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HomeMy WebLinkAboutApplication APPLICANT 11/3/2021City 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 Owner Signatures This application form is used for both the required pre -submittal meeting and subsequent complete application submittal. Owner signatures are required at both stages in the application process. An application without the Owner's original signature will not be accepted. Owner: The undersigned acknowledges that the information in this application is correct and accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the owner, the owner hereby grants permission for th, - plicant to act in his/her behalf. I/we do hereby acknowledge that I/we are legal" ponsible for all statutory timelines, information, requests and requirem, conveyed to my representative. Date: Signature Liana Leung Print I represent this application to be complete for submittal to the City. Consistent with the completeness check performed on this application at the Pre -Submittal Meeting, I affirm the information identified by the City as necessary for processing the application is provided herein or the information will not be provided if not otherwise contained within the submittal, and the City may begin processing the application with the information as submitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a complete application. Date: Signature Liana Leung Revised 1/7/14 kl 2 of 10 Land Division Tentative Submittal Requirements Checklist NOTE: • ALL of the following items MUST be submitted for BOTH Pre -Submittal and Submittal. • If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. ❑x Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development & Public Works Department. Any applicable application, technology, and postage fees are collected at the pre -submittal and submittal stages. Land Division Tentative Application Form �✓ Narrative explaining the purpose of the proposed development, the existing use of the property, and any additional information that may have a bearing in determining the action to be taken. Density - list the size of property (acres), maximum allowable density and the density proposed. w ❑x ✓ /coopy of the Deed ® n/Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. ❑x ✓Copy of the Land Division Plan Reduced to 81/2"x 11 which will be mailed as part of the required neighboring property notification packet. ❑ A/iRight-of-Way Approach Permit Application provided where the property has frontage Tory an Oregon Department of Transportation (ODOT) facility. ® •//Three (3) Copies of the Stormwater Management System Study with Completed Stormwater Scoping Sheet Attached - The plan, supporting calculations, and documentation must be consistent with the Engineering Design Standards and Procedures Manual. LIAThree (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in accordance with SDC 4.2-105 A.4. Traffic Impact Studies (TIS) allow the City to analyze and evaluate the traffic impacts and mitigation of a development on the City's transportation system. In general, a TIS must explain how the traffic from a given development affects the transportation system in terms of safety, traffic operations, access and mobility, and immediate and adjoining street systems. A TIS must also address, if needed, City, metro plan and state land use and transportation policies and oo�,ectives. ®' Four (4) Copies of the Following Plan Sets for Pre -Submittal OR Three (3) Copies of the Following Plan Sets: ❑x All of the following plans must include the scale appropriate to the area involved and sufficient to show detail of the plan and related data, north arrow, and date of preparation. ® All plan sets must be folded to Byz" by 11" and bound by rubber bands. a. Site Assessment of Existing Conditions ❑X Prepared by an Oregon licensed Landscape Architect or Engineer Revised 1/7/14 kl 4 of 10 ® Vicinity Map ® The name, location, and dimensions of all existing site features including buildings, curb cuts, trees, and impervious surface areas, clearly indicating what is remaining and what is being removed. For existing structures to remain, also indicate present use and required setbacks from proposed property lines. ® The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development & Public Works Department ❑x The 100 -year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision ® The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development & Public Works Department x❑ Physical features including, but not limited to trees 5" in diameter or greater when measured 4 1/2 feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings ® Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report prepared by an Engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table b. Land Division Tentative Plan ® Prepared by an Oregon licensed Land Surveyor x❑ City boundaries, the Urban Growth Boundary, and any special service district boundaries or railroad right-of-way which cross or abut the proposed land division X❑ Location and width of all existing and proposed easements on and abutting the proposed land division ❑x Boundaries of entire area owned by the property owner, of which the proposed land division is a part, as well as dimensions and size of each parcel and the approximate dimensions of each building site indicating the top and toe of cut and fill slopes to scale ® Location and type of existing and proposed street lighting, including type, height, and area of illumination © Location, widths, conditions, and names of all existing and proposed streets, alleys, dedications or other right-of-ways within or adjacent to the proposed land division. Proposed streets should also include approximate radius of curves and grades and relationship to any projected streets as shown on the Metro Plan, TransPlan, Conceptual Development Plan, or Conceptual Local Street Map. ❑x Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities ® Location and dimensions of existing and proposed driveways ® Location of existing and proposed transit facilities ❑x Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways and bike trails ® Location, size and type of plantings and street trees in any required planter strip Revised 1/7/14 kl 5 of 10 ❑X Location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points ❑X The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated ❑X Future Development Plan where phasing or large lots/parcels are proposed as specified in SDC 5.12-120 E. c. Stormwater Management Plan X❑ Prepared by an Oregon licensed Civil Engineer x❑ Planting plan prepared by an Oregon licensed Landscape Architect where plants are proposed as part of the stormwater management system ® Roof drainage patterns and discharge locations ® Pervious and impervious area drainage patterns © The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained ❑x Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for land with a slope over 10 percent, the contour lines may be at 5 foot intervals) ® Amount of proposed cut and fill ❑ Additional Materials That May be Required IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE -DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: ❑ Proposed deed restrictions and a draft of any Homeowner's Association Agreement ❑ Additional plans and documentation for submittal of a Cluster Subdivision proposal as specified in SDC 3.2-230 ❑ Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW ❑X A Geotechnical Report prepared by an engineer must be submitted concurrently if there are unstable soils and/or a high water table present ❑ Where the development area is within an overlay district, address the additional standards of the overlay district ❑ If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 ❑ A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property ❑ Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for review ❑ Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development Revised 1/7/19 kl 6 of 10 ❑ Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 ❑ An Annexation application, as specified in SDC 5.7-100, where a development is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer ❑ All public improvements proposed to be installed and to include the approximate time of installation and method of financing Revised 1/7/14 W 7 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 Metro Planning, Inc. October 2021 P a g e 11 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. Metro Planning, Inc. October 2021 P a g e J 2 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'. Metro Planning, Inc. October 2021 P a g e 13 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. Metro Planning, Inc. October 2021 Page 14 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; Metro Planning, Inc. October 2021 P a g e 15 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 Metro Planning, Inc. October 2021 Page 16 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; Metro Planning, Inc. October 2021 P a y. e 17 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; Metro Planning, Inc. October 2021 P a g e 18 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; Metro Planning, Inc. October 2021 P a g e 19 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. Metro Planning, Inc. October 2021 Page. 110 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