HomeMy WebLinkAboutApplication Applicant 9/6/2024 (2)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:
x
18020333 100
N/A
11.52 x
vacant
James Limerick
Wizard Rock LLC
1528 NW 9th St Bend, OR 97703
Scott Morris, PE
A & O Engineering LLC
541-302-9790
380 Q Street Suite 200 Springfield, OR 97477
Same as applicant
36 36
Springfield Meadows
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
Revised 1/7/14 kl 2 of 10
Owner Signatures
This application form is used for both the required pre-submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process.
An application without the Owner’s original signature will not be accepted.
Pre-Submittal
The undersigned acknowledges that the information in this application is correct and
accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the
owner, the owner hereby grants permission for the applicant to act in his/her behalf.
I/we do hereby acknowledge that I/we are legally responsible for all statutory
timelines, information, requests and requirements conveyed to my representative.
Owner:
Date:
Signature
Print
Submittal
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre-Submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the information as
submitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a
complete application.
Owner:
Date:
Signature
Print
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
9/5/2024
James Limerick
Revised 1/7/14 kl 3 of 10
Land Division Tentative Application Process
1. Applicant Submits a Land Division Tentative Application for Pre-Submittal
The application must conform to the Land Division Tentative Submittal Requirements
Checklist on pages 4-6 of this application packet.
A pre-submittal meeting to discuss completeness is mandatory, and pre-submittal
meetings are conducted every Tuesday and Friday, from 10:00 am - noon.
Planning Division staff strives to conduct pre-submittal meetings within five to seven
working days of receiving an application.
2. Applicant and the City Conduct the Pre-Submittal Meeting
The applicant, owner, and design team are strongly encouraged to attend the pre-
submittal meeting.
The meeting is held with representatives from Public Works Engineering and
Transportation, Community Services (Building), Fire Marshall’s office, and the Planning
Division and is scheduled for 30 to 60 minutes.
The Planner provides the applicant with a Pre-Submittal Checklist specifying the items
required to make the application complete if it is not already complete, and the
applicant has 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.
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
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Land Division Tentative Submittal Requirements Checklist
NOTE:
ALL of the following items MUST be submitted for BOTH Pre-Submittal and Submittal.
If you feel an item on the list below does not apply to your specific application, please
state the reason why and attach the explanation to this form.
Application Fee – refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy of the fee schedule is available at the Development & Public
Works Department. Any applicable application, technology, and postage fees are collected
at the pre-submittal and submittal stages.
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
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
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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
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
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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
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
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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
proposed outside of the city limits but within the City’s urban service area and can
be served by sanitary sewer
All public improvements proposed to be installed and to include the approximate
time of installation and method of financing
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
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: 541.736.1021
www.springfield-or.gov
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
Return to Clayton McEachern @ City of Springfield, email: cmceachern@springfield-or,gov, 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
Project Name: Applicant:
Assessors Parcel #: Date:
Land Use(s): Phone #:
Project Size (Acres): Fax #:
Approx. Impervious Area: Email:
Project Description (Include a copy of Assessor’s map):
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Proposed Stormwater Best Management Practices:
Drainage Study Type (EDSPM Section 4.03.2): (Note, UH may be substituted for Rational Method)
Small Site Study – (use Rational Method for calculations)
Mid-Level Development Study – (use Unit Hydrograph Method for calculations)
Full Drainage Development Study – (use Unit Hydrograph Method for calculations)
Environmental Considerations:
Wellhead Zone: Hillside Development:
Wetland/Riparian: Floodway/Floodplain:
Soil Type: Other Jurisdictions
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:
--------------------------------- (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.)
------------------------------------------------- (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
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
Form Version 5: June 2015
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:
Interim Design Standards/Water Quality (EDSPM Chapter 3)
Req’d N/A
All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration
media) for stormwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
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).
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.
Water Quality calculations as required in Section 3.03.1 of the EDSPM.
All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
be provided with secondary containment or weather resistant enclosure.
General Study Requirements (EDSPM Section 4.03)
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
Calculations showing system capacity for a 2-year storm event and overflow effects of a 25-year storm event.
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review of Downstream System (EDSPM Section 4.03.4.C)
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).
Elevations of the HGL and flow lines for both city and private systems where applicable.
Design of Storm Systems (EDSPM Section 4.04).
Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set.
Minimum pipe cover shall be 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.
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.
Other/Miscellaneous
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to
another.
Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03.4.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.
Detention ponds shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events.
*This form shall be included as an attachment, inside the front cover, of the stormwater study.
For Official Use Only:
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study
and plan set. Signature Date .
* IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN!
Docusign Envelope ID: F4C4D674-739A-4265-BBF5-D78F2DA115D0
Springfield Meadows Subdivision
Tentative Subdivision Narrative This written statement was created to accompany the Tentative subdivision for Springfield Meadows Subdivision. The subject property is located on the parcel south of Jasper Meadows Sixth and Seventh Addition (tax lot 18-02-03-33-00100). The existing property is vacant and is zoned Low Density Residential. It is approximately 11.52 acres. The applicant is proposing 36 lots with associated infrastructure. This proposed subdivision meets the City of Springfield’s intent to provide more housing opportunities. 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. Applicant / Owners Representative A & O Engineering LLC Scott Morris, PE 380 Q Street, Ste 200 Springfield, OR 97477 (541) 302-9790 scottmorris@ao-engr.com Owner Wizard Rock LLC 1528 NW 9th St. Bend, OR 97703 Project Location Address: No Address Assigned Tax Lot: 18-02-03-33 T.L. 100 Existing Use of Site The project site is currently vacant. Proposed Use The applicant is proposing to create 36 lots for single family homes along with the associated infrastructure. The essential components of the Springfield Meadows Subdivision application include:
• 33 lots that meet or exceed City standards for future, detached, single-family homes. There are an additional 3 lots that are below the 3,000 sf minimum, and a minor variance application for these lots is being submitted concurrently with this application.
• Approximately 7.59 acres of open space is incorporated into the subdivision, with 6.95 acres being protected by wetland conservation deed restriction. This area is shown on the site plans included with the submittal.
• Cluster development to protect natural features, provide needed housing, and maintain anticipated housing density across subject property.
• An interconnected public street system, including sidewalks and landscaping strips.
• Integrated on-site stormwater management system. The Springfield Meadows subdivision is a “needed housing” application under Oregon Revised Statute (ORS) 197.303(1)(a) as it provides detached single-family housing on buildable land, as defined in Oregon Administrative Rules OAR 660-008-0005. ORS 197.307(4) states that a local government may apply only clear and objective standards, conditions, and proceedings regulating the development of needed housing on buildable land. This application includes the City of Springfield (City) application forms, written materials, and preliminary plans necessary for the City to review and determine compliance with applicable approved criteria.
Land Use The zoning is low density residential – R-1 The land uses of the abutting properties are: North: Low Density Residential - Existing subdivision – Jasper 7 East: Low Density Residential - Existing subdivision – Jasper 9 South: Light Medium Industrial - Vacant West: Low Density Residential – Vacant owned by City of Springfield The proposed project meets the land use requirements of the development code given the abutting land use zoning and uses. The setbacks required for the project are: Front Setback: 10 feet from PL / Garage 18 feet from PL Side Yard Setbacks: 5 feet from PL Rear Yard Setback: 10 feet from PL
A site assessment has been prepared by a licensed engineer including physical features at the time of the site survey, time of travel zones and other requirements. The proposed site is outside of the 500-year floodplain. A preliminary stormwater management plan has been included with this submittal. The proposed subdivision is located on the south side of the existing Jasper Meadows Subdivision Sixth and Seventh Addition. All existing infrastructure that provides facilities to this site are shown on the existing conditions and proposed site plan sheets. All public facilities proposed to be constructed to serve this subdivision are shown on the plan sheets submitted with this application. The location and dimensions of proposed and existing driveways are shown and are in compliance with frontage requirements for lot parcels established in SDC 3.2.215. There are no existing transit routes or stops within one mile of the project site. The closest transit stop is on Main Street to the North. 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. Three lots are less than 3,000 square feet due to minimizing wetland
impacts and other factors. 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. See table below:
Lot 4 2847
Lot 5 2934
Lot 25 2902
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)
The block length for South 57th Street is approximately 900 feet in length. It is impossible to
shorten this block length due to existing wetlands and development on the East and West
side of the street. South 57th Street will be extended to the South in the future to provide a
secondary access to this subdivision.
The new proposed East/West Street within the subdivision is approximately 800 feet long.
Due to topography and wetlands, there are no opportunities for additional street
connections.
Lane County has indicated they will not allow a new intersection at Bob Straub Parkway,
which prohibits extending the street to that location. However, an emergency vehicle access
connecting to Bob Straub Parkway is proposed. Per Lane County it is anticipated that a
future intersection will be further south along the parkway, SE of the proposed
development.
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 CMT
Surveying to adequately and comprehensively address all standards and requirements of
this code, including stormwater management, street design, transportation issues and site
constraints
(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 = 40 feet has been used.
(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 entirety of the proposed site is within the Springfield City limits. The annexation was
completed in 2005.
(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.
(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 are no existing structures on the property. Therefore, this criterion is not applicable.
(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.
There is an existing 8” public sanitary mainline that runs underneath the proposed right-of-
ways. This existing sanitary sewer was constructed to serve the Jasper Meadows
subdivision, phase nine that is east of the subject property and east of Bob Straub Parkway.
It is proposed to leave this existing sanitary mainline in place and insert new laterals to
provide service to each lot. This will require the Contractor to provide a temporary by-pass
pump system from manhole #1018044 to manhole #1018038. The proposal is to install
shared laterals where possible to reduce the number of new tees in the mainline to 19. By-
pass pumping the line will also allow rigid tees (SDR 35) to be utilized.
Existing stormwater runoff from the undeveloped site currently drains to wetlands in the
middle of the property that then follows the historic drainage pattern to the west off-site.
There are existing culverts under the existing gravel access way over the existing sewer
mainline. These culverts then discharge stormwater runoff from the site into the historic
drainage path to the west. It is proposed to construct filtration stormwater planters to treat
and detain stormwater runoff from the new impervious improvements. Due to the wetlands
and soil characteristics on-site infiltration is likely not a viable discharge option. It is
proposed to discharge treated and detained stormwater runoff into upland areas (non-
wetland areas). The runoff will then follow the historic drainage path to the existing
culverts under the future S 57th Street. Since treated and detained stormwater runoff will be
discharged upstream of any wetlands it is the applicant’s opinion that no state or federal
permits are needed for this stormwater discharge. No wetland impacts are proposed as part
of this development.
There is an existing SUB water main at the south end of the existing S 57th Street and on the
west side of Bob Straub Parkway that are available for service and connection. It is
proposed to construct a new SUB water main through the development within proposed
right-of-ways and easements to serve this new development. This mainline is proposed to
connect into the two connection points noted above. An 8” water main will be adequate to
provide the required domestic and fire protection systems for this development. Fire
hydrants are proposed to meet Oregon Fire Code and provide the required fire protection
for this subdivision. No fire sprinkler systems are proposed for the future homes. The
water line will be stubbed to the South end of the property in each right of way to provide
future service to undeveloped properties to the South. Should the line be required to be
upsized, it is assumed SUB will pay the oversize costs for the water system.
Franchise utilities (power, gas, cable tv, etc…) are available near the south end of the S 57th
Street right-of-way for connection.
There also is an existing overhead power line that is south of the subject property close to
the property line (exact location shown on plans). New franchise utilities are proposed to be
routed underground through the subdivision within public utility easements to serve the
new 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 site plan shows the areas to be dedicated to the public for streets, sidewalks
and public utilities.
Tract A is proposed open space to remain and will be conveyed to the home owners
association. Alternatively, the applicant is open to dedicating Tract A to the Willamalane
Parks district for their ownership and maintenance.
Tract B is for a stormwater management facilities that will be conveyed to the City of
Springfield for ownership and maintenance upon completion.
B. A Site Assessment of the Entire Development Area
Existing wetlands, for which mitigation and monitoring compliance has been completed,
north of the proposed development on site are shown on included Civil engineering plans.
There are no proposed wetland impacts with this project and therefore, no JPA fill permit
will be necessary.
There are no areas of the site within the 100 year floodplain or floodway boundaries.
There are no physical features that preclude development on the proposed property as
shown on the site plan.
A tree felling permit will be submitted prior during the PIP phase of the project and will be
obtained prior to start of construction or removal of any trees.
The soil types on the proposed property include:
Hazelair Silty Clay Loam, 2 to 7 percent slopes
Salkum Silt Loam, 2 to 6 percent slopes
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. (D) A response to transportation issues complying with the provisions of this code.
All of the required information in this checklist item are shown on the plan sheets included
with this submittal.
The proposed subdivision is 36 lots, which will generate approximately 360 ADT or 54 peak
hour trips. Therefore a TIA is not required for this development.
E. A Future Development Plan
Due to the existing wetland conservation deed restriction and the inability to connect an
intersection to Bob Straub Parkway, there is no future development possible on the site.
Therefore, no future development plan is included with this submittal.
(3) Discusses the timing and financial provisions relating to phasing.
The project is intended to be constructed in one phase in Spring/Summer, 2025.
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 3293 square feet which conforms with Springfield Development Code
standards. There are 3 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
34 feet.
(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.
In preliminary discussions with City of Springfield Public Works and Springfield Utility
Board, the existing public utilities and facilities available to the site are adequate to serve
the proposed development.
(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 complies with all applicable public and private design and
construction standards contained in 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.
Wetland permitting was completed and resulted in the wetland conservation deed
restriction that is shown on the existing conditions plan sheet.
GeoPacific performed a site geotechnical investigation which concluded the site soils are
suitable for this development. A copy of the geotechnical report is included with this
application 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 proposed local street section meets the requirements outlined in the Springfield
Development Code. This will include provisions for vehicle traffic and sidewalks. There is
no on street parking proposed.
(F) Development of any remainder of the property under the same ownership can be accomplished as
specified in this code.
Due to wetlands, 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 parcel to the South has
been provided access to and is able to be developed in the future. The property to the West
is owned by the City of Springfield and is designated as wetland that will prohibit
development.
The Eastern edge of the property is the right of way for Bob Straub Parkway, which Lane
County has indicated will not allow a future intersection.
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.
(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.
(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
There are no specific modifications proposed, except the (3) lots that are slightly below the
3,000 sf minimum.
(G) Submittal of a Land and Drainage Alteration Permit
A Land and Drainage Alteration Permit will be submitted as part of the PIP process and prior
to starting construction. Additionally, a 1200c permit will be obtained from the Department
of Environmental Quality prior to the start of construction. If there are any questions, please do not hesitate to contact Scott Morris via email (scottmorris@ao-engr.com) or phone (541-302-9790).
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