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HomeMy WebLinkAboutMeeting Packet Planner 5/14/2024 1 AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616 / MS Teams Staff Review: Tuesday, May 28, 2024 9:30 – 10:00 a.m. 1. Subdivision Tentative 811-24-000126-TYP2 811-24-000102-PROJ Hayden Homes 2. Minor Variance 811-24-000127-TYP2 811-24-000102-PROJ Hayden Homes Assessor’s Map: 18-02-04-00 TL: 3800, 3500 Address: 5410 Mt. Vernon Rd. Existing Use: Vacant Applicant has submitted plans for 225-lot residential subdivision Planner: Andy Limbird Meeting: Tuesday, May 28, 2024 9:30 – 10:00 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: https://www.springfield-or.gov/weblink8/browse.aspx SITE VICINITY MAP 811-24-000126-TYP2 Subdivision Tentative 18-02-04-00 TL 3800 & 3500 5410 Mt. Vernon Rd. Hayden Homes Revised 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 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. Revised 2/25/11 1 of 4 City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Minor Variance 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 Description of Proposal: If you are filling in this form by hand, please attach your proposal description to this application. Existing Use: Numeric Standard to be Adjusted (See SDC 5.21-125 A. for standards that may be adjusted): Percentage of Standard to be Adjusted: 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: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ Postage Fee: $ TOTAL FEES: $ PROJECT NUMBER: Brian Thoreson 541-912-6607 Hayden Homes LLC 2464 SW Glacier Pl #110 Redmond, OR 97756 Scott Morris 541-302-9790 A & O Engineering LLC 380 Q Street Suite 200 Springfied, OR 97477 Will Goodwin 503-936-3852 SSR Investments LLC PO Box 2617 Eugene, OR 97402 18-02-04-00 3800, 3500 5410 Mt Vernon Rd Springfield, OR 97478, near Mt Vernon 36.1 x 12 of the proposed lots are under 3000 SF vacant lot square footage minimum, see narrative for detail10% decrease, see narrative for detail Minor Variance Narrative Woodland 5 -8 Map 18-02-04-00, Tax Lots 3800,3500 This narrative is for a minor variance application for the Woodland 5-8 proposed subdivision. Woodland Ridge 5-8 is an expansion of the existing Woodland Ridge Subdivision (case #811-18-000007-TYP2, case #811-22-000040-TYP2). This minor variance application is concurrent with the Tentative Plan application for Woodland Ridge Phase 5-8. See submittal for additional details on the proposal. There are 12 lots in phase 7 of the proposed Woodland Ridge Subdivision that we are requesting a minor variance to be below the 3,000 square foot minimum lot requirement (see table below). In discussion with the Planning Director at the City of Springfield, he indicated that this request would be allowed with a minor variance. The proposed variance is approximately 10% from the City standard. Lots # Square Ft 356 2700 357 2700 358 2700 359 2700 360 2700 361 2700 388 2700 387 2700 370 2700 371 2700 372 2700 373 2695 The applicant has demonstrated that all of the City of Springfield’s goals as well as the owners needs can be met with the proposed lot size. Given the constraints on the proposed site, the lot reduction is the minimum necessary to fit the needs of both the builder and the surrounding conditions. The layout was designed this way to minimize wetland impact while also meeting the road requirements and not impede emergency access to the site. There are some trees within the phase 7 development boundary. A tree felling permit application will be submitted to City of Springfield during the phase 7 PIP Process. No public or private easements are being impacted with this proposal. Please contact Scott Morris at A & O Engineering LLC for any additional questions by phone (541) 302- 9790 or email (scottmorris@ao-engr.com).