HomeMy WebLinkAboutApplication APPLICANT 1/8/2022 (3)un 9R n99II WmgR41 m RRmR
946 A STREET
SPRINGFInD, OREGON 974A
15411302-9930
W W WAEIROPIANNING.COM
TENTATIVE SUBDIVISION APPLICATION FOR SSR INVESTMENTS, INC.
WOODLAND RIDGE SUBDIVISION PHASES 3 & 4
Document Date:
January 6, 2022
Applicant's Request:
Approval of Tentative Subdivision Plan to
create 108 -Lot Subdivision — Woodland
Ridge Subdivision Phase 3 & Phase 4
Property Owner/ Applicant:
SSR Investments, Inc.
PO Box 2617
Eugene, OR 97402
Applicant's Representative/
Metro Planning, Inc.
Planner/Project Coordinator:
Katie Keidel, Associate Planner
846 A Street
Springfield, OR 97477
(541)302-9830
Surveyor:
Northstar Surveying, Inc.
David Schlosser, PLS
720 NW 4" St,
Corvallis, OR 97330
Civil Engineer:
A&O Engineering
Scott Morris, PE
380 Q Street, Suite 200
Springfield, OR 97477
(541) 302-9790
Subject Property:
Assesssol's Map 18-02-04-00-02800
Site Address/ Location:
5410 Mt. Vernon Rd.
Springfield, OR 9 747 8-9 52 6
Total Property Size:
72.87 acres
Zoning/Metro Plan:
Low Density Residential(LDR)/
Low Density (L)
Number of Lots Proposed:
108 Residential Lots
Metro Planning, Inc. JANUARY 2022 P a g P 11
Background
This is an application for a Tentative Subdivision of 108 single-family homes, sectioned in two phases, on a
portion of Assessors Tax Lot and Map 18-02-04-00-02800 (72.87 acres), located in Springfield near Holly St and
51" St. The Subject Property is approximately 72 acres, with the current Tentative Subdivision Plan — Woodland
Ridge Subdivision Phases 3 & 4 - planned on approximately 39 acres of the total property, and future phases
being annexed and developed at a later date.
The Subject Property is located in Springfield and zoned Low Density Residential (LDR) which permits
development of 6 to 14 dwellings per net acre. The proposed Subdivision will develop approximately 7.8
dwellings per 39 net acres. As such, all proposed development will meet the siting requirements and criteria
specified for LDR zoned single-family residences as specified in SDC Section 5.12-125.
This written statement intends to clearly demonstrate for City staff review 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 dark blue text, bold and/or italic
typeface; Applicant's responses are indicated by black text and plain typeface.
Land Divisions: Tentative Plan—General 5DC5.12-115
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 redivision, and
2. To allow for the extension of streets to serve future lots/parcels.
3. Placement al structures on the larger lots/parcels shall be wbject 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 specified in
Section 5.12-120E.
B. Double frontage lots/porcels shall be avoided, unless necessaryto prevent access to residential
development from collector and arterial streets or to overcome specific topographic situations.
Response:
Tax Lot 2800 is zoned LDR (Low Density Residential) and designated LD (Low Density Residential) in the Metro
Plan. The dimensions of each proposed lot in this Tentative Subdivision Plan conform to the minimum standards
as specified for LDR (Low Density Residential) development.
The lots on North-South streets are each a minimum of 5000 sq ft with street frontage of at least 60 feet.
The lots on East-West streets are each a minimum of 4500 sq ft with street frontage of at least 45 feet.
The lots on a Bulb Portion of a Cul -de -Sac are each a minimum area of 6000 sq ft with street frontage of at least
35 feet.
Metro Planning, Inc. JANUARY 2022 12
No proposed lots within Phases & 4wilI bed ouble the minimum area required, nor double the minimum
street frontage required.
Compliance standards forth is Code have been met.
Lot Descriptions and Dimensions are detailed in Appendix A, as well as on the attached Tentative Subdivision
Plan drawing set.
C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2-215 and 4.1-120A. 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 Plot.
Response: Lot 1 in the proposed Tentative Subdivision Plan — Woodland Ridge Subdivision Phase 3 — is a
panhandle lot. The portion of the pan does not exceed double the 4500 sq ft minimum area allowed, and meets
the 20 foot minimum requirement for street frontage. Compliance with the standards have been met for the
single panhandle lot. See attached Tentative Subdivision Plan drawing set and Appendix A of this written
statement for Lot Descriptions and Dimensions.
D. Block length for local streets is as specified in Section 4.2-105D.4.
4. Block Length and Block Perimeter.
Block perimeter for all street classifications must not exceed the following maximums,
except as provided or exempted elsewhere in this Code or in an applicable Refinement Plan
or Plan District.
i. 1,400 feet in Mixed -Use Districts consistent with standards in Sections
3.2-625E;
H. 2,600 feet in industrial zoning districts,•
W. 2,400 feet for mull'I development subject to Section 3.2-2401 and
iv. 1,6W feet in other zoning districts.
This Tentative Subdivision Plan must meet the requirements of SDC 4.2-105D.4(a)(iv) which indicates that Block
Perimeter for all blocks in LDR zones must not exceed 1600 feet. In Phases 3 & 4 of the Tentative Subdivision
Plan, block perimeters do not exceed 1600 feet, with exceptions detailed here for Director Approval:
The central block in Phase 3 between proposed 50" Street and 51" Place (2057 feet), and the northernmost
block in Phase 4 (3157 feet) exceed the maximum block perimeters due to the topography of the planned
development area. The natural landscape requires that the two previously stated block perimeters exceed the
maximum in order to most responsibly utilize the land in this area. To the north of both Phases is a steeply
sloped and treed hillside that renders this area undevelopable in order to maintain soil stability on the ridge line.
The developer additionally appreciates that this area may serve as an enjoyable natu raI, open -space amenity for
the future residents. The required Holly Street connection was designed based on the most responsible
development use in this area due to topogra phIca I limitations. Block Perimeter was designed as closely to the
maximum as possible in order to meet requirements for Director exception. The Applicant is requesting an
exception to the maximum Block Perimeter requirement fort hese blocks due to the previously mentioned
limitations. Please see attached Tentative Subdivision Plan drawing set for exact specifications.
Metro Planning, Inc. JANUARY 2022 13
b. Block length must not exceed:
L 600 feet for local street not in industrial zones or that do not serve
industrial non -conforming or the maximum block length established in an
applicable Refinment Plan or Plan District, whichever is less;
it. 800 feet for multi -unit development subject to Section 3.2-140A or the
maximum block length established in an applicable Refinement Plan or Plan
District, whichever is less,•
!it. 1,000 feet for local streets in industrial zones or that serve industrial
non -conforming uses or the maximum block length established in an
applicable adopted Refinement Plan or Plan Distract whichever is less.
This Tentative Subdivision Plan must meet the requirements of SDC 4.2-105D.4(b)(1) which indicates that Block
Length for all blocks in LDR zones must not exceed 600 feet. All block lengths in Phases 3 and 4 are under 600
feet in length, with exceptions detailed here for Director Approval:
Due to the topography of the proposed development area, the north ermost blocks in Phase 3 (892 feet) and
Phase 4 (1475 feet), and the Holly Street block in Phase 3 (949 feet) exceed the maximum block length. The
natural landscape to the north of both Phases (where there will be no future street connections) is a steeply
sloped and treed hillside that renders this area u ndevelo pa b le in order to maintain soil stability on the ridgeline.
The developer additionally appreciates that this area may serve as an enjoyable natural, open -space amenity for
the future residents. The required Holly Street connection was designed based on the most responsible
development use in this area due to topographical limitations. Block Length was designed as closely to the
maximum as possible in order to meet requirements for Director exception. The Applicant is requesting an
exception to the maximum Block Length requirement for these blocks due to the previously mentioned
limitations. Please see attached Terr ie Subdivision Plan drawing set for exact specifications.
IXCEPTION: The Director may authorize a block length or block perimeter that exceeds
the applicable maximum specified in this Section. In authorizing a block length or block
perimeter that exceeds the above maximum lengths, the Director may establish
requirements for interim meet connectivity and/or pedestrian accessways consistent with
standards in Section 4.2-160. Where the extension of a publicstreet would create a block
length or blockperimeter that exceeds the applicable maximum, the block length and
block perimeter must be as dose as possible to the applicable maximum. The Director will
authorize an exception only if the applicant/developer demonstrates that the existence of
any of the following conditions justifies the exception:
I. Physical conditions that cannot be mitigated necessitate a block length
or block perimeter that is longer than the applicable maximum. These
conditions may include topography or the existence of physical features
including, but not limited to: wetlands, ponds, streams, channels, riven, lakes,
steep grades, or a resource under protection by State or Federal low; or
it. Buildings or other existing development on adjacent lands, including
previously subdivided but vacant lots or parcels thotphysically necessitate o
Metro Planning, Inc. JANUARY 2022 14
black length or block perimeter that is longer than the applicable maximum,
considering the potential far redevelopment; or
Ill. Industrial development areas greater than 15 acres pursuant to an
adopted Master Plan.
As detailed in the specific sections pertaining to Block Perimeter and Block Length, due to the topography of the
development area and adjacent landscape, the Applicant is requesting an exception to the Block Perimeter and
Block Length requirement for portions of the Tentative Subdivision. Block Perimeter must exceed the maximum
in order to best utilize the land in this area for development. Block perimeter a nd length was designed as closely
to the maximum as possible in order to meet requirements for Director exception. Please see attached Tentatvie
Subdivision Pla n drawing set for exact specifications.
Land Divisions: Tentative Plan Submittal SDC 5.12-120
A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of this Code
are being fulfilled.
EXCEPTION: In the case of Partition applications with the sole intent to donate land to a public agenry, the
Director, during the Pre -Submittal Meeting, may waive any submittal requirements that can be addressed as
part of a future development application.
A. General Requirements.
1. The Tentative Plan, including any required Future Development Plan, shall be prepared by an
Oregon Licensed Professional Land Surveyor on standard sheets of 18"x 24'. The services of an Oregon
Licensed Professional 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 has been prepared by David Schlosser, PIS of Narthstar Surveying,
Inc., and Scott Morris, PE, of A & O Engineering in order to adequately and comprehensively address all
standards and requirements of this Code, including stormwater management, street design, and transportation
issues, and site constraint.
2. The scale of the Tentative Plan shall be appropriate to the area involved and the amount of detail
and data, normally 1"= SL ,,1"=100; or I'=200'.
Response: A scale of 1" : 5d' was used to prepare the Tentative Subdivision Plan drawing set, and is appropriate
to the size of the development site and the amount of data needing to be shown.
3. A north arrow and the date the Tentative Plan was prepared.
Response: A north arrow and date are included on the Tentative Subdivision Plan drawing set that is being
submitted with this application.
Metro Planning, Inc. JANUARY 2022 15
4. The name and address of the owner, applicant if different, and the Land Surveyor and/or Engineer
who prepared the Partition Tentative Plan.
Response: Property Owner: SSR Investments, PO Box 2617, Eugene, OR 97402.
Applicant: Hayden Homes, LLC. 2464 SW Glacier Place, Ste 110, Redmond, OR 97756.
Land Surveyor: David Schlosser of Northstar Surveying, Inc., 720 NW 4u St., Corvallis, OR 97330.
Engineer: Scott Morris of A&O Engineering LLC, 380 Q St., Spfld, OR 97477
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: A thicker, black line is drawn around the Subject Property to easily show the boundaries of proposed
development within Tax Lot and Ma p 18-02-04-00-02800.
6. City boundaries, the Urban Growth Boundary (UGB) and any special service district boundaries or
railroad right-aj-way, which cross or abut the proposed land division.
Response: Phases 3 & 4 of this Tentative Subdivision Plan are within the Springfield city limits except for a small
area along the southeast portion of Phase 3 (proposed Holly Street) that is being concurrently annexed.
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 UDR (Low Density Residential) and designated L (Low Density) in the
Metro Plan. All adjacent properties to the East and the South are designated for low-density residential zoning.
S. The dimensions (in feet) and size (either in squarefeet 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: The proposed lot dimensions are clearly labeled on the attached Tentative Subdivision Plan drawing
set and included in Appendix A of this written narrative.
9. The location, outline to scale and present use of all existing structures to remain on the property
after platting and their required setbacla from the proposed new property lines.
Response: There are no existing structures on the property.
10. The location and size of existing and proposed utilities and necessary easements and dedications
an and adjacent to the site, including, but not limited to, sanitary sewer mains, stormwater
management systems, water mains, power, gas, telephone, and cable N. Indicate the proposed
connection points.
Response: The existing sanitary sewer line, stormwater facilities, and water mains are all shown and labeled on
the attached utility drawing plan set prepared by & O Engineering. In addition, the plans show franchise
utilities in public utility easements on both sides of the existing and proposed public streets. The plans also show
the proposed sanitary sewer connection location for each parcel and associated offsite easements for these tie-
in locations. See attached A & 0 Engineering Sheets: C-3.0 — Utility Plan West and C-3.1— Utility Plan East.
Metro Planning, Inc. JANUARY 2022 P a g e 16
As stated in the Stormwater Report prepared by A& O Engineering, the site is currently vacant undeveloped
meadowland and wooded hillside. The site naturally drains southwest where existing ditches carry the run-off
east and south through a series of culverts passing beneath the existing maintenance path and offsite railroad
tracks. From there the run-off flows west along a ditch north of Jasper Road flowing south through a culvert
beneath the road. See attached A & O Engineering Sheet C-5.1—Storm Facility Details.
11. The locations, widths and purpose of all existing or proposed easements on and abutting the
proposed land division; the location of any existing orproposed reserve strips.
Response: All existing and proposed easements will be shown on the attached Tentative Subdivision Plan
drawing set.
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: The locations of all areasto be dedicated or reserved for public use are labeled on the attached
Tentative Subdivision plan drawing set.
B. A SiteAssessmentof the Entire Development Area. The Site Assessment shall be prepared by an Oregon
Licensed LandscopeArchitect or Engineer and drawn to scale with existing contours at 3 foot intervals and
percent of slope that precisely maps and deltneates the areas described below. Proposed modifications to
physical features shall be clearly indicated. The Director may waive portions of this requirement if Mere is a
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 Site Assessment of the Entire Development Area was prepared and by David Schlosser, PLS of
North star 5urverying, Inc., and Scott Morris, PE of & O Engineering, and includes all of the General
Requirements, Site Assessment items, and Stormwater items. See attached Tentative Subdivision Plan drawing
set.
1. The name, location, dimensions, direction of flow and top of bank of all watercourses that are
shown on the Water quality Limited Watercourses (WQL W) Map on file in the Development and
Public Works Department;
Response: There are no watercourses shown on the Water Quality Limited Watercourses Map that encumber
the subject property; thus this requirement is not applicable.
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;
Response: According to FEMA Flood Insurance Rate Map Number 41039C1167F, the subject site is located in
Zone X, an area determined to be outside of the 500 -year floodplain.
Metro Planning, Inc. JANUARY 2022 17
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 and Public Works Department
Response: According to the Wellhead Protection Map, the Subject Property is outside the Time of Travel Zones
4. Physical features including, but not limited to significant clusters of trees and shrubs watercourses
shown on the (WOLW) Map and their riparian areas, wetlands, and rock outcroppings;
Response: There are no significant physical features on the subject property.
5. Soil types and water table information as mapped and specified in the Soils Survey of Lane County;
and
Response: According to the Soils Survey of Lane County, there is one main soil type existing on the subject
property - Sa Ikum Silty Clay Loam and the depth to restrictive feature is more than 80 inches. No high water
tables are known to exist on the subject property.
5. Natural resource protection areas as specified in Section 4.3-117.
Response: There are no natural resource protection areas present on the subject property; thus this
requirement is not applicable.
C. AStormwater 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 1096 or more, contours may be shown at 5 -foot intervals. This plan shall show the stormweter management
system for the entire development area. Unless exempt by the Director, the City shall require that an Oregon
Licensed Civil Engineer prepare the plan. Where plants are proposed as pan of the stormwater management
system, an Oregon Licensed LandscapeArchitect 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 ofstormwater managementsystems components, including but not limited to:
drain lines catch basins, dry wells and/or detention ponds; stormwater quality measurer and natural
drainageways to be retained;
4. Existing and proposed site elevations, grades and contours; and
S. A stormwater 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:
Metro Planning, Inc. JANUARY 2022 1 18
Stormwater design elements are shown on the attached Tentative Subdivision Plan drawing set by A& 0
Engineering.
See attached Sheet C-2.0 - Grading & Storm Drainage Plan West and Sheet C-2.1- Grading & Storm Drainage
Plan East.
Utility design elements are shown on the attached Tentative Subdivision Plan drawing set by A& O Engineering.
See attached Sheet C-3.0 - Utility Plan West and Sheet C-3.1- Utility Plan East.
A Stormwater Report prepared by A& O Engineering is included in this submittal as required.
D. A response to transportation issues complying with the provisions of this Code.
I. The locations, condition, e.g., fully improved with curb gutter and sidewalk AC mat or gravel,
widths and names of all existing streets, alleys, or other rights -o¢ -way within or adjacent to the
proposed land division;
Response:
Both Holly Street and South 51^ Place terminate to the west and north of the Subject Property, respectively.
Holly Street and South 51" Place are proposed to extend into the Subject Property to provide connection points
for traffic circulation. Holly Street will be built to collector standards per City Transportation Plan.
This Tentative Subdivision Application proposes to construct two new public streets for Phase 3, South 50"
Street and Glacier Drive, that will service the development, as well as Holly Street and South 51" Place.
This Tentative Subdivision Application also proposes to construct two new public streets for Phase 4, South 52ntl
Street and South 53r° Street, that will service the development, as well as Glacier Drive.
All proposed public streets will be fully improved to City standards.
2. The locations, widths and names of all proposed streets and other rights -of --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 or Springfield Comprehensive Plan, including the Springfield
Transportation System Plan [including the Conceptual Street Map) and, any approved Conceptual
Development Plan;
Response: The proposed development is located approximately 1,250 feet (0. 23 miles) south of Daisy Street, a
Major Collector, as classified on the City's Functional Classification street map.
This Tentative Subdivision Plan proposes the construction of four new public streets - South 50`" Street, Glacier
Drive, South 52ntl Place, and South 53" Street. These proposed streets will service the proposed development
and add extensions of existing public streets South 51" Place and Holly Street.
Glacier Drive within Phase 3 will be built to City standards for a local street with a maximum slope of 2.1% with a
minimum right-of-way of 50 feet and a minimum curb -to -curb width of 28 feet.
South 50" Street within Phase 3 will be built to City standards for a local street with a slope of 5.0% with a
minimum right-of-way of 50 feet and a minimum curb -to -curb width of 28 feet.
Metro Planning, Inc. JANUARY 2022 P 19
The South 51" Place extension within Phase 3 begins with a 36 -foot road within an existing 60 -foot rightof-way
before tapering to a 24 -foot road within an existing 80 -foot right-of-way. The right-of-way then increases to 100
feet. Finally, the curb -to -curb width tapers back from 24 feet to 36 feet within a 60 -foot right-of-way.
The Holly Street extension within Phase 3 begins with a curb -to -curb width of 35 -feet within a 50 -foot right-of-
way and then transitions to a 60 -foot right-of-way.
Glacier Drive within Phase 4 will be built to City standards for a local street with a maximum slope of 4.02% with
a minimum right-of-way of 50 feet and a minimum curb -to -curb width of 28 feet. Both South 53`d Street and
South 53rtl Place within Phase 4W I] be built to City standards for a local street with a slope of 5,0% with a
minimum right-of-way of 50 feet and a minimum curb -to -curb width of 28 feet. Details including radius of
curves, grades, and street sections are shown on the attached Tentative Subdivision Plan drawings by A& 0
Engineering.
See attached A & 0 Engineering Sheets:
C-2.0—Grading &Storm Drainage Plan West
C-2.1—Grading & Storm Drainage Plan East
C-2.2 — S. 51" Street Profile
C-2.3 — Holly Street Profile
3. The locations and widths of all existing and proposed sidewalks, multiuse paths, and accessways,
including the location, size and type of plantings and street trees in any required planter strip;
Response: Proposed public streets within the development includes sidewalks and planter strips as shown on
the Tentative Subdivision Plan drawing set by A & 0 Engineering with the exception of the South 51" Place
extension over the ridge where no planter strip or street trees are proposed. The proposed development will
include street trees on all other proposed public streets. Location of the trees will be provided during public
improvement submittal and will meet City specifications.
See attached Sheets C-4.0—Street Tree & Lighting Plan West and C-4.1—Street Tree & Lighting Plan East.
4. The location of existing and proposed traffic control devices, fire hydrants power poles,
transformers, neighborhood mailbox units and similar public facilities where applicable;
Response: Where applicable, these items are shown on the Tentative Subdivision Plan drawing set by A & 0
Engineering. Transformer locations will be designed by SUB Electric during the PIP process. See attached Sheet
C -3A— Utility Plan West and Sheet C-3.1—Utility Plan East.
S. The location and dimensions of existing and proposed driveways demonstrating conformance with
lot orporcel dimensions and frontage requirements forsingle-family and duplex lots/parcels
established in Section 3.2-215, and driveway width and separation specifiootions established in
Section 4.2-120, where applicable
Response: The locations of proposed driveways are shown for reference only on the Tentative Subdivision Plan
drawing set by A & O Engineering. Final driveway locations will be determined during the PIP process. Driveways
will meet the minimum required width of 12 feet.
See attached Sheet C-3.0 — Utility Plan West and Sheet C-3.1— Utility Plan East.
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5. The location of existing and proposedstreet trees, assodated utilities along street frontage(s), and
street lighting: including the type, height and area of illumination;
Response: Street Ilghts on streets with curbside sidewalks shall be installed behind walk and shall have an 8'
Mast Arm. Street lights on streets with offset sidewalks shall be installed in planter and shall have a 6' Mast Arm.
Street trees interior to the site are shown for reference and will be planted during individual lot development.
Street trees along common areas shall be planted during PIP construction and shall be chosen from species
listed. Street trees shall be planted no closer than 20 feet from street lights.
Street trees located within back of curb sidewalk areas shall be planted 2.5 feet behind RUE; 9.5 feet behind
property line. Street trees shall be planted no closer than 5 feet from driveway approaches and utility features.
Vision Clearance areas are indicated on attached Tentative Subdivision Plan drawing set. Trees shall be planted
at 30 feet O.C.
See attached Photometric Analysis by A& 0 Engineering for light type and area of illumination.
See attached Tentative Subdivision Plan drawing set by A& 0 Engineering -Sheets C-4.0— Street Tree & Lighting
Plan West and C-4.1—Street Tree & Lighting Plan East.
7. The location of existing and proposed transit favi ities,
Response: There are no existing or proposed transit facilities adjacent, or within, the subject property. The
nearest transit facilities are located approximately .5 miles away on the south side of Main Stand 48'" St, the
southside of Main Stand 51n St.
S. A copy of a Right-of-wayApproach Permit application where the property has frontage on on
Oregon Department of Transportation (ODOT) facility; and
Response: The subject site is not adjacent to an OD OT facility.
9. A Traffic Impact study prepared by a Oregon Licensed Traffic Engineer, where necessary, as
specified in Section 4.2-105A4.
Response: Based on the Institute of Tra nspo rtation Engineers (ITE) Trip Generation Manual, 7th Edition, sIngle-
fa milydetachedhouses have anaverage inpgenemdonrate of9.57 veh icles daily. Asingle-family dwelling on
each of the 108 lots proposed generating trips per lot per day results in fewer peak hour or average daily trips
necessary for a traffic impact study to be required (1,000).
E. A Future Development Plan. Where phasing and/orlots/parcels that are more than twice the minimum
lot/parcel size are proposed, the Tentative Plan shall include a Future Development Plan that:
Response: No Future Development Plan is needed as no proposed lots/parcels are as twice the minimum
required.
Metro Planning, Inc. JANUARY 2022 111
A Additional information andlor 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: This written statement serves as a narrative explaining the purpose of the proposed Tentative
Subdivision Plan and the existing use of the subject property.
2. If the applicant is not the property owner, written permisslon from the property owner is required,•
Response: The attached application form has been signed by the property owner.
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 Tentative Partition Plan drawing set.
4. How the Tentative Plan addresses the standards of any applicable overlay district
Response: There are no applicable overlay districts pertaining to the Subject Property.
S. Now the Tentative Plan addresses Discretionary Use criteria, where applicable;
Response: Single-family residential is a permitted use in the LDR (Low Density Residential) zone; thus no
Discretionary Use Permit is required.
6. A Tree Felling Permit asspecified in Section 5.19-100;
Response: No trees will be felled as a part of this application.
7. A Geotechnical Report forslopes of 15% or greater and as specified in Section 3.3-500, and/or if the
required Site Assessment in Section 5.12-1200. indicates the proposed development area has unstable
sails and/or high water table as specified in 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 of mostly Salkum Silty Clay Loam with a low water table; therefore no geotechnical report is
necessary or required.
S. An Annexation application as specified in Section 5.7-100 where a development is proposed outside
of the dty limits but within OWs urban growth boundaryamt can be serviced by sonitarysewer
Response: An annexation application has been submitted and approved priorto this application.
Metro Planning, Inc. JANUARY 2022 1 a g e 112
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; thus this
requirement is not applicable.
11. All public improvements proposed to be installed and to include the approximate time of
installation and method of finaricing,
Response: The applicant will construct this subdivision in 2022. Financing of the infrastructure will likely come
from private sources.
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 Tentative Subdivision and not a cluster subdivision; thus this requirement is
not applicable.
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. (6412; 6286; 6211)
Response: This application is not for the subdivision of a manufactured dwelling park.
Land Divisions SDC 5.12-125 Tentative Plan Criteria
The Director shall approve or approve with conditions a Tentative Plan application upon determining that all
applicable criteria have been satisfied. If conditions cannot be attached to satisfy the approval criteria, the
Director shall deny the application. In the case of Partitions that involve the donation of land to a public agency,
the Director may waive any approval criteria upon determining the particular criterion can be addressed as part
of a future development application.
A. The request conforms to the provisions of this Code pertaining to for/parcel size and dimensions.
Metro Planning, Inc. JANUARY 2022 P a c 113
Response: All proposed lot/parcel sizes and dimensions are detailed on the attached Tentative Subdivision Plan
drawing set, as well as detailed in Appendix A -Tables 1 and 2 of this written statment. All lots conform to the
provisions of SDC 3.2-215, which establishes the minimum lot/parcel size and dimensions for Low -Density
Residential Districts. The minimum requirements for UDR Standard Lots/Parcels are as follows:
Lot Size:
East/ West Streets: 4,500 sq ft
North/South Streets: 5,000 sq ft
Cul-de-sac Bulb: 6,000 sq ft
Panhandle: 4500 sq ft
Lot Street Frontage:
East/West Streets: 45 ft
North/South Streets: 60 ft
Cul-de-sac Bulb: 35 ft
Panhandle: 20 ft
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 zoning of the Subject Property is Low -Density Residential (LDR). In the Metro Plan, this area is
designated as Low -Density Residential. The minimum density in the LDR zone is 6 units per acre and the
maximum is 14. This Tentative Subdivision Plan proposes development at approximately 7.8 units per acre.
C. Capacity requirements of public and privatefacilftles,, 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 thesite at the time of development, unless
otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility
provider shall determine capadty issues.
Response: Ca pacity requirements of public and private facilities, e.g. water, electricity, sanitary sewer,
stormwater management facilities, street and traffic safety controls, will not be exceeded. Public improvements
will be available to serve the site at the time of development.
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: This Tentative Subdivision Plan complies with all applicable and private design and construction
standards contained in this Code and any other applicable regulations.
E Physicalfeatures, including, but not limited to: steep slopes with unstable sail or geologic conditions; areas
with susceptibility offooding; significant clusters of trees and shrubs; watercourses shown on the WQL W 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.
Metro Planning, Inc. JANUARY 2022 114
Response: The proposed Tentative Subdivision Plan includes no physical features that must be addressed by this
criterion.
F. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic bicycle and
pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent
residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas;
minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations
and comply with the ODOT access management standards for State highways.
Response: Parking areas and ingress -egress points have been designed to meet the standards of this Code and
compliance is detailed on the attached Tentative Subdivision Plan drawing set.
G. Development of any remainder of the property under the same ownership can be accomplished as specified
in this Code.
Response: Development of any parcel remainder can be accomplished as specified in this Code. The applicant
acknowledges and accepts the terms under this condition.
H. Adjacent land can be developed oris provided access that will allow its development as specified in this
Code.
Response: Adjacent land can be developed in compliance with all specifications in this Code
1. Where the Partition of property that is outside of the city limits but within the City's urbanizable area and no
concurrent annexation application is submitted, the standards specified below shall also apply.
Response: The applicants have concurrently applied for annexation of a ny remaining portions of the Subject
Property that is not within the city limits.
J. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed, the following
approval criteria apply:
Response: This tentative partition is not part of a manufactured dwelling park or mobile home park; therefore,
this criterion does not apply.
Metro Planning, Inc. JANUARY 2022 1 is
APPENDIX A
TABLE 1: PHASE 3 -WOODLAND RIDGE SUBDIVISION LOT SIZES & DIMENSIONS
Lot Number
Zoning
Orientation
Minimum
Area
Required
(sq ft)
Lot Area
(sq ft)
Minimum
Street
Frontage
Required
(sq ft)
Lot Street
Frontage
(sq H)
LOT
LDR
Panhandle
4500
7071
20
36
LOT
LDR
East/West
4500
5914
45
55.50
LOT
LDR
East/West
4500
1 5064
45
60
LOT4
LDR
East/West
4500
7006
45
61
LOTS
LDR
East/West
4500
5293
45
48
LOT
LDR
East/West
4500
5162
45
52
LOT
LDR
East/West
4500
5162
45
52
LOT
LDR
East/West
4500
5162
45
52
LOT
LDR
East/West
4500
5162
45
52
LOT 30
LDR
East[West
4500
5162
1 45
52
LOT 11
LDR
East/West
4500
5162
45
52
LOT 12
LDR
East/West
4500
5162
45
52
LOT 13
LDR
East/West
4500
5144
45
52
LOT 14
LDR
East/West
4500
4912
45
50
LOT 15
LDR
East/West
4500
4541
45
47
LOT 16
LDR
Cul -de -Sac
6000
6277
35
81
LOT17
LDR
Cul -de -Sac
6000
6016
35
37
LOT 18
LDR
Cul -de -Sac
6000
7738
35
46
LOT 19
LDR
Cul -de -Sac
6000
6302
35
70
LOT 20
LDR
North/South
5000
6472
60
60
LOT21
LDR
North/South
5000
6402
60
104
LOT 22
LDR
East/West
4500
7877
45
70
LOT 23
LDR
East/West
4500
5504
45
54
Metro Planning, Inc. JANUARY 2022 P age 116
LOT 24
LDR
East/West
4500
5524
45
52
LOT 25
LDR
East/West
4500
5571
45
52
LOT 26
LDR
East/West
4500
5619
45
52
LOT 27
LDR
East/West
4500
5321
45
52
LOT29
LDR
East/West
4500
6801
45
52
LOT 29
LDR
I East/West
4500
7708
45
52
LOT 30
LDR
East/West
4500
7928
45
52
LOT 31
LDR
East/West
4500
7736
45
52
LOT32
LDR
East/West
4500
7580
45
81
LOT 33
LDR
East/West
4500
5281
45
62
LOT 34
LOR
East/West
4500
4863
45
46
LOT 35
LDR
East/West
4500
4954
45
47
LOT36
LDR
East/West
4500
5914
45
55.50
LOT 37
LDR
East/West
4500
5914
45
55.50
LOT 38
LDR
East/West
4500
5000
45
50
LOT 39
LDR
East/West
4500
5914
45
55.50
LOT 40
LDR
East/West
4500
5914
45
55.50
LOT 41
LDR
East/West
1 4500
5032
45
1 50
LOT 42
LDR
East/West
4500
5625
45
50
LOT 43
LDR
East/West
4500
7157
45
50
LOT 44
LDR
East/West
4500
7736
45
50
LOT 45
LDR
East/West
4500
8057
45
50
LOT46
LDR
East/West
4500
8494
45
56
LOT 47
LDR
East/West
4500
8743
45
64
LOT 48
LDR
East/West
4500
8787
45
96
LOT 49
LDR
East/West
4500
6571
45
90
LOT 50
LDR
East/West
4500
5000
45
50
LOT 51
LDR
East/West
4500
5000
45
50
LOT 52
LDR
East/West
4500
5000
45
50
Metro Planning, Inc. JANUARY 2022 P a g e 117
LOT 53
UDR
East/West
1 4500
5000
45
1 50
LOT 54
LDR
East/West
1 4500
1 5000
45
1 50
TABLE 2: PHASE 4- WOODLAND RIDGE SUBDIVISION LOT SIZES & DIMENSIONS
Lot Number
Zoning
Orientation
Minimum
Area
Required
(sq ft)
Lot Area
(sq ft)
Minimum
Street
Frontage
Required
(sq ft)
Lot Street
Frontage
(sq ft)
LOT
LDR
East/West
4500
7385
45
70.50
LOT
LDR
East/West
4500
5000
45
50
LOT
LDR
East/West
4500
5000
45
50
LOT
LDR
East/West
4500
5000
45
50
LOTS
LDR
East/West
4500
5000
45
50
LOT
LDR
East/West
4500
5000
45
50
LOT
LDR
East/West
4500
5000
45
50
LOT
LDR
East/West
4500
5011
45
50
LOT
LDR
East/West
4500
5040
45
50
LOT 10
LDR
East/West
4500
5076
45
50
LOT11
LDR
East/West
4500
5113
45
50
LOT 12
LDR
East/West
4500
5149
45
50
LOT 13
LDR
East/West
4500
5186
45
50
LOT 14
LDR
East/West
4500
5222
45
50
LOT 15
LDR
East/West
4500
5258
45
50
LOT 16
LDR
East/West
4500
5295
45
1 50
LOT 17
LDR
East/West
4500
5331
45
50
LOT 18
LDR
East/West
4500
5368
45
50
LOT 19
LDR
East/West
4500
5404
45
50
LOT 20
LDR
East/West
4500
5441
45
50
Metro Planning, Inc. JANUARY 2022 118
LOT 21
LDR
East/West
4500
5477
45
50
LOT 22
LDR
East/West
4500
5513
45
50
LOT 23
LDR
East/West
4500
5550
45
50
LOT 24
LDR
East/West
4500
5586
45
50
LOT 25
LDR
East/West
4500
5623
45
50
LOT 26
LDR
East/West
4500
5659
145
1 50
LOT 27
LDR
East/West
4500
5696
45
50
LOT 28
LDR
East/West
4500
5732
45
50
LOT 29
LDR
East/West
4500
5767
45
50
LOT 30
LDR
East/West
4500
7467
45
75
LOT 31
LDR
East/West
4500
4998
45
50
LOT 32
LDR
East/West
4500
4998
45
50
LOT 33
LDR
East/West
1 4500
4998
1 45
1 50
LOT 34
LDR
East/West
4500
4998
45
50
LOT 35
LDR
East/West
4500
4998
45
50
LOT 36
LDR
East/West
4500
4998
45
50
LOT 37
LDR
East/West
4500
5898
45
56
LOT 38
LDR
East/West
4500
5915
45
55.50
LOT 39
LDR
East/West
4500
4998
45
50
LOT 40
LDR
East/West
4500
4998
45
50
LOT 41
LDR
East/West
4500
4998
45
50
LOT42
LDR
East/West
4500
4998
45
50
LOT 43
LDR
East/West
4500
4998
45
50
LOT 44
LDR
East/West
4500
4998
45
50
LOT 45
LDR
East/West
4500
4998 1
45
50
LOT46
LDR
East/West
4500
4998
45
50
LOT 47
LDR
East/West
4500
4998
45
50
LOT 48
LDR
East/West
4500
5909
45
56
LOT 49
LDR
East/West
4500
5914
45
55.50
Metro Planning, Inc. JANUARY 2022 P a g N 119
LOT 50
LDR
East/West
4500
5000
45
50
LOT 51
LDR
East/West
4500
5000
45
50
LOT 52
LDR
East/West
4500
5000
45
50
LOT 53
LDR
East/West
4500
5000
45
50
LOTS
LDR
East/West
4500
5000
45
50
Metro Planning, Inc. JANUARY 2022 P a g e 120
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