HomeMy WebLinkAboutMeeting Packet Planner 9/10/2024
Completeness Check
Meeting
Development and Public Works Department
Conference Room 616 & Zoom
COMPLETENESS CHECK MEETING DATE:
Tuesday, September 17, 2024
11:00 a.m. - 12:00 p.m.
DPW Conference Room 616 and Zoom
Completeness Check Mtg (Subdivision Tent) 811-24-000216-PRE 811-23-000119-PROJ Wizard Rock LLC
Assessor’s Map: 18-02-03-33 TL: 100
Address: S. 57th St, south of Orchid Ln.
Existing Use: Vacant
Applicant has submitted plans for a 36-lot residential subdivision
Planner: Andy Limbird
Meeting: Friday, September 17, 2024 11:00 – 12:00 via Zoom and Conference Rm 616
SITE
VICINITY MAP
811-24-000216-PRE Completeness Check Meeting
18-02-03-33 TL 100
S. 57th Street, south of Orchid Ln.
Wizard Rock, LLC
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
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).
...DesignerDate08/27/2024ScaleNot to ScaleDrawing No.Summary1 of 1Current ViewStatisticsDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone #1 0.4 fc 1.1 fc 0.1 fc 11.0:1 4.0:1ScheduleSymbol Label Quantity Manufacturer Catalog Number DescriptionNumberLampsLumensPer LampLight LossFactorWattage PlotA10AmericanElectricLightingATB0 10BLEDE70XXXXX R2 4K/5KATB0 SERIES LED700MA TYPE 24000K/5000K CCT12994125