HomeMy WebLinkAboutRecommendation Sheet PLANNER 9/22/2006
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TYPE IITENTATIVE SUBDIVISION REVIEW,
STAFF REPORT & DECISION
Project Name: Quinalt Subdivision
Project Proposal: 1O,Iot subdivision of 4 existing
lots.
Case Number: SUB2.o.o6-.o.o.o.o55
Project Location: 1226 1/2 FairView Street, Tax'
Map 17-.03-27-31 TL #'s,9.o.o, 10.0.0,36.0.0 & 36.01
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Zoning: Low Density Residential (LDR)
Metro Plan Designation: Low Density Residential.
(LOR)
,Pre-Submittal Meeting Date: August I, '2.0.06 ,
Application Submitted Date: August 23, 2.0.06
Decision Issued Date: September 22, 2.0.06
, Decision: ApprovalwithConditions
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Appeal Deadline Date: Monday, October 9 ,.2.0.06
Natural Features: None noted.
Density: Approximately 5.45 units per acre
Associated Applications:
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I CITY OF SPRINGFIELD DEVELOPME~T REVIEW T,EAM
I POSITION I REVIEW OF
1 Proiect Manager' Planning ,
1 Transportation Planning Engineer' Transportation
I Public Works Civil Engineer _ Utilities;'Sanitary & Stoml Sewer
.I Deputy Fire Marshal Fire and Life Safety
:1 Community Services Manager Building
, APPLICANT'S DEVELOPMENT REVIEW TEAM,
"NAME"
David Reesor
I Gary McKeimev
Matt Stouder
Gilbert Gordon
Daye Puent
'" PHONE
. 726-3783
I 726-4585
I 736-1035
I 726-2293
I 726-3668
..RECEIVED
~ 01 :b.eh. u;..,;,
By: 9-22:--010
Ownerl Applicant: ,
Tuan Bui
Emerald City Real Estate
,325 Goodpasture Island Rd:
Eugene, OR 974.01
Engineer:
Michael j, Kaiser
Poage Engineering
:, ' PO Box 2527
Eugene, OR 974.02
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DECISION: Tentatiye Approval, with conditions, as of the date of this letter. The standards of the
Springfield Deyelopment Code (SDC) applicable to each criterion of SubdiYision Approyal are
listed herein and are satisfied by the submittelI plans and notes unless specifically noted' with
findings and conditions necessary for compliance. PUBLIC AND PRrV ATE IMPROVEMENTS,
AS WELL AS THE FINAL PLAT, MUST CONFORM TO THE SUBMITTED rLANS AS
CONDITIONED HEREIN. This is a limited land ,use decision made according to City code and
state statutes. Unless appealed, the decision is final.. Please read this document carefully.
OTHER USES AUTHORIZED BY THE DECISION: None.' Future development will be in
accordance with the provisions of the SDC, filed easements and agreements, and all applicable local, state
and federal regulations. " .
REVIEW PROCESS: This application isreyiewed under Type II procedures listed'in SDC' 3..08.0 and
the subdivision criteria of approval,SDC 35..05.0. This application was accepted as complete on August
23'", 2D06."This decision is issued on the 3D'h day of the 12.0 days mandated by thc state.,
. SITE INFORMATION & BACKGROUND: The subject deyelopment site is located at the temlinus of
W, Quinalt Street. It is relatiyely flat, with a large earthen berm along the northern boundary, The
Assessor's description is Map'17.:D3-27-31 TL9DD, 10.0.0, 36.0.0 and 36.01. The proposed ,subdiyision
comprises a total of 1,7 acres of land is desi&'11ated as Low Density Residential (LDR) on the Metro Plan
and' zoned .LDR bY Springfield, The subject property currently has one (I) existing, single family'
dwelling foundation on site. A 'city bike path is adjacent to the property to the north. The remaining
, adjacent lots are all zoned'LDR. The p'roposed subdiyision will create 10 LDR parcels, Access to subject
lots 1-8 will be from Quinalt Street. Lots 9 and 1.0 will take access from existing Fairvie,,: Street.
WRITTEN COM1\1ENTS: ,
Procedural finding: Applications for Limited Land Use Decisions require the notification of property
owtiers/oc'cupants within 3.0.0 feet of the subject property allowing for a 14,day comment period on the
application (SDC 3,.08.0 ami 14,.03.0). The applicant and parties submitting written comments during the
notice period have appeal rights and are mailed a .copy of this decision for consideration.
Procedural Finding: In accordance with SDC 3..08.0 and 14..03.0, notice was sent to ownersloccupants
within 3.0.0 feet of the subject site on August 4'h, 2.0.06. Four (4) written response letters were received
from the following Springfield residents and/or representatives: '
. Tracy Mullin . Debra Gelzer
1298 W. Quinalt Street 12.03 Fairview Drive, '
Springfield, OR 97477 Springfield, OR. 97477
. , Jill Hoyenga . Alan Buchalter .
1256 W. Fairview Drive 12.03 W. Fairview Drive
Springfield, OR 97477 Springfield,OR97477
Writtencomm~nts are summarized as follows:
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. Concerns about additional septic' tanks overwhelming the existing neighborhood's septic
tanks.
! " 'T}:afJic}ncrease 0/1 Quinalt and Fairview Streets
. -- Minilnallighting exists.on existing portion of Quinalt Street.
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. Small lot size is out of character with the existing neighborhood and will lower property
values
. Proposed density (if the lots will negatively affect the neighborhood.
. The proposed subdivision will increasean already high crime neighborhood.
. Mobile / Manufactured homes will be placed, on each lot and will devalue the
neighborhood.
. The newly constructed homes will be limited to "start~r" homes and rentals, which will
decrease the property values of existing homes,
. There is an existing abandon'ed vehicle and parking problem on Fairview StJ'eet, and the
proposed subdivision will increase these problems.
STAFF RESPONSE:
. Concems about additional septic tanks overwhelming the existiilg neighborhood's septic
tanks.
As set forth, in Section 32.10.0 et seq. of the Springfield Development Code (SDC), the proposed
subdivision will be required to connect to 'the City of Springfield sanitary sewer system prior to
development. The proposed lots will not be allowed to have individual septic tanks. Therefore, there will
be no negative effect on any existing septic tanks in the neighborhood.
. Tra..Uic increase on Quinall ol1(f..Fairview Street~
The P!oposed subdivision has been reviewed by the City's traffic engineer, and compared to. traffic
standards set forth by the SDC, and meerCity standards. Specific Findings related to traffic impacts can
be found in this report in Findings 11 thru 18. '
. Minimal lighting exists on existing portion (if Quinalt Avenue.
As noted in Findings i 5-18 and Condition of Approval # I, the City is requiring that the applicant replace
an existing street lighting fixture on a portion of Quinalt Avenue. Findings 15-18 describe the need for
this condition in more detaiL
,. Small lot size is out of character with the existing neighborhood mid will lower property
values
The proposed subdivision is located in 'the Low Density Residential (LDR) zone. The existing LDR zone
as currently written allows for up to 1.0 units per acre. The proposed subdivision will have approximately
5.45 units per acre, with lots ranging between 4,51.0 square feet, to 9,648 square feet. Mos_t ofthe existing
lots along Quina!! Ave. are between 6,.03.0 square feet, to 6,365 square feet. The proposed subdivision lot
size is consistent with the existing neighborhood lot sizes. In fact, some of the proposed lots are larger in
square footage than 'existing lots along Quinalt Avenue. . ,
. Proposed densif);ofthe lots will negatively affect the neighborhood.
As mentioned above, the proposed subdivision is consistent with the existing neighborhood lot sizes. As
preyiously mentioned, the proposed subdivision will be approximately 5.45 units per acre. The LDR Zone,
allows for up to 1.0 units per acre'. The development site is within the Springfield City limits and meets the'
density requirements of the City and Metropolitan Area Plan.
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. The proposed subdivision will increase an already high crime neighborhood.
The proposed subdivision is considered "in-fill" development, and will 'fill existing vacant lots with single
family residential homes. This use is identical'to the existing use (single family residential), There is no
factual basis provided by which to indicate that the proposed subdivision will increase the crime rate in
the area. In fact, having newly constructed homes built on the vacant lots may help reduce the crime rate
in the area, as there will be more "eyes on the street."
. Mobile I Mal1l{(actured homes will be placed on each lot and will devalue the
neighborhood.
The applicant is not proposing to place mobile or manufactured homes on the site at this iime. However,
, the SDC does not prohibit the placement of a manufactured home on a residential lot, provided that all
required setbacks are met. State Statute also does not prohibit the placement of manufactured homes on
residential lots provided all necessary'local Codes met.' .
. The newly constructed homes will be limited to "starter" homes and rentals, ;"hich will
decrease the property values o( existing homes.
There is no City policy that prohibits or limits size or value of homes and/or rentals. There is no State
Statute that limits such uses either. City governments in Oregon, including the City of Springfield, do not
regulate the asking price of-new homes. Housing prices are driven by market forces and do not involve
government regulation.
. There is an existing abandoned vehicle and parking problem on Fairview Street. and the
proposed subdivision will increase these problems.
, The proposed subdivision is held to the off-street parking criteria set forth in Section 16..07.0 et seq. of the
SDC. The applicant will be required to provide a minimum of 2 off-street parking spaces per single
family home. Abandoned vehicles are subject to the City of Springfield's nuisance ordinance. lfresidents
suspect that a car is an abandoned vehicle, they should report them to the police for a follow-up
investigation.
CRITERIA OF SUBDCVISION TENTA TCVE APPROVAL:
SDC 35..05.0 states that the Director shall approve o~ approve with conditions a Subdivision Tentative Plan
application upon detemlining that criteria (I) through, (9) of this Section have been satisfied. If conditions'
cannot be attached to satisfY the criteria, the Director shall deny the application. '
(1) The request conforms to the requirement.s of this Code pertaining to parcel size and
dimensions. .
Finding: I: Pursuant to SDC Section 16..03.0(1), lots on east/west streets shall have a minimum lot
size of 4,5.0.0 square feet and a minimum frontage 0[.45 feet.
Finding: 2: All of the proposed lots are proposed to have access onto an east/west street. Lot 9 is
proposed to have access onto Fairview Street via a panhandle. Lots 3, 4, 7 and 8 all front onto a
proposed cul-de-sac. Lots I, 2, 5, 6 and lot 1.0 all meet the minimum lot size and lot frontage
requirements for east/west streets. Lot 9 will be required to meet patihandle lot size and frontage
requirements. Lots 3, 4, 7 and 8 will be required to, me~t all .cul-de-sac lot size and frontage
requirements.
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findin~'3: Pursuant to SDC Section 16..03.0(3), lots on a cul-de-sac shall have a minimum lot size
,of 6,.0.0.0 square feet and a minimum frontage of35 feet street frontage.
Finding 4: Proposed I~ts 3, 4, 7 and' ~ are located on .a proposed cul-de~sac. Said lots meet the
minimum lot size and lot frontage requirements for fronting onto a cul-de-sac per SDC Section
16..03.0(3).
finding 5: Pursuant to SDC Section (6)(a), pan portion's of patihandle lots shall have a minimum
square footage of 4,5.0.0 square feet. i'TIle proposed panhandle lot contains 5;221 square feet,
excluding the handle portion of the lot. ' '
Finding 6: Pursuant to SDC Section (6)(a)(l), panhandle lots shall have a minimum street frontage
of 2.0 feet. The proposed panhandle lot llleets this requirement.
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Conclusion: TIle proposed subdivision lots conform to the requirements of tlus Code pertaining to
parcel size and dimensions.
(2)' The zoning is consistent with the Metro Plan diagram and/or applicable' Refinement ,Plan
diagram, Plan District map, and Conceptual Development Plan,
finding 7: TIle _ subject property' is desi&'11ated Low Density Residential (LDR) by the Metro
pianlEast Main Refinement Plan. The zoning of the property is LDR, consistent with the, Metro
Plan/East Main Refinement Plan desi!,'11ation. No change to the zoning desiguation or bOUlidaries is
proposed.
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Conclusion: This proposal satisfies Criterion 2.
(3) Capacity requirements of public improvements, including but not limited to water and
electricity; sanitary sewer' and storm water management facilities; _and streets and traffic
safety controls shall not be exceeded, and tbe public improvements shall be available to serve
the site at the time of development, unless otherwise proyided for by this Code and other
applicable regulations. ' The Public' Works Director or a utility provider shall determine
capacity issues.
General Finding 8: for all public improvements: the applic~nt shall retain a private professional
civil engineer to 'design the subdivision improvements in conformance with' City codes, this
decision, 'and the' current Engineering Design Stahdardl' and Procedures Manual (EDSPM). The
privateciyil engineer also shall be required to provide construction inspection services.
General Finding 9: The Public ,Works Director's representatives have reviewed the proposed
subdivision. City staff's review comments have been incorporated in findings and conditions
contained herein..'
General FindinQ 10: Criterion 3 contains sub-elements .and applicable code standards. The
subdiyision application as .submitted complies .with the code standards listed under each sub-
element unless otherwise noted with specific findings and conclusions. The sub"eJements and code
standards of Criterion 3 include but are not limited to: -
Public improyements'in Accordance with SDC 31 and 32 '
6 'Public Streets and Related Improvements (SDC 32..02.0-32..08.0)
o Bikeways, Pedestrian Trails and Accessways (SDC 32..09.0)
o Sanitary, Sewer Improvements (SDC 32.10.0) ;
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o Storm Water Management (SDC 32.110, 31.24.0)
o Water and Electric Improvements (SDC 32.12.0(1))
o Fire and Life Safety Improvements (SDC 32.12.0(3))
o Public and Private Easements (SDC 32.12.0(1) and (5))
Public Streets & Related ImDrovements
FindinQ 11: Section 32..02.0 (7) (b) of the Springfield Development Code requires that whenever a
proposed land division or development will increase traffic on the City street system and that
development has any unimproved street frontage abutting a fully improved street, that street
frOlitage shall be fully improved to City specifications.
FindinQ 12: The applicant proposes to fully improve the extension of West QuinaltAvenue that'
fronts his development with new paving, curb and gutter, side~alks, and street trees, within the
right-of-way with a Public Improyement Project:.
FindinQ 13: The development site has 75' feet of frontage on Fairview Drive and adjoins the
partially completed cul-de-sac of West Quinalt Ayenue east of Tamarack Street. Lots I through 8
would be served by completion of the West Quinalt Avenue cul-de-sac; Lots 9 and 10 would take
access via Fairview Drive.
The existing section of West Quinalt Avenue is a 32-foot wide paved city street within a 5D-foot
right of way temlinating in a partial cul-de-sac. The applicant proposes to extend West Quinalt
A venue by completing the cul-de-sac and extending sidewalk along the frontage of Lots I
through 8. ,
Fairview Drive abutting the frontage of Lots 9 and 10 isa 28-foot wide paved City of Springfield
Road with curb and gutter but no other urban improvements; the street,is aligned in the southern
half of a 6D-foot wide right of way. Fairview Drive' fi.U1cti~ns as a collector street and is so
desighated in the TransPlan and the Regional Transportation Plan. L TD routes 18 and 19 proyide
regular bus service to the development site via the Fairview Drive corridor:
The applicant proposes to extend sidewalk improvements across the Fairview Drive frontage of
'Lots 9 and 10. '
FindinQ 14: Based on ITE Land Use Code 210 (Single-Family Detached Housil}g) trip generation
from development on the property would be as follows:
. Average Weekday co. 1.0 dwelling units x 9,57 trips per dwelling units = 96 trips
. PM Peak Hour = 1.0 dwelling units x 1..0 I trips per dwelling units = 1.0 trips
In addition, the assumed development would generate pedestrian and bicycle trips. According to
the "Household'? survey done by LCOG in 1994, 12.6 percent of household trips are made by
blcycle or walking and 1.8 percent are by transit bus. These trips may have their origins or,
destinations'at a variety of land uses, including this use. Pedestrian and bicycl~ trips create the
need for sidewalks, pedestrian crossing signals, crosswalks, bicycle parking and bicycle lanes.
FindinQ 15: To provide for safe pedestrian and vehicular access, street lighting is needed that wilI"
adequately .il1uminate the public travel ways street areas adjacent to the development site. The
city's street lighting standards, which are based on the Illuminating Engineering Society (IE~)
, American National Standard Practice for Roadway Lighting RP-8, specify the lighting type and
required lighting levels for street and pedestrian areas. Current city standards specify high
pressure sodium (HPS) street light fixtures in low density residential districts.
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'Findiiu! 16: Street lighting in the vicinity of the site consists of an existing9DCwatt Low Pressure
Sodium (LPS) street light located on the south side of West Quilialt Avenue within the frontage
of proposed Lot 6. Upgrading of this street light to current city standards is necessary to
adequately illuminate'the street'frontage of Lots 1 through 8.
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FindinQ 17: Additional. vehicular and pedestrian traffic created by the proposed de'velopment
contribute to the need for street'lighting improyements on Fairview Qrive. TIle lack of existing
facilities abutting the property makes construction of street lighting improvenienis economically
, and technically impractical at this time, Execution of an Improvement Agreement for these
improvements is warranted in accordance with provisions of SDC 32..02.0 (7).
FindinQ 18: As conditioned, existing and proposed transportation facilities would be adequate to
accommodate additional trips generated by tl;e 'proposed development in a safe and efficient
manner.
Conditions of Approval: , ' '
I. ,Prior to approval cif the Final Plat, the applicant shall insta11 the proposed Public
improvements: _pavement, sidewalks, curb; gutter, curbcuts and street trees for the proposed
extension of West Quinalt A venue asshowh in the submitted Tentative Plan. .
2. Replacement"of the existing LPS street. lighting fixture sha11 be included in the Applicant's
Public Improvement Project (PIP) for' Quinalt A venue.
3. Applicant sha11 execute and record an Improvement Agreement for street lighting
improvements on Fairview Drive prior to Final Plat approval.
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4. Prior to 'Final Platapprbyal, the applicantsha11 extend sidewalk improvements across the
Fairview Driye frontage of Lots 9 and 10. ' '
, Bikeways, Pedestrian Trails and Accessways
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FindinQ 19: In ac'cordance.with SDC Section 32.D9D(3)(a), peoestrianaccessways are used to
facilitate connection between residential areas and neighborhood parks and open space.. The
proposed Subdivision will have sidewalks built to city standards, continuing along West Quinalt
A venue. .,
Sanitary Sewer Improvements
FindinQ 2.0: Section 32.10.0 of the SDC requires that sanitary sewers shall be installed to serve
each new development and to connect developments to existing mains. Additiona11y" installation
of sanitary sewers shall provide sufficient access for maintenance adiyities. .
FindinQ 21:. An existing 8 inch public' sewer line is -located in West Quinalt A venue. The
':applicant proposes extending sewer laterals off this line to serve lots'I-8. The applicant proposes
extension of an 8 inch'public sewer line in Fairview Street through the' property frontage to serve
. lots 9 and 10.
Storiuwater Management
Findinl! 22: Section 32.11.0 (2) of the SDC requires that the Approval Authority sha11 grant
_ development approval only where adequate public andlor private stonnwater management
. - systems provisions have been made as detemlined by the Public Works Director; consistent with
the Engineering Design Standards and Procedures Manual (EDSPM). "
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. Finding 23: Section 32: 11.0 (4) of the SDC requires that run-off from a development shall be
directed to an approved stonnwater management system with sufficient capacity to accept the
discharge. Section 32.11.0 (5) of the Springfield Development Code (SDC) requires'new
developments to employ drainage m'anageme!1t practices, which minimize the amount and rate of
surface water run-off into receiving streams, and which promote water quality.
Finding 24: To comply with Sections 32.11.0 (4) & (5) of the SDC, stomlwater runofffrom the
site will be directed to the curb and gutter system located in West Quinalt Avenue for lots 1-8.
Lots 9.and 10 will be directed to the curb'and gutter in Fairview Street.
finding 25: Stormwaterrunoffin West Quinalt Avenue currently drains to the intersection of
West Quinalt Ave. and Tamarack Street, where two area drains are located. This system is
currently under Lane County jurisdiction. Lane County Code, requires that no additional runoff
be added to County storm water systems. '
Finding 26: An existing 36 inch storm water pipe is located adjacent to the western boundary of
lots I and 5, and crosses West Quinalt Avenue. This system has available capacity for the
proposed development, and is in the City of Springfield's jurisdiction.
COJldition of Approval: '
,5. Prior to approval ofthe Public Improvement Plans, the applicaI1t shall make provisions to
direct stonnwater runoff from proposed lots 1-8 to the existing 36 inch public stomlwater line,
located adjacent to lots I and 5.
Utilities, easements and rights of way
Finding' 27: Section 32.12.0 (3) of the Springfield Development Code requires each development.
area to be provided with a water system having, sufficiently sized mains and lesser lines to furnish ) ,
adequate supply to the development a~d' sufficient' access for maintenance: Springfield Utility
Board coordinates the design of the water system within Springfield city limits. TIle current plan
proposal shows water service to each lot.' , ,
FindiD!! 28: Section 32.12.0 (5) of the SDC requires applicants proposing developments'make
. arrangements with the City and each utility provider for the dedication of utility easements
. necessary to fully service the development or land beyond the development area. The minimum
'width for public utility easements adjacent to street,rights of ways shall be 7 feet. The minimum
widthfor all other public utility easements shall be 14 feet.'
Condition.of Approval:
6., The applicant shall provide all necessary easements prior to Final Plat approval.
Fire and Life Safety Improvements
Finding 29: The Fir.e Code criteria for this development shall be based on the International Fire.
Code (IF C).
Findinl! 3D: The required width for a panhandle lot driveway/access-way is minimum 2.0 feet. The
proposed width for Lot' 9, a panhandle lot, is consistent with requirements set forth in the 2.0.04'
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Springfield Fire Code 5.03.2.1. ..
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. Findinl! 31: In order to maintain a clear passage way for emergency access, "No Parking-Fire
Lane siguage" is required to be posted on both sides of the panhandle access road for Lot 9 per
SFC 5.03.3 andSFC Appendix DI03.6.
Findin!! 32: The 2.0.04 Springfield Fire Code 5.03.2.3 and SFC Appendix'D! .02.1 require fire
apparatus access roads to support an 8.0,.0.0.0 lb. imposed load.
Conditions of Approval:
, 7.' Maintairi 2.0 feet clear widths on the parihandle driveway per 2.004 Sprir:gfieldFire Code
5.03:2.1.
8. Prior to signing of the Final Plat, the applicant shall install "No Parking-Fire Lane signage"
poste9 on both sides of the proposed panhandle driveway for Lot 9 per SFC'5D3.3 and SFC
Appendix DlD3.6.
9. Fire apparatus access roads shall support an 8.0,.0.0.0 lb. imposed load per 2.0.04 Springfield Fire
Code 5.03.2.3 and SFC Appendix D I .02.1. .
Conclusion: As conditioned herein, this proposal satisfies Cri\erion 3.
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(4) , The proposed development shall comply'with all applicable public and private design and
eonstrnction standards contained in this. Code and other applicable regulations.
General Findinl! 33: Criterion 4 contains two' elements with sub-elements and 'applicable Code
standards. . The subdiyision application as submitted complies with the code standards listed under
each sub-element unless otherwise noted with specific fmdings and conclusions. The elements,
sub-elements and Code standards of Criterion 4 include but are not limited to:
4a Conformance with standards of SDC 31, Site PlanRe~iew, and Article 16, Residential
Zoning
o ,Lot Coverage and Setbacks (SDC 16..04.0 - 16..05.0)
. 0 Height Standards (SDC 16..06.0)'
o Off-Street Parking Standards (SDC 16..07.0 and 31.17.0-23.0)
o Fence Standards (SDC 16..090) .
o Information Requirements (SDC 31..05.0)
o Landscaping Standards (SDC 31.13.0-15.0)
o ' Screening and Lighting (SD~ 31.16.0)
4b Overlay Districts and Applicable Refinement Plan Requirements ':
o ' The site is outside the Drinking Water Protection Overlay District
o ,The site is not within al} adopted Refinement Plan area
Off ~treet Parking Standards
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Findin!! 34: SDC 16.D7D(5)(d) requires 2 off-street parking spaces for each single-family
dwelling. The future lots will have driyeways that proyide at least two off-street parking spaces. .
It is likely that future dwellings also will have single or' double garages/carports providing
additional off-street parking spaces. '
. Conclusion: As proposed, this proposal satisfies Criterion 4a.
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4b Overlay Districts and Applicable Refinement Plan Requirements
Finding 35: Development Review staff have reviewed the application in regard to the Drinking
Water Protection Overlay District and Refinement Plan requirements.
Findinrr 36: The proposed subdiyision is outside the Drinking Water Protection Overlay District. '
Thus, the DWP Overlay District standards do not apply. '
Findinrr 37: This site is outside any adopted Refinement Plan boundaries. As previously
mentioned in this report, the Metro Plan designation for the subject property is LOR. The
proposed residential subdivision of approximately 5.45 units per acre lS compliant with the
applicable Metro Plan designation.
Conclusion: TIlis proposal satisfies Criterion 4b.
(5) 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 curb cuts on arterial and
collector streets as specified in this Code or othefapplicable regulations, and comply with the
ODOT access, management standard~ fOr'State highways.
Findinrr 38: The Development Review. Committee revie,ved the proposed 10 lot subdivision on
September II, 2.0.06. Except for other related Findings and Conditions of Approval in this report,
the proposed p~rking, driveways and access points are sufficient to serve the proposed parcels.
Snbdivision Access and Circulation
. Findinrr 39: Installatio,n ,of driveways on a street increases the number of traffic conflict points:
, TIle greater number of conflict points increases the probability of traffic crashes. Effective ways
to reduce the probability of traffic crashes include: reducing the number of driveways, increasing
distances betw"en intersections and driveways, and e'stablishing adequate vision clearance where
driveways intersect streets, ,Each of these techniques permits a longer, less cluttered sight
distance for the motorist, reduces the number and difficulty of decisions, drivers must make, and
contributes to increased traffic safety. SDC 32..08.0(1) (a) stipulates that each parcel is entitled to
"an approved access to !! public street." ,
Findini! 4.0: Proposed access to Lots 1 through 8 would be via indiyidual driveways 'onto West
Quinalt A venue. Lots 9 and 10 have driveways onto Fairview Driye
Findinrr 41: As conditioned below ingress-egress points will lie planned to facilitate traffic and
pedestrian safety, avoid congestion and to minimize curb cuts on public streets as specified in
SDC Articles 31 and 32, applicable zoning mid or overlay district Articles, and applicable
refinement plans.
Condition of Approval: ,
10: Provide and ~aintain adequate vision clearance triangles at the comers of all 'Iot driveways
per SDC 32..07.0..' . .
Conclusion: As conditioned herein, this proposal satisfies Criterion 5.
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(6)
Physical features, including, but not limited to significant clusters of trees and shrubs,
watercourses shown on the Water Quality Lhuited Watercourse Map and their associated
riparian areas, wetlands, rock outcroppings and historic features have been evaluated and,
protected as specified iri this Code or other applicable regnlations.
FindinQ 42: As noted op the Tentative Subdivision Plan and according to the SCS Soil Survey of
Lane County, soils on the proposed site are entirely Oxley Urban Land Complex (1.0 I). '
Finding 43: Any fill and grading for road improvements and/or building construction will require
a Land Development Alteration Permit (LDAP) from the City,of Springfield prior to undertaking
such activities on site: .'
Finding 44: There are no state-recognized significant wetlands within the subdivision area.
Finding 45: 'f.he Metro Area General Plan, Water Quality Limited Watercourse Map, State
Desi~'11ated Wetlands Map, Hydric Soils Map, Wellhead Protection Zone Map, FEMA Map and
the list of Historic' Landmark sites have 'been consulted and there are no features needing to be
protected orpreseived on this site. Ifany artifacts are found during construction, there are state
laws that could apply; ORS97.740, ORS 358.9.05, ORS 39.0.235. If human remains are
disc<:,vered during construction, it is a Class "c" felony to proceed under'ORS 97.74.0. ,
Finding 46: The proposed street right-of-way does not have more than 5 trees with 5 inch
dbh. Section 38..015 requires the applica'nt to apply for a tree felling permit with the City
of Springfield prior to tree felling of more than 5 trees on the site with a 5 inch dbh. The
ap~lica~t 'is not proposing to remove anyon-site trees at'this time. '
Conditions of Approval:
II. The applicant shall apply for an LDAP from the City of Springfield prior to undertaking any
fill andlor gradiilg for road improvements and/or building construction on site.
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12. The applicant shall apply'for a tree felling permit prior to, felling more than 5 trees on the site
with 5 inch dbh or greater (within a consecutive l2-month period),
Conclusion: As conditioned, tlie proposed subdivision satisfies Criterion 6.
(7) Development of' any remainder of the property' under the same. ownership can be
accomplished in accordance with the provisions,ofthis Code.
finding 47: Ail of the proposed I'D lots within the subdivisi~n are considered buiidablelots, given'
_ the,square footage and access to each lot. '
,Finding 48: All of the property is proposed for development.
Conclusion: lllis proposal satisfies Criterion 7..
(8) Adjacent land can be developed or is provided access that will allow its deyelopment in
accordance with the,provisions of the Springfield Development Code. .
Finding 49: Adjacent land on all sides is already de"eloped and illl have access toexisting roads.
Conclusion: This proposal satisfies Criterion 8~
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(9) Where theSubdiyision of a manufactured dwelling park or mobile home park is
proposed, the following approyal criteria shall apply: (see subsectiolls (a)-(g) ill
SDC).
Findin~ 5.0: The applicant is not proposing to create a manufactured dwelling park or mobile
home park with this subdivision. '
Conclusion: Criterion 9 does not apply t.o this subdiYision,
CONCLUSION: Thetentative subdivision, as submitted and conditioned, complies with Criteria 1-
9 of SDC 35..050. Portions of the proposal approved as submitted may not be substantively changed
dnring platting without an approved modification application in accordance with, SDC 35.100.
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What needs to be done: The applicant ~il1 have up to 2 vears from the date of this letter to meet imy of
the attached conditions of approval or Development Code standards and to have a Final Subdivision Plat
pre-submittal meeting. THE PUBLIC AND PRIVATE IMPROV'EMENTS AND THE FINAL
PLAT MUST BE IN SUBSTANTIAL CONFORMITY WITH THE TENTATIVE PLANS AND
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THE CONDITIONS OF APPROVAL. If the Public Improvement Plans and/or ~he Final Plat are not in
substantial conformity to the tentative plans, the applicant must submit an application for a modification.
The Final Plat is required go throngh apre-submittalprocess. After the Final Phit application is complete,
it must be submitted to the Springfield Development Services Department within 18.0 days of the pre-
submittal meeting.' A separate application and fees will be required. Upon signature by the City Surveyor
and the Planning Manager, the Plat may be submitted to Lane County Surveyor for signatures prior to
recording. No individual lots may be transferred until the plat is recorded and five (5) copies of the
.fiIed subdivision are returned to the Development Services Department by the applicant.
Conditions of Approval:
I. Prior to approval of the Final Plat, the,applicant shall install the proposed'Public'improvements:
payement, sidewalks, curb, gutter, curbcuts and street trees for the proposed extension of West Quinalt
Avenue as shown in the subm'itted Tentative I'lan.
2. Replacement of the existing LPS street lighting fixtJ-lfe shall be included in the' Applicant' s Public
Improvement Project (PIP) for Quinalt Avenue. '
3. Applicant shall execute' and record a~ Improvement Agreement,for street lighting improvements on
Fairview Drive prior to Final Plat approval. ,
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4. Prior to Final Plat approyal" the applicant shall extend sidewalk improY,ements across the Fairview
Driye frontage of Lots 9 and 10. '
5. Prior to approyal of the Pu,blic Improvement Plans, the applicant shall make provisions to direct
stomlwater runoff from proposed lots 1-8 to the' existing 36 inch public stomlwater line, located..
adjacent to lots I and 5.
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6. The applicant shall provide all necessary easements prior to Final Plat approval.
7. Maintain 2.0 feet clear widths on the panhandle driveway per 2.0.04 Springfield Fire Code 5.03.2.1.
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8. Prior tb'signingofthe' Final Plat, the applicant shall install "No Parking-Fire Lane signage" posted _
on both sides of the proposed panhandle driveway for Lot 9 per SFC 5.03.3 and SFC Appendix
DI03.6. ' .
9. Fire apparatus access roads shall support an 8.0,.0.0.0 lb. imposed load per 2.0.04 Springfield Fire
Code 5.03.2.3 and SFC Appendix D 102.1.
1O.'Provide and mairitain acieq~ate vision clearance triangles,at the co~ers of al1 lot driveways per
SDC 32,.07.0. ' '
11. The applicant shall apply'for an LDAP from the City of Springfield prior to undertaking any fill
ano/or grading for road improvements and/or building construction on site.
12. The applicant shall apply for a tree felling pennit prior toJelling more than 5' trees on the site with
5 inch dbh or greater (within a consecutive 12-month periOd).
Additional Information: The application, all documents, and evidence relied upon by the applicant, and
the,applicablecriteria of approval are available for free inspection andcopies are ayailable fora fee at the
Development Services Department; 225 Fifth Street, Springfield, Oregon. ' '
Appeal: This Type 11 TentativeSubdiYision decision is conSIdered a decision of the Director and as such
may be appealed to the Planning Commission. The appeal may be filed with the Deveiopment Services
, Department by an affected party. The appeal must be in ac~ordance with SDC, Article IS, Appeals. An
Appeals application must be submitted to the City with a fee of $25.0..0.0. TIle fee will be returned to the
appellant if the Planning Commission approves the appeal application.
In accordailcewith SDO 15..02.0 which provides for a.15-day appeal period and Oregon Rules of Civil
Procedures, Rule lO(c) for service of notice bymail, the appeal period for this decision expires at'S:OO
p.m. on Monday, October 9'\ 2006. '
Questions: Please ,call Dayid Reesor in the Planning Division ,of the Deyelopment Services Department
at (541) 726-3783, if you have any questions regarding this process. '
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Prepared By: "
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David R. Reesor
Planner II
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Please be advised that the foUowing is provided for information ,only and is not a
com'ponent of the subdivision decision,
FEES AND PERMITS
Svstems Development Charge~
. The applicant must pay Systems Development Charges when,.the building pemlits are issued for
developments within the City limits or within the Springfield Urban Growth Boundary. The cost
relates to the amount of increase in impervious surface area, transportation trip rate, and plumbing
fixture units (Springfield Code Chapter II, Article 11). Some exceptions apply to Springfield
Urban Growth areas.
Systems Development Charges will apply to the construction of buil~ings and site impr~)Vements
within the subject site, The Cha'rges will be based upon the,rates in effect at the time ofpemlit
submittal for buildings or site improvements on each portion or phase of the development.
Sanitarv Sewer In-Lieu-of-Assessment Chame:
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. The deyeloper must pay a Sanitary'Sewer In-Lieu-of-Assessmimt charge in addition to the regular
connection fees if the property or portions of the property being deyeloped haye not previously
been assessed or otherwise participated'in the cost of a public sanitary sewer., Contact the
Engineering Division to detennine if In-Lieu-of-Assessment charge is applicable (Ord. 5584),
Public Infrastructure Fees:
. It is the responsibility of the private 'deyeloper to fund the public infrastructure.
Additional Dermits/aDDrovals that may be necessarv:,
. Tree Felling Pennit
. Public Improvement Plan .,
. Encroaclunent Pemlit or Sewer Hookup Pemlit - Required for working within a right-of-way or
public easement. Example: a new' tap to the public stoml or sanitary sewer, or adjusting a
manhole. The current rate is $13.0 for processing plus applicable fees and deposits. No activities
requiring an Encroachment Permit are shown on the plans. .
. Plumbing Permit,
. Land & Drainage Alteration Permit (LDAP) - An LDAP will be required in conjunction with the
Public Improvement Plan for each for new home construction. Contact the, Springfield Public
Works Department at 726-5849 for appropriate application requirements.
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CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
. SPRINGFIELD. OR 97477
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Tuan Bui
85903 Bailey Hill Road
Eugene, Oregon 97405, '
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, . . . CITY OF SPRINGFIELD
j' . , DEVELOPMENT SERVICES DEPARTMENT
225 5th ST
1 SPRINGFIELD, OR 97477
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Michael J. Kaiser
. Poage Engineering
PO Box 2527
Eugene, Oregon 97402,