Loading...
HomeMy WebLinkAboutPacket, DIM PLANNER 12/17/2021DEVELOPMENT ISSUES MEETING FORM APPLICANT: Springfield Utility Board MEETING DATE/TIME: Tuesday, January 11, 2022, 11:00 — 12:00 PLACE: Virtual via Zoom CONTACT PERSON: Andy Limbird Current Planning Staff: L Miller, A Limbird, M Rust, D Larson, M Carifio Jeff Paschall, City Engineer, DPW ✓ Kyle Greene, Managing Civil Engineer—DPW Ken Vogeney, Emergency Manager (DPW) Clayton McEachem, Civil Engineer, Development & Public Works Matt Stouder, Environmental Services Div. Manager/MWMC General Manager Kristi Krueger, Principal Engineer, Development & Public Works ✓ Michael Liebler, Transportation Planning, Civil Engineer, Development @. Public Works ✓ Gilbert Gordon, Deputy Fire Marshall 2, Fre & Life Safety Department ✓ Ben Gibson, Maintenance Supervisor, Development & Public Works ✓ Eric Adams, Planning, Willamalane Park and Recreation District Ladd Boyce, Keoki Lapina, Springfield Utility Board (Water) Greg Miller, Springfield Utility Board (Water) ✓ Sanjeev King, Nick Amann, Springfield Utility Board (Electric) Amy Chinitz, Springfield Utility Board (DWP) Thomas Jeffreys, (EPUD) Emerald Peoples Utility District Michael Wargo, Willamalane Park and Recreation District Matt Caswell, Planning & Development Manager, ODOT, State Highway Division (odotr2plan ngr@odot.sm te.or. us) Brad Rudler, (Electric) Eugene Water and Electric Board Wallace McCullough, (Water), Eugene Water and Electric Board Brett Yancey, Chief Operations Officer; Springfield Public Schools Chris Reiersgaard, Asst. Director of Facilities & Operations; Springfield Public Schools Safe Routes to School, Springfield Public Schools ✓ Chris Carpenter, DPW Building Official Rick Lewis, Police Chief, Police Department Tom Schwetz, LTD, Planning and Development Director Luke Pilon, CenturyLink Tom Boyatt, Community Development Manager, DPW ✓ Jeff Paschall, AIC DPW City Surveyor ✓ Sunny Washburn, Program Coordinator, Environmental Services Sasha Vartanian, Lane County Transportation (Steve Gallup, cc only) Tom Boyatt, Interim Development and Public Works Director Marie Longworth, Central Lane Communications 911 Monte Brown, Northwest Natural Gas Jason McDonald, Comcast Cable Water Resource Coordinator, ESD Jamie Porter, Rainbow Water District ✓ Kristina Kraaz, City Attorney (Mary Bridget Smith upon specific request) ✓ Brenda Jones, Administrative Specialist (DIM Annexations) Please mark who you would like to attend this meeting and return form and file to Shannon. Thanks! Revised: 86/88/2828 DEVELOPMENT ISSUES MEETING DEVELOPMENT AND PUBLIC WORKS DEPARTMENT SPRINGFIELD CITYHALL 225 FIFTH STREET Meeting Date; Tuesday, January 11, 2022 11:00 — 12:00 1. DEVELOPMENT ISSUES MTG #811 -21 -000318 -PRE 811-21-000320-PROJ Springfield Utility Board Assessor's Map: 18-02-03-00 /18-02-03-10 TL 302 / 600-6200 & 6400-6500 Address: Jessica Drive & S. 6611 Place Existing Use: water storage reservoir Applicant has submitted proposal to construct improvements to the SUB 311 level reservoir Planner: Andy Limbird The Development Issues Meeting informational packet for this meeting is available on-line for you to review or print out @ Laserfiche website: www.si)ringfield-or.gov/weblink8/browse.asl)x VICINITY MAP 811 -21 -000318 -PRE Development Issues Meeting 18-02-03-00 TL 302 / 18-02-03-10 TL 6000-6200 & 6400-6500 Jessica Drive and S. 66" Place. Springfield Utility Board �ity of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Development Issues Meeting (DIM) SPNINpFIi� 1 Required Project Prospective Steven Wages Applicant Name: Phone: (541) 726-2396 Company: Springfield Utility Board Fax: Address: 202 South 18th Street, Springfield, OR 97477 Prospective Rick Satre, AICP, ASLA, CSI Applicant's Re .: (541) 686-4540 Phone: Company: The Satre Group Fax - Address: 375 W 4th Avenue, Suite 201, Eugene, OR 97401 Property Owner: Springfield Utility Board Phone: (541) 726-2396 Company: Springfield Utility Board Fax: Address: 202 South 18th Street, Springfield, OR 97477 ASSESSOR'S MAP NO: 18-02-03-00/18-02-03-10 1 TAX LOT NO(S): 902, 6000-6200 and 6400-6500 Property Address: No site addresses for the Tax Lot Size of Property: 1.77 Acres ✓ Square Feet ❑ Description of if you are filling in this farm by hand, please attach your proposal description to this application. Proposal: Construct improvements to the SUB 3rd Level Reservoir Existin Use: Water stora areservoir # of Lots Parcels: Av . Lot Parcel Size: sf Densi : du acre Prospective Applicant: Date: 1,2_14 2/ SignatureFVM7 Print Case No.: �1,'�i` "1 `6 ✓P Date: �2I lD �Z-0 Reviewed by: q Application Fee: $ Technical Fee: 0 Posta a Fee: $0 TOTAL FEES: $ �v PROJECT NUMBER: Revised 5/21/13 KL 1 of 3 December 10, 2021 SPRINGFIELD UTILITY BOARD SOUTH HILLS 3rd LEVEL RESERVOIR REPLACEMENT Development Issues Meeting Map 18-02-03-00, Lot 302 and Map 18-02-03-10, Lots 6000-6200 and 6400-6500 Along with the description of the project herein, please read the accompanying Land Use Analysis. Additional information leading up to the questions below can be found there. Development Issues Meeting (DIM) — List of Questions The Springfield Utility Board (SUB) is preparing to construct improvements to the existing water storage and distribution infrastructure at their South Hills V Level Reservoir Site. These improvements are anticipated to include construction of a second water storage reservoir and replacement of the existing water storage reservoir. Associated infrastructure will include stormwater, water, and electric facilities. The main focus of this Development Issues Meeting is on the existing water storage reservoir site where a new water storage reservoir will be constructed near the northern edge of the subject tax lot (Lot 302 of Map 18-02-03-00). The other focus is on the additional tax lots that surround the reservoir. Land use approval for this new reservoir is anticipated to include Annexation, Major Replat, Site Plan Review, Hillside Development Overlay District, and Tree Felling Permit. The purpose of this DIM is to review the reservoir project. Given that, the applicant wishes to discuss the following topics at the Development Issues Meeting: 1. Land Use. a. Annexation. In 2015, Springfield Utility Board filed an application to annex Tax Lot 302. That process was concluded but for the execution of an Annexation Agreement. The 2015 draft Annexation Agreement was never executed and in 2019 the city drafted an updated Annexation Agreement for SUB's consideration. (See Below.) In 2019, Springfield Utility Board began moving forward with improvements to the V Level Reservoir site with the construction of a pump station. As the physical scope of those efforts included Tax Lot 302, the City of Springfield generated an updated draft Annexation Agreement and submitted it to SUB for review. The Annexation Agreement included the following obligations of the applicant: 1.1 Applicant shall bear the obligation to provide for and cooperate with future development that may occur to the ease of Jessica Drive that may require emergency access and connection to utilities. • 1.1.1. Allow and cooperate with a future private developer to extend the public sanitary sewer system through the Property frontage on Jessica Drive to the eastern property boundary of Tax Lot 1802020000401 upon request of the City of Springfield. • 1.1.2. Dedicate an easement for a future emergency access width of 20 feet, with a slope easement of 25 feet wide (for an overall width of 70') as measured from the existing center line of Jessica Drive. 10' of the easement with a 25' slope easement to be on Tax Lot 18-02- 03-00-00302, and 10' of the easement with a 25' slope easement on Tax Lot 18-02-03-10- 00100. For the benefit of Tax Lot 18-02-02-00-00402 and 18-02-02-00-00401. This easement can be written to be extinguished when Tax Lot 18-02-02-00-00402 develops with sufficient access that this isn't needed. • 1.1.3. If needed, this emergency access and sewer will be constructed as part of a PIP to paid for by and constructed by the future developer of tax lot 18020200 000402. • 1.2 Provide and be financially responsible for the provision of any additional urban facilities and services identified during the review and approval of the Site Plan as necessary to serve the development of the Property, including the construction and maintenance thereof. PLANNERS + LANOSCAPEARCNITECTS + ENVIRONMENTAL SPECIALISTS 375 West 4th, Suite 201, Eugene, OR 97401 Phone: 641.SS6.4540 wwwsatregroulecom 1 I 1 Springfield Utility Board - South Hills 3rd Level Reservoir Replacement Page 2 of 2 Development Issues Meeting - List of Questions December 10 2021 Question: In 2020, SUB applied for and received development approval to construct a 4th level reservoir, uphill and to the south of the V)evel reservoir site. In the course of receiving approval, the above referenced future emergency access and slope easements (see 1.1.2 above) were placed in a different location than described in the 2019 draft agreement. Based on the recorded Public Access Easement for the 4th Level Reservoir, should SUB assume that a new draft Annexation Agreement will need to be generated? Question: As the annexation of the SUB 3' Level Reservoir tax lot is complete but for the execution of the Annexation Agreement the only task ramming is for the city and SUB to finalize, sign and record the agreement. SUB could then then move on to the Major Rapist (should this be desired or required) and the Site Plan Review applications. Is this correct? b. Future Land division. The approved MountainGate Subdivision included all the tax lots west of the 311 Level Reservoir site. These are ghosted in on the enclosed site plan. It is anticipated that SUB may want to consolidate these lots (Map 18-02-03-10, Lots 6000-6200 and 6400-6500) with the 314 Level Reservoir site. Question: To help SUB in its consideration of this, does SUB need to consolidate the lots or can the lots remain as is, now that they are under one ownership? If consolidation is required, would it be a major or minor replat? Can staff share with us the replat process? Finally, now that the property is owned by SUB and will be the location of a public utility facility, which components of the subdivision decision apply? 2. Utilities and Other infrastructure. a. Stormwater. There will be very little impervious area created with the construction of the new water storage reservoir - essentially just the reservoir tank itself. Question: Given that what will be required in the way of stormwater scoping, stormwater management report and stormwater treatment facilities? b. Reservoir Draining/Overflow. Question: What will the city require regarding the way in which SUB will want to drain the reservoir and/or handle any overflow, should either of these ever occur. Will SUB need to have a piped connection to stormwater infrastructure for overflow? 3. Fire and Emergency Services. Question: What can the Fire Marshal's Office share with us regarding their requirements for the project? 4. Other Information. Question: Given the above information and questions, as well as the attached Land Use Analysis, is there anything else that staff would like to share with the applicant regarding this project? This concludes the applicant's Development Issues Meeting questions. In advance the applicant wishes to express their appreciation of staff time and effort in preparing responses to these questions. Sincerely, 1 ckSatrel Rick Satre, AICP, ASLA, CSI, Principal The Satre Group The Satre Group • 375 Wesl4' Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • v .satreoruue.com December 10, 2021 SPRINGFIELD UTILITY BOARD SOUTH HILLS 3RD LEVEL RESERVOIR REPLACEMENT Map 18-02-03-00, Lot 302 and Map 18-02-03-10, Lots 6000-6200 and 6400-6500 Land Use Analysis The Springfield Utility Board (SUB) is preparing to construct improvements to the existing water storage and distribution infrastructure at their South Hills 3ni Level Reservoir Site. This will include the design and construction of one new tank (Tank 2), the demolition of the existing tank (Tank 1), followed by the construction of a second new tank (Tank 3). The site also contains the newly constructed pump station (Map 18-02-03-10, Lot 6100). The two new water storage reservoirs will be in approximately the same location as the existing reservoir. This analysis includes the existing reservoir site and the adjacent tax lots that surround the reservoir. The analysis is based on available public data obtained from the property owner (Springfield Utility Board), the local jurisdiction (City of Springfield), a regional land information database (Lane Council of Governments), and occasionally other sources (title and escrow companies, Lane County, etc.). BACKGROUND A. Planning Context Local long-range land use is govemed by the Eugene - Springfield Metropolitan Area General Plan (Metro Plan), often supplemented with a more specific refinement plan and/or neighborhood plan, followed by site-specific zoning. Further, zoning can sometimes be comprised of base and overlay zoning. For the reservoir site (Map 18-02-03-00, Lot 302), the Metro Plan designation is Low density Residential, there is no applicable neighborhood plan, base zoning is Low Density Residential and overlay zoning is Urbanizable Fringe. The five adjacent tax lots (Map 18-02-03-10, Lots 6000-6200 and 6400-6500) are inside the city limits of Springfield and are included in the 1995 MountainGate Master Plan (which has since expired and is no longer applicable). Lots 6000 through 6500 were created with the MountainGate Phase 3, 2nd Addition subdivision plat (the reservoir site is not within the Master Plan). The Metro Plan and zoning designation of the property is as shown in the following table. September2018 PLANNERS + LANDSCAPE ARCHrtECTS , ENVIRONMENTAL SPECIALISTS 375 West 4th, SuRe 201, Eugene, OR 9]401 Phone: 54t.fi86.4540 www.satregroup.com SUB South Hills Reservoir Site Map and Tax Lot Acreage Metro Plan Designation Zoning 18-02-03-00-00302 1.77 acres Low Density Residential j I Low Density Residential (LDR) and Urbanizable Fringe Overlay District OF -10 M2-121 0.56 acres Low DensityResidential Low DensityResidential 18-02-03-1016100 0.3] acres Low Densil Resitlential Low Densi Residential 18-02-03-10/ 6200 0.29 acres Low Densi Resitlential 1 Low Densil Residential 18-02-03-1016400 0.33 acres Low Density Residential 1 Low Density Residential 18-02-03-1016500 1 0.26 acres i Law Density Residential 1 Low Dal Residential PLANNERS + LANDSCAPE ARCHrtECTS , ENVIRONMENTAL SPECIALISTS 375 West 4th, SuRe 201, Eugene, OR 9]401 Phone: 54t.fi86.4540 www.satregroup.com Springfield Utility Board -South Hills 3'd Level Reservoir Replacement Page 2 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 December 10 2021 B. Physical Setting The existing reservoir property is comprised of one tax lot (Map 18-02-03-00, Lot 00302). This location is known as the South Hills 31d Level Reservoir Site. The property is located in the Thurston neighborhood of Springfield. The site contains one existing reservoir, is partially forested and is approximately 1.77 acres in size. Access is by way of a graveled drive extending from South 6V Place from the west. The five adjacent tax lots (Map 18-02-03-10, Lots 6000-6200 and 6400-6500) are located at South 66' Place and Jessica Drive in the Thurston Hills of Springfield. The site abuts Willamalane property to the southeast, adjacent SUB property to the south and undeveloped residential property to the west. Bing Maps - Looking South C. Development Objective The development objective for the existing reservoir site is threefold. One, to continue serving as a water storage reservoir site; two, the construction of a new, second water storage reservoir, and three the demolition and replacement of the existing water storage reservoir. To consolidate the adjacent tax lots that will not be developed with SUB infrastructure, a Major Replat of the Mountairi Subdivision Phase 3, 2"d Addition will be required. Other land use applications include Annexation, Site Plan Review, Hillside Development, and Tree Felling. RLID Maps 2021 II. LAND USE ANALYSIS A. Regulatory Review The following plans, documents and database sources are included in this review, 1. Planning and Zoning. a. Aerial Photographs (Google Earth and Bing Maps). It. Regional Land Information Database (RLID; detailed property report, deeds, tax maps and other RLID database maps). The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • eww.satrearouncom Springfield Utility Board — South Hills 3'd Level Reservoir Replacement Page 3 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 December 10 2021 c. Eugene -Springfield Metropolitan Area General Plan (Metro Plan). d. Springfield Zoning Map. 2. Transportation. a. The Eugene -Springfield Metropolitan Area Transportation Plan (TransPlan; street classification, planned roadway and bikeway projects). b. Springfield 2035 Transportation System Plan (roadway network, roadway projects). c. Lane Transit District (LTD; system map). 3. Utilities. a. Springfield Stormwater Facilities Master Plan. b. Springfield Wastewater Master Plan. c. Springfield Storm and Sanitary Infrastructure (existing infrastructure maps). d. Springfield Utility Board Water and Electric Infrastructure (existing infrastructure maps). 4. Natural Resources. a. Springfield Natural Resources Study. It. Springfield Wetlands Map (national and local wetland inventories). c. Springfield Water Quality Limited Watercourses Map. 5. Parks and Open Space. a. Willamalane Park and Recreation District Comprehensive Plan (projects map). 6. Previous Land Use Decisions a. Mountalri Subdivision Phase 3, 2nd Addition (plats, easements, dedications, CC&Rs, conditions of approval). 7. Development Standards. a. Spnngfield Development Code — Land Use Districts (Chapter 3), Development Standards (Chapter 4), and Development Review Process and Applications (Chapter 5). 6. Annexation. a. Springfield Development Code requirements regarding annexation. B. Findings 1. Planning and Zoning. a. Jurisdiction: b. Metro Plan: G. Refinement Plan: d. Base Zoning: e. Overlay Zoning: f. Map: g. Tax Lots: h. Acreage: City of Springfield Low Density Residential None Low Density Residential Urbanizable Fringe 18-02-03-00 302 1.77 acres Tax Map Excerpt Regional Land Information Database (BUD) October 2021 W LOT 30.01 019 se A 1902031- eW COR, T.J. MAVNMD D.L.C. 37 )19-01 The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-0540 • w satrearouo.com Springfield Utility Board —South Hills 3'd Level Reservoir Replacement Page 4 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 December 10 2021 a. Jurisdiction: City of Springfield b. Metro Plan: Low Density Residential c. Refinement Plan: None d. Base Zoning: Low Density Residential e. Overlay Zoning: None f. Map: 18-02-03-10, g. Tax Lots: 6000 through 6500 h. Acreage: Lot 6000: 0.56 acres Lot 6100: 0.37 acres Lot 6200: 0.29 acres Lot 6400: 0.33 acres Lot 6500: 0.26 acres Total: 1.81 acres Tax Map Excerpt Regional Land Information Database (RLID) October2021 2. Transportation. a. TransPlan. The metro area adopted transportation plan, The Eugene -Springfield Transportation System Plan (TransPlan), adopted in 2001 and amended in 2002, does not include any projects adjacent to or directly affecting the subject property. b. Springfield 2035 Transportation System Plan. The City of Springfield's Local Street Network diagram shows proposed future streets within Springfield's jurisdiction. The plan is illustrative only and is not parcel specific. Future local streets, their locations and connection points can be adjusted at time of specific development proposals. City aB Local street Network Map Excerpt August 2018 st : I c. Public Transit. There is no public tra half service in the vicinity of the reservoir site. Utilities. a. Stormwater. The Springfield Stormwater Facilities Master Plan shows the subject property as being in the Weyerhaeuser Outfall Stormwater Basin. The Master Plan identifies no capital improvement projects in the vicinity of the project. The South Hills Reservoir site, being adjacent to partially improved residential property to the north, west and south, does have adjacent stormwater infrastructure — both public and private. The nearest public stormwater infrastructure is located in Jessica Drive at the site's southwest corner. Private stormwater infrastructure is a storm line running down the east property line to South 67'^ and Ivy. (Paralleling that is a 16' water line used to fill the reservoir. These lines are in a utility easement — 10' wide on the Breeden property and 10' wide on the MountainGate property to the north.) The Sale Group • 375 West 41° Avenue, Suite 201, Eugene, OR 97401 • (541) 6861540 • wwwsalreorouo.crm Springfield Utility Board — South Hills 3`d Level Reservoir Replacement Page 5 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 December 10 2021 Basin Map Excerpt Slormwater Facilities Master Plan City of Springfield October 2008 Existing Storm and Srimlary Infrastructure City of Springfield 2018 It. Wastewater. The South Hills Reservoir site has wastewater infrastructure in Jessica Drive, not too far from the southwest comer of the site. c. Wellhead Protection. The subject property is not within a wellhead protection area, nor are there any protection areas near the subject property. Wellhead Protecfion Areas Map Excerpt City of Springfield and Springfield Utility Board January 2013 d. Water & Electric. Existing water and electric infrastructure exist on and adjacent to the subject site. e. Utility Easements. The Satre Group • 375 West4l, Avenue.. Suite 201, Eugene, OR 97401 • (541) 686-4641)e wwwsalrearouo.com a l Wim- -011114 � k Existing Water Infrastructure Existing Electric I mcture Springfield Utility Board oast Springfield Utility Bard 2019 2019 e. Utility Easements. The Satre Group • 375 West4l, Avenue.. Suite 201, Eugene, OR 97401 • (541) 686-4641)e wwwsalrearouo.com Springfield Utility Board - South Hills 3rd Level Reservoir Replacement Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 A variable width private access and utility easement exists on the SUB site. The easement (Lane County Deeds and Records 2007-020544) is for a water line and private access and private utilities. There is also a 10 -foot -wide public utility easement along the north side of Jessica Drive abutting the reservoir site at its southwest corner as well as a variable width slope easement also along the north side of Jessica Drive. Page 6 of 13 4. Natural Resources. a. Springfield Natural Resources Study. The Springfield Natural Resource Study Report does not identify any resources on or near the site that would be impacted by the proposed development. Springfield Wetland Inventory! Water Quality Limited Watercourses WQLW). Neither the National Wetlands Inventory nor r. the Local Wetlands Inventory document the presence of jurisdictional wetlands on or m adjacent to the subject property. - Springfield's Water Quality Limited - II Watercourses inventory also documents -r_ J* that there are no WQLW features on or -i adjacent to the subject property. �4— Wetland Inventory Map Excerpt ;T City of Springfield s� _ July 2010 - .v 5. Parks and Open Space a. Willamalane Park and Recreation Comprehensive Plan. The Willamalane Comprehensive Plan _ t includes three projects within the vicinity of ta,°s,,,; jr,„ the reservoir site. i Project 3.8. Pursue acquisition and development of natural area parks and trail systems along the Thurston Hills ridgeline south of Potato Hill and towards the Jasper- Natron area. Project 3.10. Identified in the Mountairl Master Plan, develop a 90 -acre natural area park and trail system on top of Potato Hill. Project 4.10. Acquisition and development of a ridgeline trail in the south Thurston Hills area. Property has since been acquired. The portion immediately southeast of the reservoir site has been identified by PIZWrsMV wnxx _-_EAST �l luP✓ � li \ .M1 n We Pyk Park and Recreation Projects Map Excerpt Willamabse Park and Recreation District October2012 The Sake Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w.v v.sateomuo.com Springfield Utility Board — South Hills 3rd Level Reservoir Replacement Page 7 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 December 10, 2021 Willamalane as Community Forest. Development of a trail system is underway. 6. Previous Land Use Decisions Affecting the Subject Property a. MountainGate Subdivision Phase 3, 2nd Addition. In 2004, the City of Springfield approved the MountainGate Phase 3 subdivision which included 109 residential lots with public streets and utilities. Phase 3 was subsequently platted in 2 additions. The 1 st addition included 44 lots (subdivision lots 72 through 114) and the 2nd addition included 65 lots (subdivision lots 115 through 178). While the SUB South Hills Reservoir site is near the 2nd addition component of the subdivision, the reservoir site itself was not part of the Master Plan nor part of the subdivision, merely adjacent to it. Therefore, the subdivision's Conditions of Approval, Covenants, Conditions and Restrictions (CC&Rs), Home Owner Association (HOA) documents, Title Reports and Exceptions, and Special Assessments did not directly affect the reservoir site. There was, however, one Condition of Approval, Condition 1, which affected the reservoir site. This condition was then addressed in the 2n1 Addition's final plat, which created utility access easements from the new public street system to the existing reservoir. Regarding the adjacent tax lots, they are part of MountainGate Phase 3, 2n6 Addition. The subdivision, along with a hillside development and tree felling application included 36 Conditions of Approval. Some were associated with the previously approved Master Plan, some were related to the subdivision, and some were regarding hillside development and/or tree felling. In April 2019, the applicant scheduled a Development Issues Meeting to discuss which components of the previous land use applications still applied. Staff determined that the Master Plan had expired, but the Subdivision and the adopted CC&Rs, HOAs, Easements and Dedications would still apply to the adjacent tax lots. Should SUB wish to develop across not only the property lines but also the approved easements and dedications, a replat of the MountainGate Phase 3, 2n6 Addition was recommended. I. Land Division (plats, easements, and dedications): MountainGate Phase 3, 2nd Addition included the following easements: For the 3'd Level Reservoir Tax Lot 302 o A private variable width access and utility '::,m easement for the benefit of Tax Lots 6000, 6100, fc� In ,, Inp 7 6200, 6400, 6500, and 302 7 exists to grant an easement for a water line, private access and private 1 utilities over and acrosst_:,:C the above-mentioned tax e lots. o A 10' public utility easement abuts the north ;7 \ side of the Jessica Drive \ right-of-way southwest of the reservoir site. The Satre Group • 375 West,l 1 Avenue, Suite 281, Eugene, OR 97401 • (541) 686-4540 • w .satrenmuo.cam Utility Board – South Hills 31'd Level Reservoir Replacement Page 8 of 13 Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 o A 10' public water utility �, easement abuts the u171 rse I northeast boundary of the71 SUB Reservoir site. 1°meeam — �._ i In y a / �N MO LTP Rpm � p .W94 tlM IIWIIMMffi' IWa ��? _t6 /b �nua m a•�Re mwrt Image 1 & 2 Above MounteinGate Phase 3, 2"d Addition Plat Map 2007 For the Ad'acent Tax Lots 6000 6100, 6200, 6400, and 6500 For Tax Lot 6000 A 30' tree conservation easement exists on Tax Lot 6000. The easement surrounds the boundaries of the SUB Reservoir site. A portion of this easement area was vacated and moved to screen the pump station and V level reservoir once SUB owned all of the tax lots abutting the developable residential lots to the north. cer— ..eXo The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 688-4540 • . satreoroeo.com Springfield Utility Board — South Hills 314 Level Reservoir Replacement Page 9 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 For Tax Lot 6200, 6400, & A variable width slope easement exists along the 6500 south line of tax lots 6200, 6400, and 6500. mm ` Mr& $M�8 9\ si WT For Tax Lots 6000, 6100, A variable width private access and utility easement 6200, 6400, & 6500 exists across lots 6000, 6100, 6200, 6400, and 6500 for the benefit of lots 6000, 6100, 6200, 6400, and 6500 and 302. For Tax Lots 6100, 6200, & A 10 -foot -wide public utility easement exists along the 6400 right-of-way for each lot. iii. Covenants, Conditions and Restrictions (CC&Rs). The CC&R document addresses responsibilities and obligations of lot owners in the MountainGate subdivision. It would pertain to the adjacent tax lots when and if individual lots were to be developed including the design and location of structures and driveways as well as tree preservation, fire protection, geotechnical requirements and grading and drainage. One adjacent tax lot is cited for restrictions. Lot 6000 (Plat Lot 172) includes a tree conservation easement intended to preserve a viewshed for the benefit of lower elevations. (See above.) V. Home Owner Association (HOA). The MountainGate Lot Owners Association (implemented in 2005) is organized as an Oregon non-profit corporation. The adjacent tax lots purchased by SUB were removed from the HOA as part of the purchase agreement. If SUB were to sell the property and revert to residential development, the property would return to the HOA. 8. Development Standards. The Springfield Development Code (SDC) governs all lands within Springfield's city limits and its urban services area. All six chapters apply to the subject site, but three in particular, detailed here and including Land Use Districts (Chapter 3), Development Standards (Chapter 4), and the Development Review Process and Applications (Chapter 5), are particularly applicable. As land use applications are prepared, a detailed review of the Code will be required. A brief overview of relevant sections follows. The Sale Group • 375 West 41° Avenue, Suite 201, Eugene, OR 97401 6 (541) 6864540 • vrvnx.saheorouo.com Springfield Utility Board - South Hills 3r° Level Reservoir Replacement Page 10 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 December 10 2021 NOTE:.. Always refer to the full code when generating plans and completing applications. a. Land Use Districts (Chapter 3). Within Chapter 3, the project will need to comply with SDC 3.2-200 Residential Zoning Districts, SDC 3.3-500 Hillside Development Overlay District. Residential Zoning Districts (SDC 3.2-200). 0 3.2-210 Schedule of Use Categories. - High Impact Public Utility Facilities) require Site Plan Review (SDC 5.17-100) and are subject to Special Development Standards (SDC 4.7-160). 0 3.2-215 Base Zone Development Standards. - Applicable base zone development standards include such things as minimum lot size, minimum street frontage, coverage, setbacks, height limits. Hillside Development Overlay District (SDC 3.3-500). 0 3.3-510 Applicability. - Applies to all sites over 670 feet elevation or for sites below 670 feet, sites with any portion of the development area exceeding 15% slope. - For the subject property, the site is entirely above 670 feet. It also has slopes which exceed 15%. 0 3.3-515 Review. - Hillside Development is processed as a Type II application and can be concurrent with other applications such as Site Plan Review. 0 3.3-530 Requirements. - There are a few technical reports required fora Hillside Development application. These include Geotechnical, Grading, and Vegetation/Re- vegetation. b. Development Standards (Chapter 4). SDC Chapter 4, Development Standards, addresses general development standards that could apply, depending on a particular proposal, to any property in Springfield. Chapter4 is 97 pages long. The following Sections apply to the project. See the full text of the Code for specific requirements: 4.2-100 Infrastructure Standards -Transportation. 0 4.2-105 Public Streets. 0 4.2-120 Site Access and Driveways. 0 4.2-130 Vision Clearance. 0 4.2-140 Street Trees. • 4.3-100 Utilities. • 4.4-100 Landscaping, Screening and Fencing. • 4.5-100 Illumination and Height. 4.6-100 Vehicle Parking, Loading and Bicycle Standards. • 4.7-100 Specific Development Standards. 0 4.7-160 High Impact Public Facilities. c. The Development Review Process and Applications (Chapter 5). SDC Chapter 5, The Development Review Process and Applications contains requirements applicable to all land use proposal in Springfield's jurisdictions. Those applicable to the subject property include the following. The water reservoir use of the property meets the definition of a High Impact Public Facility per the Springfield Development Code (SDC 6.1-110). The Satre Group • 375 Wesi Avenue, Suite 201, Eugene, OR 97401. (541) 088-0540 • www.saun9mupe0m Springfield Utility Board - South Hills 310 Level Reservoir Replacement Page 11 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 December 10, 2021 • 5.1-100 The Development Review Process. 0 5.1-120 Pre -Development Meetings. 0 5.1-125 Type I Applications (Ministerial). 0 5.1-130 Type II Applications (Administrative). • 5.7-100 Annexations. • 5.12-100 Land Divisions -Partitions and Subdivisions. 0 5.12-155 Major or Minor Replat—General. • 5.17-100 Site Plan Review. • 5.19-100 Tree Felling Permit. 9. Annexation. a. Current regulations require annexation of property into a city before property can be developed, including the provision of urban facilities and services. • The Springfield Development Code addresses the purpose, applicability and process by which property can be annexed to the city of Springfield. • One of the Annexation criteria states: Fiscal impacts to the city, where applicable, have been mitigated through an Annexation Agreement (SDC 5.7-125.B.13). • Should an Annexation Agreement be needed, such a need is identified and discussed at the Development Issues Meeting. The applicant works with the city to generate the agreement prior to submittal of a complete annexation application (generally by the re -submittal step). Annexation Agreements are defined as (SDC 5.7-113): o A written agreement between the City and owners of land requesting annexation that states the terms, conditions and obligations of the parties to mitigate fiscal and service impacts to the City associated with the annexation and future development of the property. It. In 2015, Springfield Utility Board filed an application to annex Tax Lot 302. That process was concluded but for the execution of an Annexation Agreement. The 2015 draft Annexation Agreement was never executed and in 2019 the city drafted an updated Annexation Agreement for SU B's consideration. (See Below.) In 2019, Springfield Utility Board began moving forward with improvements to the V Level Reservoir site with the construction of a pump station. As the physical scope of those efforts included Tax Lot 302, the city of Springfield generated an updated draft Annexation Agreement and submitted it to SUB for review. The Annexation Agreement included the following obligations of the applicant: • 1.1 Applicant shall bear the obligation to provide for and cooperate with future development that may occur to the ease of Jessica Drive that may require emergency access and connection to utilities. • 1.1.1. Allow and cooperate with a future private developer to extend the public sanitary sewer system through the Property frontage on Jessica Drive to the eastern property boundary of Tax Lot 1802020000401 upon request of the City of Springfield. 1.1.2. Dedicate an easement for a future emergency access width of 20 feet, with a slope easement of 25 feet wide (for an overall width of 70') as measured from the existing center line of Jessica Drive. 10' of the easement with a 25' slope easement to be on Tax Lot 18-02-03-00-00302, and 10' of the easement with a 25' slope easement on Tax Lot 18-02-03-10-00100. For the benefit of Tax Lot 18-02-02-00- 00402 and 18-02-02-00-00401. This easement can be written to be extinguished when Tax Lot 18-02-02-00-00402 develops with sufficient access that this isn't needed. The Satre Group. 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w vsatrearouacom Springfield Utility Board — South Hills 3rtl Level Reservoir Replacement Page 12 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 • 1.1.3. If needed, this emergency access and sewer will be constructed as part of a PIP to be paid for by and constructed by the future developer of tax lot 1002020000402. • 1.2 Provide and be financially responsible for the provision of any additional urban facilities and services identified during the review and approval of the Site Plan as necessary to serve the development of the Property, including the construction and maintenance thereof. d. In 2020, SUB applied for and received development approval to construct a 4'^ level reservoir, up hill and to the south of the 3rtl level reservoir site. In the course of receiving approval, the above referenced future emergency access and slope easements (see 1.1.2 above) were placed in a different location than described in the 2019 draft agreement. Therefore, a new draft Annexation Agreement will need to be generated. e. As the annexation of the SUB V Level Reservoir tax lot is complete but for the execution of the Annexation Agreement the only task remining is for the city and SUB to finalize, sign and record the agreement. SUB could then then move on to the Major Replat (should this be desired or required) and the Site Plan Review applications. III. LAND USE APPLICATIONS The proposed improvements to the South Hills Reservoir site will require the development, submittal and processing of a number of land use applications. A. Major Replat (SDC 5.12-100). 1. A Major Replat is a Type II land use application which addresses the elimination and/or relocation of more than 2 exterior and/or interior property lines within a recorded Subdivision or a decrease of 2 or more lots within a recorded Subdivision. It is a Planning Director decision and includes public notice, but no public hearing. B. Major Replat Plat (SDC 5.12-100). 1. The Plat submittal incorporates all approval conditions from the Major Replat decision. The application is reviewed for completeness. The complete application is reviewed by staff and a Type I (no public notice or hearing) decision is issued. Upon approval, the Planning Director drafts a Development Agreement for signing by the City of Springfield and the developer. C. Site Plan Review (SDC 5.17-100). 1. Site Plan Review is a Type II land use application that provides a process to regulate the manner in which land is used and developed, ensuring compliance with various public policies and objectives. In Springfield, Site Plan Review is required for most new development, additions, or expansions. It is a Planning Director decision and includes public notice, but no public hearing. D. Final Site Plan Review (SDC 5.17-135). 1. The Final Site Plan submittal incorporates all approval conditions from the Site Plan Review decision into a revised set of plans. Upon approval of Final Site Plan review, the city executes a Development Agreement which is then signed by the applicant. E. Hillside Development (SDC 3.3-500). 1. Hillside Development is a Type II application, submitted concurrently with Site Plan Review. Therefore, processing runs concurrently, with the same steps and timeframe as Site Plan Review. F. Tree Felling (SDC 5.19.100). The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 . (541) 6864540 • www satrsorouaoom Springfield Utility Board — South Hills 3'6 Level Reservoir Replacement Page 13 of 13 Land Use Analysis Map 18-02-03-00, Lot 302; Map 18-02-03-10, Lots 6000 through 6200 and 6400 through 6500 1. A tree felling permit is required prior to the felling of more than 5 trees 5 -inch dbh (diameter at breast height) on a private property consisting of 10,000 square feet or more. A Type II process. Can be submitted concurrently with or separate from Site Plan Review. If submitted concurrently, process runs with Site Plan Review. IV. ATTACHED INFORMATION A fair amount of information was collected during the regulatory review activity of the land use analysis. Of that, some was in narrative format, some was in graphic format. Of that which was deemed most pertinent to the findings and analysis in the Land Use Analysis, a copy is included in Attachment A to this memorandum. V. CONCLUSION AND RECOMMENDATION The above information represents a brief outline of known and discovered applicable planning, zoning and site development requirements for the contemplated development of the subject property. It is recommended that a pre -application meeting (Development Issues Meeting) be scheduled and undertaken to clarify and/or confirm the findings herein. We hope this initial land use analysis proves helpful. Our office is available to discuss these findings, provide additional graphics upon request, or assist with additional project needs'. Sincerely, R bclV SaYPi Rick Satre, AICP, ASLA, CSI, Principal The Satre Group ' The information presented herein is the professional opinion of the primary author based an interpretation of applicable land use codes within a particular jurisdiction. It is limited to the information as interpreted W the best of our abilities and is not wis anted beyond this opinion Opinions in no way represent or imply information, decisions, opportunities, potentialities or outcomes not in control of the author. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • wvnv.satreamuo.com December 10, 2021 SPRINGFIELD UTILITY BOARD SOUTH HILLS RESERVOIR Map 18-02-03-00, Lot 302 (SUB) Map 18-02-03-10, Lots 6000-6200 and 6400-6500 Land Use Analysis — Attachment A This document, Attachment A, is a supplement to the original document, Land Use Analysis. A fair amount of information was collected during the regulatory review activity of the land use analysis. Of that, some was in narrative format, some was in graphic format. Of that which was deemed most pertinent to the findings and analysis in the Land Use Analysis, a copy is attached hereto. These are as follows. 1. Planning and Zoning. a. Lane Regional Information Database (RLID) —Air Photo with Tax Lots. b. Lane Regional Information Database (RLID) — Tax Lot Map with Site Boundaries. c. Lane Council of Governments (LCOG) — Metropolitan Area General Plan — Plan Diagram. d. City of Springfield—Zoning Map. 2. Transportation. a. Springfield Transportation System Plan (TSP) — Recommended Roadway Network Map. b. Springfield Transportation System Plan (TSP) — Local Street Network Map. 3. Utilities. a. Eugene -Springfield Public Facilities and Services Plan — Planned Water Facilities Map. b. City of Springfield— Existing Stormwater and Wastewater Infrastructure. c. Springfield Utility Board (SUB)—Existing Water Infrastructure Map. d. Springfield Utility Board (SUB) — Existing Electric Infrastructure Map. 4. Parks and Open Space. a. Willamalane Park and Recreation District Comprehensive Plan — Proposed Projects Map. 5. Previous Land Use Decisions. a. Status of Record Title Report Tax Lot 302, January 23, 2019. b. MountainGate Subdivision Phase 3 2n° Addition Covenants, Conditions and Restrictions. c. MountainGate Subdivision Phase 3, 2^6 Addition Hillside Overlay Lot -by -Lot Maps. d. Amended Title Report Tax Lots 100, 6000-6200 and 6400-6500, July 5, 2018. 6. Development Standards. No Attachments. 7. Annexation. a. Copy of the 2019 Draft Annexation Agreement. b. Access Easement— SUB 41h Level Reservoir PLANNERS + LANOSCAPEARCNITECTS + ENVIRONMENTAL SPECIALISTS 376 West 4th, Suite 201, Eugene, OR 97401 Phone: 641.686.4640 www.satregroup.com EXHIBIT 1.a. ; k �' \\\ 'r 963 983 981 977 967 974 976 3 5 971 5V-39 H-1746 FP -521 13935 973 Alk' 991 F S 3�d 982 G Cl pyp2 98o CG'v "�IitUCTI Oft EASEMENT S,t %` 12 0 • 984 978 DOC #821 F WAT ER 993 5V-20 3 EASEMENT 2V-19 NO DING DOC #822 990 986 COM -OPJ 16V-2 2V-21 EAS NT 2V-22 12" p1 • DO 20 12" DI,79668 �. 0 99412 D', 6p,903Id CEVEL 12V-35 `O� 2V_37 12V-3 _ �•'.I1 O 4th LE 12VV F`v DI ;_ ,Ali o 1 Df 12V-25 i < : •d FP -522 n EL 2 23 60902 - 12V-2612 d 2V 3 ' • Qv- FP V 3 V z 12V-27 m FP 84 992 5TH �HIL� Dei 4fh CE'FL 72„O 139 5� RE RVOI,LS EoO�� o� SS CA 90 ESE' 53' �'!\ 2 01ERr� -i OV -4 1000 m �� �� RESERVOIR V 2V-6 2V-24 NDRAIN FP 523 0 i NC DPIO 0 4 H-154 0 O ow� EXHIBIT 3.c. 114 115 r� ey5 s \\ rn els ry ` lL s \\ o 9 99O SP2'Jc i D 0 �1 ySP2' ` 0 1 SP2° 10001j �'p 4 004 9B6 m° m SP2' c SP2' I 97s i I I I I 1 i 980 1 978 1 s EXHIBIT 3.d. IQ I � I � IW I 82B024 82A°2: 11 2sAia7 I� Q II � II w II II I,