HomeMy WebLinkAboutMeeting Packet Planner 10/17/2023AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 616/ MS Teams
Staff Review., Tuesday, October 31, 2023 8.•30-9.•00 a.m.
1. Partition Tentative 811-23-000234-TYP2 811-23-000192-PROJ S.R. Yett
Assessor's Map: 17-03-25-34 TL: 3902
Address: 1650 Centennial Blvd.
Existing Use: mixed use commercial
Applicant submitted plans for a 2 -lot partition
Planner: Tom Sievers
Meeting: Tuesday, October 31, 2023 8:30 — 9:00 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: htti)://www.si)ringfield-or.gov/weblink8/browse.asi)x
VICINITY MAP
811-23-000234-TYP2 Partition Tentative
17-03-25-34 TL 3902
Mohawk Blvd.
S. R. Yett
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision
SPRINGFIELD
w 0#/
PApplication Type (Applicant: check ne
artition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal: I❑
Partition Tentative Submittal: Subdivision Tentative Submittal:
Required Project Information (Applicant., complete this section)
Applicant Name: S.R.YETT Phone: 541-344-6781
Company: MERCURY DIME, LLC
Fax:
Address: PO BOX 26125, EUGENE, OR 97402
Applicant's Rep.: SCOTT GOEBEL
Phone: 541-687-0542
Company: GOEBEL ENGINEERING & SURVEYING, INC
Fax:
Address: 23648 BUTLER RD, ELMIRA, OR 97437
Property Owner: MERCURY DIME, LLC
Phone: 541-344-6781
Company: MERCURY DIME, LLC
Fax:
Address: PO BOX 26125, EUGENE, OR 97402
ASSESSOR'S MAP NO: 17-03-25 34
TAX LOT NOS :
3900
Property Address: 1499 MOHAWK BLVD
Size of Property: 10.39 Acres 0 Square Feet ❑
Proposed Name of Subdivision: N/A (PARTITION)
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: CREATE ANEW EASTMIEST DIVISION LINE BETWEEN THE TWO MAIN BUILDINGS
Existing Use: COMMERCIAL
# of Lots/Parcels: 2
Total acreage of parcels/
al Is density, N/A
Proposed #
Dwell Unita N/A
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
Goebel Engineering & Surveying, Inc.
Engineering Surveying Land Planning Services
23884 Buda Road B.m OR 97487
Phone: 541-887-0542 Enai: goebd0ooebdwa.can
October 2023
Tom Sievers, Project Planner
City of Springfield
Development and Public Works
225 Fifth Street
Springfield, OR 97477
RE: Response to Completeness Checklist
PA 23-000186; Yett, Map 17-03-25-34, TL 3902
GES#70693
Thank you for providing us with the Completeness Checklist from the meeting on August
29, 2023, for the above -referenced project. We had completed updating our documents
with everything we remembered and had noted from the meeting and were assembling
documents for (re) submission. Your email saved us from having to reprint and resubmit
the documents, which would probably have made it more difficult for everyone to keep
track of the latest version of the submission. Therefore, we are doubly grateful for the
timeliness of your response to our requests.
This document is being generated to provide you with our responses to the items noted in
the checklist. Each department's checklist is addressed separately, and each item of
concern (marked as Applicable or Incomplete) is noted and addressed herein.
NOTE: Although it is our understanding that it is the postal code that determines the
ability of the post office to deliver mail, we noticed your records for Applicant's
Representative show our address as Elmire rather than Elmira. We only bring this to your
attention so you can check your records.
PLANNING
Where the development area is within an overlay district applicable, address the
additional standards of the overlay district.
Note: IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS OR APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING EITHER THE DEVELOPMENT ISSUES
MEETING OR THE PRE -APPLICATION REPORT FOR MORE DETAILED INFORMATION.
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October 2023 GES #70693
City of Springfield Response to Completeness Checklist
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 2 of 4
We, again, thank you for providing us with the information to properly address in detail
any missing or additional information.
1. Location and width of all existing and proposed easements on and abutting
the property.
Boundaries of the 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.
Note: With the shared parking lot and driveway entrances of this area a shared
parking and access agreement for the two proposed parcels is required as part of the
divisions OR a detailed access management plan showing how each site can operate
independently. A drainage agreement is also required OR grading work to separate
the drainage is required.
The partition now includes a public street extension that separates Parcels 1 and 2, as
reflected in the updated narrative and drawings.
2. Location of existing and required power poles, transformers, neighborhood
mailbox unites, and similar public facilities.
Note: While not required for the land division on commercial property, the existing
overhead services and lines around the property will be required to be placed
underground upon redevelopment.
The applicant acknowledges the fact that all overhead utilities will require placement
underground at the time of redevelopment.
3. 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.
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October 2023 GES #70693
City of Springfield Response to Completeness Checklist
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 3 of 4
Note: The most viable sewer connection to parcel 2 will be the sewer line that enters
the site from 18f and will be located on parcel 1, this should be shown and an
easement provided across parcel 1 so parcel 2 will have access to this sewer. There
isn't any other viable access point that doesn't require a long extension down roads
at considerable expense and the city is not likely to support.
The proposed public street extension (as noted in the narrative and attached drawings)
will also include extensions of public utilities.
4. Prepared by 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 maybe at 5
foot intervals).
Amount of proposed cut and fill.
Note: No drainage study is needed at this time but the demolition and clean up of the
waremart building will require an LDAP and monitoring for runoff problems
and of course any new developments on either site will be required to meet
current requirements.
The applicant acknowledges and has incorporated all of the above into the partition
drawings and narrative (included). The applicant also acknowledges that any demolition
or redevelopment activity will require an LDAP application.
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October 2023 GES #70693
City of Springfield Response to Completeness Checklist
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 4 of 4
Location of existing and proposed street lighting, including type, height, and area of
illumination.
The drawing legend has been changed to comply with the above.
Location and width of all existing and proposed sidewalks, sidewalk ramps,
pedestrian access ways, and bike trails.
The proposed walks have been added to the drawings, as well as a note on Sheet 4.
Location of existing and required traffic control devices.
1. Applicant must meet street network standards as laid out in the springfield
development code section 4.2-105 as part of this land division. Development
code will require the extension of M street thru the site connecting with L
Street on the east side of the property and possiblya mid -block north south
connection. Right of way must be dedicated and provisions for installation of
roadway elements must be part of this development application.
In compliance with the above, we have added a new street extension and there is a new
note in the legend regarding the ADA ramps.
Based on the above and responses of compliance with approval criterion and adopted
plans and policies, we believe the requested Tentative Partition should be approved as
proposed.
If you have any questions about the above application, please do not hesitate to contact us.
Resully,
Scott J. o el, P.E., P.L.S.
SJG/PGG/ms
attachments
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Goebel Engineering & Surveying, Inc.
Engineering Surveying Land Planning Services
23884 Buda Road B.m OR 97487
Phone: 541-887-0542 Enai: goebd0ooebdwa.can
October 2023
City of Springfield
Development and Public Works
225 Fifth Street
Springfield, OR 97477
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
GES#70693
This application for Tentative Partition Submittal approval involves approximately 10. 39
acres of property, identified as Tax Lot 3902 of Map 17-03-25-34.
The subject property, a large, well established retail center, is located at the intersection of
Mohawk Boulevard and Centennial Boulevard. It consists of five buildings ranging in size
from 2,651 square feet (Building 4) to 48,956 square feet (Building 1).
APPLICANT
Steven R. Yett
PO Box 2 612 5
Eugene, OR 97402
steven0srvettcom
541-344-6781
OWNER
Mercury Dime LLC
PO Box 2 612 5
Eugene, OR 97402
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 2 of 18
Scott Goebel, PE, PLS
Goebel Engineering & Surveying, Inc.
23684 Butler Road,
Elmira, OR 97437
scotKReoebelene.cm
541-687-0542
Pamela Goebel
Project Planning & Coordination
Goebel Engineering & Surveying, Inc.
23684 Butler Road
Elmira, OR 97437
pamelaRgoebeleng.com
541-687-0542
1. Site Information
SITE: Map 17-03-25-34, TL 3902, Exhibit B.
ZONING: Mixed Use Commercial.
ACCESS: Mohawk Boulevard and Centennial Boulevard.
SITE CONDITIONS (EXISTING USE): The property is developed as a major retail
center.
ADJACENT OWNERSHIP: The Owner does not own any lands adjacent to the
subj ect property.
11. Exhibits
Exhibit A: Site Plans
Exhibit B: A&T Maps
III. Proposal (Purpose)
The Applicant is proposing to partition the property into two parcels: 6.31 acres and
4.08 acres.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 3 of 18
IV. Approval Criteria
SDC 5.12-115 Tentative Plan—General
SDC 5.12-120 Tentative Plan Submittal Reauirements
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 ofa future development
application.
A. General Requirements.
1. The Tentative Plan, including any required Future Development Plan, shall be
prepared by an Oregon Licensed Land Surveyor on standard sheets of 18"x 24". The
services of and Oregon registered 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.
2. The scale of the Tentative Plan shall he appropriate to the area involved and the
amount ofdetail and data, normally 1"= 50; 1"= 100, or 1'= 200'.
3. A north arrow and the date the Tentative Plans were prepared.
A The name and address of the owner, applicant, ifdifferent, and the Land
Surveyor and/or Engineer who prepared the Partition Tentative Plan.
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.
6. City boundaries, the Urban Growth Boundary (UGB) and any special service
district boundaries or railroad right-of-way, which cross or abut the proposed land
division.
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.
B. 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.
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RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
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9. The location, outline to scale and present use ofall existing structures to remain
on the property after platting and their required setbacks from the proposed new
property lines.
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.
11. Thelocations widths and purpose ofall existing orproposed easements on and
abutting the proposed land division; the location ofany existing or proposed reserve
strips.
12. The locations ofall areas to be dedicated or reserved for public use, with the
purpose, condition or limitations of the reservations clearly indicated.
The location of the new division line between Parcel 1 and Parcel 2 impacts the existing
Building # 2 and, therefore, does not comply with the current zoning setbacks.
Consequently, the removal of Building #2 is being proposed as part of this application. No
new development is proposed at this time.
The code requirements listed above have been addressed within the plan set provided as a
part of this application packet (Exhibit A). Because a great level of information existed for
this property, we believe staff would concur that producing the plan on 24" x 36 sheets,
rather than 18" x 24", more clearly retains the integrity of this information in a manner that
is both clear and concise.
B. A Site 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 ofslope 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.
1. The name, location, dimensions, direction of flow and top of bank of all
watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map
on file in the Development Services Department;
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October 2023 GES #70693
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RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page S of 18
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;
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 Service Department;
A Physical features including, but not limited to significant clusters of trees and
shrubs, watercourses shown on the (WLQM Map and their riparian areas, wetlands,
and rock outcroppings;
5. Soil types and water table information as mapped and specified in the Soils
Survey of Lane County; and
6. Natural resource protection areas as specified in Section 4.3-117.
The Site Assessment Plan (Exhibit A, sheet 2 of S) contains the information required by
Code, as detailed above.
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 ofslope is 10 percent or more, contours
may be shown at 5 -foot intervals. This plan shall show the stormwater management
system for the entire development area. Unless exempt by the Public Works 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. Roofdrainage patterns and dischargelocations;
2. Pervious and impervious area drainage patterns;
3. The size and location ofstormwater 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;
A Existing and proposed site elevations, grades and contours; and
5. A stormwater management system plan with supporting calculations and
documentation as required in Section 43-110 shall be submitted supporting the
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 6 of 18
proposed system. The plan, calculations and documentation shall he consistent with
the Engineering Designs Standards and Procedures Manual to allow staff to determine
if the proposed storm water management system will accomplish its purposes.
The applicant is not proposing any changes to the impervious areas within this property
that would affect the above -detailed Code Criteria. The property is fully developed;
therefore, the proposed partition will not create a change in the current stormwater
management system.
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, orgravel, widths and names ofall existing streets, alleys, or other rights-of-way
within or adjacent to the proposed land division;
2. The locations, widths and names of all proposed streets and other rights-of-way
to include the approximate radius of curves and grades. The relationship ofall
proposed streets to any projected streets as shown on the Metro Plan, including the
TransPlan, any approved Conceptual Development Plan and the latest version of the
Conceptual Local Street Map;
3. The locations and widths ofall existing and proposed sidewalks, pedestrian
trails and accessways, including the location, size and type of plantings and street
trees in any required planter strip;
A The location of existing and proposed traffic control devices, fire hydrants,
power poles, transformers, neighborhood mailbox units and similar public facilities,
where applicable;
5. The location and dimensions of existing and proposed driveways, where
applicable;
6. The location of existing and proposed street lighting: including the type, height
and area of illumination;
The location of existing and proposed transit facilities;
B. A copy of a Right-of-way Approach Permit application where the property has
frontage on an Oregon Department of Transportation (ODO1) facility; and
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RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
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9. A Traffic Impact Study prepared by a Traffic Engineer, where necessary, as
specified in Section 4.2-105A.4.
The proposed partition includes the dedication of the easterly extension of M Street
through the property to the L Street and 18' Street intersection. The new extension of M
Street is considered a local street with a 41 -foot -wide right-of-way and 20 -foot pavement.
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.
1. Indicates the proposed redivision, including the boundaries, lot/parcel
dimensions and sequencing of each proposed redivision in any residential district, and
shall include a plot plan showing building footprints for compliance with the minimum
residential densities specified in Section 3.2-205.
2. Addresses street connectivity between the various phases of the proposed
development based upon compliance with TransPlan, the Regional Transportation
Plan (RTP), applicable Refinement Plans, Plan Districts, Master Plans, Conceptual
Development Plans, or the Conceptual Local Street Map and this Code;
3. Accommodates other required public improvements, including, but not limited
to, sanitary sewer, stormwater management, water and electricity;
A Addresses physical features, including, but not limited to, significant clusters of
trees and shrubs, watercourses shown on the Water Quality Limited Watercourse Map
and their associated riparian areas, wetlands, rock outcroppings and historic features;
and
5. Discusses the timing and financial provisions relating to phasing.
As noted earlier, the proposed partition includes the dedication of the easterly extension of
M Street through the property to the L Street and 18th Street intersection. The new
extension of M Street is considered a local street with a 41 -foot -wide right-of-way and 20 -
foot pavement.
F. Additional information and/or applications required at the time of Tentative
Plan application submittal shall include the following items, where applicable.
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October 2023 GES #70693
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RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 8 of 18
1. A brief narrative explaining the purpose of the proposed land division and the
existing use of the property;
2. If the applicant is not the property owner, written permission from the property
owner is required;
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;
4. How the Tentative Plan addresses the standards of any applicable overlay
district;
5. How the Tentative Plan addresses Discretionary Use criteria, where applicable;
6. A Tree Felling Permit as specified in Section 5.19-100;
7. AGeotechnical Reportfor slopes of 15 percent orgreater and as specified in
Section 3.3-500, and/or if the required Site Assessment in Section 5.12-120B. indicates
the proposed development area has unstable soils and/or high water table as specified
in the Soils Survey of Lane County;
8. An Annexation application as specified in Section 5.7-100 where a development
is proposed outside of the city limits but within City's urban growth boundary and can
be serviced by sanitary sewer;
9. A wetland delineation approved by the Department of State Lands shall be
submitted concurrently where there is a wetland on the property;
10. Evidence that any required Federal or State permit has been applied for or
approved shall be submitted concurrently;
11. All public improvements proposed to be installed and to include the
approximate time of installation and method offinancing;
12. Proposed deed restrictions and a draft ofa Homeowner's Association
Agreement, where appropriate;
13. Cluster Subdivisions shall also address the design standards specified in Section
3.2-230;
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RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
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14, Where the Subdivision of a manufactured dwelling park or mobile homepark 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.(6286; 6211)
As noted, the easterly extension of M Street through the property to the L Street and 18th
Street intersection is proposed as a public local street with 41 -foot -wide right-of-way. All
public improvements for the new extension of M Street are proposed to be constructed at
the time of Parcel 2 redevelopment.
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.
The proposed parcels exceed the minimum parcel size and dimension requirements.
B. The zoning is consistent with the Metro Plan diagram and/or applicable
Refinement Plan diagram, Plan District map, and Conceptual Development Plan.
The current zoning of the subject property is consistent with the Metro Plan.
C. Capacity requirements ofpublic and privatefacilities, 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.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 10 of 18
The partition application for the subject, fully developed property does propose the
extension of the existing M Street stub east of Mohawk Boulevard, through the subject
property easterly to a point at the intersection of L Street and 18' Street. The proposed 41 -
foot -wide right-of-way width with 20 -foot -wide pavement meets the development
standards for a local street.
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.
Although the subject property is currently fully developed, the extension of M Street
through the property provides the required block length and connectivity standards for
current Code requirements.
E. Physical features, including, but not limited to: steep slopes with unstable soil or
geologic 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 ofhistoric 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.
The subject property contains none of the physical features outlined above.
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 andpublic 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.
A new Cross Access & Parking Easement Agreement between Parcel 1 and Parcel 2 will be
created similar in nature to the existing agreement, Instrument No. 2019-052746, Lane
County Deed Records, being part of the previous partition plat, Land Partition Plat No.
2019-P2892. The proposed dedication of the extension of M Street through the property
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October 2023 GES #70693
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RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
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also provides additional connectivity to adjacent residential areas, minimize the
requirements for new driveways on abutting arterial and collector streets.
G. Development of any remainder of the property under the same ownership can
he accomplished as specified in this Code.
This fully developed property complies with current zoning and development code
standards.
H. Adjacent land can be developed or is provided access that will allow its
development as specified in this Code.
The proposed partition would not affect any development to the adjacent, fully developed
land.
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.
1. The minimum area for thepartitioning ofland in the OF -10 Overlay District
shall be 10 acres.
2. EXCEPTIONS.
a. Any proposed new parcel between 5 and 10 acres shall require a Future
Development Plan as specified in Section 5.12-120E. for ultimate development with
urban densities as required in this Code.
b. In addition to the standards of Subsection 2.a., above, any proposed new parcel
that is less than 5 acres shall meet 1 of the following standards:
i. The property to be partitioned shall be owned or operated by agovernmental
agency or public utility; or
ii. A majority of parcels located within 100 feet of the property to be partitioned
shall be smaller than 5 acres.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 12 of 18
iii. No more than 3 parcels shall be created from 1 tract of land while the property
remains within the OF -10 Overlay District.
EXCEPTION. Land within the OF -10 Overlay District may be partitioned more than once
as long as no proposed parcel is less than 5 acres in size.
Not applicable
I Where the Subdivision of a manufactured dwelling park or mobile home park is
proposed, the following approval criteria apply:
1. The park was approved before July 2, 2001 and is in compliance with the
standards in Section 3.2-235 or other land use regulations in effect at the time the site
was approved as a manufactured dwelling park or mobile home park; or the park is an
approved non -conforming use. In the latter case, a park is in compliance if the City has
not issued notice of noncompliance on or before July 2, 2001.
2. The number oflots proposed shall be the same or less than the number of
mobile home spaces previously approved or legally existing in the park
3. The external boundary or setbacks of the park shall not be changed.
A The use of lots, as shown on the Tentative Plan, shall be limited to the
installation of manufactured dwellings; i.e., "stick-built"houses are prohibited.
5. Any other area in the Subdivision other than the proposed lots shall be used as
common property, unless park streets have previously been dedicated to the City or
there are public utilities in the park All common property shall be addressed in a
Homeowner's Association Agreement.
a. Areas that are used for vehicle circulation (streets), driveways that serve more
than 2lots/parcels or common parking areas, shall be shown in a Tract or easement
on the Tentative Plan.
b. All other services and utilities that serve more than 1 lot shall be in a Tract or
easement. Where a service or utility serves only 1 lot, but crosses another, that service
or utility shall also be in an easement shown on the Tentative Plan.
C. Existing buildings in the park used for recreational, meetings or other purposes
for the park residents shall be in a Tract shown on the Tentative Plan.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 13 of 18
6. Any public utilities shall be within a public utility easement
7. If public utilities or services are required to serve the Subdivision, the park
owner shall sign and execute a waiver of the right to remonstrate against the
formation ofa local improvement district to provide the public utilities or services.
Not applicable
SDC 5.12-130 Tentative Plan Conditions
To the extent necessary to satisfy the approval criteria of Section 5.12-125, comply
with all applicable provisions of this Code and to mitigate identified negative impacts
to surrounding properties, the Director shall impose approval conditions. All
conditions shall be satisfied prior to Plat approval. Approval conditions may include,
but are not limited to:
A. Dedication of right-of-way and/or utility easements.
1. Right-of-way, when shown in: TransPlan; transportation elements of refinement
plans; or on the most recent Conceptual Local Street Plan Map; and as specified in
Table 4,2-1.
2. Easements as specified in Section 4,3-140, when necessary to provide services,
including, but not limited to: sanitary sewers, stormwater management, water and
electricity, to the site and neighboring properties. The dedication of easements shall
also include any easements required to access and maintain watercourses or wetlands
that are part of the City's Stormwater Management System.
All public improvements are constructed to full urban standards. As previously noted, the
dedication of the M Street extension as a local street as part of the recording of the final
partition plat. The public improvements for the extension of M Street is proposed to be
constructed at the time of Parcel 2 redevelopment.
B. Installation of a sight obscuring fence, and/or vegetative screen whenever a
party of record or the Director identifies a land use conflict
Because there are currently no land use conflicts associated with this property this
criterion is not applicable.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 14 of 18
C. Installation of traffic signals and signs; restricting access to and from arterial
or collector streets; requiring a frontage road; restricting and strategically locating
driveways; and/or requiring the joint use of driveways to serve 2 or more lots/parcels
through a Joint Use/Access Agreement when transportation safety issues are identified
by the Transportation Planning Engineer and/or a Traffic Impact Study.
This application proposes the removal of Building # 2, as shown on the tentative plans. A
new Cross Access & Parking Easement Agreement between Parcel 1 and Parcel 2 will be
created similar in nature to the existing agreement recorded as part of the previous
partition plat, Land Partition Plat No. 2019-P2892. The proposed removal of Building #2
will not impact nor alter the existing access points located on Centennial Boulevard,
Mohawk Boulevard, or 18th Street. The proposed extension of M Street will provide
addition access and connectivity for the proposed parcels.
D. Modification of the layout of parcel lines caused by the location of streets,
required stormwater management systems, including, but not limited to: swales and
detention basins or when required by the Geotechnical report specified in Section 5.12-
120.
This application proposes no changes or modifications to this fully developed property.
E. Installation of a noise attenuating harrier, acoustical building construction
and/or site modifications as specified in Section 4.4-110, or similar measures approved
by an acoustical engineer registered in the State of Oregon, to minimize negative
effects on noise sensitive property from noise found to exceed acceptable noise levels
prescribed in the Oregon Administrative Rules or the Federal Highway Administration
Noise Abatement Criteria.
The partition does not propose or require any changes or modifications as a part of this
application.
F. Phasing of development to match the availability ofpublic facilities and
services, including but not limited to, water and electricity; sanitary sewer and
stormwater management facilities; and streets and traffic safety controls when these
facilities and services are near capacity, as determined by the Public Works Director or
the utility provider.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 15 of 18
The property is fully developed. All public facilities and services (including utilities, etc.)
are currently in place. The dedication of the public right-of-way for the proposed M Street
extension will not only provide a new public local street, but also improved sanitary sewer
service to any new redevelopment of the partition parcels.
G. Submittal of a Land and Drainage Alteration Permit
Since this property is fully developed, no alterations or changes are required or proposed
that would impact drainage (Not applicable).
H. The Director may waive the requirement that buildable City lots/parcels have
frontage on a public street when the following apply:
1. The parcel or parcels have been approved as part of a land division application;
and
2. Access has been guaranteed via a private street to a public street or driveway by
an irrevocable joint use -access agreement
This criterion is not applicable because all parcels will have frontage on existing public
streets.
I. Retention and protection of existing physical features and their functions,
including but not limited to: significant clusters of trees and shrubs, watercourses
shown on the WQLW Map and their riparian areas and wetlands, by.
1. Planting replacement trees where encroachment is allowed into riparian areas
shown on the WQLW Map on file in the Development Services Department;
2. Re -vegetation, including, but not limited to: trees and native plants, ofslopes,
ridgelines, and stream corridors;
3. Restoration of native vegetation;
A Removal of invasive plant species, based upon the Invasive Plants List on file in
the Development Services Department;
5. Relocating the proposed development on another portion of the site;
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 16 of 18
6. Reducing the size of the proposed development; and/or
7. Mitigation of the loss of physical features caused by the proposed development
with an equivalent replacement either on site or on an approved site elsewhere within
the City's jurisdiction, as approved by the Director.
Not applicable; there are no physical features on the property, as noted above.
I The applicant shall submit copies of required permits to demonstrate
compliance with applicable. Federal programs, regulations and statues; State
programs, regulations and statutes; and/or local programs, regulations and statutes
prior to the approval of the Plat. When a Federal or State agency issues a permit that
substantially alters an approved Tentative Plan, the Director shall require the
applicant to resubmit the Tentative Plan for additional review.
Not applicable; there is no impact to, or need to address, State or Federal programs,
regulations or statutes.
K Approval of a Stormwater Management Planfor the development
demonstrating compliance with the applicable provisions of Section 4,3-110 and the
Engineering Design Standards and Procedures Manual.
Not applicable; this partition is not proposing a change to stormwater.
L. Where there are multiple panhandles, compliance with approval criteria
Section 5.12-125 shall require construction of necessary utilities to serve all approved
panhandle parcels prior to recording the Plat.
Not applicable; the subj ect property does not contain any panhandles.
M. Where there is a land division with a concurrent annexation application, if there
is an existing dwelling, that dwelling shall connect to sanitary sewer prior to recording
the Plat.
Not applicable; subject property was annexed in 1948.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 17 of 18
N. Where there is a land division with a panhandle parcel, ifa noticed party
requests screening, a solid screen, as specified in Section A4-110 shall be provided
along the property line of the abutting property and the proposed panhandle
driveway. Ifa fence is required, the standards of Section 4,4-115 shall apply.
Not applicable; the subject property contains no panhandles.
O. In the case of the Subdivision of a manufactured dwelling park or mobile home
party the following approval conditions shall be completed prior to the recording of the
Subdivision Plat;
1. A Homeowners'Association Agreement shall be submitted that discusses the
maintenance for all common areas shown in Tracts, unless otherwise specified in the
Tentative Plan decision;
2. The recording of any required public or private easements;
3. The signing of a remonstrance waiver and establishment ofa local
improvement district, ifpublic utilities are required to serve the subdivision; and
A Any other condition of approval required during the Tentative Plan review
process
Not applicable.
P. In the case ofa Partition of property that is outside of the city limits but within
the City's urban growth boundary and no concurrent annexation application is
submitted, Consent to Annex forms shall be signed and recorded by the property owner
prior to recording the Partition Plat.
Not applicable.
Q. Cluster Subdivisions shall comply with the design standards specified in Section
3.2-230. Compliance may require a deed restriction.
Not applicable.
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October 2023 GES #70693
City of Springfield
RE: PA 23-000186; Yett, Map 17-03-25-34, TL 3902
Page 18 of 18
R When required as specified in Section 5.12-120E., the Final Future Development
Plan shall he recorded at Lane County at the applicants expense. The applicant shall
then deliver a reproducible copy of the recorded Future Development Plan to the
Director. (6286; 6212)
Not applicable.
Conclusion
The applicant is proposing a 2 -lot partition in an area designated for mixed use commercial
development. The proposal meets code criteria, as demonstrated through this written
statement. Both parcels meet the minimum lot size requirements and the frontage
requirements, as set forth herein. Parcel 1 has access to public utilities from Mohawk
Boulevard and 18th Street. Parcel 2 has access to public utilities from Mohawk Boulevard,
Centennial Boulevard and 18' Street. The dedication of the new M Street extension will
provide additional access points for both parcels as well as increased availability to public
utility improvements.
Based on the above analysis and responses of compliance with approval criterion and
adopted plans and policies, we believe the requested Tentative Partition should be
approved as proposed.
If you have any questions about the above application, please do not hesitate to contact us.
Respectfully,
Vi� l
Scott J. o el, P.E., P.L.S.
SJG/PGG/ms
attachments
N:\PUB-DATA\70693-23\TENT PART\NARRATIVE 10-2023.&o
VG/n/77/ --4
Pamela G. Goebel
EXISTING IMPROVEMENTS
PAVEMENT AREA:
316,332 SF
BLG 1:
48,956 SF
BLG 2.,
48,656 SF
BLG 3.•
3,976 SF
BLG 4.,
2,651 SF
BLG 5.,
5,038 SF
SIDEWALKS & LANDSCAPE.,
27,203 SF
TOTAL AREA PROPERTY:
10.39 ACRES
ALL EXISTING IMPROVEMENTS EXCEPT
BUILDING 12 TO REMAIN.
O
NO NEW IMPROVEMENTS PROPOSED.
ZONING MIXED USE COMMERCIAL
INDEX
FRONT YARD:
COVER SHEET
BUILDING
NONE
PARKING & OUTDOOR STORAGE.
10'
INTERIOR YARD.,
TENTATIVE PLAN -DIMENSION PLAN
BUILDING
10'
PARKING & OUTDOOR STORAGE.
5'
OWNERSHIP
THE APPLICANT DOES NOT OWN ANY LAND
ADJACENT TO THE SUBJECT PROPERTY.
PARCEL AREAS
PARCEL 1: 6.31 AC
PARCEL 2: 4.08 AC
TOTAL AREA: 10.39 AC
SHEET
INDEX
SHEET 1
COVER SHEET
SHEET 2
SITE ASSESSMENT OF EXIS77NG CONDITIONS
SHEET 3
TENTATIVE PLAN -EXISTING IMPROVEMENTS
SHEET 4
TENTATIVE PLAN -DIMENSION PLAN
SHEET 5
TENTATIVE PLAN -EASEMENTS OF RECORD
14
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_ — _ — _ — _ — - —— — — — — — =N86'19'36"W 208.60' 255.27' 15'
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CHORD=N86'19'36'W 282.94' CHORD_
_ — _ — _ — _ — - —— — — — — — =N86'19'36"W 208.60' 255.27' 15'
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