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HomeMy WebLinkAboutDecision Planner 1/19/2022D.Ld,totn AFFIDAVIT OF SERVICE STATE OF OREGON ) ) ss. Gounty of Lane ) l, Shannon Morris, being first duly sworn, do hereby depose and say as follows: 1. I state that I am an Administrative Specialist for the Planning Division of the Development and Public Works Department, City of Springfield, Oregon. ity as Adm pies of 7l (See attachment "A") on .Jn nUn vvl lq ,2022 addressed to (see tAttachment "B"), by causing said letters to be placed in a U.S. mail box with postage fully prepaid thereon. STATE OF OREGON, County of Lane 1gnuny.Llfri, ,2o22, Personally appeared the above named Shannon ffirativeSpeciatist,whoacknowledgedtheforegoinginstrument to be their voluntary act. Before me: 2. Istate that in my capac caused to be mailed co &a5tun -kr{oncG inistrative Specialist, I prepared and I a,l' alTnq-T-y(a *Nr fiifiYl * Sh @, OFFICIAL STAMP KELLY R NOT,ARY NOTAHY PUBLIC OSEGON COMM rsstoN NO.98434 7 1c0Mtflsst0NEXPIRESMARCH 2023 My Commission Expires:M0/rdA [P, rrPa SPRINGFIELDREVISED--Type ll Tentative Partition Staff Report & Decision 6 OREGON Project Name: Wilson 3-Parcel Partition Project Proposal: Partition two existing tracts into three (3) parcels Case Number: 81 1-2 1-000199-TYP2 Proiect Location: 5524 B Street, Springfield, OR Map 17-02-33-4L, TL 300 & 700 Zoning: Low Density Residential (LDR) Refinement Plan Designation: LDR Pre-Submittal Meeting Date: May L4, 202L Application Submitted Date: July 28,2O2L Complete Application Submitted : Octo ber 5, 202L Application Deemed Complete: November 2,2O2L Decision lssued Date: December 23,2021 Decision Re-lssue Date: January L9,2022 Appeal Deadline Date: February 2,2022 Net Density: 7.3 Dwelling Unit Per Acre Associated Applications: 811-21-000102-PRE (Pre-Submittal) CIW OF SPRINGFIETD DEVETOPMENT REVIEWTEAM APPLICANT'S DEVEIOPMENT REVIEW TEAM POStTION REVIEW OF NAME PHONE Project Manager Planning Drew Larson 541-735-1003 Transportation Planni ng Transportation Michael Liebler 54L-736-LO34 Public Works Engineer Utilities Clayton McEachern 541-736-1036 Deputy Fire Marshal Fire and Life Safety Eric Phillips-Meadow 541-736-1035 Building Official Building s4t-744-7t35 Applicant - Owner Applicant's Representative Land Surveyor Chad Wilson Po Box 5143 Eugene, OR 97405 Curtis Thomas Metro Planning, lnc. 845 A Street Springfield, OR97477 Ryan M. Erickson EGR & Associates, lnc. 2535 B Prairie Road Eugene, OR97402 1 811-21-000199-WP2 Attachment /\ Chris Carpenter DECISTON: This decision grants Tentative Partition Approval. The standards of the Springfield Development Code (SDC) applicable to each criterion of Site Plan Approva! are listed herein and are satisfied by the submitted plans unless specifically noted with findings and conditions necessary for compliance. PUBLIC AND PRIVATE TMPROVEMENTS, AS WELI AS THE FINAL PLAT, MUST CONFORM TO THE SUBMITTED PLANS AS CONDITIONED HEREIN. This is a limited land use decision made according to City code and state statutes. Unless appealed, the decision is final. Please read this document carefully. OTHER USES AUTHORTZED BY THE DECISION: No additional uses are authorized by this decision beyond what is approved in this decision. Future development approved as a part of this decision must be in accordance with the provisions of the Springfield Development Code, filed easements and agreements, and all applicable local, state, and federal regulations. REVIEW PROCESS: This application is reviewed under Type ll procedures listed in SDC 5.1-130 and the land division criteria of approval, SDC 5.12-125. This application was submitted on September 30, 2021, and it was deemed complete on the same day. Therefore, this decision is issued on the 80th day of the 120 days mandated by oregon Revised Statutes (oRS) 227.178. SITE INFORMATION: The 0.41-acre site consists of two existing tax lots lying east of the intersection of 55th Street and B Street. The site is currently vacant but previously addressed as 5524 B Street prior to the dwelling removal. The Tax Assessor's Map number for the subject site is 17-02-33-41, Tax Lots 300 and 700. The applicant's submitted application is for a three-parcel partition, each proposed to house on single-unit dwelling. The units will be served by a shared panhandle driveway taking access from B Street along the western edge of the property. WRITTEN COMMENTS: PROCEDURAL FINDING: Applications for Limited Land Use Decisions require the notification of property owners/occupants within 300 feet of the subject property allowing for a 14-day comment period on the application (SDC 5.1-130 and 5.2-115). The applicant and parties submitting written comments during the notice period have appeal rights and are mailed a copy of this decision for consideration (See Written Comments (if any) below and Appeals at the end of this decision). PROCEDURAL FINDING ln accordance with SDC 5.1-130 and 5.2-L15, notice was sent to property owners/occupants within 300 feet of the subject site on November 4,2021,. Staff received one written comment. COMMENT: (Jeff Dugger, 5593 B Street, Springfield, OR 97478): "ln reply to your notice, I own the property at 5593 B St. l'm against this partition etc., because the owner next door sent out a surveyor, and apparently the fence is on their property by about a foot & a half. lf they move the fence it will be too close to the house as of not is 6'3" front the foundation and even less from the eve of the house and I might have to sue somebody, in getting less property for what I paid." STAFF RESPONSE: The subject property is across the public right of way to the north and not adjacent to the property located at 5593 B Street. Further, the City of Springfield does not become involved in civil disputes regarding contested property ownership or fence placement. 2 811-21-000199-TYP2 CRITERIA OF IAND DIVISION TENTATIVE APPROVAL: SDC 5.12-125 states that the Director shall approve or approve with conditions a Tentative Plan application upon determining that criteria A through I of this Section have been satisfied. lf conditions cannot be attached to satisfy the criteria, the Director shall deny the application. FINDINGS OF FACT AND CONCLUSIONS A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions. 1. ln accordance with SDC 3.2-215, lots on east-west streets shall have a minimum lot size of 4,500 sq. ft. with at least 45 feet of street frontage. 2. Parcel 1 adjacent to the B Street right of way will be 4,501 sq. ft. with 59' of frontage along the right of way. The parcel meets the minimum requirements for parcel located on an east-west street. 3. ln accordance with SDC 3.2-215 multiple panhandle parcels in Low Density Residential zoning districts must have a minimum lot size of 4,500 sq. ft. in the pan portion of the parcelwith at least 26 feet of street frontage. 4. Parcel 2 will be 5,8L4 sq. ft. and Parcel 3 will be 7,637 sq. ft. with access from a 25' wide panhandle driveway deriving access from B Street. Both parcels meet the 4,500 sq. ft. minimum requirement within the pan portion for a panhandle parcel. Conclusion: Based on the above findings staff concludes that the proposal satisfies Criterion A. B. The zoning is consistent with the Metro Plan diagram andlor applicable Refinement Plan diagram, PIan District map, and Conceptual Development Plan. 5. The subject property is zoned and designated Low Density Residential (LDR) in accordance with the Springfield Zoning Map as well as lhe Metro Plan and the Eost Moin Refinement Plan. The applicant is not proposing to change the zoning or plan designation for either of the proposed lots. 6. The proposed partition will have a density that is approximately 7.3 units per acre (upa), based on the net developable area of the existing two tax lot, which excludes public right-of-way and significant easements. This meets the density range (6-14 upa) for the LDR district. Conctusion: Based on the above findings staff concludes that the proposal satisfies Criterion B. C. Capacity requirements of public improvements, including but not limited to, water and electricity; sanitary sewer and stormwater management facitities; 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. 7. ln accordance with SDC 4.1-105, there are reference standards for the location, alignment, design and construction of the following public and private infrastructure: transportation and facilities, including streets, sidewalks, multi-use paths, and bikeways; and utilities, including sanitary sewer, stormwater management, electricity, water service and wireless telecommunications systems facilities. 8. Approval of this proposal would allow for construction of a single dwelling unit on each of the parcels. Construction would also include the shared driveway, utility connections, and stormwater management facilities. 3 811-21-000199-TYP2 9. To ensure that capacities are not exceeded, the applicant must retain a private professional civil engineer to design the site improvements and all public improvements in conformance with City codes, this decision, and the current Engineering Design Standards and Procedures Manual (EDSPM) pursuant to SDC 5.L7-725.8 and SDC 4.1-110.8. The private civil engineer also is required to provide construction inspection services. These requirements are included as a condition of approval. 10. The Development Review Committee reviewed the proposed site plan modifications on November 2, 2021. Applicable review comments have been incorporated in findings and conditions contained herein Capacity requirements of Water and Electricity lmprovements shall not be exceeded, and the improvements shal! be available to serve the site at the time of development. 11. Staff findsthattheapprovalcriteriaof SDC5.t7-t25.BispartiallyimplementedthroughSDC4.3-130,in respect to water service, which requires each development area to be provided with a water system having sufficiently sized mains and lesser lines to furnish adequate supply to the development and sufficient access for maintenance. Springfield Utility Board (SUB) coordinates the design of the water system within Springfield city limits. 12. Because of the previous residence at the subject site, there is an existing connection to the 4" public water line located on the north side of the B Street right-of-way. The applicant proposes two new connections to the existing water main to serve parcels 2 and 3. L3. On December 76,2021, SUB provided written comments determining that the existing public water main in the B Street public right-of-way has enough capacity to serve the 3 residential lots and will be available to serve the sites at time of development. Any water items affecting the proposed development will need to be coordinated with the sUB water Division. 14. At the DRC on Novem b er 2, 202'].., and confirmed by email on Decembe r 15, 202L, SU B determined that the electrical system located on the southwest corner of the property will be able to continue serving the subject site. SUB also shared that the system has enough capacity and has provided comments indicating that the plans to provide electrical service to all parcels is available. Electrical meters will also be installed to provide service to Parcel 1- 3. Any electrical items affecting the proposed development will need to be coordinated with the SUB Electric Division. 15. Based on this information submitted by SUB, staff concludes that the utility provider has determined that the capacity requirements of the electricity infrastructure will not be exceeded, and the public improvements will be available to serve the site at the time of development. 16. ln accordance with SDC 4.3-125, wherever possible, all utility lines must be placed underground. Additionally, vaults and transformers for utility connections along the street frontage should be screened from view or placed out of sight. The applicant must place new utility lines underground and provide screening of utility vaults/transformers/connections from the B Street frontage. prior to Final Plat approval, the applicant must identify where screening is needed and what kind of screening will be used. Screening must conform to the standards in SDC 4.4-7lO.B. Conditions or Approval: 1. The applicant must retain a private professional civil engineer to design the site improvements and all public improvements in conformance with City codes, this decision, and the current Engineering 4 811-21-000199-WP2 Design Standards and Procedures Manual (EDSPM) pursuant to SDC 5.17-125.8 and SDC 4.1-110.8. The private civil engineer also is required to provide construction inspection services. 2. The applicant must place new utility lines underground and provide screening from utility vaults/transformers/connections along the B Street frontage in accordance with SDC 4.4-110.B and Springfield Utility Board's spacing requirements. PLEASE NOTE: SUB development charges are paid directly to SUB Water Division and SUB Electric Division Sanitary Sewer lmprovements L7. Staff finds that the approval criteria of SDC 5.L7-125.8, implemented through SDC 4.3-105.A which requires that sanitary sewers be installed to serve each new development and to connect developments to existing mains. 18. The applicant proposes sewer connections to the existing 8" public sewer main in the B Street public right-of-way using the existing sewer stub for Parcel 1 and by extending two new sewer laterals through the Public Utility Easement along the western boundary of the property to serve Parcels 2 & 3. City Engineering staff have reviewed the plans and stated that the existing public sanitary system serving this area has adequate capacity to serve the proposed 3-Parcel partition. Stormwater Management (Quantityl 19. SDC 4.3-110.8 requires that the Approval Authority must grant development approval only where adequate public and/or private stormwater management systems provisions have been made as determined by the Development & Public Works Director, consistent with the EDSPM. The stormwater management system must be separated from any sanitary sewer system. Surface water drainage patterns shall be addressed on every Preliminary Site Plan. 20. SDC 4.3-110.C states that a stormwater management system must accommodate potential run-off from its entire upstream drainage area, whether inside or outside of the development. The City shall determine the necessary size of the facility, based on the City's adopted Public Facility Plans and Stormwater Facility Master Plans. 21. SDC 4.3-110.D requires that run-off from a development must be directed to an approved stormwater management system with sufficient capacity to accept the discharge. Where the City determines that the additional run-off resulting from the development will overload an existing stormwater management system, the Approval Authority shall withhold Development Approval until provisions, consistent with the EDSPM, have been made to correct or mitigate this condition. 22. SDC 4.3-110.E requires any development with a stormwater threshold management requirement of 1,000 ft2 of impervious surface area shall be required to employ stormwater management practices consistent with the Springfield EDSPM, which minimize the amount and rate of surface water run-off into receiving streams. The following applicable stormwater management practices may be required to relieve demand on the City's piped drainage system, alleviate future costs of treating the piped discharge, promote water quality, preserve groundwater and the vegetation and rivers it supports, and reduce peak storm flows: 23. To comply with SDC 4.3-110.D & E, the applicant has proposed the stormwater runoff from the three proposed residential lots directed into a series of soakage trenches located in the driveway and an 5 811-2 1-000199-TYP2 infiltration rain garden located along the driveway in Parcel 2. The rain garden is proposed to overflow to the soakage trenches. 24. There is no existing public stormwater system in this area therefore all stormwater must be maintained on site. Pursuant to SDC 4.3-1L0.C, the applicant submitted hydrologic stormwater calculations with the application, consistent with the City's EDSPM, showing that the proposed infiltration stormwater management facilities, soakage trenches and infiltration rain garden, are sufficiently sized for the proposed stormwater runoff from the shared driveway and proposed dwelling units on Parcel 1-3. The stormwater facilities are the responsibility of the developer and must be constructed prior to Final Plat. 25. Setbacks from all stormwater facilities is outlined in Eugene Stormwater Management Manual, pages 2- 25 Appendix B, which states that all stormwater facilities must be setback from all property lines a minimum of 5' and 10'from all foundations. The shown infiltration rain garden, located in the handle of Parcel 2, is approximately 1' from the shared property line between Parcel 1 and 2 and in close undetermined proximity to a future residential structure on Parcel 1. This location is permitted provided the applicant extend the shared utility easement a minimum of 5' to the north and south and 10' from the eastern edge of the facility to be located on Parcel 1. This is required as a condition of approvalto ensure future home construction meets the required setback from the facility. Staff Note: The referenced condition in finding 25 above may be met be extending the shared utility easement as described above or providing a no building easement on Parcel 1. Conditions of Approval: 3. To ensure each parcel has adequate stormwater facilities, the applicant must construct all stormwater management facilities, to be reviewed and approved through a plumbing permit and inspected by the Plumbing lnspector and Public Works. 4. To ensure residential development on Parcel 1 meets the setbacks from the infiltration rain garden, as outlined in the Eugene Stormwater Monagement Manuol, page 2-25 Appendix B, the applicant must amend the shared utility easement or provide a 'No Build' easement into Parcel 1 adjacent to the infiltration rain garden. Conclusion: Based on the above findings and conditions, staff concludes that the proposal satisfies Criterion C. 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. 26. Criterion D contains two elements with sub-elements and applicable Code standards, The tentative partition application as submitted complies with the code standards listed under each sub-element unless otherwise noted with specific findings and conclusions. The elements, sub-elements and Code standards of Criterion D include but are not limited to: D1. Conformance with standards of SDC 4.1-100 and 4.2-100 (lnfrastructure Standards), SDC 4.3-115 (Water Quality Protection) D.2 Overlay Districts and Applicable Refinement Plan Requirements . Establishment of Low Density Residential (LDR) Districts (3.2-205) o Low Density Residential (LDR) Zoning District - Schedule of Uses (3.2-2LOl o Low Density Residential (LDR) Development Standards (3.2-2tS) 6 811-21-000199-TYP2 D.1- Public and Private lmprovements in accordance with 4.2-100 & 4.3'100 27. According to SDc 4.2-L2o.A.L, all developed lots must have an approved access either directly to a public street, a private street that connects to a public street, or through an irrevocable joint use/access easement. The applicant proposes a single joint access driveway to the subject site from B Street to serve all three parcels. 28. ln accordance with SDC 4.2-!2O,the applicant proposes a single shared access driveway to the subject site from B Street to serve the three residential parcels. The applicant must construct the driveway in compliance of the standards listed in SDC 4.2-120.C, Tables 4.2-2 and 4.2-4,for "Single-Family and Duplexes." These standards call for driveway design specifications and minimum separations between a driveway and the nearest intersection curb return on the same side of the street as the subject site. 29. All fire apparatus access routes are to be paved all-weather surfaces able to support an 80,000-lb. imposed load in accordance with the 2019 Springfield Fire Code (SFC) 503.2.3 and SFC Appendix D102.1. The applicant must meet fire access road standards to obtain occupancy certificates pursuant to SDC 4.2-120. 30. Eugene-Springfield Fire Marshal's Office advises that the fire apparatus access routes need to provide at least 20 feet clear width. The proposed new shared access driveway meets this requirement. 31. Prior to Final Site Plan approval, the applicant must include "NO PARKING-FIRE LANE" signage posted on both sides of the portion of the access drive which does not have parking on either side according to SFC D103.6. The location and detail of these signs must be shown on the plans to meet the requirements of sDc 4.2-120. 32. Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and National Pollutant Discharge Elimination System (NPDES), the City of Springfield has obtained a Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires the City demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable (MEP). 33. Federal and Oregon Department of Environmental Quality (ODEQ) rules require the City's MS4 plan address six "Minimum Control Measures." Minimum Control Measure 5, "Post-Construction Stormwater Management for New Development and Redevelopment," applies to the proposed development. 34. Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce a program to ensure the reduction of pollutants in stormwater runoff to the MEP. The City must also develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) appropriated for the community. 35. Minimum Control Measure 5 requires the City of Springfield use an ordinance or other regulatory mechanism to address post construction runoff from new and re-development projects to the extent allowable under State law. Regulatory mechanisms used by the City include the Springfield Development Code (SDC), the City's Engineering Design Standards and Procedures Manual (EDSPM)and the future Stormwater Facilities Master Plan (SFMP). 36. As required in Section 4.3-110.E of the SDC, "a development shall be required to employ drainage management practices approved by the Public Works Director and consistent with Metro Plan policies and the Engineering Design Standards and Procedures Manual." 7 811-21-000199-TYP2 37. Section3.01of theCity'sEDSPMstatesthePublicWorksDepartmentwillaccept,asinterimdesign standards for stormwater quality, water quality facilities designed pursuant to the City of Eugene Stormwater Management Manual. 38. Section 3.02 of the City's EDSPM states all public and private development and redevelopment projects shall employ a system of one or more post-developed BMPs that in combination are designed to achieve at least a 70 percent reduction in the total suspended solids in the runoff generated by that development. Section 3.03.4.E of the manual requires a minimum of 50 percent of the non-building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods. 39. To meet the requirements of the City's MS4 permit, the Springfield Development Code, and the City's EDSPM, the applicant has proposed a rain garden for the shared driveway, Conditions of Approval: 5. The applicant must construct the driveway in compliance of the standards listed in SDC 4.2-L20.C, Tables 4.2-2 and 4.2-4, tor "Single-Family and Duplexes. 5. Alt fire apparatus access routes are to be paved all-weather surfaces able to support an 80,000'lb. imposed load in accordance with the 2019 Springfield Fire Code (SFC) 503.2.3 and SFC Appendix D1OZ.1. The applicant must meet fire access road standards to obtain occupancy certificates pursuant to SDC 4.2-L2O. l. Prior to Final Plat approval, the applicant must include "NO PARKING-FIRE LANE" signage posted on both sides of the portion of the access drive which does not have parking on either side according to SFC D103.5. The location and detail of these signs must be shown on the plans to meet the requirements of SDC 4.2-120. 8. prior to Final PIat approval, the applicant must provide an operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed soakage trenches and for the rain garden Iocated on Parcel 2, consistent with maintenance criteria required by EDSPM 3.03.1. The plan should designate maintenance responsibility for operating and maintaining the system and should be distributed to all property owners and tenants of the site. Sanitary Sewers (4.3-105) 40. There is an existing 8" sanitary sewer main located within the B Street right of way that has capacity to serve the proposed 3-Parcel Partition. There is an existing sanitary service line stubbed into the subject property to serve Parcel 1. The applicant has proposed to provide new sanitary sewer connections to serve parcels 2 & 3 within the shared utility easement. These lines must be stubbed into the property to serve the parcels prior to Final Plat approval. Condition of Approval g. prior to Final plat approval, the applicant must install the new sanitary sewer service lines to serve parcels 2 & 3 to be reviewed and approved through an encroachment permit and a plumbing permit. 8 811-21-000199-TYP2 Utitity Provider Coordination (4.3-120) & Water Service and Fire Protection (4.3'1301 41. ln accordance with SDC 4.3-L2O, all utility providers are responsible for coordinating utility installations with the City and the developer through the Development Review Committee, held on Nov' 2, 2021, or by separate written correspondence. The developer is responsible for the design, installation and cost of utility lines and facilities to the satisfaction of the utility provider. 42. lnaccordance with SDC 4.3-130, each development area shall be provided with a water system having sufficiently sized mains and lesser lines to furnish an adequate water supply to the development with sufficient access for maintenance. Fire hydrants and mains shall be installed by the developer as required by the Fire Marshal and the utility provider. 43. SUB Water provided written comments stating that all residential water services with lawn sprinkler systems, require a reduced pressure backflow assembly. All fire services require a minimum of a double check detector assembly with a detector meter on a bypass. The assemblies are required to be installed above ground and adjacent to the water service. The applicant must contact SUB Water Division's Backflow prevention Specialist at (54L1726-2395 to discuss the backflow prevention and fire protection service requirements. This is required as a condition of approval in accordance with SDC 4.3-120. 44. As provided in the written comments from SUB Water, all backflow prevention assembly design plans must be submitted to SUB Water Division for approval. For more detailed information about SUB's Cross Connection Control Program Standards contact the Water Division at54L-726-2396 or refer to SUB's website 21; http://www.subutil.com/water/cross-connection-control-and-backflow-0rotection/. 45. The applicant proposes to use the existing public water connection serving the subject site for Parcel 1. The applicant proposes a new water connection to the water main in B Street to serve Parcel 2 & 3' These new lines will be located with in the shared utility easement' 46. Fire hydrants and mains must be installed by the developer as required by the Fire Marshal and SUB in accordance with SDC 4.3-L3O.B. The applicant shows an existing fire hydrant on the north side of B Street approximately 90' from the subject property to the west. This fire hydrant will be able to provide the water access and supply to provide fire protection to the proposed residential lots. 47. Prior to Final Plat approval, the applicant must work with SUB for the design of their water access and to ensure that the water supply from nearby fire hydrants meets the standards required by the 2019 Springfield Fire Code in accordance with SDC 4.3-120. 48. ln accordance with SFC 9L2.4, immediate access to fire department connections must always maintained and without obstruction by fences, trees, shrubs, walls, or any other objects Condition of Approval: 10. Prior to Final Plat approval, the applicant must work with SUB for the design of their water access and to ensure that the water supply from nearby fire hydrants meets the standards required by the 2019 Springfield Fire Code in accordance with SDC 4.3-120. 11. ln accordance with SFC 912.4, immediate access to fire department connections must always be maintained and without obstruction by fences, trees, shrubs, walls, or any other objects. 9 811-21-000199-TYP2 Public and Private Easements (4.3-120 & 4.3-1401 49. Section 4.3-1.20, 125, & 130 of the Springfield Development Code requires each development area to be provided with all utilities at the developer's expense. 50. ln accordance with SDC 4.3-720, the developer must install all required utilities in the public ROW or a suitable easement and coordinate their placement with other utility providers and site features such as driveways, sidewalk, and curb ramps to minimize disruption or compromise required design features. All utility locations must be shown and coordinated on the Final Site Plan. 51. Because the panhandle driveway will serve as a shared access point for all three parcels, a joint access easement is required; the applicant has provid ed a 26' wide joint access and utility easement. 52. Section 4.3-140.A of the SDC requires applicants proposing developments plan with the City and each utility provider for the dedication of utility easements necessary to fully service the development or land beyond the development area. The minimum width for public utility easements adjacent to street rights of way shall be 7 feet. The applicant is showing a7' PUE along the B Street frontage to be dedicated with the Final Plat. D.2 Overlay Districts and Applicable Refinement Plan Requirements: 53. ln accordance with SDC 3.2-205.C, the Low Density Residential (LDR) District establishes sites for residential development where primarily detached single-unit dwellings and duplexes are permitted with a density range of 6 to 14 dwelling units per net acre. Density fractions will be rounded up to the next whole number. The LDR District also provides for a limited range of neighborhood uses that provide services for residents. The proposed partition and future residential development for the subject site meets LDR density requirements by proposing 3 dwelling units on 0.41 acres. The density proposed is approximately 7 dwelling units per net developable acre which falls within the required density range. 54. Development Review staff has reviewed the application regarding the Drinking Water Protection Overlay District and Refinement Plan requirements. The subject site is located within the 99 Year Time of Travel Zone for the Weyerhaeuser Wellhead, this is not a regulated Time of Travel Zone. Agency Comment was provided by the Drinking Water Source Protection Coordinator, Amy Chinitz, stating that residential subdivision is not required to apply for a Drinking Water Protection; however, she urged best practices for all on-site construction. RECOMMENDATION ONLY: As a "Best Practices" recommendation for this site, care must be taken during site construction and operation to prevent contamination from chemicals that may spill or leak onto the ground surface, including fuel and automotive fluids (such as lubricants and antifreeze, etc.). Fluid- containing equipment, including vehicles parked on the site, must be monitored for leaks and spills. Any chemical spills or leaks must be cleaned up immediately and cleanup materials disposed off-site in accordance with Lane County and state DEQ requirements. Low Density Residential (tDR) Zoning District - Schedule of Uses (3.2'210) 55. ln accordance with SDC 3.2-210, residentialdevelopment is allowed in the LDR Land District' Low Density Residential (tDR) Development Standards (3.2-215) 811-21-000199-TYP2 10 56. ln accordance with SDC 3.2-2!5, the minimum size for an LDR parcel on an east-west street is 4,500 ft2 with 45 feet of street frontage. An approved Partition application will result in Lot 1 will exceeding the requirement for parcel area (4,803 ft2) and street frontage (53 feet) for an LDR parcel. 57. ln accordance with SDC 3.2-2t5, the minimum size for an LDR panhandle parcel is 4,500 ft2 with a minimum of 20 feet of street frontage. An approved Partition application will result in Lot 2, which meets the minimum street frontage of 20 feet and provides7,470 ft2 of parcel area. Conclusion: Based on the above findings and as conditioned, staff concludes that the proposal satisfies Criterion D. E. Physical features, including, but not limited to: steep slopes with unstable soi! or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQIW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-tl'7; 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, shallbe protected as specified in this Code or in State or Federal law. 58. The Natural Resources Study, the National Wetlands lnventory, the Springfield Wetland lnventory Map, Wellhead Protection Overlay and the list of Historic Landmark Sites have been consulted, and there are no natural features or resources such as steep slopes, significant clusters of trees and shrubs, rock outcroppings, and areas of historic and/or archeological significance, on the property that warrant protection. The City of Springfield Water Quality Limited Watercourse Map does not show any watercourses on the subject site. 59. As previously noted, and conditioned herein, groundwater protection must be observed during construction on the site. The applicant must maintain the private stormwater facilities on the site to ensure the continued protection of surface water and groundwater resources Conclusion: Based on the above findings staff concludes that the proposal satisfies Criterion E. 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. 60. The Development Review Committee reviewed the proposed partition tentative plan at a meeting on November 2,202t. At the meeting staff determined that the proposed shared access driveway from B Street will provide connectivity within the development area and to adjacent public facilities accessed from the B Street right of way. Transportation System lmpacts 61. SDC 4.2-L05.A.4 sets the threshold for requiring a Traffic lmpact Study (TlS) at 100 peak hour or 1,000 average daily trips (ADT) as determined by rates from the most recent edition of the lnstitute of Traffic Engineers (lTE) Trip Generation Manual. The proposed partition does not trigger the requirement for a traffic study. 811-21-000199-WP2 1.7 Site Access and Circulation 62. lnstallation of driveways on a street increases the number of traffic conflict points. A greater number of conflict points increases the probability of traffic crashes. ln accordance with SDC 4.2-120.C, driveways shall be designed to allow safe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5, the City's EDSPM and Standard Construction Specifications. The proposed driveway limits access to one point and has been designed for safe and efficient vehicular ingress and egress. Conclusion: Based on the above findings staff concludes that the proposal satisfies Criterion F. G. Development of any remainder of the property under the same ownership can be accomptished as specified in this Code. 63. The entirety of the property is proposed for development and no remainder will exist. The proposed partition of the property does not prohibit development or redevelopment of property under common ownership. Conclusion: Based on the above findings staff concludes that the proposal satisfies Criterion G. H. Adiacent land can be developed or is provided access that will allow its development as specified in this Code. 64. Adjacent land surrounding the proposed partition is developed with residential uses. The proposed partition does not limit access to the existing use and does not create any landlocked parcels. Conclusion: Based on the above findings staff concludes that the proposal satisfies Criterion H. l. Where the partition of property that is outside of the city limits but within the City's urbanizable area and no concurrent annexation application is submitted, the standards specified below shall also apply. 65. The property involved in this proposal is inside the City limits, therefore this criterion is not applicable. Conclusion: Based on the above findings staff concludes that the proposal satisfies Criterion l. FINAL CONCLUSION: Based on the previous Findings and the applicant's ability to meet the required conditions of approval, the tentative partition - as submitted and conditioned - complies with Criteria A-l of SDC 5.12-125. Portions of the proposal approved as submitted may not be substantively changed during platting without an approved modification application in accordance with SDC 5.L2-L45. 811-21-000199-TYP2 L2 What needs to be done: The applicant will have up to one vear from the date of this letter to meet the applicable conditions of approval or Development Code standards and to submit a Final Partition Plat. Please refer to SDC 5.12-135 &5.L2-L40 for more information. THE PUBLIC AND PRIVATE IMPROVEMENTS AND THE FINAT PIAT MUST BE tN SUBSTANTIAI CONFORMIW WITH THE TENTATIVE PIANS AND THE CONDITIONS OF APPROVAL. The Final Plat is required to go through a pre-submittal process. After the Final Plat application is complete, it must be submitted to the Springfield Development & Public Works Department. A separate application and fees will be required. Upon signature bythe City Surveyor and the Planning Division, the Plat may be submitted to the Lane County Surveyor for signatures prior to recording. No individual lots may be transferred until the plat is recorded and five (5) copies of the filed subdivision are returned to the Development & Public Works Department by the applicant. SUMMARY OF CONDITIONS OF APPROVAL: 1. The applicant must retain a private professional civi! engineer to design the site improvements and al! public improvements in conformance with City codes, this decision, and the current Engineering Design Standards and Procedures Manual (EDSPM) pursuant to SDC 5.L7-125.8 and SDC 4.1-110.8. The private civil engineer also is required to provide construction inspection services. 2. The applicant must place new utility lines underground and provide screening from utility vaults/transformers/connections along the B Street frontage in accordance with SDC 4.4-110.8 and Springfield Utility Board's spacing requirements. 3. To ensure each parcel has adequate stormwater facilities, the applicant must construct all stormwater management facilities, to be reviewed and approved through a plumbing permit and inspected by the Plumbing lnspector and Public Works. 4. To ensure residential development on Parcel 1 meets the setbacks from the infiltration rain garden, as outlined in the Eugene Stormwdter Management Manual, page2-25 Appendix B, the applicant must amend the shared utility easement or provide a 'No Build' easement into Parcel 1 adjacent to the infiltration rain garden. 5. The applicant must construct the driveway in compliance of the standards listed in SDC 4.2-L2O.C, Tables 4.2-2 and 4.2-4, for "Single-Family and Duplexes. 6. Atl fire apparatus access routes are to be paved al!-weather surfaces able to support an 80,000-lb. imposed load in accordance with the 2019 Springfield Fire Code (SFC) 503.2.3 and SFC Appendix D102.1. The applicant must meet fire access road standards to obtain occupancy certificates pursuant to SDC 4.2-120. 7. Prior to Final Plat approval, the applicant must include "NO PARKING-FIRE LANE" signage posted on both sides of the portion of the access drive which does not have parking on either side according to SFC D103.6. The location and detail of these signs must be shown on the plans to meet the requirements of SDC 4.2-120. 8. Prior to Final Plat approval, the applicant must provide an operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed soakage trenches and for the rain garden located on Parcel 2, consistent with maintenance criteria required by EDSPM 811-21-000199-TYP2 13 3.03.1. The plan should designate maintenance responsibility for operating and maintaining the system and should be distributed to all property owners and tenants of the site. 9. Prior to Fina! Plat approval, the applicant must installthe new sanitary sewer seruice lines to serve Parcels 2 & 3 to be reviewed and approved through an encroachment permit and a plumbing permit. 10. Prior to Final Plat approval, the applicant must work with SUB for the design of their water access and to ensure that the water supply from nearby fire hydrants meets the standards required by the 2019 Springfield Fire Code in accordance with SDC 4.3-120. 11. ln accordance with SFC 912.4, immediate access to fire department connections must always be maintained and without obstruction by fences, trees, shrubs, walls, or any other objects. Additional lnformation: The application, all documents, and evidence relied upon by the applicant, and the applicable criteria of approval are available for free inspection and copies are available for a fee at the Development & Public Works Department, 225 Fifth Street, Springfield, Oregon. Appeal: This Type ll Tentative Partition decision is considered a decision of the Director and as such may be appealed to the Planning Commission. The appeal may be filed with the Development & Public Works Department by an affected party. The appeal must be in accordance with SDC 5.3-100, Appeals. An Appeals application must be submitted to the City with a fee of 5250.00. The fee will be returned to the appellant if the Planning Commission approves the appeal application. ln accordance with SDC 5.3-115 which provides for a 15-day appeal period and Oregon Rules of Civil Procedures, Rule 10(c) for service of notice by mail, the appeal period for this decision expires at 5:00 p.m. on February 2, 2022. Questions: Please call Andrew (Drew) Larson in the Planning Division of the Development & Public Works Department at (541) 735-1003 or email alarson@springfield-or.gov if you have any questions regarding this process. Prepared By: ,firdnar?, y'anaarc Development Planner 811-21-000199-TYP2 L4 Ryan M. Erickson EGR & Associates, lnc. 2535 B Prairie Road Eugene, Or97402 Jeff Dugger 5593 B Street Springfield, Or 97478 Chad Wilson PO Box 5143 Eugene, Or974O5 Curtis Thomas Metro Planning, lnc. 846 A Street Springfield, Or 97477 Attachment b