HomeMy WebLinkAboutPacket, DRC PLANNER 3/15/2022AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 616/ MS Teams
Staff Review., Tuesday, March 15, 2022 A'00 —.9.,30 a.m.
1. Subdivision Tentative 811-22-000040-TYP2 811-22-000008-PROJ Hayden Homes
Assessor's Map: 18-02-04-00 TL: 2800
Address: South of S. 51" PI and north of Jasper Rd.
Existing Use: vacant
Applicant submitted plans for a 108 -lot residential subdivision
Planner: Andy Limbird
Meeting: Tuesday, March 15, 2022 9:00 — 9:30 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: htto://www.si)ringfield-or.aov/weblink8/browse.asi)x
JI I t
VICINITY MAP
811-22-000040-TYP2 Subdivision Tentative
18-02-04-00 TL 2800
5410 Mt. Vernon Rd.
Hayden Homes LLC
City of Springfield
225 Fifth Street
Springfield, OR 97477
Attn: Andy Limbird
February 10, 2022
Re: Pre -Submittal Checklist
Case Number: 811 -22 -000006 -PRE
TYPE II Tentative Land Division
Woodland Ridge Phases 3 & 4 Subdivision
846 9E
Two 54 -Lot Residential Subdivisions SPRINGFIELD, OREGONN 97
4TJ
Site Address: Vacant Parcel south of S. 51" Place and north of Jasper Road 541) 302-9030
www,MEFROPIIANN NG.COM
Map & Tax Lot Number: 18412-04-00-02800
Andy,
The following addresses each of the City of Springfield Pre -Submittal Checklist incomplete items for the Woodland Ridge
Phases 3 & 4 Tentative Subdivision Plan. The Proposed Tentative Subdivision Plan written narrative and drawing set are
updated to meet completeness requirements. City of Springfield Pre -Submittal Checklist Note items are indicated below
in blue text and italic typeface; applicant responses are indicated in black text and plain typeface.
City Planning Completeness Item Notes
1. No public or private easements shown on tentative subdivision plan. Easements are depicted but not labeled
on various civil drawings.
Public and private easements are labeled on Civil Engineering Utility Sheets C— 3.0 and C —3.1.
1. East -west street within Phases 3 & 4 that runs north of and parallel with Holly Street cannot be named
Glacier Drive. A different and unique name will be required for this street.
East/West street within Phases 3 & 4 previously named Glacier Drive has been changed to Fir View Drive and indicated
on Tentative Subdivision Plan drawings and narrative.
3. There are errors in the numbering of certain north -south aligned streets. For example, the western north -
south segment of street within Phase 3 needs to be South 50th Street but is depicted as either South 49th or
South 50th on various plan sheets.
All numbering errors have been corrected, including lot numbers as well as numbered street name errors.
4. Necessary improvements such asfire hydrants and community mailboxes are not shown on plans.
Fire hydrants are indicated on Civil Engineering Utility Sheets C-3.0 and C-3.1.
Mailbox per location to be approved by Postmaster prior to placement. Details to be provided at time of PIP process.
Additional comments not related to the completeness of the application:
• Project narrative (Page 11) indicates that a Tree Felling Permit will not be required but both Phases 3 and
depict tree removal that will require permits.
Tree Felling Permits will be obtained prior to any tree removal on entire Subject Property.
• Project narrative (Page 8) indicates that no natural features or resource protection areas are located in the
project area but there is a wetland depicted in the southwest corner of Phase 3. A wetland delineation report
will be required for the project area to establish minimum development setbacks.
A Wetland Delineation Application (WD2021-0463) was submitted to the Department of State Lands in August 2021. The
application with complete information is currently being reviewed and pending approval.
Noted.
Tentative subdivision approval is good far two years unless the project area is subject to a Master Plan, so both
Phases 3 & 4 will need to be platted within the two-year time frame.
What is the feature depicted north of Lot 14 in Phase 47
It is an existing power pole.
What is the planned height(s) of the retaining walls between Lots 17-46 and 47-49 in Phase 3 and the rear of
Lots 30-53 in Phase 47
The preliminary planned heights for the retaining walls between lots 27-46 and 47-49 range from 4' to la in height.
These will be designed during the PIP process by either a Geotechnical or Structural Engineer and are most likely to be
ultra -block or gabion baskets.
The retaining wall at the rear of lots 30-53 is generally in the 7 -foot height range. This wall will be designed during the
PIP process by either a geotechnical or structural engineer and will most likely be ultra -block or gabion baskets.
If CC&Rs are planned for the subdivision phases they should be submitted for review with the tentative plans.
No CC&Rs are proposed at this time.
City Public Works Engineering Item Notes
1. No existing conditions map provided showing topography, trees and adjoining utility connections.
An Existing Conditions Base Map has been attached showing topography, trees, and adjoining utility connections.
2. Some of the existing trees are shown on the surveying sheets.
These have been removed from the surveying sheets.
3. The existing delineated wetlands should be shown on the existing conditions map.
The Wetland areas are indicated on the Existing Conditions Base Map.
4. A geotech report will be required for both the PIP and home building on this site due to hydric soils. Also, based
on past experience with building Pinehurst adjacent to the east the soils in this area are clayey, slick and there is
a hardpan layer at 2-4 feet that tends to collect and transmit water -this did not muse a landslide during that
project but the slope was not fully stable either. In some spots a 30" or more amount of rock was required to get
a stable road base. This problem was compounded by attempting to build during a fairly cold and wet winter.
GeoPacific has completed a geotechnical field investigation and analysis for the development. Their reportdated
December 27, 2021 is included with this application.
5. The lots will all require a 7' PUE along the road frontages and probably additional ones far utility locations in
some locations per SUB.
All lots are planned with an 8' P U E along road frontages. Additional utility PUEs will be completed as necessary per SUB
at time of PIP.
6. Utility tie-in locations need to be shownfar Westwind, and any connection for power, water or communications
over the ridge to Woodland Ridge phase land 1 AND any large transmission lines that are needed for upcoming
connections to PinehursVMt Vernon.
Utility tie-in locations are shown for Westwind. Connections as needed for power, water, or communications over the
Ridge to Woodland Ridge Phases 1 and 2, as well as necessary large transmission lines that may be needed for upcoming
connections to Pinehurst/ Mt. Vernon are indicated on Civil Engineering Plans. See Civil Engineering Sheets, specifically
C-3.0 and C-3.1.
7. Planting plan for stormwater facilities is required, this can probably be done as part of the PIP.
Planting plan for Stormwater facilities will be determined at time of PIP. See Civil Engineering Sheets C-4.0 and C —4.1.
8. /am assuming downspouts to weephole arrangements, this would be preferred to individual storm laterals if
possible.
Houses are proposed to discharge roof drainage to streets via downspouts to weepholes in the curb. Individual storm
laterals may be indicated as necessary depending on individual lot location. See A&O Stormwater report for details.
Additional comments not related to the completeness of the application:
• I would like to explore options for a type of outlet structure that is not so prone to clogging as the proposed orifice
manhole structure. Maybe some kind of notched weir flume or orifice plate?
Emergency overflow weirs are designed to be located on the south side of each proposed Water Quality Detention
Pond. See A&O Stormwater report for details.
If there are any questions, please do not hesitate to contact me at Metro Planning via email
(kkeidel@metroplanning.com) or phone (Office 541.302.9830).
Regards,
Katie Keidel
Associate Planner
TENTATIVE SUBDIVISION APPLICATION FOR SSR INVESTMENTS, INC.
WOODLAND RIDGE SUBDIVISION PHASES 3 & 4
Metro Planning. Inc. FEB 2022 P a g e 11
Submittal No.
2
Document Date:
February 10, 2022
'
Applicant's Request:
Approval of Tentative Subdivision Plan to
eu¢nxlnscrocrluunlL aLRetLt
create 108 -Lot Subdivision—Woodland
Ridge Subdivision Phase 3 & Phase 4
816 A STREET
SPRINGFIELD, OREGON 97477
I5I11302-9830
Property Owner/ Applicant:
Will Goodwin
W W W.METROPIANNING.COM
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 1 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:
Assesssor's Map 18-02-04-00-02800
Site Address/ Location:
5410 Mt. Vernon Rd.
Springfield, OR 97478-9526
Total Property Size:
72.87 acres
Zoning/Metro Plan:
Low Density Residential (UDR)/
Low Density (L)
Number of Lots Proposed:
108 Residential Lots
Metro Planning. Inc. FEB 2022 P a g e 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 5V St. The Subject
Property is approximately 72 acres, with the current Tentative Subdivision Plan — Woodland Ridge Subdivision Phases 3
& 4 - planned on approximately 30.66 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 7.66 dwellings per 30.66 net acres.
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; Applicants responses
are indicated by black text and plain typeface.
Land Divisions: Tentative Plan — General SDC 5.12-135
Any residentialland division shall conform to the following standards:
A. The lot/parccl dimensions shall conform to the minimum standards of this Code. When lots/parrels 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 of structures on the larger lots/parrels 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 specified in Section 5.12-120E.
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
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.
No proposed lots within Phases 3 & 4 will be double the minimum area required, nor double the minimum street
frontage required.
Compliance standards for this Code have been met.
Lot Descriptions and Dimensions are detailed in Appendix A, as well as on the attached Tentative Subdivision Plan
drawing set.
Metro Planning. Inc. FEB 2022 P a g e 12
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: 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.
a. 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:
L 1,400 feet in Mixed -Use Districts consistent with standards in Sections
3.2-625E,•
ii. 2,600 feet in industrial zoning districts,
ill. 2,400 feet for multi -unit development subject to Section 3.2-240A, and
he 1,600feet 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 50h Street and 5V 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 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 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 for these blocks due
to the previously mentioned limitations. Please see attached Tentative Subdivision Plan drawing set for exact
specifications.
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,
ii. 800 feet for multi -unit development subject to Section 3.2-240A or the
maximum block length established in an applicable Refinement Plan or Plan District,
whichever is less;
Metro Planning, Inc. FEB 2022 P a g e 13
iii. 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 District, whichever is less.
This Tentative Subdivision Plan must meet the requirements of SDC 4.2-105D.4(b)(i) 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 northermost 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 undevelopable 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 Tentatvie Subdivision Plan drawing set for exact
specifications.
EXCEPTION: 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
street connectivity and/or pedestrian accessways consistent with standards in Section 4.2-160.
Where the extension of a public street would create a block length or block perimeter that exceeds
the applicable maximum, the block length and block perimeter must be as close 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:
L 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 law, or
ii. Buildings or other existing development on adjacent lands, including previously
subdivided but vacant lots or parcels that physically necessitate a block length or block
perimeter that is longer than the applicable maximum, considering the potential for
redevelopment or
iii. Industrial development areas greater than 25 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 and length was designed as closely to the maximum
as possible in order to meet requirements for Director exception. Please see attached Tentatvie Subdivision Plan
drawing set for exact specifications.
Metro Planning, Inc. FEB 2022 P 3 g e 14
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 agency, 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, PLS of Northstar Surveying, Inc., and
Scott Morris, PE, of A & 0 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^= 50, 1^=100; or 1^= 200:
Response: A scale of 1"= 50" 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.
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 4'h 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 Map 18-02-04-00-02800.
6. City boundaries, the Urban Growth Boundary (UGS) and any special service district boundaries or railroad
right-of-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.
Metro Planning, Inc. FEB 2022 P a g e s
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 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: 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 setbacks 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 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: The existing sanitary sewer line, stormwater facilities, and water mains are all shown and labeled on the
attached utility drawing plan set prepared by A & 0 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.
The utility plans show the proposed 7' public utility easements on both sides of the roadways, except a section on the
South side of Holly Street. A section of Holly Street near the tie in to Westwinds subdivision is proposed to not have a
PUE on the South side adjacent to the existing wetland area. The proposal would be to route any utilities in this section
under the sidewalk to avoid unnecessary wetland impact. The existing franchise utilities at the East of the Westwinds
development are on the North side of the street, so this PUE may not be necessary anyway.
As stated in the Stormwater Report prepared by A & 0 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 & 0 Engineering Sheet C-5.1—Storm Facility Details.
The lot drainage (roof areas) will have two systems depending on location. Due to the natural slope of the site, the uphill
lots from the streets will be graded for roof drainage to route through weep holes in the adjacent curb. The downhill lots
from the streets will have storm laterals that roof drains can be connected to route the run-off directly to the mainline.
The detention and treatment facilities within the storm management system will be planted to meet requirements
outlined in the Springfield code. The detailed planting plan will be prepared during the PIP process.
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.
Metro Planning, Inc. FEB 2022 P a g e 16
Response: All proposed public and private easements are shown on the attached Civial Engineering 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 attached Civil Engineering Utility Plan sheets show the a reas to be dedicated to the public for streets,
sidewalks and public utilities. Tracts are also shown around the stormwater detention facility that is proposed to be
dedicated to City of Springfield for long term ownership/maintenance.
B. ASite 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 modifications to physical features shall be
clearly indicated. The Director may waive portions of this requirement if there 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 Northstar
Surverying, Inc., and Scott Morris, PE of A & 0 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.
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 (WQL W) Map and their riparian areas, wetlands, and rock outcroppings;
Response: The natural features within this development are wetland areas and trees primarily along the ridge.
A Wetland Delineation/Determination Report application for the entire Subject Property was submitted in August 2021
and is currently under review and pending approval by the Department of State Lands. The pending DSL Wetland
Delineation/ Determination Report Number WD2021-0463 is available forviewing at http://statelandsonline.com/.
The Wetland Delineation areas are indicated on the attached Civil Engineering Plans and being avoided with the
proposed Phases 3 & 4.
The ridge is mostly treed and since this area mostly isn't impacted, a full tree survey was not completed. However,
there will be trees required for removal for the extension of S. 51" Place and at the back of a few lots in phase 4. These
trees are shown on Tentative Subdivision Plans for reference.
Metro Planning. Inc. FEB 2022 P a g e 17
5. Soil types and water table information as mapped and specified in the Soils Survey of Lane County, • and
Response: Geo Pacific completed afield investigation and analysis and prepared a Geotechnical report for the
development. A copy of this report is included in the submittal.
6. Natural resource protection areas as specified in Section 4.3-117.
Response: Natural resources on the Subject Property are trees (primarily on the ridge) and wetland area as shown on
the Civil Enginerring Utility Plan Sheets.
Relevant to this submittal, the southwest corner of the subject property near Phase 3 includes a wetland area. A
Wetland Delineation/Determination Report application for the entire Subject Property was submitted in August 2021
and is currently under review and pending approval by the Department of State Lands. The pending DSL Wetland
Delineation/ Determination Report Number WD2021-0463 is available for viewing at http://statelandsonline.com/.
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% or more,
can tours may be shown at 5 -foot intervals. This plan shall show the stormwater 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 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
The lot drainage (roof areas) will have two systems depending on location. Due to the natural slope of the site, the
uphill lots from the streets will be graded for roof drainage to route through weep holes in the adjacent curb. The
downhill lots from the streets will have storm laterals that roof drains can be connected to route the run-off directly to
the mainline.
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
drainageways to be retained,•
4. Existing and proposed site elevations, grades and contours, and
5. 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:
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 & 0 Engineering.
See attached Sheet C-3.0 — Utility Plan West and Sheet C-3.1— Utility Plan East.
A Stormwater Report prepared by A & 0 Engineering is included in this submittal as required.
Metro Planning. Inc. FEB 2022 P a g e 18
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, AC mat or gravel, widths and
names of all existing streets, alleys, or other rights -of --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 501h Street and Fir
View 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 52nd Street
and South 5V Street, that will service the development, as well as Fir View Drive.
All proposed public streets will be fully improved to City standards.
2. The locations, widths and names of all proposed streets and other rightsrof-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 501h Street, Fir View Drive,
South 52nd Place, and South 53r° Street. These proposed streets will service the proposed development and add
extensions of existing public streets South 51" Place and Holly Street.
Fir View 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 50th 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.
The South 51" Place extension within Phase 3 begins with a 36 -foot road within an existing 60 -foot right-of-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.
Fir View 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 5V Street and South 5V
Place within Phase 4 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. 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
Metro Planning. Inc. FEB 2022 P a g e 19
3. The locations and widths of all existing and proposed sidewalks, multi -use 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-3.0 — 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 or
parcel dimensions and frontage requirements for single-family and duplex lots/parcels established in Section
3.2-215, and driveway width and separation specifications 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 & 0 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.
6. The location of existing and proposed street trees, associated utilities along street frontage(s), and street
lighting: including the type, height and area of illumination,
Response: Street lights 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 interiorto 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 PUE; 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 facilities
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 southside of Main St and 481h St, the southside of Main
St and 51" St.
Metro Planning, Inc. FEB 2022 P 3 g e 110
R. A copy of a Right-af-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 ODOT facility.
9. ATraffic Impact Study prepared by a Oregon Licensed Traffic Engineer, where necessary, as specified in
Section 4.2-10SA.4.
Response: Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 7th Edition, single-family
detached houses have an average trip generation rate of 9.57 vehicles daily. A single-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. AFuture 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:
Response: No Future Development Plan is needed as no proposed lots/parcels are as twice the minimum required.
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: 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 permission 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. How the Tentative Plan addresses Discretionary Use criteria, where applicable;
Response: Single-family residential is a permitted use in the UDR (Low Density Residential) zone; thus no Discretionary
Use Permit is required.
6. A Tree Felling Permit as specified in Section 5.19-100;
Response: A tree felling permit will be required as part of the PIP permit for both phases of the development. Applicant
proposes to apply for the tree felling permit during the PIP process when design is further along and total number of
trees impacted is finalized.
Metro Planning. Inc. FEB 2022 P 3 g e 111
7. A Geotechnical Reportfor slopes of 15% or greater and as specified in Section 3.3-500, and/or if the
required Site Assessment in Section S.12-1208. indicates the proposed development area has unstable soils
and/or high water table as specified in the Soils Survey of Lane County;
Response: GeoPacific has completed a Geotechnical field investigation and analysis for the development. Their report
dated December 27, 2021 is included with this application.
Retaining walls will be necessary to complete this project due to natural slope on the property. The preliminary planned
heights for the retaining walls between lots 27-46 and 47-49 range from 4'to 1Y in height. These will be designed
during the PIP process by either a geotechnical or structural engineer and are most likely to be ultra -block or gabion
baskets.
The retaining wall at the rear of lots 30-53 is generally in the 7 foot height range. This wall will be designed during the
PIP process by either a geotechnical or structural engineer and will most likely be ultra -block or gabion baskets.
S. An Annexation application as specified in Section S.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: An annexation application has been submitted and approved prior to this application.
9. A wetland delineation approved by the Department of State Lands shall be submitted concurrently where
there is a wetland on the property;
Response: A Wetland Delineation/Determination Report application for the entire Subject Property was submitted in
August 2021 and is currently under review and pending approval by the Department of State Lands. The pending DSL
Wetland Delineation/ Determination Report Number WD2021-0463 is available for viewing at
http://statelandsonline.com/.
10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted
concurrentty;
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 financing,
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.
Metro Planning. Inc. FEB 2022 P a g e 112
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 lot/parcel size and dimensions.
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 LDR 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
R. 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.
Metro Planning, Inc. FEB 2022 P 3 g e 113
C. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary
sewer and stormwater management facilities, and streets and traffic safety controls shall not be exceeded and the
public improvements shall be available to serve the site at the time of development, unless otherwise provided for by
this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity
issues.
Response: Capacity 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. Physical features, including, but not limited to: steep slopes with unstable soil orgeologic conditions; areas with
susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their
associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117, rock outcroppings; open
spaces, and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-
760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law.
Response:
The development area includes the following physical features:
Wetland Area - This is shown on the utility plan sheets and is proposed to be avoided with this application.
Significant Trees - The significant trees are primarily on the ridge and are intended to be protected. There will be some
required to be removed to extend S. 5V pi and for a few lots to be developed, and a tree felling permit will be applied
for during the PIP process.
F. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian
safety to avoid congestion, provide connectivity within the development area and to adjacent residential areas,
transit stops, neighborhood activity centers, and commercial, industrial and public areas minimize driveways on
arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access
management standards for State highways.
Response: The site has been designed to tie into existing facilities to distribute traffic effectively. Access Engineering has
completed a traffic impact analysis related to the development that is included as part of the submittal.
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 or is 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.
Metro Planning, Inc. FEB 2022 P a g e 114
L Where the Partition of property that is outside of the city limits but within the City's urbanbable area and no
concurrent annexation application is submitted, the standards specified below shall also apply.
Response: The applicants have concurrently applied for annexation of any remaining portions of the Subject Property
that is not within the city limits.
L 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.
If there are any questions, please do not hesitate to contact me via email or phone.
Sincerely,
Katie Keidel, Associate Planner
Metro Planning, Inc.
kkei del C1 metrool annina.com
(541)302-9830
Metro Planning. Inc. FEB 2022 P a g e 115
APPENDIX A
TABLE 1: PHASE 3 - WOODLAND RIDGE SUBDIVISION LOT SIZES 8, 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
Panhandle
4500
6710
20
36
LOT
LDR
East/West
4500
5914
45
55.50
LOT
LDR
East/West
4500
5064
45
60
LOT
LDR
East/West
4500
7006
45
61
LOT
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 10
LDR
East/West
4500
5162
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
LOT 17
LDR
Cul -de -Sac
6000
6016
35
37
LOT 18
LDR
Cul -de -Sac
6000
7738
35
36
LOT 19
LDR
Cul -de -Sac
6000
6302
35
70
LOT 20
LDR
North/South
5000
6472
60
60
LOT 21
LDR
North/South
5000
6402
60
56
LOT 22
LDR
East/West
4500
7877
45
60
LOT 23
LDR
East/West
4500
5504
45
54
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
Metro Planning. Inc. FEB 2022 P a g e 116
L0T 27
LDR
East/West
4500
5321
45
52
L0T 28
LDR
East/West
4500
6801
45
52
L0T 29
LDR
East/West
4500
7708
45
52
L0T 30
LDR
East/West
4500
7928
45
52
LOT 31
LDR
East/West
4500
7736
45
52
LOT 32
LDR
East/West
4500
7580
45
71
LOT 33
LDR
East/West
4500
5281
45
62
LOT 34
LDR
East/West
4500
4863
45
46
LOT 35
LDR
East/West
4500
4954
45
47
LOT 36
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
4500
5032
45
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
LOT 46
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
4994
45
50
LOT 51
LDR
East/West
4500
4996
45
50
LOT 52
LDR
East/West
4500
4997
45
50
LOT 53
LDR
East/West
4500
4998
45
50
LOT 54
LDR
East/West
4500
4999
45
50
Metro Planning. Inc. FEB 2022 P a g e 117
TABLE 2: PHASE 4 - WOODLAND RIDGE SUBDIVISION LOT SIZES 8, DIMENSIONS
Lot Number
Zoning
Orientation
Minimum
Area
Required
(sq ft)
Lot Area
(s ft)
Minimum
Street
Frontage
Required
(sq ft)
Lot Street
Frontage
(sq ft)
LOT 1
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
LOT
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
LOT 11
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
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
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
45
50
LOT 27
LDR
East/West
4500
5696
45
50
Metro Planning. Inc. FEB 2022 P a g e 118
L0T 28
LDR
East/West
4500
5732
45
50
L0T 29
LDR
East/West
4500
5767
45
50
L0T 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
4500
4998
45
50
LOT 34
LDR
East/West
4500
4998
45
50
LOT 35
LDR
East/West
4500
4999
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
LOT 42
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
45
50
LOT 46
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
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
LOT 54
LDR
East/West
4500
s000
45
50
Metro Planning, Inc. FEB ?0?? P a g e 139
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0.70.70 0. _ O.g0. . .0.m.
.�
0.70.
o. D.
40.go.
.41.0. .
o. 0.
.
o.go. . 0.10.
-
o. 0.
0. 0.7 . 0.
o. 0.
04- 1 .
0.70.7. .
'o.
-
}
0.3 fc
0.8 fc
0.1 fc
'oo
oo.
•m Ca
,000.7a70.70.go.g0 a0.g0.go.gogo go a0.�o.70o0 X0.70.700.7a70�30.go.g0.go'
0. .g0.
o. o.
M M
0.90.0.
0. 0. 0.7o.go.o.go.go
= 3 y
0.
0. 0.
0. 0. 0.
0. 0.
D. D.p.p.p.70.70.70.70.70.70.70.70.10.70.70.70;40. 0.30.30.30. 20.70.7.
0. 0.g0.
Q 0),o
- 0.70.7.
0.70.
v •-
_
-
C
0.70.7 .10 .7
0.70. .70.7.
in
y 'e
QD
Statistics00.7
o
0 .70.
O O
Description Symbol
Avg
Max
Min Max/Min Avg/Min
o g0
t O
E -W Street 1
}
0.3 fc
0.8 fc
0.1 fc 8.0:1 3.0:1
0 ?0
O 3
E -W Street 2
}
0.3 fc
0.8 fc
0.1 fc 8.0:1 3.0:1
00
Wily Street 1
}
0.3 fc
0.8 fc
0.1 fc 8.0:1 3.0:1
0. 090
0 -�
Wily Street 2
}
0.3 fc
0.8 fc
0.0 fc N/A N/A
00 0.
Wily Street 3
}
0.3 fc
0.8 fc
0.1 fc 8.0:1 3.0:1
0. �0.
N -S Street 1
}
0.3 fc
0.8 fc
0.1 fc 8.0:1 3.0:1
07 0�
N -S Street 2
}
0.5 fc
0.8 fc
0.3 fc 2.J:1 1.J:1
N -S Street 3
}
0.3 fc
0.8 fc
0.1 fc 8.0:1 3.0:1
0.7 D.�
551s[1
}
0.5 fc
1.0 fc
0.2 fc 5.0:1 2.5:1
551s[2
}
0.4 fc
O.J fc
0.3 fc 2.3:1 1.3:1
". D..
-
551s[3
}
0.5 fc
0.9 fc
0.2 fc 4.5:1 2.5:1
111.114
Curren[ View
Designer
Schedule
Date
Number
Lumens
12/23/2021
symbol Label
Image
QW Catalog Number Description
Lamp
LLF Wattage
Polar Plot
Lamps
per Lamp
Stale
33 ATM 1OBLEDE70 XXXXX ATBO SERIES LED JODMA TYPE 2
LED Array
1
2994 1 25
Not [0 Scale
R24K/SK 4000K/SODOK CCT
brewing No.
• A
Summary
Max'. 2291cd
}
0.3 fc
0.8 fc
0.1 fc
-
-
0.
0.
D.]
.20 .4
0.1
.@o. .z
0.,
go.
o.g
go. -.
o.�
o. o.go.0.0go.go.g0.go P.90.90.90 AS D.g
.@o.g . o.io.go.m.2n.2n.1n.1D.;o.go.go.;D.�D. D. D.gD.9o.go.go.ao. D. D.gD.�o.go.�D.;D.?D.2D.gD.X.go.gD.g
a
.
Statistics
Symbol
Avg Max Min
Max/Min
Avg/Min
E-W Street 1 }Description
0.3 fc 0.8 fc 0.1 fc
8.0:1
3 0.1
p.
.gip.
y a
E-W Street 2 }
0.3 fc 0.8 fc 0.1 fc
8.0:1
3.0'.1
0.4
.JO.
0 Ca
Holly Street 1 }
0.3 fc 0.8 fc 0.1 fc
8.0:1
3.0:1
0.7�
.�0.
A M
Holly Street 2 }
0.3 fc 0.8 fc 0.0 fc
N/A
N/AC
d W
Holly Street 3 }
0.3 fc 0.8 fc 0.1 fc
8.0:1
3.0:1
p
CM
N-S Street 1 }
0.3 fc 0.8 fc 0.1 fc
8.0:1
3.0:1
0.
0.�
N-S Street 2}
0.5 fc 0.8 fc 0.3 fc
2J:1
1J:1
0.
�p
0.3
N-S Street 3 }
0.3 fc 0.8 fc 0.1 fc
8.0:1
3.0:1
°'
•0
SSSst1 }
0.5 fc 1.0 fc 0.2 fc
5.0:1
2.5:1
0.0.4
G G NCM
.20
00 s
5 51st 2 }
0.4 fc OJ fc 0.3 fc 1
2.3:1 1
1.3:1
0.
�0
0 1.% 9
0
?o
.00 3
5 51st 3 }
0.5 fc 0.9 fc 0.2 fc
4.5:1
2.5:1
01
1
0 0
0. .�0.,
-
5 51st PI 4 }
0.3 fc 0.8 fc 0.1 fc
8.0:1
3.0:1
0 17
po
d
o. w.
• 0.1
.70. ..
,o.�o.o.ao.m..�
r
pill
ao. goon, ;m.�o.;
0.g0.go.go.�o.�o.a0.
0.@o.go.m.�o.2o.go.go.7o.70.70.70.7o.7
o.go.g0p.o.m.
o.go.g0.,
.�o.�o.go.go.g0.70.7o.go.go.go.�o.0., .e
_
°.2°.2°.2°., .
•o
p. u4u.p 7q:� o
o. o. o. o. o. o 0 0.
o. o. o. o.
o 0 0. o.
o. o. o. o 0 J0.10 o. o. o o
o. o. o.
o. o. o o. o. o. o. o. o. o. o10-20-20-20.3
Current View
Schedule
Designer
symbol
Label
Image QTY Catalog Number
Description
Lamp
Number
Lamps
Lemons
perLamp LLF Wattage Polar plot
Date
33 A16 1081-EDE]0
XXXXX Al W SER1E5
LED ]OOPW
TVPE 2
LED Array
1 2994 1 2512/23/2021
R24K/SK
40WK/S000K CU
Stale
Not to Scale
EA
-� `
Drawing No.
Summary
Max: 2291cd
Statistics
Description
E -W Street 1
E-W Street 2
Symbol
}
Avg
10.3 fc
0.3 fc
Max Min
10.8 fc 10.1 fc-
0.8 fc 0.1 fc
Max/Min
8.0:1
Avg/Min
3.0:1
age Polar Plot
0.2 4 0.8
02 405
0.
3 0
•
v e s u a o
lolly Street 1
}
0.3 fc
0.8 fc 0.1 fc
8.0:1
3.0:1
4
0
Wily Street 2
}
0.3 fc
0.8 fc 0.0 fc
N/A
N/A
Wily Street 3
}
0.3 fc
0.8 fc 0.1 fc
8.0:1
3.0:1
- 0
N -S Street 1
}
0.3 fc
0.8 fc 0.1 fc
8.0:1
3.0:1
4 0
N -S Street
}
0.5 fc
0.8 fc 0.3 fc
2J:1
1J:1
80
N -S Street 3
}
0.3 fc
0.8 fc 0.1 fc
8.0:1
3.0:1
3
551st1
}
0.5 fc
1.0 fc 0.2 fc
5.0:1
2.5:1
551st2
}
0.4 fc
0.7 fc 0.3 fc
2.3:1
1.3:1
551st3
}
0.5 fc
0.9 fc 0.2 fc
4.5:1
2.5:1
80
551st PI4
}
0.3 fc
0.8 fc 0.1 fc
8.0:1
3.0:1 140
4D
4g
0
0a
3n
NM
0
CN
0
Q V 9
50
N
V
0B
0 Z 9
05
C O
+0an
O 3
oao
02 os,
-XI
_
03 0
0.1 0.10.2 0.9 0.5 0.5
_
0.4
30
0.80.50.,
0.2 0. .
30
-- -
02,02, 2, 0.
0.
•
0.1
0 2
01 .3 0.
0.1
0.3
02
Current View
Number Lumens
Designer
Symbol Label Image
QTY
Catalog Number
Description
Lamp
Lamps per Lamp LLF
t
WatATM
SERIES LED 700M TYPE 2
Date
40WK/SOOOK CU
12/23/2021
Stale
Not to Scale
Drawing No.
Summary
age Polar Plot
w
01 0.2 0.3 0.9 0.5 0.5 0.4 0.
•0.8
•0.2
Max: 2291cd
0.3 0.3 0.9 0.
0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.8 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.9
0.5 0.8 0.5 0.4
090.•080
0504030202020202020304050.
070604030202020202020304050.
80]08040303020202020203030. 080]0]0805
"
-
-:bxz --
- 0.
0.5 .$.
0.102
.
0.1 0 2,
.2
a
0.
0.4
0
01 01
.2 -
0
0.
0.4
Ca
01 01
.2
�' M
0.
0.4
01 0.3
.3 ,
= i y
0.
0.4
Description Symbol Avg
Max
Min
Max/Min
Avg/Min
01 0.3
.3-
0
Q 9, .i
.0.
0.5
V
E-W Street 1 } 0.3 fc
0.8 fc
0.1 fc
8.0:1
30:1
0.3 0.4
.5 :
10
0.5
0.5
E-W Street 2 } 0.3 fc
0.8 fc
0.1 fc
8.0:1
3.0:1
W
0.4 0.5
.8-
�+
0.8
0.8
lolly Street 1 } 0.3 fc
0.8 fc
0.1 fc
8.0:1
3.0:1
N L
fc
fc
fc
- -
-
lolly Street 2 } 0.3
0.8
0.0
N/A
N/A
=
Wily Street 3 } 0.3 fc
0.8 fc
0.1 fc
8.0:1
3.0:1
y0 'Q
N-S Street 1 } 0.3 fc
0.8 fc
0.1 fc
8.0:1
3.0:1
L 1.% 0
0
N-S Street 2 } 0.5 fc
0.8 fc
0.3 fc
2J:1
1J:1
D.
N-S Street 3 } 0.3 fc
0.8 fc
0.1 fc
8.0:1
3.0:1
551st1 } 0.5 fc
1.0 fc
0.2 fc
5.0:1
2.5:1
551st 2 } 0.4 fc
OJ fc
0.3 fc
2.3:1
1.3:1
551st3 } 0.5 fc
0.9 fc
0.2 fc
4.5:1
2.5:1
I
U'---E
5 51st PI 4 } 0.3 fc
F
0.8 fc
0.1 fc
8.0:1
3.0:1
-�-//
Current View
Schedule
Designer
Symbol
Label
Image QTY
Catalog Number Description
Lamp
Number Lumens LLF Wattage
1-amps perl-amp
Polar plot
Date
12/23/2021
33
ATBO lO6LEDE]0 XXXXX ATBO SERIES LED ]OOMA
TYPE
2
LED
Array
1 2999 1 25
R24K/SK 4000K/SOOOK CCT
Stale
Not to Scale
Drawing No.
Summary
Max: 2291cd
2
2
2
3.
'3
5
8
0
•
�
Lamps
per Lamp
age Polar Plot
E -W Street 1 } 0.3 fc 0.8 fc 0.1 fc 8.0:1
30:1
E -W Street 2
0.3 0.10.5, 0.6 0.6.0 4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.8 0.5 0.9 0.3.0 301 01 0.2 0.2 0.2.0.2,0 20.3 0.3 0.3 0.4 0.5 0.5 0.4 0.3 0.2 0.2 0.2 0.2.0 10.1 0.1
0.1 0.1
• 0.7 0.6 0.5 0.4 0.3 01 01 0.2 0.2 0.2 0.
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
Holly Street 2
} 0.3 fc 0.8 fc 0.0 fc N/A
X0.5
.3 0. 0.5
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
0. 8 0.7 0.6 0.4 0.3 0.2 0.1 0.
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
��'-
N-5 Street 2
} 0.5 fc 0.8 fc 0.3 fc 2.7:1
1.7:1
N-5 Street 3
u, a
3.0:1
5slat 1
} 0.5 fc 1.0 fc 0.2 fc 5.0:1
2.5:1
5Slat 2
} 0.4 fc 0.7 fc 0.3 fc 2.3:1
1.3:1
0.1 0 2
551st3
} 0.5 fc 0.9 fc 0.2 fc 4.5:1
2.5:1
5 51st PI 4
T ca
3.0:1
0.1 0 2
M
0202
= 3
a
V 9
0.2 0.2
•L
0.2 0.3Description
Symbol
Avg
Max
Min Max/Min
Avg/Min
N _
10.40.3.
E
0.3 0.9
W A
0.4 0.e
O
O
0.5 0
t O
a 3
Current View
Designer
Number
Lumens
Date
Symbol Label Image
QTY Catalog Number Description
Lamp
LLF
Watt
12/23/2021
Stale
Not to Scale
:1NIE
Drawing No.
Summary
2
2
2
3.
'3
5
8
0
•
�
Lamps
per Lamp
age Polar Plot
E -W Street 1 } 0.3 fc 0.8 fc 0.1 fc 8.0:1
30:1
E -W Street 2
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
Holly Street 1
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
Holly Street 2
} 0.3 fc 0.8 fc 0.0 fc N/A
N/A
Holly Street 3
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
N-5 Street 1
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
N-5 Street 2
} 0.5 fc 0.8 fc 0.3 fc 2.7:1
1.7:1
N-5 Street 3
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
5slat 1
} 0.5 fc 1.0 fc 0.2 fc 5.0:1
2.5:1
5Slat 2
} 0.4 fc 0.7 fc 0.3 fc 2.3:1
1.3:1
551st3
} 0.5 fc 0.9 fc 0.2 fc 4.5:1
2.5:1
5 51st PI 4
} 0.3 fc 0.8 fc 0.1 fc 8.0:1
3.0:1
Lamps
per Lamp
age Polar Plot
a�
a�