HomeMy WebLinkAboutNotes, Work PLANNER 5/10/2007
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~TENSTATEME~l
for
COMPLIA.NCEwith CONDITIONS OF APPROVAL.
for the
QUINAL T SUBDIVISION (SUB20~6-000055)
'FINAL PLAT APPLICATION
MAP 17.-03-27-31 TAX LOT'S 900, 1000,3601
May 10, 2007
This' written statement is intended to address the Conditions of Approval for the Quinalt
Subdivision, SUB2006-000055 and is to accompany the application materials submitted with
the Final Subdivision Application. The Conditions of Approval for SUB2006-000055 are
addressed as follows:
1)
2)
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Prior to approval of the Final Plat, the applicant shall install the proposed Public'
improvements: p~vement, sidewalkS, curb, gutter, curbcuts and street trees for the
proposed extension or"West Quinalt Avenue as shown in the submitted'Tentative
Plan.
The public improvements have been installed for West Quinalt as shown on the Tentative'
plan except for the street trees. As-builts wm be submitted for final City approval during
the review of the final plat. The owner will work with the City to get the street trees
installed with the develooment ofthp Ints in accordance with standard City policies for
street tr~tal1ation..
Replacement of the existing LPS street lighting fL'i:ture shall be included in the'
Applicant's Public Improvement Project (PIP) for Quinalt Avenue.
The fL'lture on West Quinalt Avenue was replaced with the PIP.
3) Applicant shall execute and record an Improvement Agreement for street lighting
~ improvements on Fairview Drive prior to Final Plat approvaL .
~~. The Improvement Agreement for the street lightmg IS mcluded WIth this applicatIOn.
: //4) . Prior to Final Plat approval, the applicant shall extend sidewalk improvements
.Ai!5 ~& across the Fairview Drive frontage of Lots 9 and 10.
~ yi!5j-.] ,..,IfI::Y These lots are both undeveloped and should not need the SIdewalk improvements
'(flj:;'..".;fl ~ty completed prior to final plat approval. Rather the sidewalk and driveway improvements
~ 1;3<f ~uN should be constructed with lot development as with any other approved lot in
I f'1b( uJ I subdivisions. It is not clear why this was a condition.. A bond for these improvements
If' will be provided prior to final plat approval if needed.
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5) Prior to approval of the Public Improvement Plans, the applicant shall make
provisions to direct stormwater runoff from proposed lots 1-8 to the existing 36 inch
'. Final Plat Narrative for Quinalt.5uDdivision 513132006-000055
May 10, 2007
.' .F:\ProjectsIWPIJobs 2501-4000\3464 FJNAL PLAT W5:wpdpage 1 of3
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. public stormwater line, located adjacent to lots 1 and 5. .~ . . ,
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" ,,' " (~The Public Improvement Plans (PIP) plans have been approved by the City and included.
#' ~rovisions for the stormwater runoff from the development. The final drainage plan was '
, V ,approved by both Lane County and the Clty of Spnngfield ill the PIP process. .' .'
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The applicant shall provide all necessary easements prior to Final Plat approvaL
All necessary easements are shown on the final plat and copies of eaSement documents to
be recorded concurrently with the plat are included with the final plat application.
Maintain 20 feet clear widths on the panhandle driveway per 2004 Springfield Fire
Code 503.2.1.
Tnere is nothing on the final plat that will preclude the ability to maintain a 20 foot clear
width on the panhandle driveway. The panhandle has is 20.00 feet wide with a 22.00 foot
wide easement. The easement is for access and allows for other utilities but onlv if such
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utilities do not restrict the access granted with the easement. With the easement and the
panhandle width, the. ability ~aintain the 20.00 foot clear width is assured.
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Prior to signing of the Final Plat, the, applicant shall install "No Parking-Fire Lane
sign age" posted on both sides of the proposed panhandle driveway for Lot 9 per
SFC 503.3 and SFC Appendix D103.6.
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rr'1' ..-v . The signage for the panhandle driveway should be installed with the driveway
U ~JtvJ, ,/1t!. ~ inJprovements for Lot 9. It is not clear W,hY this is a condition of approval to be met ;Jrior
~'-zr( /,AWj/Y';, ~o signing the Final Plat. We did not propose to construct the private driveway to Lot 9
:;:vi! -:'1 ftt/At prior to fmal plat approvaL The driveway is also not required for plat approval in any ,
00 of JD relevant Code section nor is it recuired in the a2pr()~a1"conditious. Tnere is nothing in the
1P'1;;r7r final plartlJat precludes the abIlity to meet this condItion ~fter the plat IS recorded. If
, needed pnor to final plat approval, the applicant will bona these 1ffiprovements.
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Fire apparatus access roads shall support an 80,000 lb imposed load per 2004 . , '
Springfield Fire Code 503.2.3 and SFC Appendix D102.1 iuEtn----:Y.) TV 165 'f)t..-(Ict:
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This is not a building pen:i1it application and no fire apparatus road was required prior to /.v5?&<--I"V
final plat approvaL Obviously this is probably in relation to the panhandle driveway for ....- :5//!I.M.ffl) ,
Lot 9, but again, there is nothing in the final plat that precludes the ability to meet this
conClition after the plat is recorded. \Vhen the fire apparatus road is required in order to
develop Lot 9, these improvements will be constructed. "
Provide and maintain adequare vision clearance triangles at the corners of all lot
driveways per SDC 32.070. .
Similar to response for condition 9, no driveways were proposed or required so vision
clearance triangles are not relevant to final plat approval. Nothing can be included or
removed from the final plat to hinder or help to meet this condition. This is a building,
Finai Plat Narrative for Quinait SUDdivision 5UB2006-000055
May 10,2007
F:\Projectslw1'ljobs 2501-4000\3464 FlNAL PL<\,T W5. wpd Page 2 of 3 '
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, per:q:cit issue and should not be included in the building permit' review for all lots (not just
: Lot 9)..'. .. ..' '
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The' applicant shall apply for an LDAP from the City of Springfield prior to
undertaking tiny fill and/or grading for road improvements and/or. building
.' construCtion on the site.' ,', .-
No LDAP was required as tlie amount of fill and/or grading on the lots did not reach the
50 cubic yard amount required to trigger the need for one.
12)
The applicant shall apply for a tree felling permit prior to fe{ling more than 5 trees 'on
, the site with 5 inch dbh, or greater (within a consecutive 12-month period).
Although the applicant is not felling more than 5 trees on the site (greater than 5" dbh);
.- : this is also not a final plat issue as the recording of the plat does not require removal of
any trees. The approval of the final plat also does riot prevent any trees from being
removed. '
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Final Plat Narrative for Quinalt SUDdivision 51)132006-000055
May 10,2007 .
,F:\ProjeclSIWPIJoDs 25014000\3464 FlNAL PLU WS.wpd Page 300
~TTENSTATEMENT
for
COMPLIA.NCE With CONDITIONS OF APPROVAL
for the
QUINAL T SUBDIVISION (SUB2006-000055)
FINAL PLAT APPLICATION
MAP 17-03-27-31 TAX LOT'S 900, iooo, 3601
May 10, 2007
This written statement is intended to address the Conditions of Approval for the Quinalt
Subdivision, SUB2006-000055 and is to accompany the application materials submitted with
the Final Subdivision Application. The Conditions of Approval for SUB2006-000055 are
addressed as follows:
1) Prior to approval of the Final Plat, the applicant shall install the proposed Public
improvements: pavement, sidewalks, curb, gutter, curbcuts and street trees for the
proposed extension of West Quinalt Avenue as shown in the submitted Tentative
Plan.', ~ CR.~<fcA h.c-J, I .(:t.... ~NuJ-sISAtWJ/eJc. (&-- !:,:"f.k.J~
l.- "f" ... 6hdJ
The public improvements have been installed for West Quina:lt as shown on the Tentative
plan except for the street trees. As-builts will be submitted for final City approval during
the review of the final plat. The owner will work with the City to get the street trees
installed with the development of the lots in accordance with standard City policies for
street tree installation..
2) Replacement of the existing LPS street lighting fixture shall be included in the
Applicant's Public Improvement Project (pIP) for Quinait Avenu~.
The fixture on West Quinalt Avenue was replaced with the PIP.
3) Applicant shall execute and record an Improvement Agreement for street lighting
improvements on Fairview Drive prior to Final Plat approvaL '
The Improvement Agreement for the street lighting is included with this application.
4) Prior to Final Plat approval, the applicant shall extend sidewalk improvements
across the Fairview Drive frontage of Lots 9 and 10. ..1.,J
, .;.,,,,luck I~ D/114I, .
These lots are'both undeveloped and should not need the sidewalk improvements
completed prior to final plat approvaL Rather the sidewalk and driveway improvements
should be constructed with lot development as with any other approved lot in
subdivisions. It is not clear why this was a condition. A bond for these improvements
will be provided prior to final plat approval if needed.
5) Prior to approval of the Public Improvement Plans, the applicant shall make
provisions to direct stormwater runoff from proposed lots i -8 to, the existing 36 inch
Final Plat Narrative for Quinalt 5uDdivision 5U132006-000055
May 10, 2007
F:\Projectsl\VPIJoDs 250 H000\3464 FINAL PLAT W5.wpd Page 1 of3
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public stormwater line, located adjacent to lots 1 and 5.
The Public Improvement Plans (pIP) plans have been approved by the City and included
provisions for the stormwater runoff from the development. The final drainage plan was
approved by both Lane County and the City of Springfield in the PIP process.
6) The applicant shall provide all necessary easements prior to Final Plat approval.
All necessary easements are shown on the final plat and copies of easement documents to
be recorded concurrently with the plat are included with the final plat application.
7) Maintain 20 feet clear widths on the panhandle driveway per 2004 Springfield Fire
Code 503.2.1.
There is nothing on the final plat that will preclude ilie ability to maintain a 20 foot clear
widili on the panhandle driveway, The panhandle has is 2'0.00 feet wide with a 22.00 foot
wide easement. The easement is for access and' allows for other utilities but only if such
utilities do not restrict the access granted with the easement. With the easement and the
panhandle width, the ability to maintain ilie 20.00 foot clear widili is assured.
8) Prior to signing of the Final Plat, the applicant shall install "No Parking-Fire Lane
sign age" posted on both sides of the proposed panhandle driveway for Lot 9 per
SFC 503.3 and SFC Appendix D103.6.
The signage for the panhandle driveway should be installed with the driveway
improvements for Lot 9. It is not clear why this is a condition of approval to be met prior
to signing ilie Final Plat. We did not propose to construct ilie private driveway to Lot 9,
prior to final plat approvaL The driveway is also not required tor plat approval in any
relevant Code section nor is it required in ilie approval conditions. There is nothing in the
final plat iliat precludes ilie ability to meet this condition after tlle plat is recorded. If
needed prior to final plat approval, ilie applicant will bond iliese improvem~nts.
9) Fire apparatus access roads shall support an 80,000 lb imposed load per 2004
Springfield Fire Code 503.2.3 and SFC Appendix DI02.1
This is not a: building permit application and no fire apparatus road was required prior to
final plat approvaL Obviously this is probably in relation to the panhandle driveway for
Lot 9, but again, there is nothing in ilie final plat iliat precludes the ability to meet this
condition after ilie plat is recorded. When the fire apparatus road is required in order to
develop Lot 9, these improvements will be constructed.
10) Provide and maintain adequate vision clearance triangles at the corners of all lot
driveways per SDC 32.070.
Similar to response for condition 9, no driveways were proposed or required so vision
clearance triangles are not relevant to final plat approval. Nothing can be included or
removed from the final plat to hinder or help'to meet this condition. This is a building
Final Plat Narrative for Quinalt 5uDdivision SUB2006-000055
. May 10,2007
F:IProjeotslWPIJobs 2501-4000\3464 FINAL PLAT WS,wpd Page 2 of3
permit issue and should not be included in the building permit review for all lots (not just
Lot 9),
11) The applicant shall apply for an LDAP from the City of Springfield prior to
undertaking any fill and/or grading for road improvements and/or building
construction on the site.
No LDAP was required as the amount offill and/or grading on the lots did not reach the
50 cubic yard amount required to trigger the need for one,
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 12-month period).
Although the applicant is not felling more than 5 trees on the site (greater than 5" dbh),
this is also not a fillal plat issue as the recording of the plat does not require removal of
any trees. The approval of the final plat also does not prevent any trees from being
removed.
^,'
Final Plat Narrative for Quinalt 5uDdivision 5U132006-000055
May 10, 2007
F:\ProjectsIWPIJobs 2501-400013464 FINAL PLAT WS.wpd Page 3 of3
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(9) Where the SuBdi\~sion of a mannfactured dwelltng par~ or mobile home park is
proposed, the following approval criteria shall apply: (see subsections (a)-(g) in
SDC).
Findin2: 50: Tne applicant is not proposing to create a manufactured dwelling park' or mobile
home park with this subdivision.
Cooclusion: Criterion 9 does not apply to this subdivision.
CONCLUSION: The tentative subdi\~sion, as submitted aod conditioned, complies with Criteria 1-
9 of SDC 35.050. Portions of the proposal approved as submitted may not be substantively changed
during platting without an approved modification apP\ication in accordance with SDC 35.100.
. What needs to be done: The applicant will ha've up to 2:vears from the date of this letter t~ meet any of
the attached conditions of approval or Development Code standards and to have a Final SUDdivision Plat
pre-submittal meeting. THE PUBLIC AND PRIV XTE JJY.CPRO'VEMENTS AND TEE FINAL
PLAT MUST BE IN SIIBSTkNTIAL CON70Ri\UTY WITH TEE TENIATIVE PLA1.~S MID
THE CONDITIONS OF APPRO V AL. If the Public Improvement Plans and/or the Final Plat are not in
substantial conformity to the .tentative plans; the applicant must submit an application for a modiiicatio'o.,
The Final Platis required go through a pre-'submittal process. lUler the Final Plat application is complete,
it must be submitted to the Spiillgfield Development Services Depa,unent within 180 days of the pre-
submirt::iJ meeting, A separate application arid fees will be required. Upon signature by the City Surveyor
and the Planning Manager: the Plat may be sUDmitted 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
med subdivision are returned to the Development Services Department by the applicant.
CJnditions of Approval:
1. Prior to approval of the Final Plat, the applicant shall install the proposed Public inJprovements:
pavement, sidewalks, curb, gutter, curbcut&,and street trees for the proposed eA'i:ension of West Quinalt
A venue as shown in the submitted Tentative Plan.
2. Re?l?cement of the existing LPS street lighting fiA.'urr.e shall be included in the Applicant? s Pubpc
Improvement Project (pIP) for Quina1t Avenue,
3. Applicant shall 'execute and record an Im-pro~emeJ?t Agreement for street lighting improvements on
Fairview Drive prior to Final Plat approval.,
4. Prior to Final Plat approval, the applicant shall extend sidewalk. improvements across the Fairview
Drive frontage of Lots 9 and 10,
5, Prior to approval of the Public Improvement Plans, the applicant shall make provisions to direct
stormwater mnoff from proposed lotS 1-8 to the existing 36 inch public stormwater line, located
adjacent to lots 1 and 5. '
6. Tne applicant shall, provide all necessarj easements prior to Final Plat approval.
7. Maintain 20 feel clear widths on the pallhanclJe driveway per 2004 Spi..ngfield Fire Code 503,2,1.
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