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HomeMy WebLinkAboutMeeting Packet Planner 10/2/2024 1 AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616 / MS Teams Staff Review: Tuesday, October 15, 2024 9:00 – 9:30 a.m. 1. Subdivision Tentative 811-24-000239-TYP2 811-23-000119-PROJ Wizard Rock LLC 2. Minor Variance 811-24-000240-TYP2 811-23-000119-PROJ Wizard Rock LLC Assessor’s Map: 18-02-03-33 TL: 00100 Address: S. 57th Street, south of Orchid Ln. Existing Use: Vacant Lot Applicant has submitted proposal for a 36 lot residential subdivision with a minor variance request for lot size on 3 lots. Meeting: Tuesday, October 15, 2024 9:00 - 9:30 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 811-24-000239-TYP2 Subdivision Tentative Submittal 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 James Limerick Wizard Rock LLC 1528 NW 9th St Bend, OR 97703 Scott Morris, PE 541-302-9790 A & O Engineering LLC 380 Q St Ste 200 Springfield, OR 97477 same as applicant 18-02-03-33 100 N/A Springfield Meadows proposed 36 lot subdivision with associated infrastructure vacant 36 36 x11.52 Docusign Envelope ID: D0DC7A35-663D-4C7C-A856-3426D775993B 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. 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. The proposed and existing lighting is shown and is in compliance with lighting standards established in SDC 4.2.145. 25’ mounting height was used in the attached preliminary photometric analysis. Final design of street lighting system will be completed during the PIP process. 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 has been submitted concurrent with the tentative subdivision to request these lots to remain below the 3,000 SF minimum requirement. See table below: Lot 4 2891 Lot 5 2955 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 adopted transportation plans, a future intersection will be created further south along the parkway, SE of the proposed development. The street system from this development will eventually have access to Bob Straub Parkway when this new intersection is constructed and the property to the South developed. In the interim, Lane County has indicated they will allow an emergency vehicle only access from the development to Bob Straub Parkway. Attached to this narrative is a copy of an email and hand sketch from Lane County that acknowledges this concept will work. A Lane County facility permit and final design of this emergency access connection will be completed during the public improvement permit process. 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. This existing mainline does have capacity to accept sewer discharge from the new single- family lots. It is proposed to leave this existing sanitary mainline in place and connect new 4 inch laterals to provide service to each lot. The City of Springfield Engineering Design Standards & Procedures Manual section 2.02.10.D outlines what is approved by the City for new sewer service laterals. Section 2.02.10.D.1 states: “A new sewer tap with a 4 inch service lateral in the sewer easement or public right of way will be allowed only on existing 8 and 10 inch sewer mains.” Section 2.02.10.D.4 states: “The appropriate Inserta-Tee will be used as a tap on sewer mains 8 inches in diameter and greater based on sewer main material and size….” Given the above listed code sections, it is proposed to connect one 4 inch lateral per lot into the existing 8 inch sewer main with an Inserta-tee. The above referenced sections allow for the sewage connection proposal and therefore City standards are met with the proposal. 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 has an existing deed restriction over the wetland portion to prohibit development on that portion of the property. This tract is proposed to be conveyed to the home owners association for ownership and maintenance. 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. A detailed landscape plan for each vegetated stormwater facility will be completed by a licensed Landscape Architect during the public improvement permit process. A permanent Irrigation system within the vegetated stormwater facilities will be provided, but the Owner is requesting to defer this as a design/build item during construction. An as-built of the irrigation system will be provided to the City with the PIP as-built drawings. 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. The DSL wetland concurrence and a copy of the existing deed restriction are included in this submittal. Also included is the final sign off letter from DSL indicating the wetland process and monitoring was complete to their requirements. 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 3,436 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. A copy of the final approval letter from DSL is included with this submittal. 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 full intersection. As discussed earlier in this narrative, Lane County has indicated an emergency vehicle access only is feasible and they provided a rough sketch of one possible design. Final design and Lane County facility permit will be completed during the public improvement process. Correspondence from Lane County regarding this issue is attached to the narrative. 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 1200-CN 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). From:BAJRACHARYA Shashi To:LIEBLER Michael Cc:SOLIWODA Mike; VARTANIAN Sasha L Subject:RE: Jasper Phase 10 conditions for secondary access Date:Tuesday, July 25, 2023 3:00:29 PM Attachments:Xerox Multifunction Printer 230725 14_35_21.pdf **| WARNING: This email originated from outside of your organization. Please do notclick on links or open attachments unless you know the content is safe. |** Hi Michael, Thanks for reaching out to us for County’s expectations in creating an emergency access off BSP. As you are aware, BSP is a limited access facility and it must remain so including to pedestrians for the traffic safety. We recognize the need for an emergency access for developing parcel 18020333 00100. Lane County believes that the emergency access can be temporary, designed for single use, and created with minimum impact to the right of way. Here is a concept for creating an unrecognizable, minimal impact emergency access within the County right of way. -Developer creates a standard access approach within the property as per developer’s plan and per city requirements that will be stubbed out at the property line. -the property will be fenced off with standard residential fence without a gate or opening. -LC will permit minimum improvements required for accessing the internal street. Access tracks can be concrete blocks or compacted gravel adequate for passing the fire engine across the right of way. No apron or visible improvements will connect to BSP. The improvements can begin from the roadside ditch and the crossings will be just adequate for limited use and will not affect the local hydraulics. Attached is a rough sketch of the concept. Please let me know if you have any questions. Thank you. Shashi Bajracharya Cell: (541) 525-1822 Desk:(541) 682-8510 From: LIEBLER Michael <mliebler@springfield-or.gov> Sent: Tuesday, July 25, 2023 9:23 AM To: BAJRACHARYA Shashi <shashi.bajracharya@lanecountyor.gov> Subject: RE: Jasper Phase 10 conditions for secondary access [EXTERNAL ⚠] Great! Thanks, Michael Liebler, P.E. Transportation Planning Engineer City of Springfield, Public Works 225 Fifth Street Springfield OR 97477 Phone: 541.736.1034 mliebler@springfield-or.gov From: BAJRACHARYA Shashi <shashi.bajracharya@lanecountyor.gov> Sent: Tuesday, July 25, 2023 9:23 AM To: LIEBLER Michael <mliebler@springfield-or.gov> Subject: RE: Jasper Phase 10 conditions for secondary access **| WARNING: This email originated from outside of your organization. Please do notclick on links or open attachments unless you know the content is safe. |** Certainly, I will work on it soon. Thank you. Shashi Bajracharya Cell: (541) 525-1822 Desk:(541) 682-8510 From: LIEBLER Michael <mliebler@springfield-or.gov> Sent: Tuesday, July 25, 2023 9:21 AM To: BAJRACHARYA Shashi <shashi.bajracharya@lanecountyor.gov> Subject: Jasper Phase 10 conditions for secondary access [EXTERNAL