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Home My WebLink AboutApplication APPLICANT 2/22/2022City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision SPRINGFIELD w 0#/ Partition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal: Application Type (Applicant: check I❑ Partition Tentative Submittal: Subdivision Tentative Submittal: Required Project Information (Applicant., complete this section) Applicant Name: Hayden Homes, LLC Phone:(800)923-6607 x Company: Fax: Address: 2464 SW Glacier Place, Ste 110, Redmond, OR 97756 Applicant's Rep.: Katie Keidel, Associate Planner Phone:(541)302-9830 Company: Metro Planning, Inc. Fax: Address: 846 A St., Springfield, OR 97477 Property Owner: Wll Goodwin Phone: Company: SSR Investments, LLC Fax: Address: PO Box 2617, Eugene, OR 97402 ASSESSOR'S MAP NO: 18-02-04-00 TAX LOT NO(S): 2800 Property Address: Vacant parcel south of 51st Place and north of Jasper Road Size of Property: 30.66 Acres ® Square Feet ❑ Proposed Name of Subdivision: Woodland Ridge- Phases 3 & 4 Description of if you are filling in this form by hand, please attach your proposal description to this application. Proposal: Two 54 -lot residential subdivisions Existing Use: vacant # of Lots/Parcels: 108 Total acreage of parcels/ "°"°"'B°""""..aro albwabledens' . 3neee=res®e-+4unavnd . proposed 7t owellunits108 Si natures: Please sign and print your name and date in the appropriate Required Project Information (City Intake Staff. Associated Applications: box on the nexta e. complete this section) Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ Posta a Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 1/7/14 kl 1 of 10 Owner Signatures This application form is used for both the required pre -submittal meeting and subsequent complete application submittal. Owner signatures are required at both stages in the application process. An application without the Owner's original signature will not be accepted. Pre -Submittal Owner: The undersigned acknowledges that the information in this application is correct and accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the owner, the owner hereby grants permission for the applicant to act in his/her behalf. I/we do hereby acknowledge that I/we are legally responsible for all statutory timelines, information, requests and requirements conveyed to my representative. Date: Signature Submittal Owner: I represent this application to be complete for submittal to the City. Consistent with the completeness check performed on this application at the Pre -Submittal Meeting, I affirm the information identified by the City as necessary for processing the application is provided herein or the information will not be provided if not otherwise contained within the submittal, and the City may begin processing the application with the information as submitted. This statement serves as written notice pursuant to the requirements of ORS 227.176 pertaining to a complete application. Signature Print Date: Revised 1/7/14 kl 2 of 10 Land Division Tentative Application Process 1. Applicant Submits a Land Division Tentative Application for Pre -Submittal • The application must conform to the Land Division Tentative Submittal Requirements Checklist on pages 4-6 of this application packet. • A pre -submittal meeting to discuss completeness is mandatory, and pre -submittal meetings are conducted every Tuesday and Friday, from 10:00 am - noon. • Planning Division staff strives to conduct pre -submittal meetings within five to seven working days of receiving an application. 2. Applicant and the City Conduct the Pre -Submittal Meeting • The applicant, owner, and design team are strongly encouraged to attend the pre - submittal meeting. • The meeting is held with representatives from Public Works Engineering and Transportation, Community Services (Building), Fire Marshall's office, and the Planning Division and is scheduled for 30 to 60 minutes. The Planner provides the applicant with a Pre -Submittal Checklist specifying the items required to make the application complete if it is not already complete, and the applicant has 160 days submit a complete application to the City. 3. Applicant Submits a Complete Application, City Staff Review the Application and Issue a Decision • A complete application must conform to the Land Division Tentative Submittal Requirements Checklist on pages 4-6 of this application packet. • A Type II decision, made after public notice, but without a public hearing, unless appealed, is issued within 120 days of submittal of a complete application. • Mailed notice is provided to property owners and occupants within 300 feet of the property being reviewed and to any applicable neighborhood association. In addition, the applicant must post one sign, provided by the City, on the subject property. • There is a 14 -day public comment period, starting on the date notice is mailed. • Applications are distributed to the Development Review Committee, and their comments are incorporated into a decision that addresses all applicable approval criteria and/or development standards, as well as any written comments from those given notice. • Applications may be approved, approved with conditions, or denied. • At the applicant's request, the Planner can provide a copy of the draft land use decision prior to issuing the final land use decision. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City but may be appealed within 15 calendar days to the Planning Commission or Hearings Official. Revised 1/7/14 kl 3 of 10 Land Division Tentative Submittal Requirements Checklist NOTE: • ALL of the following items MUST be submitted for BOTH Pre -Submittal and Submittal. • If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. ® Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development & Public Works Department. Any applicable application, technology, and postage fees are collected at the pre -submittal and submittal stages. W Land Division Tentative Application Form ® Narrative explaining the purpose of the proposed development, the existing use of the property, and any additional information that may have a bearing in determining the action to be taken. Density - list the size of property (acres), maximum allowable density and the density proposed. Copy of the Deed Q Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. ® Copy of the Land Division Plan Reduced to 81/2"x 11", which will be mailed as part of the required neighboring property notification packet. ❑ Right -of -Way Approach Permit Application provided where the property has frontage on an Oregon Department of Transportation (ODOT) facility. ❑/ Three (3) Copies of the Stormwater Management System Study with Completed Stormwater Scoping Sheet Attached - The plan, supporting calculations, and documentation must be consistent with the Engineering Design Standards and Procedures Manual. © Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in accordance with SDC 4.2-105 A.4. Traffic Impact Studies (TIS) allow the City to analyze and evaluate the traffic impacts and mitigation of a development on the City's transportation system. In general, a TIS must explain how the traffic from a given development affects the transportation system in terms of safety, traffic operations, access and mobility, and immediate and adjoining street systems. A TIS must also address, if needed, City, metro plan and state land use and transportation policies and objectives. Q Four (4) Copies of the Following Plan Sets for Pre -Submittal OR Three (3) Copies of the Following Plan Sets: ❑V All of the following plans must include the scale appropriate to the area involved and sufficient to show detail of the plan and related data, north arrow, and date of preparation. © All plan sets must be folded to 61/2" by 11" and bound by rubber bands. a. Site Assessment of Existing Conditions 0 Prepared by an Oregon licensed Landscape Architect or Engineer Revised 1/7/14 kl 4 of 10 ❑7 Vicinity Map ❑V The name, location, and dimensions of all existing site features including buildings, curb cuts, trees, and impervious surface areas, clearly indicating what is remaining and what is being removed. For existing structures to remain, also indicate present use and required setbacks from proposed property lines. 0 The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development & Public Works Department 0 The 100 -year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development & Public Works Department 0 Physical features including, but not limited to trees 5" in diameter or greater when measured 4 '/3 feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings ❑� Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report prepared by an Engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table b. Land Division Tentative Plan ❑J Prepared by an Oregon licensed Land Surveyor ❑� City boundaries, the Urban Growth Boundary, and any special service district boundaries or railroad right-of-way which cross or abut the proposed land division 0 Location and width of all existing and proposed easements on and abutting the proposed land division Q Boundaries of entire area owned by the property owner, of which the proposed land division is a part, as well as dimensions and size of each parcel and the approximate dimensions of each building site indicating the top and toe of cut and fill slopes to scale 0 Location and type of existing and proposed street lighting, including type, height, and area of illumination EZ Location, widths, conditions, and names of all existing and proposed streets, alleys, dedications or other right-of-ways within or adjacent to the proposed land division. Proposed streets should also include approximate radius of curves and grades and relationship to any projected streets as shown on the Metro Plan, TransPlan, Conceptual Development Plan, or Conceptual Local Street Map. ® Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities Location and dimensions of existing and proposed driveways ® Location of existing and proposed transit facilities ® Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways and bike trails ® Location, size and type of plantings and street trees in any required planter strip Revised 1/7/14 kl 5 of 10 F%/ Location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points © The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated TAe text here LJ Future Development Plan where phasing or large lots/parcels are proposed as specified in SDC 5.12-120 E. c. Stormwater Management Plan © Prepared by an Oregon licensed Civil Engineer ® Planting plan prepared by an Oregon licensed Landscape Architect where plants are proposed as part of the stormwater management system © Roof drainage patterns and discharge locations © Pervious and impervious area drainage patterns The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained ® Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for land with a slope over 10 percent, the contour lines may be at 5 foot intervals) Amount of proposed cut and fill ❑✓ Additional Materials That May be Required IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE -DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: ❑ Proposed deed restrictions and a draft of any Homeowner's Association Agreement ❑ Additional plans and documentation for submittal of a Cluster Subdivision proposal as specified in SDC 3.2-230 ❑ Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW © A Geotechnical Report prepared by an engineer must be submitted concurrently if there are unstable soils and/or a high water table present ❑ Where the development area is within an overlay district, address the additional standards of the overlay district ❑ If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property ❑ Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for review ❑ Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development Revised 1/7/14 kl 6 of 10 ❑ Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 Q An Annexation application, as specified in SDC 5.7-100, where a development is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer ❑✓ All public improvements proposed to be installed and to include the approximate time of installation and method of financing Revised 1/7/14 kl 7 of 10 225 FIFTH STREET SPRINGFIELD, OR 97477 PHONE: 541.726.3753 FAX. 541.736.1021 www.spnngfield-orgov December 6, 2013 REQUIRED STORMWATER SCOPING SHEET USE POLICY: In October 2003, Springfield Public Works released a trial "stonnwater scoping sheet," provided to help engineers and developers meet stormwater requirements in the Springfield Development Code (SDC) and Engineering Design Standards and Procedures Manual (EDSPM). After a five month trial period, it became apparent that users of the scoping sheet submitted much more complete applications than non-users. An added bonus was a decrease in the overall review time spent on the applications, resulting in quicker notice of decisions. As a result of the benefits of the scoping sheets, the City has decided to make their use a mandatory process. Current city policy is that the use of stormwater scoping sheets is required for all applications which require development review. All applications submitted to the City shall provide a copy of a completed stormwater scoping sheet with the application packet. Attached with this letter is the latest version of the scoping sheet, which reflects changes requested by the development community. PLEASE NOTE: SUBMITTED APPLICATIONS WILL NOW BE REQUIRED TO SUBMIT A COMPLETED STORMWATER SCOPING SHEET, STORMWATER STUDY AND PLANS IN CONFORMANCE WITH THE SCOPE REQUIREMENTS U 17 rrrrr 31b4LCeI91 ri7 V,P"IN N:1 1.) Obtain scoping sheet from application packet, city website, or other location. 2.) Fill out project information (top half of front sheet) prior to commencement of work on stormwater study. (Note: Do not sign scoping sheet until it is received from the City with requirements checked.) 3.) Mail, fax, or email all pages to: City of Springfield, Development and Public Works Dept., Attu: Clayton McEachem. 4.) Receive completed scoping sheet (filled out by the City) indicating minimum requirements for a complete stormwater study. 5.) Include four (4) copies of complete scoping sheet (signed by engineer at the bottom of page 2), stormwater study and plans that comply with the minimum required scope with submittal of application packet. The scoping sheet shall be included as an attachment, inside the front cover of the stormwater study. Stormwater scoping sheets can be found with all application packets (City website and the DPW front counter) as well as on the Engineering and Construction Resources webpage located at: httv://www.springfield- or.gov/DPW/EnginmringmdConstructionResources.htm under the Public Improvement Permit Projects Forms section. Thank you in advance for working with the City of Springfield with this new process. Sincerely, Clayton McEachern, PE City of Springfield, Development and Public Works Email: cmeeachem@springfieldor.gov Phone: (541) 736 —1036 Fax: (541) 736-1021 DEVELOPMENT AND PUBLIC WORKS SPRINGFIELD 225 FIFTH STREET OREGON SPRINGFIELD, OR 97477 PHONE: 541.726.3753 FAX: 541.726.1021 www.spdrygfialdor.gov STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK ----------- — (Area below this b'sefdled out by Applicant) __— (Please return to Clayton MEachern @ City ofSprtngiiield Development and Public Works, Fan # 736-1021, Phone # 736-1036), enwd:cnae�lern@sprirtglleldor.gov Project Name: Applicant: Assessors Parcel #: Date: Land Use(s): Phone #: Project Size (Acres): Fax #: Approx. Impervious Area: Email: Project Description (Include a copy of Assessor's map): Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary: Proposed Stormwater Best Management Practices: (Area below this line /'died outby the City andReturned m the Aaabeand (At a nurumuan, all boxes checked by the City on the front and backoftlus sheet shall be subnutted or on application to be coaWletefor subnuttal, afthough other requirements n be recess Drainage Study Type (EDSPM Section 4.03.2): (Note, UH may be substituted for Rational Method) ❑ Small Site Study—(use Rational Method for calculations) ❑ Mid -Level Development Study— (use Unit Hydrograph Method for calculations) ❑ Full Drainage Development Study— (use Unit Hydrograph Method for calculations) Environmental Considerations: ❑ Wellhead Zone: ❑ Wedand/Riparian: ❑ Soil Type: Downstream Analysis: ❑ N/A ❑ Flow line for starting water surface elevation: ❑ Design HGL to use for starting water surface elevation: ❑ Manhole/Junction to take analysis to: ❑ Hillside Development: ❑ Floodway/Floodplain: ❑ Other Jurisdictions Return to Clayton McEachem @ City of Springfield, email: cmceachem@springfeAd-or,gov, FAX., (541) 736-1021 COMPLETE STUDY ITEMS r Baredupon the tnfor nation provided on tie front ofdds sheet, the follou>ing represents a ndndnnou of uvh w it merkdfor on application to be complete for subnddal with respect to drainage; however, this list should not be used in lieu ofde Sprirgtield Development Cork (SDC) or the City's Engineering Design A3mma1. Connpltance with these requirements does not constitute site appromol, Adebooml site specific information nary be required Note: Upon scoping sheet subndttal, ensure completedfornu has been signed in the spare provickel below: Interim Design Standards/Water Quality (EDSPM Chapter 3 Req'd N/A ❑ ❑ All non -building rooftop (NBR) impervious surfaces shall be pre-treated (e. g. multi-chambered catchbasin w/oil filtration media) for stonmvater quality. Additionally, aminimum of 50% of the NBR impervious surface shall be treated by vegetated methods. ❑ ❑ Where required, vegetative stommwater design shall be consistent with design standards (EDSPM Section 3.02), set forth in Chapter 2 of the Eugene Stormrmer Management Manual. ❑ ❑ For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified by the Eugene Stomrmvater Management Manual (Sec2A.1). ❑ ❑ If a stormrmer treatment Swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes, bottom slope, and seed mix consistent with City of Springfield or Eugene's Stomrmvater Management Manual. ❑ Water Quality calculations as required in Section 3.03.1 of the EDSPM. All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall be provided with secondary containment or weather resistant enclosure. ❑ n Design of Stoma Systems (EDSPM Section 4.04). ❑ ❑ Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set ❑ ❑ Minimum pipe cover shall be 15 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 50,000 lb load without failure of the pipe structure. ❑ ❑ Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All stoma pipes shall be designed to Other/Miscethmeous ❑ Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon. Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site ❑ A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map. drains. ❑ Calculations showing system capacity for a 2 -year stoma event and overflow effects of a 25 -year stoma event Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins. Review ofDownstream System EDSPM Section 4.03A.0 ❑ A downstream drainage analysis as described in EDSPM Section 4.03A.C. On-site drainage shall be governed by the Oregon Plumbing Specialty Code (OPSC). ❑ ❑ Elevations of the HGL and flow lines for both city and private systems where applicable. ❑ n Design of Stoma Systems (EDSPM Section 4.04). ❑ ❑ Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set ❑ ❑ Minimum pipe cover shall be 15 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 50,000 lb load without failure of the pipe structure. ❑ ❑ Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All stoma pipes shall be designed to Other/Miscethmeous ❑ Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site drains. ❑ Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to another. ❑ Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of residential building roofs (EDSP Section 3.03A A). Additional provisions apply to this as required by the DEQ. Refer to thewebsite: him/Avww.deo.state.or.ushvo/uic/uic.htm for more infomuation. ❑ Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events. *Thisform simU be inchukd m nn Nhuhmen5 inside the frontcover, ofthe stormnsder shady. * IAWORTANT..- ENGINEER PLEASE READ BEEOWAND SIGN' As the engineer of record, I hereby certify the above required items are complete and included with the submitted stommater study and plan set. Signature Date Form Version 5: June 2015 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 � � 6[t|: 2 a] 22 \\Id IST9 'S � � 6[t|: 2