HomeMy WebLinkAboutNotes Applicant 11/15/2024 (2)
Tentative Plan
Submittal Application For
CHERRY SPRINGS
Prepared For:
CHERRY SPRINGS LLC
3025 West 7th Place
Eugene, OR 97402
Submittal Date:
November 11, 2024
A & O Engineering LLC
Cherry Springs Page 2 of 14
Tentative Partition Written Narrative August 16, 2024
INDEX
WRITTEN NARRATIVE
Project Summary 3
Tentative Plan Submittal Requirements 4
Tentative Plan General Approval Criteria and Findings 10
Tentative Plan Approval Criteria and Findings 12
Conclusion 14
EXHIBITS
A. Zoning
B. County Assessor’s Map
C. Preliminary Title Report
ITEMS SUBMITTED SEPARATELY
Application Form
Application Fee
Tentative Partition Drawings
Title Report
Deed
Traffic Study
Stormwater Memo
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Cherry Springs Page 3 of 14
Tentative Partition Written Narrative August 16, 2024
Project Name: CHERRY SPRINGS
Project Proposal: Tentative Partition to create 3 lots. One lot on each side of “B”
Street as it extends to 48th Street through the city approved Cherry
Springs Apartments and one lot fronting Main Street for future
commercial development.
Application Type: Type II – Tentative Partition
Project Location: East side of 48th Street, north of Main Street
Assessor’s Map: 17-02-32-41
Tax Lot: 0400
Size: 8.53 Acres. (Gross Area Prior to Public ROW Dedications)
Zoning: Mixed Use Residential (MUR)
Plan Designation: Mixed Use / Included in East Main Refinement Plan
Existing Use: Vacant
Pre-Submittal Mtg Date: 6/20/2019 City No. 811-19-000123
Associated Application: Final Site Plan Review Application (811-21-000015-Type II)
Number of Proposed Lots: 3 Lots
Owner Applicant Surveyor
Cherry Springs LLC Colin Kelley Brent Corning, PLS
Attn: Mike Kelley Timberview Construction EGR & Associates
3025 West 7th Place 3025 West 7th Place 2535B Prairie Road
Eugene, OR 97402 Eugene, OR 97402 Eugene, OR 97402
colin@timberviewconst.com bcorning@egrassoc.com
Engineer/Applicant Representative
Scott Morris P.E
A & O Engineering LLC
380 Q St Ste 200
Springfield, OR 97477
scottmorris@ao-engr.com
PROJECT SUMMARY
A & O Engineering LLC
Cherry Springs Page 4 of 14
Tentative Partition Written Narrative August 16, 2024
Section 2 lists the application submittal requirements per the City of Springfield Development
Code (SDC) and applicable City application forms. Code text is in bold italics followed by the
Applicant’s response.
SDC 5.12-120 Tentative Plan Submittal Requirements
A Tentative Plan application shall contain the elements necessary to demonstrate that
the provisions of this Code are being fulfilled.
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″ x 24″. 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.
Response: The Tentative Plan was prepared by Brent Corning, EGR & Associates., an
Oregon licensed Professional Land Surveyor.
2. The scale of the Tentative Plan shall be appropriate to the area
involved and the amount of detail and data, normally 1″ = 50′, 1″ = 100′, or
1″ = 200′.
Response: The Tentative Plan includes a standard scale appropriate to the size of the
development site and the amount of needed detail and data.
3. A north arrow and the date the Tentative Plan was prepared.
Response: The Tentative Plan includes a north arrow and the date the plan was prepared.
4. The name and address of the owner, applicant, if different, and the
Land Surveyor and/or Engineer who prepared the Partition Tentative Plan.
Response: The Tentative Plan includes the name and address of the owner, applicant, and
Land Surveyor who prepared the plan.
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.
TENTATIVE PLAN – SUBMITTAL REQUIREMENTS
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Cherry Springs Page 5 of 14
Tentative Partition Written Narrative August 16, 2024
Response: The Tentative Plan includes the boundary of the subject property consisting of
the current legal lot shown as Tax Lot 400 on Assessor’s Map 17-02-32-41.
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.
Response: There are no City boundaries, UGB, special service district boundaries or railroad
right-of-way which cross or abut the proposed land division.
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.
Response: The property is designated and zoned Mixed Use Residential. The zoning within
100 feet of the subject property are shown on Exhibit A - Zoning. The site is
also located in the East Main Refinement plan area. Future development plan
for parcel 3 will need to meet the policies in this refinement 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.
Response: Final Site Plan has been completed (Case #811-21-000015-TYP2). ROW to be
dedicated by separate document outside of this partition.
The Cherry Springs Apartments Site Plan Review contains dimensions for each
building on the residential portion of the subject property. The dimensions for
each parcel, including undeveloped Parcel 3 are included as part of this partition
plat.
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.
Response: Apartment buildings are currently being constructed on proposed parcels one &
two. Dimensions from the approved apartment buildings to the proposed property
line is shown.
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
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Tentative Partition Written Narrative August 16, 2024
management systems, water mains, power, gas, telephone, and cable TV.
Indicate the proposed connection points.
Response: The Cherry Springs Apartments Final Site Plan Review contains a Site Plan and
Utility Plan indicating proposed utilities and easements on the portion of the
property currently under construction (Case #811-21-000015-TYP2). All existing
utilities and easements are shown on Sheet C-1.0 – Existing Conditions Map.
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.
Response: The locations, widths, and purpose of all existing easements are shown on Sheet
C-1.0 – Existing Conditions Map.
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.
Response: The Partition application shows the location of the public right-of-way to be
dedicated for the extension of “B” Street to 48th Street. There are no additional
areas to be dedicated or reserved for public use as part of the Partition process.
B. A Site Assessment of the Entire Development Area. The Site Assessment
shall be prepared by an Oregon Licensed Landscape Architect or Engineer and
drawn to scale with existing contours at 1-foot intervals and percent of slope that
precisely maps and delineates the areas described below. Proposed modifications
to physical features shall be clearly indicated. The Director may waive portions of
this requirement if there is a finding that the proposed development will not have
an adverse impact on physical features or water quality, either on the site or
adjacent to the site. Information required for adjacent properties may be
generalized to show the connections to physical features. A Site Assessment
shall contain the following information.
1. The name, location, dimensions, direction of flow and top of bank of
all watercourses that are shown on the Water Quality Limited Watercourses
(WQLW) Map on file in the Development and Public Works Department;
2. The 100-year floodplain and floodway boundaries on the site, as
specified in the latest adopted FEMA Flood Insurance Maps or FEMA
approved Letter of Map Amendment or Letter of Map Revision;
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Tentative Partition Written Narrative August 16, 2024
3. The Time of Travel Zones, as specified in Section 3.3-200 and
delineated on the Wellhead Protection Areas Map on file in the
Development and Public Works Department;
4. Physical features including, but not limited to significant clusters of
trees and shrubs, watercourses shown on the (WQLW) Map and their
riparian areas, wetlands, and rock outcroppings;
5. Soil types and water table information as mapped and specified in
the Soils Survey of Lane County; and
6. Natural resource protection areas as specified in Section 4.3-117.
Response: The Site Assessment includes the required information and is shown on Sheet C-
1.0 – Existing Conditions Map and was prepared by a licensed Engineer.
C. A Stormwater Management Plan drawn to scale with existing contours at 1-
foot intervals and percent of slope that precisely maps and addresses the
information described below. In areas where the percent of slope is 10% or more,
contours may be shown at 5-foot intervals. This plan shall show the stormwater
management system for the entire development area. Unless exempt by the
Director, the City shall require that an Oregon Licensed Civil Engineer prepare the
plan. Where plants are proposed as part of the stormwater management system,
an Oregon Licensed Landscape Architect may also be required. The plan shall
include the following components:
1. Roof drainage patterns and discharge locations;
2. Pervious and impervious area drainage patterns;
3. 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;
4. Existing and proposed site elevations, grades and contours; and
5. A stormwater management system plan with supporting
calculations and documentation as required in Section 4.3-110 shall be
submitted supporting the proposed system. The plan, calculations and
documentation shall be consistent with the Engineering Designs Standards
and Procedures Manual to allow staff to determine if the proposed
stormwater management system will accomplish its purposes.
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Cherry Springs Page 8 of 14
Tentative Partition Written Narrative August 16, 2024
Response: There are no development plans for parcel 3 as part of this partition application.
However, the proposed parcel is large enough to provide adequate space for
storm management facilities. Storm management facilities incorporated with a
future development plan will meet City of Springfield requirements.
D. A response to transportation issues complying with the provisions of this
Code.
1. The locations, condition, e.g., fully improved with curb, gutter and
sidewalk, AC mat, or gravel, widths and names of all existing streets,
alleys, or other rights-of-way within or adjacent to the proposed land
division;
2. The locations, widths and names of all proposed streets and other
rights-of-way to include the approximate radius of curves and grades. The
relationship of all proposed streets to any projected streets as shown on
the Metro Plan or Springfield Comprehensive Plan, including the
Springfield Transportation System Plan (including the Conceptual Street
Map) and, any approved Conceptual Development Plan;
3. The locations and widths of all existing and proposed sidewalks,
multi-use paths, and accessways, including the location, size and type of
plantings and street trees in any required planter strip;
4. The location of existing and proposed traffic control devices, fire
hydrants, power poles, transformers, neighborhood mailbox units and
similar public facilities, where applicable;
5. The location and dimensions of existing and proposed driveways
demonstrating conformance with lot or parcel dimensions and frontage
requirements for single-family and duplex lots/parcels established in
Section 3.2-215, and driveway width and separation specifications
established in Section 4.2-120, where applicable;
6. The location of existing and proposed street trees, associated
utilities along street frontage(s), and street lighting: including the type,
height and area of illumination;
7. The location of existing and proposed transit facilities;
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Tentative Partition Written Narrative August 16, 2024
8. A copy of a Right-of-way Approach Permit application where the
property has frontage on an Oregon Department of Transportation (ODOT)
facility; and
9. A Traffic Impact Study prepared by a Oregon Licensed Traffic
Engineer, where necessary, as specified in Section 4.2-105A.4.
Response: Information regarding the existing location and dimensions of adjacent public
streets and existing transit facilities is shown on Sheet C-1.0 Site Assessment
Map. The section of Main Street adjacent to the subject property is an ODOT
facility. A Right-of-way approach permit application will be submitted prior to
future building permit if required.
E. A Future Development Plan. . .
Response: Street connectivity was addressed during the city’s review of the Cherry Springs
Final Site Plan Review and will result in the extension of “B” Street from the
existing terminus to 48th Street. The Cherry Springs Site Plan Review approval
required public improvements and physical features in the residential portion of
the subject property. A PIP permit has already been issued for the required
improvements. No future development plan is proposed for Parcel 3 as part of
this submittal. A site review application will be required for any future
development of this parcel.
F. Additional information and/or applications required at the time of Tentative
Plan application submittal shall include the following items, where applicable. . .
Response: This Partition application provides the information needed to evaluate for
compliance with the approval criteria.
Section 3.0 provides the Tentative Plan – General approval criteria followed by findings
demonstrating compliance. Springfield Development Code provisions are in bold italics.
SDC 5.12-115 Tentative Plan – General Criteria
Any residential land division shall conform to the following standards:
TENTATIVE PLAN - GENERAL APPROVAL CRITERIA
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Cherry Springs Page 10 of 14
Tentative Partition Written Narrative August 16, 2024
A. The lot/parcel dimensions shall conform to the minimum standards of this
Code. When lots/parcels are more than double the minimum area permitted by the
zoning district, the Director shall require that these lots/parcels be arranged:
1. To allow redivision; and
2. To allow for the extension of streets to serve future lots/parcels.
3. Placement of structures on the larger lots/parcels shall be subject to
approval by the Director upon a determination that the potential maximum
density of the larger lot/parcel is not impaired. In order to make this
determination, the Director may require a Future Development Plan as
specified in Section 5.12-120E.
Response: The subject property is zoned MUR with the minimum lot size per SDC 3.2-215.
The requested Partition will create three lots within the City of Springfield
parameters.
The Cherry Springs Site Plan Review addressed street connectivity and how the
proposed lots can be developed consistent with the Metro Plan designation and
MUR zoning (Case #811-21-000015-TYP2). The proposed area and size of the
new lot with frontage on Main Street is within the parameters of the City of
Springfield code for development.
Parcel 3 is located with the East Main Refinement plan area. Any future
development plan shall adhere to policies within this plan or submit separate
zone change and refinement plan amendment applications.
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.
Response: The subject property currently has frontage on 48th Street and Main Street. The
Partition does not create a new double frontage lot. Parcels 1 & 2 have
approved access from the future B Street right of way only. Access for parcel 3
will be established during a future site review application.
C. Panhandle lots/parcels shall comply with the standards specified in
Sections 3.2-215 and 4.2-120A. 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.
Response: The Partition does not request approval for a panhandle lot so this criterion is not
applicable.
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Cherry Springs Page 11 of 14
Tentative Partition Written Narrative August 16, 2024
D. Block length for local streets.
Response: In the mixed use zoning districts, the maximum block length for multi-unit
is 1,400 feet. The maximum block perimeter for multi-unit development is 2,400
feet. Approval of the Cherry Springs Apartments Site Plan Review included
review of historic patterns of development in the area and standards for block
lengths for local streets. Cherry Springs Apartments includes the extension of
“B” Street creating sufficient street connectivity between the existing low-density
residential neighborhood and 48th Street. Due to the site’s proximity to the
signalized intersection at 48th and Main Street and the desire to control access
onto Main Street, no new north-south local street is proposed as part of this
Partition.
Section 4.0 provides the approval criteria for reviewing the proposed application
followed by findings demonstrating compliance. Springfield Development Code
provisions are shown below in bold italics.
SDC 5.12-125 Tentative Plan Criteria
The Director shall approve or approve with conditions a Tentative Plan application upon
determining that all applicable criteria have been satisfied. If conditions cannot be
attached to satisfy the approval criteria, the Director shall deny the application…
A. The request conforms to the provisions of this Code pertaining to lot/parcel
size and dimensions.
Response: The proposed lot sizes and dimensions meet the minimum standards for the
MUR zone as further described above related to SDC 5.12-115.A.
B. The zoning is consistent with the Metro Plan diagram and/or
applicable Refinement Plan diagram, Plan District map, and Conceptual
Development Plan.
Response: The site is zoned Mixed Use Residential (MUR) consistent with the Mixed Use
designation on the Metro Plan diagram and in the East Main Street Refinement
Plan. There are no proposed changes to the zoning for the site as part of this
application.
C. 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
TENTATIVE PLAN APPROVAL CRITERIA
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Tentative Partition Written Narrative August 16, 2024
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 Public Works Director or a utility provider shall determine
capacity issues.
Response: Public and private facilities have the capacity to serve the development on
parcels 1 & 2 which have already been permitted. Please refer to detailed utility
plans for Cherry Springs Apartments Site Plan Review and the applicant’s traffic
memo submitted under separate cover.
There is adequate capacity in the existing public facilities in Main Street to
provide service to the future development of parcel 3.
D. The proposed land division shall comply with all applicable public and
private design and construction standards contained in this Code and other
applicable regulations.
Response: There are no new public improvements proposed. Therefore this is not
applicable. Private development will follow required adopted codes.
E. 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 Section
4.3-117; rock outcroppings; open spaces; and areas of historic and/or
archaeological significance, as may be specified in Section 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.
Response: The subject property does not contain any steep slopes or known unstable soil or
geological conditions.
The Natural Resources Study, the National Wetlands Inventory, the Springfield
Wetland Inventory Map, Wellhead Protection Overlay and the list of Historic
Landmark Sites do not identify any known natural features or resources on the
property that warrant protection.
The City of Springfield Water Quality Limited Watercourse Map does not show
any watercourses on the subject property.1 On the west side of 48th Street the
map indicates that the 48th Street Channel is a “Tributary to Water Quality Limited
Watercourse”. The map also indicates that the subject property does not contain
any areas designated by FEMA as in the Floodplain or Floodway.
1 Water Quality Limited Watercourse map adopted by Council Ordinance 6021, 7/15/2002.
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Tentative Partition Written Narrative August 16, 2024
F. 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.
Response: The city approved Cherry Springs Apartments provides street connectivity and
safe circulation routes for motor vehicles, bicyclists and pedestrians. The
applicant intends to comply with ODOT access management standards for the
remaining vacant lot to have access on Main Street. This will be determined
during a future site review process once the development plan for parcel 3 has
been established.
G. Development of any remainder of the property under the same ownership
can be accomplished as specified in this Code.
Response: The entire subject property is owned by Cherry Springs LLC. There is no
additional adjacent property under the same ownership. Following approval of
the requested Partition, each new legal lot will be of a size and configuration to
allow development in compliance with the Springfield Development Code.
H. Adjacent land can be developed or is provided access that will allow its
development as specified in this Code.
Response: All adjacent land is developed except tax lot 17-02-32-41-01900. This
undeveloped adjacent parcel is not owned by the applicant. The tax lot fronts
Main Street and can gain access from that right of way.
I. Where the Partition of property that is outside of the city limits but within
the City’s urbanizable area and no concurrent annexation application is
submitted, the standards specified below shall also apply…
Response: The subject property is located within the city limits; thus this approval criterion is
not applicable.
J. Where the Subdivision of a manufactured dwelling park or mobile home
park is proposed, the following approval criteria apply
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Tentative Partition Written Narrative August 16, 2024
Response: The application does not include a request for a Subdivision of a manufactured
dwelling park or mobile home park; this approval criterion is not applicable.
The proposed Cherry Springs Tentative Partition complies with applicable approval criteria and
SDC standards. If there are questions, please contact Scott Morris at 541-302-9790 or via
email at: scottmorris@ao-engr.com.
Sincerely,
Scott Morris END OF WRITTEN STATEMENT
4.0 CONCLUSION