HomeMy WebLinkAboutPlans Applicant 5/10/2024Revised 1/7/14 kl 1 of 10
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision
Application Type (Applicant: check one)
Partition Tentative Pre-Submittal: Subdivision Tentative Pre-Submittal:
Partition Tentative Submittal: Subdivision Tentative Submittal:
Required Project Information (Applicant: complete this section)
Applicant Name: Phone:
Company: Fax:
Address:
Applicant’s Rep.: Phone:
Company: Fax:
Address:
Property Owner: Phone:
Company: Fax:
Address:
ASSESSOR'S MAP NO: TAX LOT NO(S):
Property Address:
Size of Property: Acres Square Feet
Proposed Name of Subdivision:
Description of
Proposal:
If you are filling in this form by hand, please attach your proposal description to this application.
Existing Use:
# of Lots/Parcels: Total acreage of parcels/
allowable density:
Proposed #
Dwell Units
Signatures: Please sign and print your name and date in the appropriate box on the next page.
Required Project Information (City Intake Staff: complete this section)
Associated Applications: Signs:
Pre-Sub Case No.: Date: Reviewed by:
Case No.: Date: Reviewed by:
Application Fee: $ Technical Fee: $ Postage Fee: $
TOTAL FEES: $ PROJECT NUMBER:
Brian Thoreson 541-912-6607
Hayden Homes
2464 SW Glacier Pl #100 Redmond, OR 97756
Scott Morris 541-302-9790
A & O Engineering LLC
380 Q Street Suite 200 Springfield, OR 97477
Will Goodwin
PO Box 2617 Eugene, OR 97402
18-02-04-00 3800,3500,307
5410 Mt Vernon Rd Springfield, OR 97478; near Mt Vernon
38.26 x
Woodland Ridge Phase 5 - 8
single family lots - addition to Woodland Ridge Subdivision
vacant
207
SSR Investments LLC
(503) 936-3852
x
Revised 1/7/14 kl 5 of 10
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 180 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.
Land Division Tentative Submittal Requirements Checklist
NOTE:
Revised 1/7/14 kl 6 of 10
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.
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
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 8½”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.
Four (4) Copies of the Following Plan Sets for Pre-Submittal OR
Three (3) Copies of the Following Plan Sets:
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 8½” by 11” and bound by rubber bands.
a.Site Assessment of Existing Conditions
Prepared by an Oregon licensed Landscape Architect or Engineer
Revised 1/7/14 kl 7 of 10
Vicinity Map
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.
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
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
Physical features including, but not limited to trees 5” in diameter or greater when
measured 4 ½ 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
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
Location and width of all existing and proposed easements on and abutting the
proposed land division
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
Location and type of existing and proposed street lighting, including type, height, and
area of illumination
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
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
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
CITY OF SPRINGFIELD, OREGON
225 FIFTH STREET
Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100
and 5.21-100
An Annexation application, as specified in SDC 5.7-100, where a development is
be served by sanitary sewer
proposed outside of the city limits but within the City’s urban service area and can
All public improvements proposed to be installed and to include the approximate
time of installation and method of financing
DEVELOPMENT AND PUBLIC WORKS
SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX: 541.736.1021
www.springfield-or.gov
December 6, 2013
REQUIRED STORMWATER SCOPING SHEET USE POLICY:
In October 2003, Springfield Public Works released a trial “stormwater 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
DIRECTIONS FOR USING STORMWATER SCOPING SHEETS ARE AS FOLLOWS:
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., Attn: Clayton
McEachern.
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: http://www.springfield-
or.gov/DPW/EngineeringandConstructionResources.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: cmceachern@springfield-or.gov
Phone: (541) 736 – 1036
Fax: (541) 736 – 1021
CITY OF SPRINGFIELD, OREGON
DEVELOPMENT AND PUBLIC WORKS
225 FIFTH STREET
SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX: 541.726.1021
www.springfield-or.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
------------------------------------------------- (Area below this line filled out by Applicant) --------------------------------------------------
(Please return to Clayton McEachern @ City of Springfield Development and Public Works; Fax # 736-1021, Phone # 736-1036),
email:cmceachern@springfield-or.gov
Project Description (Include a copy of Assessor’s map):
Applicant:
Approx. Impervious Area:
Project Name:
Date:
Phone #: Land Use(s):
Email:
Assessors Parcel #:
Project Size (Acres): Fax #:
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Proposed Stormwater Best Management Practices:
--------------------------------- (Area below this line filled out by the City and Returned to the Applicant) ----------------------------
(At a minimum, all boxes checked by the City on the front and back of this sheet shall be submitted
for an application to be complete for submittal, although other requirements may be necessary.)
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:
Soil Type:
Floodway/Floodplain:
Other Jurisdictions
Hillside Development: Wellhead Zone:
Wetland/Riparian:
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:
Return to Clayton McEachern @ City of Springfield, email: cmceachern@springfield-or,gov, FAX: (541) 736-1021
For Official Use Only:
COMPLETE STUDY ITEMS
*Based upon the information provided on the front of this sheet, the following represents a minimum of what is needed for an
application to be complete for submittal with respect to drainage; however, this list should not be used in lieu of the Springfield
Development Code (SDC) or the City’s Engineering Design Manual. Compliance with these requirements does not constitute site
approval; Additional site specific information may be required. Note: Upon scoping sheet submittal, ensure completed form has been
signed in the space provided below:
Req’d N/A
Calculations showing system capacity for a 2-year storm event and overflow effects of a 25-year storm event.
Other/Miscellaneous
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set.
A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to
another.
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Interim Design Standards/Water Quality (EDSPM Chapter 3)
Where required, vegetative stormwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stormwater 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 Stormwater Management Manual (Sec2.4.1).
Water Quality calculations as required in Section 3.03.1 of the EDSPM.
General Study Requirements (EDSPM Section 4.03)
Detention ponds shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events.
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
Manning’s “n” values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to
achieve a minimum velocity of three (3) feet per second at 0.5 pipe full based on Table 4-1 as well.
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
Elevations of the HGL and flow lines for both city and private systems where applicable.
All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration
media) for stormwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
Review of Downstream System (EDSPM Section 4.03.4.C)
If a stormwater 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 Stormwater Management Manual.
be provided with secondary containment or weather resistant enclosure.
Design of Storm Systems (EDSPM Section 4.04).
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 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to
the website: http://www.deq.state.or.us/wq/uic/uic.htm for more information.
Minimum pipe cover shall be 18 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 80,000 lb load
without failure of the pipe structure.
*This form shall be included as an attachment, inside the front cover, of the stormwater study.
* IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN!
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study
and plan set. Sginature Date .
Form Version 5: June 2015
Document Date May 10, 2024
Applicant’s Request Woodland 5-8 Subdivision
Property Owner/Applicant Brian Thoreson
Hayden Homes LLC
2464 SW Glacier Pl Ste 100
Redmond, OR 97756
Property Owner SSR Investments
PO Box 2617
Eugene, OR 97402
Applicant’s Representative Scott Morris, PE
A & O Engineering, LLC
380 Q St, Ste 200
Springfield, OR 97477
Subject Property Assessors Map 18-02-04-00
Tax Lot 3800,3500,307
Location 5410 Mt Vernon Rd
Springfield, OR 97478
Property Size 38.26 Acres
Zoning LDR (Low Density Residential
Background
This is an application for the tentative plat of Woodland Ridge Phases 5 through 8 to create
219 residential lots and supporting infrastructure. This is the next addition of the existing
Woodland Ridge Subdivision (case #811-18-000007-TYP2).
The subject property is located in Springfield and is zoned Low Density Residential (LDR)
Annexation of the subject property was completed on March 4th, 2024 as part of ordinance
No. 6474.
There is one existing house on the northeast corner of the property that will be removed prior
to construction of phase 8.
In this written statement, Springfield Development Code (SDC) 5.12-145 Land Divisions –
Partitions and Subdivisions Plat Criteria are addressed to demonstrate that this application
clearly meets all of the SDC requirements and criteria. Within this document, the SDC text
excerpts are in italics and the applicant’s responses are in plain text.
SDC 5.12-115 Plat Criteria
The Director, in consultation with the City Surveyor and City Engineer, shall approve or deny
the Plat. Approval shall be based on compliance with the following criteria:
A. The lot/parcel dimensions shall conform to the minimum standards of this code. When
lots/parcels are more than double the minimum are permitted by the zoning district, the
Director shall require that these lots/parcels be arranged:
The proposed lots are in conformance with the minimum standards of Springfield
development code. There are 12 lots in Phase 7 that range from 2,695 square feet to
2,700 square feet. A minor variance application will be submitted concurrent with
the tentative subdivision to request these lots to remain below the 3,000 sf
minimum requirement.
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.
No double frontage lots are proposed as part of this subdivision
C. Panhandle lots/parcels shall comply with the standards specified in SDC 3.2.215 and
4.2.120(A). 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.
No panhandle lots are proposed as part of this subdivision.
D. Public street standards as specified in SDC 4.2.105 (block length)
All block lengths are less than 600 feet except the sections between S. 53rd Street and S.
54th Street. These are closer to 700 feet due to topography on the site making it difficult
to meet the 600 foot requirement in these (3) sections. The applicant requests this
additional length due to site constraints. Traffic circulation is adequate with the blocks
as shown on the tentative site plan.
SDC 5.12-120 Tentative Plan Submittal Requirements
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
inches x 24 inches. 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.
The tentative plan has been prepared by Scott Morris, PE of A & O Engineering, and
Brent Corning, PLS of EGR and Associates in order to adequately and comprehensively
address all standards and requirements of this code, including stormwater
management, street design, transportation issues and site constraints. A landscape
architect has completed the stormwater planting sheets.
(2) The scale of the Tentative Plan shall be appropriate to the area involved and the
amount of detail and data, normally 1 inch = 50 feet, 1 inch = 100 feet, or 1 inch = 200 feet.
A scale of 1 inch = 80 feet has been used to be able to show the entire development
area on one plan sheet.
(3) A north arrow and the date the Tentative Plan was prepared.
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.
All of the above information has been included on the cover sheet of this narrative and
is also located on the plan set included with this submittal.
(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.
The boundaries of subject property are shown on the site plan.
(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.
The remainder of the Woodland Ridge development is within the Springfield city limits.
The annexation was completed on March 4th, 2024. The panhandle portion of the
property adjacent to the Woodland Ridge land is in the process of being annexed and
will be annexed prior to construction. The portion of the adjacent property where the
existing house is located was annexed to city of Springfield by the previous owner.
(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.
The subject property is zoned LDR (Low Density Residential) and designated Low
Density in the Metro Plan. All adjacent properties to the East and South are designated
for low-density residential zoning.
(8) 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.
The proposed lot sizes (square feet) are clearly labeled on the attached tentative
subdivision plan drawing set.
(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.
There is one existing house on the North East corner of the property that will be
removed prior to construction of phase 8.
(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.
The City of Springfield has an existing wastewater trunk line that runs through the
property on the South side in a public utility easement. This existing system will provide
service stubs to the project at various locations with new mainlines installed in rights of
way to serve the individual house development.
The development will include the construction of three stormwater management facilities
to serve the project. The facilities will include a collection system (curb inlets and
mainlines) which will be routed to one of three detention and treatment ponds within the
project area. The stormwater run-off will be treated per requirements in the updated 2024
Springfield stormwater code. Treated stormwater will then be detained within the ponds
and metered out through underdrains under the soil media and weir outlet structures
similar to Woodland Ridge Phase 3 to keep post-construction peak flow rates at or below
the existing condition. The run-off will then be routed to historic drainage path offsite.
Springfield Utility Board has provided a master water service plan for the development of
all phases of Woodland Ridge. The routing plan is prescriptive and will provide
connection points at :
• Holly Street (West End) - This has been constructed as part of Woodland Ridge
phase 3.
• South 51st Place (North) - This has been constructed as part of Woodland Ridge
phase 3
• Holly Street (East End) - Future connection to the existing facilities in Pinehurst
Subdivision.
• Pinehurst Street (East End) – Future connection to existing facilities in Pinehurst
Subdivision
Sub Electric - There are existing electric utility connections at Holly Street (West & East),
South 51st Place (North) and Pinehurst Street (East) to serve the proposed development.
SUB electric has indicated there is adequate capacity to serve this development.
Comcast Cable - There are existing cable utility connections at Holly Street (West &
East), South 51st Place (North) and Pinehurst Street (East) to serve the proposed
development. Comcast has indicated there is adequate capacity to serve this
development.
NW Natural Gas - There are existing natural gas connections at Holly Street (West &
East), South 51st Place (North) and Pinehurst Street (East) to serve the proposed
development. NW Natural Gas has indicated there is adequate capacity to serve this
development.
See the plan set dated 5-10-2024 for more information on the existing and proposed
utilities within the development.
(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.
All proposed public and private easements are shown on the attached Civil 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.
The attached Civil Engineering Utility Plan sheets show the areas to be dedicated to the
public for streets, sidewalks and public utilities. Tracts are also shown around the
stormwater detention facilities that are proposed to be dedicated to the City of
Springfield for long term ownership/maintenance.
B. A Site Assessment of the Entire Development Area
Existing wetlands on site as well as proposed impacts are shown on included Civil
engineering plans. A joint fill permit will be obtained (if necessary) prior to any work
within the boundaries of the delineated and concurred wetland area. There are no
delineated wetlands in the phase 5 development area.
The proposed site is located outside of the 100-year floodplain and floodway
boundaries of the site. The proposed site is outside of the 100 year flood zone,
therefore it is not applicable.
There are no physical features that preclude development on the proposed property.
A tree felling permit will be submitted prior to start of construction for each phase
where trees will be required to be removed.
The soil types on the proposed property include (per web soil survey):
Salkum Silty Clay Loam, 2 to 8 percent slopes
Salkum Silty Clay Loam, 8 to 16 percent slopes
Linslaw Loam
C. A Stormwater Management Plan
A stormwater management plan for the development showing compliance with the
applicable provisions of SDC 4.3.110 and the Engineering Design Standards and
Procedures Manual has been included with this submittal.
D. A response to Transportation issues
A Traffic Impact study has been completed and is included as part of this submittal. All
proposed streets and parking have been designed in compliance with City of
Springfield development code.
E. A Future Development Plan
Street connectivity throughout Woodland Ridge and adjacent streets have been shown
on the included plan set. A TIA has also been completed and included with this
submittal.
The existing lot East of phase 8 (including the panhandle portion to Mt. Vernon) has
recently been purchased by the applicant. Therefore, right of way for extension of
roadways and utilities to the Pinehurst Subdivision can be dedicated when appropriate.
Development of the lot will be included in Phase 8 Construction.
Properties to the West, North and East have been fully developed and there is a railroad
mainline along the entire South property line. Therefore, no other future extensions are
available or proposed.
(1) Discusses the timing and financial provisions relating to phasing.
There are 8 phases proposed in total for Woodland Ridge. This submittal is
covering phases 5-8. See table for building timeline.
Phase 5 53 Lots Fall 2024
Phase 6 51 Lots Spring 2025
Phase 7 69 Lots Fall 2025
Phase 8 46 Lots Spring 2026
The above proposed construction/plat schedule is contingent on market
conditions. Each phase will have bonding of public improvements as
required by City of Springfield prior to plat recording of each phase.
5.12.125 Tentative Plan Criteria
(A) The request conforms to the provisions of this code pertaining to lot/parcel size and
dimensions.
The average lot size is 4,415 square feet which conforms with Springfield
Development Code standards. There are 12 lots below the 3,000 square foot
minimum which is being addressed with a minor variance application
concurrent with this submittal. The average lot frontage is 45 feet, meeting
the needs of the development as well as the City of Springfield housing
goals.
(B) 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
Director or a utility provider shall determine capacity issues.
There is an existing wastewater trunk line running on the South end of the
property that accounted for flow from this basin, so there is adequate
capacity to serve the proposed development.
SUB water has also provided a schematic water design and confirmed there
is adequate water supply to serve the development including the area above
the 550 foot elevation which is considered “high level service area”.
All other utilities are available to the site and have adequate capacity.
(C) The proposed land division shall comply with all applicable public and private
design and construction standards contained in this code and other applicable
regulations.
The proposed land division is in compliance with all applicable public and
private design and constructions standards within this code and other
applicable regulations.
(D) 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 SDC 4.3.117; rock
outcroppings; open spaces; and areas of historic and/or archaeological
significance, as may be specified in SDC 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.
A wetland delineation was completed and concurred by Division of State
Lands and Army Corp of Engineers and is shown on the site plan. In
addition, a geotechnical investigation was completed by GeoPacific
Engineering Inc. and their report is included with the tentative submittal.
There are no physical features that would prevent developing the property as
designed and shown on the proposed site plan.
(E) 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.
The site plan shows proposed parking, vehicle traffic, bicycle, and pedestrian
safety measures that comply with City of Springfield development code. A
TIA has been included with this submittal for reference.
(F) Development of any remainder of the property under the same ownership can be
accomplished as specified in this code.
Due to wetlands and geotechnical issues on the ridge, no additional site
development is proposed.
(G) Adjacent land can be developed or is provided access that will allow its
development as specified in this code.
The proposed development is designed in such a way that adjacent land has
been provided access to and is able to be developed in the future.
The site abuts the railroad tracks and Jasper Road on the south site. On the
west, east and north is existing residential development. On the east is
existing residential development.
5.12.130 Tentative Plan Conditions
(A) Dedication of Right-of-Way and/or Utility Easements.
(1) Right-of-way, when shown in the Springfield Transportation System Plan (including
the Conceptual Street Map), the transportation elements of refinement plans, or as
specified in Table 4.2.1.
(2) Easements as specified in SDC 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 proposed tracts, rights of way and easements are shown on the proposed site plan.
The rights of way and tracts within each phase will be dedicated and conveyed as each
phase plat is recorded.
TRACTS S.F. PROPOSED USE
R 10,226 SF Conveyed to HOA for open space buffer
S 75,540 SF Conveyed to HOA for open space buffer
T 14,357 SF Conveyed to HOA for open space buffer
U 32,950 SF Conveyed to City for Maintenance - storm management facility
V 42,746 SF Conveyed to City for Maintenance - storm management facility
W 34,657 SF Conveyed to City for Maintenance - storm management facility
J 347,090 SF Conveyed to HOA for open space buffer / wetland preservation
All tracts will be created as part of the phase 5 plat. However, only tracts within each
development phase will be conveyed after the corresponding phase has been
constructed.
Tracts R, S and U will be maintained by the HOA to insure they do not become an
eyesore and control potential problems with transient population.
Tract J was created as part of the Woodland phase 3 plat, but will be re-platted to a new
configuration as part of the phase 5 plat. This will be conveyed to the HOA after phase
7 construction is completed and all wetland permit conditions have been satisfied.
(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.
No new traffic signals are proposed as part of this subdivision. No joint use driveways
are proposed as part of this subdivision. The developer has agreed to pay a
proportionate share for a future traffic signal at Daisy Street and Bob Straub Parkway as
part of the existing annexation agreement.
(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 SDC 5.12.120.
A geotechnical report has been prepared and is included in this submittal. The only
geotechnical item that required moving a road is at the North end of the site. The
proposed extension of Cedar View drive through phase 8 is required to angle further
South away from the ridge due to an old potential landslide hazard. This is shown on
the site plan sheet and addresses the geotechnical concern in the area.
(G) Submittal of a Land and Drainage Alteration Permit.
A Land and Drainage Alteration Permit is planned to submitted for all phases to be
released upon tentative land use approval and issuance of the 1200c permit. The 1200c
permit will be obtained from the Department of Environmental Quality prior to the start
of any grading on the project site.
MAIN OFFICE
811 WILLAMETTE ST.
EUGENE, OREGON 97401
PH: (541) 687-2233 * FAX: (541)485-0307
FLORENCE OFFICE
715 HWY 101 * FLORENCE, OREGON 97439
MAILING: PO BOX 508 * FLORENCE, OREGON 97439
PH: (541) 997-8417 * FAX: (541)997-8246
VILLAGE PLAZA OFFICE
4750 VILLAGE PLAZA LOOP SUITE 100
EUGENE, OREGON 97401
PH: (541) 653-8622 * FAX: (541) 844-1626
STATUS OF RECORD TITLE REPORT
SUPPLEMENTAL
HAYDEN HOMES Date: MAY 07, 2024
ATTN: DAMON KLUCK Our No: CT-0340619
2646 SW GLACIER PLACE, SUITE 110 Your No: --
REDMOND, OR 97756 Charge: N/C
As requested, Cascade Title Co. has searched our tract indices as to the following
described real property:
( A T T A C H E D )
and as of: APRIL 25, 2024 at 8:00 A.M., we find the following:
Vestee:
HAYDEN HOMES, LLC,
an Oregon limited liability company
Said property is subject to the following on record matters:
1. City liens, if any, as levied by the City of Springfield, for which no search was
made. (The City of Springfield charges $32.00 for a lien search on each tax lot
number. Please inform us if one is to be ordered.)
2. Rights of the public in and to any portion lying within streets, roads and highways.
3. Easement, including the terms and provisions thereof, granted to the City of Eugene,
Oregon, a municipal corporation, of Lane County, Oregon, by and through the Eugene
Water & Electric Board, by instrument recorded October 28, 1971, Reception No. 1971-
070389, Lane County Official Records.
4. Subject to terms and provisions as forth in Street Deed, between James D. Parmenter
and Barbara K. Parmenter to the City of Springfield, recorded January 5, 1979,
Reception No. 1979-000757, Lane County Official Records.
5. Easements for utilities, if any, over and across the premises formerly included
within the boundaries of Mt. Vernon Cemetery Road, vacated by Order No. 81-9-30-9,
recorded February 17, 1987, Reception No. 1987-007542, Lane County Official
Records.
*0340619*
Order No. 0340619
Page 2
NOTE: The property address as shown on the Assessor's Roll is:
5309 And 5353 Ivy Street
Springfield, OR 97478
NOTE: Taxes, Account No. 1238128, Assessor's Map No. 18 02 04 0 0, #307, Code 19-37,
2023-2024, in the amount of $5.77, PAID IN FULL.
Taxes, Account No. 1248648, Assessor's Map No. 18 02 04 0 0, #307, Code 19-00,
2023-2024, in the amount of $8,248.89, PAID IN FULL.
NOTE: This report is being supplemented to update the vesting, exception no. 2, and tax
note, remove prior exception nos. 1, 5 and 6, and add new exception no. 1.
This report is to be utilized for information only. This report is not to be used as a
basis for transferring, encumbering or foreclosing the real property described.
The liability of Cascade Title Co. is limited to the addressee and shall not exceed the
premium paid hereunder.
CASCADE TITLE CO., by:
ec: Title Officer: DEBBIE FORSTROM
Order No. 0340619
Page 3
PROPERTY DESCRIPTION
Beginning at the East Southeast corner of the R. Hixon Donation Land Claim No. 47,
Section 4, Township 18 South, Range 2 West of the Willamette Meridian; thence North
1523.05 feet; thence West 1222.39 feet to the true point of beginning of this described
parcel; run thence West 266.61 feet; thence South 1520 feet, more or less; thence East
22 feet, more or less; thence North 1250.33 feet, more or less; thence East 244.61 feet;
thence North 269.67 feet to the true point of beginning, all in Lane County, Oregon.
TOGETHER WITH that portion of vacated Mt. Vernon Cemetery Road inuring to said tract of
land on the South, by operation of law, under Order No. 81-9-30-9, recorded February 17,
1987, Reception No. 1987-007542, Lane County Official Records, in Lane County, Oregon.
EXCEPT that portion deeded to the City of Springfield by Street Deed recorded
January 5, 1979, in Reception No. 79-00757, Lane County Official Records, herein
described as follows: Beginning at a point being North 1253.38 feet and West 1489
feet from the East Southeast corner of the R. Hixon Donation Land Claim No. 47, in
Township 18 South, Range 2 West of the Willamette Meridian; thence East 266.61
feet; thence South 60.0 feet; thence West 266.61 feet; thence North 60.0 feet to
the point of beginning, in Lane County, Oregon.
911 Country Club Rd, Ste 320 • Eugene, OR 97401
Phone: 541.741.1981
Fax: 541.741.0619
260 Country Club Rd, Ste 120 • Eugene, OR 97401
P.O. Box 10211 • Eugene, OR 97440
Phone: 541.687.9794
Fax: 541.687.0924
TITLE INSURANCE SERVICES • ESCROW CLOSINGS
May 07, 2024
Order No. 24-27634
PRELIMINARY TITLE REPORT
Hayden Homes
2464 SW Glacier Pl, Ste 110
Redmond, OR 97756
Attn: Brian Thoreson
e-mail: bthoreson@hayden-homes.com
Dear Brian Thoreson:
Partial Billing
Additional Chain
TOTAL
$400.00
$400.00
We are prepared to issue on request and on recording of the appropriate documents, a policy or policies
as applied for, with coverage's as indicated, based on this preliminary report.
LEGAL DESCRIPTION:
SEE EXHIBIT "A" ATTACHED HERETO
Showing fee simple title as of May 03, 2024, at 8:00 a.m., vested in:
SSR INVESTMENTS LLC, an Oregon Limited Liability Company
Subject only to the exceptions shown herein and to the terms, conditions and exceptions contained in the
policy form. No liability is assumed until a full premium has been paid.
Order No.: 24-27634
Page 1 of 5
SCHEDULE B
GENERAL EXCEPTIONS
1.
2.
3.
4.
5.
Taxes or assessments which are not shown as existing liens by the records of any taxing authority
that levies taxes or assessments on real property or by the public records; proceedings by a
public agency which may result in taxes or assessments, or notices of such proceedings, whether
or not shown by the records of such agency or by the public records.
Facts, rights, interests or claims which are not shown by the public records but which could be
ascertained by an inspection of the land or by making inquiry of persons in possession thereof.
Easements, or claims of easement, not shown by the public records; reservations or exceptions in
patents or in Acts authorizing the issuance thereof; water rights, claims or title to water.
Discrepancies, conflicts in boundary lines, shortage in area, encroachments or other facts which a
correct survey would disclose.
Any lien, or right to a lien, for services, labor, material, equipment rental or workers compensation
heretofore or hereafter furnished, imposed by law and not shown by the public records.
CURRENT EXCEPTIONS:
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
City Liens, if any, City of Springfield.
Easement, granted to Mountain States Power Company, including the terms and provisions
thereof, by instrument Recorded March 28, 1951, Reception No. 42246, Lane County Oregon
Records.
Utility Easement, granted to City of Springfield, including the terms and provisions thereof, by
instrument Recorded June 15, 1983, Reception No. 8320250, Lane County Oregon Records.
Pipeline Easement, granted to City of Springfield, including the terms and provisions thereof, by
instrument Recorded December 26, 2012, Reception No. 2012-066090, Lane County Oregon
Records.
Access and Maintenance Easement, granted to City of Springfield, including the terms and
provisions thereof, by instrument Recorded December 26, 2012, Reception No. 2012-066091,
Lane County Oregon Records.
Temporary Construction Easement, granted to City of Springfield, including the terms and
provisions thereof, by instrument Recorded December 26, 2012, Reception No. 2012-066092,
Lane County Oregon Records.
Easement, granted to Qwest Communication Company, LLC, Level 3 Communications, LLC and/
or WilTel Communications, LLC, including the terms and provisions thereof, by instrument
Recorded September 12, 2013, Reception No. 2013-049553, and by instrument Recorded
January 9, 2014, Reception No. 2014-000678, Lane County Oregon Records.
Public Utility Easement and Slope Easement, granted to City of Springfield, including the terms
and provisions thereof, by instrument Recorded August 17, 2020, Reception No. 2020-045188,
Lane County Oregon Records.
Declaration of a Temporary Public Turnaround Easement, including the terms and provisions
thereof, by instrument Recorded August 17, 2020, Reception No. 2020-045189, Lane County
Oregon Records.
Public Utility Easement as shown on the recorded plat.
Order No.: 24-27634
Page 2 of 5
16.
17.
18.
19.
20.
21.
22.
23.
Covenants, Conditions, and Restrictions, but omitting restrictions, if any, based on race, color,
religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin,
ancestry, source of income, gender, gender identity, gender expression, medical condition or
genetic information, imposed by instrument, including the terms and provisions thereof, Recorded
September 22, 2020, Reception No. 2020-053370; amended by instrument Recorded November
23, 2020, Reception No. 2020-068781; further amended by instrument Recorded April 3, 2023,
Reception No. 2023-008678: annexation for Woodland Ridge Phase II by instrument Recorded
January 13, 2022, Reception No. 2022-002005; annexation for Woodland Ridge Phase 3 by
instrument Recorded April 4, 2023, Reception No. 2023-008730, Lane County Oregon Records.
The By-Laws, including the terms and provisions thereof, of Woodland Ridge Homeowners
Association, Recorded September 22, 2020, Reception No. 2020-053370, Lane County Oregon
Records.
Levies and Assessments, if any, by virtue of the fact that the Covenants, Conditions and
Restrictions contain among other things provisions for said levies and assessments of the
Woodland Ridge, Homeowners' Association.
Covenants, restrictions, and other notes as shown on Plat of Woodland Ridge Phase 3.
Easement, granted to City of Springfield, a municipal corporation of the State of Oregon, acting by
and through its Springfield Utility Board, including the terms and provisions thereof, by instrument
Recorded February 22, 2021, Reception No. 2021-011932, Lane County Oregon Records.
Easement, granted to City of Springfield, a municipal corporation of the State of Oregon, acting by
and through its Springfield Utility Board, including the terms and provisions thereof, by instrument
Recorded October 27, 2021, Reception No. 2021-068215, Lane County Oregon Records.
Easement, granted to City of Springfield, including the terms and provisions thereof, by instrument
Recorded October 27, 2021, Reception No. 2021-068267, Lane County Oregon Records.
Annexation Agreement, including the terms and provisions thereof, Recorded June 13, 2022,
Reception No. 2022-025907, Lane County Oregon Records.
NOTE: Taxes, Map No. 18-02-04-00-03800, Code 19-37, Account No. 1915334, 2023-2024,
$1,438.29, paid in full.
Taxes, Map No. 18-02-04-00-03800, Code 19-37, Account No. 1915333, 2023-2024,
$7,343.00, paid in full.
Taxes, Map No. 18-02-04-00-03500, Code 19-37, Account No. 1915329, 2023-2024,
$0.00, paid in full.
NOTE: The address of the property to be insured herein is: 5410 Mt Vernon Rd., Springfield, OR
97478.
NOTE: A Judgment/Lien/Bankruptcy Search was done for the name(s) SSR INVESTMENTS LLC
, and as of May 03, 2024, none were found.
INFORMATIONAL NOTE: EVERGREEN LAND TITLE COMPANY FINDS NO NOTICE OF
RESCISSION RECORDED IN THE LAST 24 MONTHS.
NOTE: The following applicable recording fees will be charged by Lane County:
First Page:$87.00
Each Additional Page $ 5.00
Non-Standard Document Fee $20.00
E-Recording Fee $ 5.00
Order No.: 24-27634
Page 3 of 5
NOTE: Due to current conflicts or potential conflicts between state and federal law, which conflicts
may extend to local law, regarding marijuana, if the transaction to be insured involves property
which is currently used or is to be used in connection with a marijuana enterprise, including but
not limited to the cultivation, storage, distribution, transport, manufacture, or sale of marijuana
and/or products containing marijuana, the Company declines to close or insure the transaction,
and this Preliminary Title Report shall automatically be considered null and void and of no force
and effect.
NOTE: SUPPLEMENTED TO BRING CURRENT.
Very truly yours,
EVERGREEN LAND TITLE COMPANY
HOME OFFICE
By:
Don Greep
Title Officer
cc:
NO LIABILITY IS ASSUMED HEREUNDER UNTIL POLICY IS ISSUED AND PREMIUM PAID. IF FOR
ANY REASON THE REPORT IS CANCELLED, A MINIMUM CANCELLATION FEE OF $200.00 WILL BE
CHARGED.
Order No.: 24-27634
Page 4 of 5
EXHIBIT "A"
LEGAL DESCRIPTION
Tracts M and J, WOODLAND RIDGE PHASE 3, platted and recorded April 4, 2023, Reception No.
2023-008729, Lane County Deeds and Records, Lane County, Oregon.
Order No.: 24-27634
Page 5 of 5
Produced using RLID (www.rlid.org) on 04/03/2024 at 3:27 PM
Produced using RLID (www.rlid.org) on 04/03/2024 at 3:27 PM
Produced using RLID (www.rlid.org) on 05/09/2024 at 2:41 PM
Produced using RLID (www.rlid.org) on 05/09/2024 at 2:41 PM
SANDOWENGINEERING
160 MADISON STREET SUITE A EUGENE, OREGON 97402 541.513.3376
Date: February 12, 2024
TO: Michael Liebler PE
City of Springfield
FROM: Kelly Sandow PE
Sandow Engineering
RE: Woodland Ridge Phase 5-8 Fiscal “Fair Share” Evaluation
The following provides an update to the Woodland Ridge Subdivision Fiscal “Fair Share” calculation
for the intersection of Bob Straub Parkway at Daisy Street. The update to the “Fair Share” calculation
follows the specific methodology utilized by the City of Springfield in Section 1.1.5 of the Annexation
Agreement dated June 13, 2022.
The current development proposal for Phases 5-8 includes 206 single family lots. Using the trip rates
for Land Use Code 210-Single Family Residential from the 11
th ed of the ITE Trip Generation Manuals,
the PM peak hour trips are estimated at 196
1. As provided in the Woodland Ridge Subdivision Phase
3-8 Traffic Impact Analysis by Access Engineering dated February 21, 2002, during the PM peak hour
25% of the total site trips will use the intersection of Bob Straub Parkway at Daisy Street. Therefore,
the PM peak hour trips estimated to use the Bob Straub Parkway at Daisy Street intersection is 49
(25% of 196 total trips) with the current site plan.
The “Fair Share” contribution is calculated as “49 site trips/525 minimum traffic volumes needed for
meeting a signal warrant”, which results in 9% of the total trips to the signal. The traffic signal is
estimated at a cost of $1,500,000. Therefore, 9% of the total cost attributed to the phases 5-8
construction is $135,000.
1 PM peak hour fitted curve equation for trip calculation: LN(T)=0.94LN(Units)+0.27
...DesignerDate03/29/2024ScaleNot to ScaleDrawing No.Summary1 of 1Current ViewStatisticsDescription Symbol Avg Max Min Max/Min Avg/MinHolly Street 0.3 fc 0.7 fc 0.1 fc 7.0:1 3.0:1North Local 0.3 fc 0.8 fc 0.1 fc 8.0:1 3.0:1North Stub 0.3 fc 0.6 fc 0.1 fc 6.0:1 3.0:1South Local 0.3 fc 0.7 fc 0.1 fc 7.0:1 3.0:1ScheduleSymbol Label Image Quantity Manufacturer Catalog Number DescriptionNumberLampsLumensPer LampLight LossFactorWattage PlotA41AmericanElectricLightingATB010BLEDE70XXXXX R24K/5KATB0 SERIES LED 700MATYPE 2 4000K/5000KCCT129941 25
...DesignerDate03/29/2024ScaleNot to ScaleDrawing No.Summary1 of 1Current ViewStatisticsDescription Symbol Avg Max Min Max/Min Avg/MinHolly Street 0.3 fc 0.7 fc 0.1 fc 7.0:1 3.0:1North Local 0.3 fc 0.8 fc 0.1 fc 8.0:1 3.0:1North Stub 0.3 fc 0.6 fc 0.1 fc 6.0:1 3.0:1South Local 0.3 fc 0.7 fc 0.1 fc 7.0:1 3.0:1ScheduleSymbol Label Image Quantity Manufacturer Catalog Number DescriptionNumberLampsLumensPer LampLight LossFactorWattage PlotA41AmericanElectricLightingATB010BLEDE70XXXXX R24K/5KATB0 SERIES LED 700MATYPE 2 4000K/5000KCCT129941 25
...DesignerDate03/29/2024ScaleNot to ScaleDrawing No.Summary1 of 1Current ViewStatisticsDescription Symbol Avg Max Min Max/Min Avg/MinHolly Street 0.3 fc 0.7 fc 0.1 fc 7.0:1 3.0:1North Local 0.3 fc 0.8 fc 0.1 fc 8.0:1 3.0:1North Stub 0.3 fc 0.6 fc 0.1 fc 6.0:1 3.0:1South Local 0.3 fc 0.7 fc 0.1 fc 7.0:1 3.0:1ScheduleSymbol Label Image Quantity Manufacturer Catalog Number DescriptionNumberLampsLumensPer LampLight LossFactorWattage PlotA41AmericanElectricLightingATB010BLEDE70XXXXX R24K/5KATB0 SERIES LED 700MATYPE 2 4000K/5000KCCT129941 25