified in Section 4.2-1OSA.4.
Response: Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 7`h Edition, well under the
1,000 trips per day threshold requiring a Traffic Impact Study (TIS).
E. A Future Development Plan. Where phasing and/or lots/parcels that are more than twice the minimum lot/parcel
size are proposed, the Tentative Plan shall include a Future Development Plan that:
1. Indicates the proposed redivision, including the boundaries, lot/parcel dimensions and sequencing of each
proposed redivision in any residential district and shall include a plot plan showing building footprints for
compliance with the minimum residential densities speclfred in Section 3.2-205;
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Z Addresses street connectivity between the various phases of the proposed development based upon
compliance with the Springfield Transportation System Plan (including the Conceptual Street Map), the
Regional Transportation Plan (RTP), applicable Refinement Plans, Plan Districts, Master Plans, or this Code;
3. Accommodates other required public improvements, including, but not limited to, sanitary sewer,
stormwater management water and electricity,•
4. Addresses physical features, including, but not limited to, significontclusters of trees and shrubs,
watercourses shown on the Water quality Limited Watercourse Map
and their associated riparian areas, wetlands, rock outcroppings and historic features; and
S. Discusses the timing and financial provisions relating to phasing.
Response: A Future Development Plan (FDP) is designed and included on Sheet 3 of 7 of the Tentative Subdivision Plans
- Proposed Plan. FDP proposes to divide Lot 1 into two lots - Lot la sized at 8,866 sf; Lot lb sized at 6,862 sf. At present,
there is no date planned for the development of the proposed FDP. See Appendix 8, Table 1 for FDP Lot Descriptions,
Area, and Street Frontage.
F. Additional information and/or applications required at the time of Tentative Plan application submittal shall
include the following items, where applicable:
1. A brief narrative explaining the purpose of the proposed land division and the existing use of the property;
Response: Existing use of Subject Property is a single-family dwelling on an approximate two -acre parcel. Property
owners are requesting with this application to subdivide the parcel into ten (10) single-family residential lots, according
to Springfield Development Code guidelines and requirements, while maintaining their existing residence on Lot 1. This
written statement serves as a narrative expounding on the purpose of the proposed subdivision of the Subject Property.
2. If the applicant is not the property owner, written permission from the property owner is required;
Response: The applicant, Liana Leung, is the property owner; the attached application form has been signed by Liana
Leung.
3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian connections, fire hydrants
and other transportation/fire access issues within 200 feet of the proposed land division and all existing
Partitions or Subdivisions immediately adjacent to the proposed land division;
Response: A vicinity map is shown on the attached Tentative Subdivision Plans.
4. How the Tentative Plan addresses the standards of any applicable overlay district;
Response: No overlay districts apply to the Subject Property.
S. How the Tentative Plan addresses Discretionary Use criteria, where applicable;
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Response: The entirety of the Subject Property is zoned Low -Density Residential (LDR). The proposed Tentative 10 -Lot
Subdivision residential development Plan within the LDR zone is a permitted use according to SDC 3.2-210. No
Discretionary Use Permit is required.
6. A Tree Felling Permit as specified in Section 5.19-100,•
Response: Tree felling permits will be obtained if necessary, prior to development.
7. AGeotechnical Reportfor slopes of 15 percent or greater and as specified in Section 3.3-500, and/or if the
required Site Assessment in Section 5.12-1208. indicates the proposed development area has unstable soils
and/or high water table as specified 1n the Soils Survey of Lane County;
Response: There are no slopes greater than 15% on this site and according to the Soils Survey of Lane County the soil is
composed Chapman -Urban land complex with a low water table; therefore no geotechnical report is necessary or
required.
& An Annexation application as specified in Section 5.7-100 where a development is proposed outside of the
city limits but within City's urban growth boundary and can be serviced by sanitary sewer;
Response: The Subject Property is located within the city limits; thus no annexation application is necessary.
9. A wetland delineation approved by the Department of State Lands shall be submitted concurrently where
there is a wetland on the property;
Response: There are no existing wetlands on the subject site; thus this requirement is not applicable.
10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted
concurrently;
Response: No Federal or State permits are required with this tentative subdivision application.
11. All public improvements proposed to be installed and to include the approximate time of installation and
method offrnanchi g,
Response: The applicant proposes to initiate construction of this subdivision no later than 2022, with private financing
resources.
12. Proposed deed restrictions and a draft of a Homeowner's Association Agreement where appropriate;
Response: No deed restrictions or Homeowner's Association are proposed at this juncture; thus this requirement is not
applicable.
13. Cluster Subdivisions shall also address the design standards specified in Section 3.2-230,•
Response: This application is for a 10 -Lot Subdivision and not a Cluster Subdivision.
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14. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed, the Director
may waive certain submittal requirements specified in Subsections A. through M. However, the Tentative Plan
shall address the applicable standards listed under the park Subdivision approval criteria specified in Section
5.12-125.(6286,6211)
Response: This application is not for the, subdivision of a manufactured dwelling park.
Tentative Plan Criteria
SDC 5.12-125 Tentative Plan Criteria
A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions.
Response:
The Applicant's request to subdivide the Subject Property's approximately 2.03 acres into a ten (10) lot subdivision with
detached single-family residential dwellings conforms with all provisions and mandatory minimum development
standards for City of Springfield, LDR zones, as specified in SDC 3.2-215.
Proposed development of Lots 2-9 meet the minimum development standards for Standard Lots/Parcels on
North/South Streets as specified in SCD 3.2-215. Minimum required area is 5,000 sf, and minimum required
street frontage is 60 ft. Lots 2-9 do not exceed double the minimum area and street frontage. For exact area and
street frontage for each proposed lot see Appendix A — Tables 1 & 2.
• Proposed development of Lot 1 exceeds twice the minimum area and street frontage for Standard Lots/Parcels
on East/West streets as specified in SDC 3.2-215. Minimum area required is 4,500 sf, and minimum street
frontage is 45 ft. Lot 1 exceeds 9,000 sf and is therefore required to be arranged according to the specifications
in SDC 5.12-115. For exact area and street frontage for Lot 1 see Appendix A — Tables 1 & 2.
• A Future Development Plan has been designed for Lot 1 according to specifications in SDC 5.12-120E. See
Appendix B—Table 1.
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 zoned Low Density Residential for the City of Springfield, which is consistent with the
Low Density Residential Metro Plan diagram.
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
Metro Planning, Inc. October 2021 a 111
this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity
Issues.
Response: Preliminary engineering plans are attached to this Tentative Subdivision Application, and address the
extension of public and private facilities, and related capacity. Public improvement drawings will be submitted to the City
after Tentative Subdivision Plan Approval.
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: All of the existing public and private facilities meet the design and construction standards of the SDC.
Proposed public facilities will meet the design and construction standards of the SDC and Springfield Tentative
Subdivision Plans. In addition, the future private utilities will be constructed according to all applicable SDC and other
regulations. See attached engineering plans for details.
E. Physical features, including, but not limited to; steep slopes with unstable soil or geologic canditions, 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: The subject property is relatively flat with no unstable soil. This development site is
located outside of the 100 -year floodplain. There are no significant clusters of trees, watercourses, riparian areas,
wetlands, rock outcroppings, or other historically/ archaeological significant features within the boundaries of the
proposed partition. See attached Tentative Subdivision Plans - Existing Conditions.
F. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle and pedestdan
safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas,
transit stops, neighborhood activity renters, 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: Driveways will be constructed per City of Springfield Standard Drawing 3-21. Proposed driveways on
Tentative Subdivision Plans are preliminary and will be finalized during PIP process. "No parking' signs will be placed on
both sides of the interior streets to minimize congestion, facilitate vehicular traffic, bicycle, and pedestrian safety. See
attached Tentative Subdivision Plans.
G. Development of any remainder of the property under the some ownership can be accomplished as specified in this
Code.
Response: The Subject Property is owned by Liana Leung, and all development of the Subject Property is proposed in this
Tentative Subdivision Application. Proposed Lot 1 is the only remaining piece of the Subject Property that can be further
developed. The future development of proposed Lot 1 is pre -designed in the Future Development Plan and included as
part of this Tentative Subdivision Plan, as specified in this Code.
Metro Planning, Inc. October 2021 Page 112
H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code.
Response: 7411 Street and F Street are stubbed to provide connectivity and utilities to the south and the east,
respectively, for possible future development of the adjacent properties.
I. 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.
1. The minimum area for the partitioning of land in the OF --10 Overlay District shall be 10 acres.
2. EXCEPTIONS.
a. Any proposed new parcel between 5 and 10 acres shall require a Future Development Plan as
specified in Section 5.12.120E. for ultimate development with urban densities as required in this Code.
b. In addition to the standards of Subsection 2.0., above, any proposed new parcel that is less than 5
acres shall meet 1 of the following standards:
I. The property to be partitioned shall be owned or operated by a governmental agency or
public utility; or
A. A majority of parcels located within 100 feet of the property to be partitioned shall be
smaller than 5 acres.
in. No more than 3 parcels shall be created from 1 tract of land while the
property remains within the OF -10 Overlay District. EXCEPTION: Land within
the UF-100verlay District may be partitioned more than once as long as no proposed parcel is
less than 5 acres in size.
Response: The subject property is located within the city limits. This approval criterion is not applicable to this Tentative
Subdivision Application.
J. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed, the folio wing approval
criteda apply:
1. The park was approved before July 2, 2001 and is in compliance with the standards in Section 3.2.235 or
Other land use regulations in effect at the time the site was approved as a manufactured dwelling park or
mobile home park; or the park is an approved non -conforming use. In the latter case, a park is in compliance if
the City has not issued o notice of noncompliance on or before July 2, 2001.
2. The number of lots proposed shall be the same or less than the number of mobile home spaces previously
approved or legally existing in the park.
3. The external boundary or setbacks of the park shall not be changed
4. The use of lots, as shown on the Tentative Plan, shall be limited to the installation of manufactured
dwellings; i.e., stick -built' houses are prohibited.
5. Any other area in the Subdivision other than the proposed lots shall be used as common property, unless
park streets have previously been dedicated to the City or there are public utilities in the park. All common
property shall be addressed in a Homeowner's Association Agreement.
Metro Planning, Inc. October 2021 P a g p 113
a. Areas that are used for vehicle circulation (streets), driveways that serve more than 2lots/parcels or
common parking areas, shall be shown in a Tract or easement on the Tentative Pian.
b. All other services and utilities that serve more than 1 lot shall be in a Tract or easement. Where a
service or utility serves only 1 lot, but crosses another, that service or utility shall also be in an
easement shown on the Tentative Plan.
c. Existing buildings in the park used for recreational, meetings or other purposes for the park
residents shall be in a Tract shown on the Tentative Plan.
6. Any public utilities shall be within a public utility easement.
7. If public utilities or services are required to serve the Subdivision, the park owner shall sign and execute a
waiver of the right to remonstrate against the formation of a local improvement district to provide the public
utilities or services.
Response: This application is for a Tentative Subdivision but is not a subdivision of a manufactured dwelling park/mobile
home park. This criterion is not applicable.
In conclusion, this Tentative Subdivision Application strives to exceedingly meet required SDC Tentative Subdivision Plan
conditions, standards, and criteria for approval. The applicant respectfully requests that the Springfield City Planning
Manager approve this application for the proposed Thurston Estates 10 -Lot Subdivision. Thank you for your time and
consideration of this Tentative Subdivision Application.
Please do not hesitate to contact me if there are any questions or concerns regarding this application.
Sincerely,
Katie Keidel, Associate Planner
kkei del Cometrool an ni ne. co m
(541)302-9830
Metro Planning, Inc. October 2021 P a g e 114
APPENDIX A
Table 1. Thurston Estates Tentative Subdivision LOT Descriptions and Areas
Table 2. Thurston Estates Tentative Subdivision LOT Descriptions and Street Frontages
Zoning/
Orientation
Duplex
Panhandle
Min. Required
Lot Area (sq. ft.)
Metro Plan
Lot
Lot
Lot Area (sq.
Frontage
Designation
ft.)
(ft)
LOT
LOW
Thurston Rd:
1
DENSITY
East/West
No
No
4,500
15,361
LOT
LOW
2
DENSITY
North/South
No
No
5,000
6,279
LOT
LOW
3
DENSITY
North/South
No
No
5,000
5,040
LOT
LOW
4
DENSITY
North/South
No
No
5,000
5,100
LOT
LOW
5
DENSITY
North/South
No
No
5,000
5,121
LOT
LOW
6
DENSITY
North/South
No
No
5,000
5,006
LOT
LOW
7
DENSITY
North/South
No
No
5,000
5,007
LOT
LOW
8
DENSITY
North/South
No
No
5,000
5,007
LOT
LOW
9
DENSITY
North/South
No
No
5,000
5,007
LOT
LOW
10 1
DENSITY
North/South
No
No
5,000
5,006
Table 2. Thurston Estates Tentative Subdivision LOT Descriptions and Street Frontages
Metro Planning, Inc. October 2021 Page 115
Zoning/
Orientation
Duplex
Panhandle
Min. Required Lot
Lot Street
Metro Plan
Lot
Lot
Street Frontage (ft)
Frontage
Designation
(ft)
LOT
LOW
Thurston Rd:
1
DENSITY
East/West
No
No
45
143.90
LOT
LOW
2
DENSITY
North/South
No
No
60
78.74
LOT
LOW
3
DENSITY
North/South
No
No
60
70.60
LOT
LOW
4
DENSITY
North/South
No
No
60
68.21
LOT
LOW
5
DENSITY
North/South
No
No
60
68.50
LOT
LOW
6
DENSITY
North/South
No
No
60
70.00
LOT
LOW
7
DENSITY
North/South
No
No
60
70.00
LOT
LOW
8
DENSITY
North/South
No
No
60
70.00
LOT
LOW
9
DENSITY
North/South
No
No
60
70.00
LOT
LOW
10
DENSITY
North/South
No
No
60
70.00
Metro Planning, Inc. October 2021 Page 115
Table 3. Tract A—Thurston Estates Water Quality Detention Pond Details
Area (sq ft) Street Frontage (ftJ
2765 1 128.21
APPENDIX B
Table 1. Thurston Estates Tentative Subdivision - Future Development Plan for Lot 1
Metro Planning, Inc. October 2021 P a g e 1 16
Zoning/
Orientation
Duplex
Panhandle
Min.
Lot
Min,
Lot Street
Metro Plan
Lot
Lot
Required
Area
Street
Frontage
Designation
Lot Area
(sq ft)
Frontage
(feet)
(sq ft)
Required
feet
Lot
1a
Low Density
EasV West
No
No
4,500
8,866
45
83.65
Lot
ib
Low Density
East/ West
No
No
4,500
6,862
45
60.26
Metro Planning, Inc. October 2021 P a g e 1 16