HomeMy WebLinkAboutMiscellaneous APPLICANT 12/21/2010
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SPRINGFIELD HEARINGS OFFICIAL
REQUEST FORAPPROV AL OF THE JASPER MEADOWS MASTER PLAN
Application Summary
The applicant, Crossroads Development LLC, represented by Mark Vukonovich , 2494 SW
Gl~cier Place #110, Redmond, OR 97756, is requesting the approval of the Jasper Meadows
Master Plan.
The Master Plan application for the Jasper Meadows Development was submitted on September
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1,2004, deemed complete on September 16 ,2004, and went through DRC review on
September 21,2004. A public hearing on the Master Plan application was held by the Hearings
Official on December 8, 2004. Notice for the December 8 public hearing was sent November 12
and newspaper notice was published November 17.
Interested Parties
Mark Vukonovich, Crossroads Development
Bart McKee, SUB
Rebecca Gershaw, WillamalaIie Park & Rec.
Mike Russell, LC Public Works
Jim Branch, Branch Engineering
Bill Morgan, LC Public Works
Kenneth Auguston, L TD
Tonya Torres
Apolication History .
Hearing Date:
December 8, 2004
Final Decision Date:
January 20, 2005
Appeal Deadline
An appeal must be filed with the Oregon Land Use Board of Appeals within twenty-one (21)
days from the day this decision became fmal. [OKS 197.830(9)]
Statement of Criteria and Standards
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Section 3.090 Springfield Development Code
Section 16.100 Springfield Development Code
Section 37.040 Springfield Development Code
Eugene-Springfield Metropolitan Area General Plan
Facts Relied Upon (Findin2s)
l' The property subject to this app~cation, herein~fter referred to as "the subject property,
can be identified as a portion of Tax Lot SOlon Lane County Assessor's Map 18-02-03.
This Master Plan application is for the residential development of 67.2 acres in the
Jasper-Natron region of Springfield. The proposed development is divided into seven
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phases to be constructed over the course of the next five years. The Master Plan proposal
calls for the 67.2 acres to include 146 single-family residential lots and three cluster
developments containing approximately 268 units, to be developed in seven phases.
Three phases have been previously approved and include 144 lots within 31.57 acres.
Four of the Phases will be developed as Conventional Subdivisions while the remaining
three Phases will be developed as Cluster Subdivisions. The applicant is proposing to
dedicate 12.5 acres to Willamalane Parks and Recreation District for the development of
a natural resource park and neighborhood play area. An additional I 0.65 acres is reserved
for the Jasper Road Extension (JRE).
The subject property is located directly south of the Mt. Vemon Road and South 58th .
Street intersection, between Jasper Road and Weyerhauser Road. The applicable
comprehensive planning framework is the Eugene-Springfield Metro Area General Plan
as no refmement plan for this area has been adopted by the Springfield City Council. The
subject parcel is constrained by 12.2 acres of state regulated wetlands and the southward
expansion of OR Highway 126 (Jasper Road Extension), from Main Street to Jasper
Road. It is zoned Low Density Residential (LDR) and designated LDR in the Eugene-
Springfield Metro Area General Plan. Properties located north, west and east are zoned
LDR and improved with single-family residences. Properties located south are zoned
Light Medium Industrial and are currently unimproved.
The subject parcel is also located within the Urbanizable Fringe Overlay District (UF-lO).
The UF-IO designation indicates the property is outside of Springfield City Limits but
within Springfield's Urban Growth Boundary. An armexation application has been
submitted concurrently with the Master Plan application and will be reviewed by the
Springfield City Council, subsequent to approval of the Master Plan application. The UF-
10 overlay district will no longer be applicable once the property has been armexed to the
City.
2. There are approximately 44 developable acres within the Jasper Meadows Development
area. At 10 dwelling units per acre, the applicant would be able to develop 440 dwelling
units. The proposed number of dwelling units is approximately 414, of which 146 are
proposed to be developed with conventional single-family homes, while the remaining
268 will be developed in accordance with the Cluster Development standards set forth in
SDC Section 16.100. As proposed the average density of the overall development area is
approximately 9.4 dwelling units per acre.
Adding the acres reserved for cluster development with the number of acres reserved for
common open space provides a total of 30 acres. Of those 30 acres, approximately 41 %
will be set aside as a Wetland Natural-Area Park and/or Neighborhood Park. Both of
these common open space areas will provide opportunities for passive and active
recreation for the residents of Jasper Meadows development as well as the surrounding
neighborhood. At least 95% of the common open space areawill function as a Natural
Resource Area Park and be occupied with natural vegetation
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The applicant is proposing on-site compensatory wetland mitigation, whereby, 3A acres
of impacted wetlands will be replaced with .3 acres of enhanced wetlands and 5 acres of
created wetlands. The remaining 6.8 acres of on-site wetlands will not be impacted by
the proposed development. The applicant will be required to apply and receive approval
for a Removal-Fill Permit prior to completing anyon-site mitigation. .
3. Public services are to be provided to the subject property in the following manner:
. Cable services will be provided to the Jasper Meadows Development area by
Comcast, gas services by Northwest Natural Gas and phone services by Qwest.
All of these utilities will be installed by the utility companies concurrent with
development of the individual subdivision phases.
. 'Electrical service to the proposed development area will be provided by the
Springfield Utility Board (SUB). Emerald People's Utility District (EPUD) has
filed an active appeal contesting SUB's jurisdiction to furnish electrical services
to the Jasper Meadows Development Area. An agreement has been signed by
SUB, EPUD and the applicant allowing the applicant to proceed with
development plans while the appeal is being processed.
. Fire and Emergency Services will be provided to the proposed development area
by the Springfield Fire Department. In accordance with the Annexation.
Agreement for Jasper Meadows, Phase 3, the applicant shall be required to
mitigate and address the issue of emergency response time for the development,
including, but not limited to the potential provision of land for siting a new fire
station within the development. The applicant is proposing to mitigate and
address the issue of emergency response time by providing funds to relocate a fire
station to a more central location that could serve the Jasper-Natron area. These'
funds will be secured through the Annexation Agreement for the Master Plan
development area
. Park services will be provided to the proposed development area by Willamalane
Park and Recreation District. The applicant is proposing to dedicate 12.5 acres of
wetland and non-wetland open space to Willamalane Park and Recreation
District. The District has agreed to accept the donation as part of its system of
Natural-Area and Neighborhood Parks and to develop and manage the donated
area for passive and active recreational purposes. The current agreement is that
Willamalane will reimburse the applicant for sidewalks and street trees along the
street frontage adjacent to the wetland and non-wetland open space area and the
applicant will complete all of the wetland mitigation and monitoring as required
under the compensatory wetland mitigation plan.
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. Police services are currently provided by the Lane County Sheriff s office and
Oregon State Police Department. At the time of Annexation, service wili be
provided to the proposed development area by the Springfield Police Department.
. Maintenance of the Stormwater Management Facilities will be provided by the
Springfield Public Works Department.
. Transit services will be provided to the proposed development area by Lane
Transit District (L TD). The L TD representative has indicated transit service will
be brought to the Jasper Meadows development area with the extension of the Bus
Rapid Transit project along Main Street. As such, L TD is requesting internal
streets within the Jasper Meadows development area and streets circumscribing
the development area be constmcted to accommodate a bus. More specifically,
these internal streets need to have a minimum often-foot travel lanes, and
intersections need to have a minimum curb radius of 25'. The applicant is
proposing to construct the main north-south internal street, South 57th Street and
Collector C2 as 36-foot wide streets with 13-foot travel ianes and with curb radii
no less than 25'
. The Metropolitan Public Facilities Plan indicates the Jasper-Natron area will be
served by an extension of the Jasper Road sewer trunk line.
. Water services will be provided to the proposed development area by the
Springfield Utility Board. There are no known water wells located within the
development area and the subject parcel is located outside of the Drinking Water
Protection Overlay District.
4. TransPlan is a functional plan of the Metro Plan. It establishes the general location,
functional classification and performance standards for arterial and collector roadways
within the planning area.
TransPlan and the City's adopted Conceptual Road Network Map call for the extension
of South 57th Street as a collector street south of Mount Vernon Road. The planned
alignment of South 57th Street would abut Jasper Meadows along the west boundary
fronting and to the south of Phase 7. Future Collector C2 (TransPlan Project #36) is a
planned east-west street connecting South 57th Street to the future Jasper Road Extension
(JRE) arterial and extending eastward across the Weyerhaeuser Road into MountainGate
Subdivision. The recently concluded right-of-way negotiations, associated with the JRE
project established the location of Collector C2 at the south boundary of Jasper Meadows.
A 24-foot wide section of this street (Quartz Avenue) east of the JRE alignment has been
constructed as part of the approved Jasper Meadows 2nd Addition (Phase 3). (Ex. I Pgs. 9,
20 & Appendix D, Major Traffic Impact Study)
Development of the Master Plan would result in the extension of a local street system
southward from Mount Vernon Road in the area between South 57th Street and the
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proposed JRE alignment. The "backbone" of this system would be a 36-'foot wide local
street in a 50 right-of-way. Other access to proposed lots would be provided by' an
interconnected grid of relatively short 28-foot wide streets in 40-foot rights-of-way.
Partial-width sections of South 57th Street and Quartz Avenue would be constructed on
the west and south boundaries of the site respectively. (Ex. 1 Pgs. 9,20 & Appendix D,
Major Traffic Impact Study)
At present the only route of access to Jasper Meadows is via Mount Vernon Road. The
completion of the JRE and future extension of South 57th Street sciuth of Mount Vernon
Road are intended to provide additional street connections to the development area.
Because the completion date for these facilities is not certain, provisions were included in
the Annexation Agreement for Jasper Meadows 2nd Addition (phase 3) to ensure
alternative access would be provided for the initial Jasper Meadows Subdivision and
Jasper Meadows 1 st and 2nd Additions in the event the :iRE is not completed by January 1,
2010. This provision was included to avoid the full volume of traffic from these three
development phases impacting the single access route (South 59th Street) into the
neighborhood.
The applicant submitted the Major Traffic Impact Study for Jasper Meadows Master Plan
August, 2004 (TIS) prepared by Branch Engineering. Due to the uncertainty regarding
when the JRE and South 57th Street extension may be constructed, this analysis assumed
only the existing street system and those street sections proposed to be constructed by the
applicant as part of the Master Plan development. Under the conditions assumed by the -
TIS, all studied intersections would operate within applicable mobility standards (LOS C
or better) for all proposed development scenarios.
The applicant's Traffic Impact Study (TIS) assumed only the existing street system and
those street sections proposed to be constructed by the applicant as part of the Master
Plan development. The TIA analyzed impacts under twelve traffic scenarios - six "no- _
build" and six "build" - assuming seven development phases to be built over the 2005 ~
2010 period. Five key intersections on Mount Vernon Road -,- at South 57th Street, South
57th Place, South 58th Street, South 58th Place and South 59th Street - were analyzed. The
construction of the JRE, South 57th Street and/or other secondary access serving Jasper
Meadows would create new street intersections that were not ana.lyzed as part of the
submitted Master Plan TIA.
Based on trip generation estimates presented in the submitted TIA, occupancy of 170
units in the East Cluster (phase 9) w01.l1d add approximately 1,300 daily vehicle trips to
the street system. Absent ariy secondary access all of these trips would use the single
South 59th Street route to and from the eastern portion of Jasper Meadows. Combined
with traffic from the three subdivision phases already built, this would almost double the
traffic volume on South 59th Street to approximately 2,700 trips per day.
All roadways within and abutting the Jasper Meadoy.'s Master Plan boundary are local
streets, except for the following: -
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. Jasper Road Extension (JRE), a planned arterial roadway bisecting the site north-
south;
. Mount Vernon Road, an existing collector on the northern boundary of the site;
. South57'b Street Extension, a planned collector extension on the western .
boundary of the site; and
. A planned "New Collector" on 1he western boundary of the site.
. With the following exceptions, direct access to subdivision lots and clusters within the
planned development would be predominately taken from the existing and proposed local
street system:
. The North Cluster (phase 5) would take access from Mount Vernon Road:
. Six lots in Phase 7 would take access from the east side of South 57tb Street; and
. The South Cluster (phase 10) would take access from Quartz Avenue.
With the exception the North Cluster (Phase 5), which will take access from Mount
Vernon Road; six lots in Phase 7 that will take access from the east side of South 57tb
Street; and South Cluster (Phase 10), that will take access from Quartz A venue, direct
access to subdivision lots and clusters within the planned development would be
predominately taken from the existing 8Uld proposed local street system
5. The applicant has prepared a stormwater study for the Jasper Meadows Master Plan area
This study analyzed both existing and proposed conditions and took into account
contributing flows from off-site areas. . The applicant proposes to collect runoff from the
development area, where it will be conveyed to catch basins and flow through storm
pipes to swales on the edges of enhanced wetlands, and a detention pond located in the
vicinity of the larger wetland. The discharged water will be detained and pre-treated,
consistent with natUral flow rates, velodties and characteristics to the maximum extent
practical to minimize impacts on the wetlands and because legal outfalls to a City or .
County maintained drainage system dm:s not exist at this time,
An existing ditch system located on the northern boundary of the subject property will be
piped to accommodate the widening of Mt. Vernon Road. The same ditch will be
enhanced downstream at the westerly boundary of the subject property.
A pipe crossing will be made available under the future extension of Collector C2
(Quartz Avenue) to accommodate existing drainage from off-site areas to the south.
Existing drainage from the east will be picked up in pipes and conveyed into the
wetlands. The area along the proposed Jasper Road Extension will remain in an open
channel until such time as the road is constructed, when It will then be piped.
Existing drainage from the east will be picked up in pipes and conveyed into the wetlands.
The area along the proposed Jasper Road Extension will remain in an open channel until
such time as the road is constructed, when it will then be piped.
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6. The Metropolitan Public Facilities Plan indicates the Jasper-Natron area will be served
by an extension of the Jasper Road sewer trunk line. The City has set aside their half of
the [mances for completion of the Jasper Road sewer trunk line extension; however, the
other half of the financing that is provided by beneficiaries of the improvements has not
been allocated at this time. As a result, the applicant was required to submit a contingency
plan in the event the trunk line is not extended prior to development of the individual
phases. .
The applicant submitted a sanitary sewer analysis for the entire master planned area, which
evaluated both on-site and off-site sanitary flows and capacities and how service would be
provided to the proposed master planned area. Five control locations were evaluated for
capacity, based upon full build~out of Jasper Meadows and existing and planned
developments that would use capacity in the downstream system. Of the five control
locations, Control Location 2 (Golden Terrace Pump Station) and Control Location 4 (10
inch sewer line located in South 54th Street) were determined to be insufficient. The 80%
capacity analysis determined zero lots could be added to Control Location 4 while 119 lots
could be added to Control Location 2. Under the 100% capacity analysis, 279 lots were
available for capacity at Control Location 2, while 242 lots were available for capacity at
Control Location 4.
The upgrades the applicant proposed to install to solve sanitary capacity problems are: a
cross connect pipe to mitigate problems at Control Location 4 when development exceeds
242 lots, and upgrading the existing pump station (Golden Terrace) to mitigate capacity
problems at Control Location 2 when development exceeds 279 lots.
In the event the Jasper Road trunk sewer is not installed by 2006, the applicant has proposed constru(
boundary of phase 7. The City is currently investing funds in the extension of the Jasper
Road trunk line and does not have additional funding available to operate and maintain a'
temporary public pump station. The applicant has proposed to build a "dry" line from the
Golden Terrace pump station, southward towards the conceptual Jasper Road trunk line.
This line would be constructed in phases, coinciding with each "development phase, and
would ultimately be the line in which all flow serviced by the Golden Terrace pump station
would gravity drain to the Jasper Road trunk line,
7. There is an acknowledged wetland delineation for the Jasper Meadows Development Area.
This delineation indicates there are 12.2 acres of jurisdictional wetlands located within the
Jasper Meadows development area. Two of these acres are located within the planned 1RE
ROW while the remaining 10.2 acres are located within the development area. For
purposes of this application, only those wetlands located outside of the 1RE ROW require
mitigation. At the time the 1RE is constructed, Lane County will have to propose
mitigation for the 2 acres of impacted wetlands within the ROW area.
The applicant submitted a compensatory wetland mitigation plan for the 10.2 acres of
impacted wetlands that proposes the enhancement of two larger wetland areas located on
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the western portion of the property while filling five smaller wetlands totaling 3.3 acres.
These smaller wetland areas consist of a drainage ditch, grass and shrub swales and an area
of seeps and perched conditions.
The applicant's proposai includes on-site mitigation by creating 5 acres of additional
wetlands, enhancing .3 acres of existing wetlands and improving the remainder of the
wetland area. There will be 11.9 acres offutiJre designated wetlands in total. Water flow
to the wetland areas will be sustained by two bioswales constructed during Phases 1-3 of
the Jasper Meadows Development that maintain hydrology of the area upslope. These
existing bioswales will be connected with bioswales and detention ponds around the rim of
the two larger wetlands being proposed as part of the Master Plan application. The
proposed functions of the mitigated wetlands are stormwater detention and retention and
passive recreation and education. .
The applicant is submitting a comprehensive wetland mitigation plan to the National Army
Corps of Engineers and the Oregon Division of State Lands concurrent with this
application. A Removal-Fill Permit for compensatory mitigation to the Northern Wetland
area will be submitted to DSL and the Army Corps concurrent with the Tentative
Subdivision Application for Phase 4 and the Removal-Fill Permit for compensatory
mitigation to the Southern Wetland will be submitted to DSL apd the Army Corps
concurrent with the Tentative Subdivision Application for Phase 7.
8. The Metropolitan Public Facilities Plarl indicates the Jasper-Natron area will be served by
an extension of the Jasper Road sewer trunk line. The City has set aside their half of the
. finances for completion of the Jasper Road sewer trunk line extension with the other half of
the fmancing being provided by beneficiaries of the improvements. As a result, the
applicant was required to submit a contingency plan in the event the trunk line is not
extended prior to development of the individual phases. The applicant presented a
contingency plan that is based upon a sanitary sewer analysis for the entire master planned
area The plan evaluated both on-site and off-site sanitary flows and capacities and how'
service would be provided to the proposed master planned area, Five control locations were
evaluated for capacity, based upon full build-out of Jasper Meadows and existing and
planned developments that would use capacity in the downstream system. Of the five
control locations, two were determined to be insufficient. Both an 80% and 100% capacity
analysis were analyzed. '
Control Location 2 (Golden Terrace Pwnp Station) and Control Location 4 (10 inch sewer
line located in South 54th Street) are insuffiCient. The 80% capacity analysis determined
zero lots could be added to Control Location 4 while 119 lots could be added to Control
Location 2. Under the 100% capacity analysis, 279 lots were available for capacity at
Control Location 2, while 242 lots were available for capacity at Control Location 4.
Mountaingate Phase 4 Subdivision (-126 Lots) has been issued an approved land use
decision from the City of Springfield (Case File # SOO2003-00062). These approved lots .
will gravity drain through Control Location 4 (South 54th Street) but not Control Location
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2. The sanitary sewer evaluation calls for upgrading Control Location 2 when'deve]opment
within the master planned area exceeds 279 Jots, and upgrading Control Location 4 when
future development (either from the master planned area or surrounding properties) exceeds
242 Jots. .
The applicant has proposed to solve sanitary capacity problems by constructing a cross
connect pipe to mitigate problems at Control Location 4 when development exceeds 242
lots, and by upgrading the existing pump station (Go]den Terrace) to mitigate capacity
problems at Control Location 2 when development exceeds 279 Jots
In the event the Jasper Road trunk sewer is not installed by 2006, the applicant has
proposed constructing a temporary pump station to service Phases 6-10 of the development.
Phases 4 and 5 can gravity drain to the existing Go]denTerrace pump station. The new
public pump station is proposed to be located at the southerly boundary of phase 7. The
City is currently investing funds in the extension of the Jasper Road trunk line and does not
have additional funding available to operate and maintain a temporary pubiic pump station.
The applicant has proposed to build a "dry". line from the Go]den Terrace pump station,
southward towards the conceptual Jasper Road trunk line. This line would be constructed
in phases, coinciding with each development phase, and would ultimately be the line in
which all flow serviced by the Golden Terrace pump station would gravity drain to the
Jasper Road trunk line.
9. There. are currently no inventoried archaeological or historic features on-site to be
evaluated as part of the Master Plan application.
10. The City of Springfield and the applicant have developed a draft annexation agreement.
This agreement addresses the obligations for both parties in regard to the provision of a
minimum level of key urban services, including transportation, public sanitary sewer,
storrnwater management, and ftre protection, to the Jasper Meadows development.
Decision
THE VUKONOVICH REQUEST FOR THE APPROVAL OF THE JASPER MEADOWS
MASTER PLAN ON A PORTION OF TAX LOT 501, ASSESSOR'S MAP 18-02-03 IS
APPROVED subject to the following conditions of approval:
CONDITIONS TO BE SATISFIED WITH SUBMITTAL OF REVISED MASTER PLAN:
1. A revised Master Plan shall be submitted showing the existing discharge point from the
Phase 3 detention pond and showing how it will be incorporated into the overall design for
storrnwater management.
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2. A revised Master Plan shall be submitted that provides.a method for storm~ater from the
detention pond proposed for Phases 7 and 8 to be routed across the future 57th Street and
into the downstream system.
3. A revised Master Plan shall be submitted showing a water quality swale adjacent to the
proposed detention pond serving Phases 7 and 8. The swale is mentioned in the narrative;
however it is not shown on the plan set.
4. A revised Master Plan shall be submittl:d showing access to the. North Cluster as a single
driveway aligned opposite of South 57th Place.
5. A revised Master Plan shall be submitted mdicating how large the proposed pressure
sanitary line will be and it shall be sized to accommodate both the onsite flows and all
flows from the upstream contributing basin.
6. A revised Master Plan shall be submitted demonstrating how the proposed "dry" sanitary
line will physically be able to connect to the conceptual Jasper Road trunk line. Ap. overall
profile of the entire line (from Golden Terrace pump station to the intersection of the
conceptual Jasper Road trunk line) shall.be indicated.!
CONDITIONS TO BE SATISFIED WITH PHASES 4 & 5:
7. In accordance with Springfield Development Code (SDC) Section 35.040, Tentative Plan
Drafting ReQuirements. the applicant is required to submit evidence that any required
federal or state permit has been applied for or approved concurrent with the Tentative
Subdivision application.
8. The Phase 4 and 5 Tentative Subdivision applications shall show the construction of
improvements along Mt. Vernon Road are consistent with a planned 48-foot wide cross
section; to include a 12-foot wide motor-vehicle lane, 6-foot bicycle lane in each
direction, and a 12-foot wide two-way center turn lane.
9. The proposed pressure sanitary line conceptually located in each phase shall be designed
and constructed prior to City acceptance of the Final Subdivision Plat application of that
particular phase, unless the Jasper Road trunk line has been installed.
10, Calculations analyzing contributing flows from the entire service area of the Golden
Terrace pump station shall be submitted when sizing the "dry" line as part of the Public.
Improvement Plan for each individual phase.
CONDITIONS TO BE SATISFIED WITH PHASE 6:
I For PUrp9Ses of this condition of approval, the applicant may rely upon the City's 2000 aerial topographical
. information in developmg a profile of the "dry" sanitary sewer line.
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11. Prior to City acceptance of the public impro~ements for Phase 6, the proposed cross
connect sanitary sewer line shall be installed by the developer, unless the Jasper Road
trunk sewer line has been constructed.
12. The applicant shall dedicate the North Wetland Natural Resource Area and Neighborhood
Park to Willamalane Park and Recreation District prior to acceptance of the Final
Subdivision Plat application for Phase 6, while the South Wetland Natural Resource Area
shall be dedicated to Willamalane upon completion of on-site wetland mitigation for the
Mas~er Plan Area. .
13. Prior to acceptance of the Final Subdivision Plat application for Phase 6, the applicant shall
provide assurance that either adequate funds are available to operate and maintain a public
.pump station:or a private pump station is installed meeting all federal, state and local
standards.
.14. Prior to acceptance of the Final Subdivision Plat application for Phase 6, the applicant shall
provide assurance that adequate funds are available to operate and maintain the proposed
temporary pUmp station being installed to serve Phases 6-10.
15. The proposed pressure sanitary line conceptually located in each phase shall be designed
and constructed prior to City acceptance of the Final Subdivision Plat application of that
partic,ular phase, unless the Jasper Road trunk line has been installed. 2
16. Calculations analyzing contributing flows from the entire service area of the Golden
Terrace pump station shall be submitted when sizing the "dry" line as part of the Tentative
. Subdivision application for each individual phase.
CONDITIONS TO BE SATISFIED WITH PHASE 7:
17. The proposed pressure sanitary line. conceptually located in each phase shall be designed
and constructed prior to City acceptance of the Final Subdivision Plat application of that
particular phase, unless the Jasper Road trunk line has been installed.
18. Calculations analyzing contributing flows from the entire service.area of the Golden
Terrace pump station shall be submitted when sizing the "dry" line as part of the Tentative
Subdivision application for each individual phase. . .
CONDITIONS TO BE SATISFIED WITH PHASE 8:
19. Prior to City acceptance of the Phase 8 Final Subdivision Plat application, the proposed
upgrades to the Golden Terrace pump station shall be completed by the developer, unless
the Jasper Road trunk sewer line has been installed.
2 This condition of approval should be interpreted consistent with SDC 3i.020(10) which allows for performance
bonds or suitable substitutes in a sufficient amount to ensure the completion of all required improvements in lieu of
actual construction prior to fmal plat approval. .
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20. The applicant shall dedicate the North Wetland Natural Resource Area and Neighborhood
Park to Willamalane Park and Recreation District prior to acceptance of the Final
Subdivision Plat application for Phase 6, while the South Wetland NatUral Resource Area
shall be dedicated to Willamalane upon completion of on-site wetland mitigation for,the
Master Plan Area
21. The mitigated South Wetland area shall be designed to accommodate the volume of post-
development stormwater runoff from the southern basin identified in the applicant's
stormwater study. Evidence of this design factor shall be submitted prior to acceptance of
the Final Subdivision Plat application for Phase 8.
22. The proposed pressure sanitary line conceptually located in each phase shall be designed
and constructed prior to City acceptance of the Final Subdivision Plat application of that
. particular phase, unless the Jasper Road trunk line has been installed.
'23. Calculations analyzing contributing flows from the entire service area ofthe Golden
Terrace pump station shall be submitted when sizing the "dry" line as part of the Tentative
Subdivision application for each individual phase. .
CONDITIONS TO BE SATISFIED WITH PHASE 9:
24. The proposed East Cluster (Phase 9) shall not be developed prior to construction of the
JRE or an alternative secondary access to serve the cluster site.
25. The proposed pressure sanitary line con.;eptually located in each phase shall be designed
and constructed prior to City acceptance of the Final Subdivision Plat application of that
particular phase, unless the Jasper Road trunk line has been installed.
26. Calculations analyzing contributing flows from tht:, entire service area of the Golden
Terrace pump station shall be submitted when sizing the "dry" line as part of the Tentative
Subdivision application for each individual phase.
CONDITIONS OF GENERAL APPLICABILITY:
27. Final subdivision plat approval shall not be granted for any phase unless that phase is
covered by an annexation agreement approved by both parties that addresses the
obligations of both parties regarding the provision of key urban services to the Jasper
Meadows development. .
Justification for the Decision (Conclusion)
The applicant has requested approval of the Jasper Meadows Master Plan. Applicable approval
standards for master plans are found in Section 37.040 of the SDC and require that master plans
conform' to the following criteria:
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(1) The zoning ofthe property is consistent with the Metro Plan diagram and/or
applicable refInement plan diagram;
The subject property is zoned Low Density Residential which is consistent with the LDR
designation assigned to the property on the Metro Plan Diagram. Springfield's Low .
Density Residential District allows densities up to 10 dwelling units per acre.
The subject property has a Urbanizable Fringe Overlay District UF-IO zoning suffix as it
is located outside of the city limits but within the city's urban growth boundary. The
overlay district implements the Growth Management and Urban Services Area policies of
the Metro Plan by as it limits interim parce1ization and prohibits urban development of
unincorporated urbanizable land. The Growth Management policies presume that land
designated as UF-IO will eventually be annexed to the City and provided with a minimal
level of key urban services to allow development at urban levels. As a condition of
approval, an annexation agreement that addresses the obligations of both parties regarding
the provision of key urban services to the proposed development must be approved by the
City and the applicant prior to final plat approval of any futUre phase of property subject
to the Jasper Meadows Master Plan.
There is no land use refmement plan that applies to the subject property.
The applicant's proposal is consistent with SDC 37.040(1).
(2) The request as condition~d conforms to the applicable Springfield Development
Code requirements, Metro Plan policies, functional or refmement plan policies,
applicable state statutes and administrative rules;
Sprinl!field Development Code ReQuirements. The following provisions of the SDC
are relevant to the proposal:
a. SDC 3.090 - Section 37.020(2) provides that a request for master plan approval is
a Type III procedUre s~bject to quasi-judicial review. Section 3.050 of the SDC
requires verification of completed applications and Section 3.090(3) of the SDC
requires that application packets shall be reviewed by the Development Review
Committee (DRe) and notice of the public hearing in accordance with the
procedures of Section 14.030 of the" SDC. The Master Plan application for the
Jasper Meadows Development was submitted on September 1, 2004, deemed
fu "
complete on September 16 ,2004, and went through DRC review on September
21, 2004~ A public hearing on the Master Plan application was held before the.
Hearings Official on December 8, 2004.
b. SDC 14.010 - 14.030-- Section 14.01O(2)(a) requires that the hearings official
hear all quasi-judicial land use requests outside of the city limits but within the
urban growth boundary if not in conjunction with an annexation request.
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The procedures of SDC 14.030(1) require that notice of Quasi-judicial land use
public hearings shall be given by mail posted at least 20 days before the date of
the hearing. The mailed notice shall be sent to the applicant and the owners of
record of the subject property, all property owners and occupants within 100 feet
of the subject property and to appropriate neighborhood associations.
. . Section 14.030(2) requires that notice also be published in a newspaper of general
circulation. The notice must include the nature of the application and the proposed
use; the subject property location; the date, time, place and location of the
hearing; and a statement that the application, all documents and evidence relied
upon by the applicant, the applicable criteria and a copy of the staff report will be
available for a free inspection and copies will be avaihible at a reasonable. cost.
Notice for the December 8 public hearing was sent November 12, 2004 and
newspaper notice was published in the Springfield News; a newspaper of general
circulation within the City of Springfield, on November 17, 2004. A copy of the
individual notice is in the record and contains the information required by SDC
14.030.
c. SDC 16.010(1) - This section states that the LDR District is intended to fully
implement the Metro Plan low density residential designation, any applicable
refinement plan and establishes sites for Low Density Residential development
where the minimum level of urban services are provided. The maximum dwelling
units per developable acre pemlitted is 10.
There are approximately 44 developable acres within the Jasper Meadows
Development area. At 10 dwelling units per acre, the applicant would be able to
develop 440 dwelling units. The proposed number of dwelling units is
approximately 414, which is within the range permitted by SDC 16.010(1).
d. SDC 16.100(3) - This section requires cluster subdivision development to be, at a
minimum, of one gross acre in size. There are several purposes of cluster
subdivision development, including providing common open space and preserving
natural resources.
The applicant is proposing to develop three phases of the Master Plan as cluster
developments in order to preserve the wetland areas and optimize theresidential
use of the developable acres. Specific layouts for the cluster developments have
not been provided but the applicant has demonstrated how these areas will be
served with the full range of urban services and facilities. Specific details
pertaining to site layout and proposed residential uses will be required at the time
of the subdivision review proce:ss.
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SDC 16.100(3)(b) states the purpose of cluster development, in part, is the
provision of common open space and the preservation of natural resources. SDC
16.1 00(3)(h) requires that at least 20 percent of the development site shall be
designated as common open space. About 41 percent of the total area of the
phases devoted to cluster development (30 acres) are proposed to be set aside as
Wetland Natural-Area Park and/or Neighborhood Park. Both of these common
open space areas will provide opportunities for passive and active recreation for
the residents of Jasper Meadows development as well as the surrounding
neighborhood.
e. SDC 29.0201030 - SDC Section 29.020 describes the purpose of the UF-lO
Overlay District as implementing the "Growth Management and the Urban
Service Area" policies of the Metro Plan by limiting the interim parcelization and
by prohibiting urban development of unincorporated urbanizable land. Consistent
with the Metro Plan's .Growth Management policies, the UF-IO District assumes
that land subject to its purview will eventually be annexed to the City and will be
provided with a minimum level of key urban services to support development at
urban levels. It also requires that interim development be designed and
constructed to City standards. SDC Section 29.030 provides that the UF-IO
Overlay District will cease to apply upon annexation unless the applicant and the
City agree to its continued application.
The Master Phin application process requires that the applicant demonstrate how
development of the subject parcel will be coordinated with the adequate provision
of key urban services. An Annexation application has been submitted concurrently
with the Master Plan application and will be reviewed by the Springfield City
Council, subsequent to approval of the Master Plan application. The UF -10 overlay
district will no longer be applicable once the property has been annexed to the City.
As a condition of approval, final plat approval for each phase shall be conditioned
upon approval of an annexation agreement that addresses obligations of both the .
. City and the applicant in the provision of key urban services for the proposed
development
f. SDt 32.010 - This section allows the Hearings Official to require additional
improvements when necessary to ensure compliance with the Metro Plan for
development proposals reviewed under Type III procedures.
Among other things, the Master Plan approval process ensures the feasibility of
proposed on-site and off-site public and private improvements that are ~ufficient to
accommodate the proposed development The subsequent subdivision application
. process then specifically identifies the necessary improvements and locks in the
manner in which those improvements will be provided.
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Metro.Plan Policies. The following Metro Plan policies are relevant to the'proposed
master plan:
Growth Management and the Urban Service Area, Policy 1 (page II-B-3):
"The urban service area concept and sequential development shall continue to be
implemented as an essential means to achieve compact urban growth. The planning,
programming, and financing for provision of all urban services shall be concentrated
inside the projected urban service area. " .
The subject property is located within the projected urban service area and currently is
subject to an UF-IO overlay district that prevents an urban level of development until key
urban services are available.
Residential Land Use and Housing Element Policy 1 (page Ill-A-4)
"Coordinate new residential development with the provision of an adequate level of
services and facilities, such as sewers, water, transportation facilities, schools and
parks. "
The Master Plan approval process is the mechanism used to ensure that density
assumptions set forth in the Metro Plan will be achieved and that the proposed
development will be served by an adequate level of urban services. In the present case,
the densities proposed by the Jasper M,:adows Master Plan are consistent with the
densities required by the subject property's Low Density Residential designation and the
Master Plan, as conditioned by this decision, will ensure that development will be
supported by an adequate level of urban services. .
Environmental Resources Element Policy 1 (page III -C-7)
"Springfield, Lane County, and Eugene shall consider downstream impacts when
planning for urbanization, flood control, urban storm runoff, recreation, and water
quality along the Willamette and McKenzie Rivers. "
The applicant is proposing to mitigate for all wetland impacts on-site, as well as
incorporate best management practices for stormwater quality treatment and stormwater
quantity control.
Environmental Design Element Policy 2 (page Ill-E-3)
"Natural vegetation, natural water features, and drainageways shall be protected and
retained to the maximum extent practicable. Landscaping shall be utilized to enhance
those natural features. This policy does not preclude increasing their conveyance
capacity in an environmentally responsible manner. " .
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The applicant has incorporated innovative d~sign elements into the Jaspe~ Meadows
Master Plan that will optimize the visual and personal accessibility of the two wetland
areas being retained and enhanced on-site. These design elements include: single-loaded
streets, the establishment of a Wetland Natural-Area Park, tree preservation, housing
diversity, and the incorporation of Low Impact Development techniques, such as the
enhancement of existing drainage ways integrated with wetland creation and increasing
the water retention of the site through excavation and the creation of low wetland areas or
depressions.
Transportation Element Policy I (Page Ill-F-5)
"The goals, objectives, policies, facilities, and services contained in the adopted Eugene-
Springfield Metropolitan Area Transportation Plan (TransPlan) shall serve as the basis
for guiding surface transportation improvements in the metropolitan area. "
Compliance with TransPlan policies is discussed in more detail in the following section,
Functional or Refinement Plan Policies.
Public Utilities. Services and Facilities Element Policy 8 (page III-G-7)
"The water, sanitary and storm sewer sections of the Metropolitan Public Facilities Plan
shall serve as the basis for guiding water, sanitary and storm sewer improvements in the
metropolitan region. " .
. Compliance with Metropolitan Public Facilities Plan policies is discussed in more detail
in the following section, Functional or Refinement Pl~n Policies.
Parks and Recreation Facilities Element Policy 2 (page III-H-5)
"Local parks and recreation plans and analyses shall be prepared by each jurisdiction and '
coordinated on a metropolitan level. "
Compliance with Springfield's park and recreation plan policies is discussed in more
detail in the following section, Functional or Refinement Plan Policies.
Functional or Refinement Plan Policies. There are three adopted refmement or .
functional plans that contain policies that are relevantto development of the subject parcel.
TransPlan and the Metropolitan Public Facilities Plan are functional plans to the Metro
Plan and the Willamalan~ Park and Recreation Comprehensive Plan implements the Metro
Plan's Parks and Recreation Facilities Element as it relates to the City of Springfield.
A. TransPlan -_TransPlan is a functional plan of the Metro Plan, guiding regional
transportation system planning and development in the Eugene-Springfield
metropolitan area. TransPlan includes provisions for meeting the transportation
demand of residents over a 20- year planning horizon while addressing
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transportation issues and making changes that contribute to improveinents in the
region's quality of life and economic vitality.
The following relevant Policies are excerpted from Chapter Two, Policy Element,
of TransPlan:
Land Use Policy #4: Multi-Modlal Improvements in New Development:
"Require improvements that encourage transit, bicycles, and pedestrians in new
commercial, public, mixed-use, and multi-unit residential development. "
TSI Svstem- Wide Policy #4: Neighborhood Livability:
"Support transportation strategies that enhance neighborhood livability. "
TSI Roadwav Policy #1: Mobility and Safety for all Modes:
"Address the mobility and safety needs of motorists, transit users, bicyclists,
pedestrians, and the needs of emergency vehicles when planning and constructing
roadway system improvements. "
TSI Bicvcle Policy #1: Bikeway System and Support Facilities:
"Construct and improve the region's bikeway system and provide bicycle system
support facilities for both new development and redevelopment/expansion."
TSI Bicvcle Policy #3: Bikeway Connections to New Development:
"Require bikeways to connect new development with nearby neighborhood activity
centers. and major destinations. "
TSI Pedestrian Policy #1: Pedestrian Enviromnent:
"Providefor a pedestrian environment thatis well integ,.ated with adjacent land
uses and is designed to enhance the safety, comfort, and convenience of walking. "
TSI Pedestrian Policy #2: Continuous and Direct Routes:
"Provide for a continuous pedestrian network with reasonably direct travel
routes between destination points. "
TSI Pedestrian Policy #3; Sidewalks"
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"Construct sidewalks along urban area arterial and collector ro~dways, .except
freeways. ,,'
The Jasper Meadows Master Plan contains multi-modal transportation options via
sidewalks throughout the development area, bike lanes along Mt. Vernon Road, and
roadways constructed to accommodate fIre and emergency access vehicles and a
future Lane Transit District bus route. The proposed development will be
connected to the existing transportation system at Mt. Vernon Road, the 57th Street
extension and Collector C2 (Quartz Avenue). Additionally, the Plan proposes a
street grid layout that enhances community livability by providing direct travel
routes for pedestrians, bicyclists and motor vehicles.
The proposed development conforms to relevantTransPlan policies by adequately
meeting the transportation demands offutureresidents of the Jasper Meadows
development area. .
B. Metropolitan Public Facilities Plan - This plan evaluates public facility needs in
the Eugene-Springfield metropolitan area, including estimated costs and timing of
planned projects, and describes existing and alternative methods of fInancing public
facilities and services. Relevant policies are as follows:
Public Facilities and Services Element (Chapter III-G):
Policy G.I-Extend the minimum level and full range of key urban facilities and
services in an orderly and efficient manner consistent with the growth management
policies in Chapter II-B, relevant policies in this Chapter, and other Metro Plan
policies.
Policy G.2-Use the Planned Facilities Maps of the Public Facilities and Services.
Plan to guide the general location of water, wastewater, stormwater and electrical
projects in the metropolitan area. Use local facility master plans, refinement plans,
and ordinances as the guide for detailed planning and project implementation.
The Planned Facilities Maps indicate the following improvements for service to the
subject parcel:
A. City of SpringfIeld Wastewater System Improvement Projects-Short-term
plan to extend the Jasper Road sewer trunkline; Table 4, p. 28.
B. City of SpringfIeld Stormwater System Improvement Projects-construct
Jasper Slough outfall; Table 6, p. 31. .
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The City has set aside their half of the funding for completion of the Jasper Road
sewer trunkline extension with the other half of the funding to be provided by
. benefIciaries of the improvements. Additionally, the Jasper Slough outfall has not
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been upgraded because the Stonnwater Management Plan for the Jasper-Natron
area is currently in the process of being completed. As a result, the planned
improvements referenced above have not yet been constructed and mayor may not
be completed by the time of full build-out of the Jasper Meadows development. To
address this issue of timing, the applicant has proposed a contingency plan whereby
development of the subject parcel is not reliant upon completion of the public
facility projects outlined on the Planned Facilities Maps. Specific details about the
applicant's contingency plan may be found under Criterion 3 below.
The proposed development conforms to relevarit Metropolitan Public Facilities Plan
by ensuring the minimum level and full range of key urban facilities and serVices
are extended to the subject parcd as needed for the individual phases.
C. Willamalane Park and Recreation Comprehensive Plan. 1980 - The 1980
Willamalane Park and Recreation Comprehensive Plan provides a 1:Jroad
framework for community wide decision-making over a 20 year period regarding
the acquisition, development, and management of Springfield's park, recreation,
and open-space system. The following relevant Policies are excerpted from pages
.174-178 of the Plan.
"Develop a system of neighborhood, community and metropolitan parks and
recreation facilities that will meet the existing and fUture needs of the district
residents. "
"Land Acquisition to satisfy needs for additional parks and recreation facilities
should be a high priority for the District. "
"Initiate and maintain a system for identifying available lands for new park and
recreation facilities in underselved areas where recreation needs are greatest. "
"Establish an agreement and methodology with the City of Springfield for
planning and acquiring new park lands in areas within the City and District
boundaries currently not served by adequate park and recreation
facilities.Evaluate the recreational potential for District residents and visitors of
lands in close proximity to the District which are located in the jloodway fringe or
are generally considered unsuitable for other purposes. "
The applicant has coordinated with the City and Willamalane Park District to
. provide both a natural area park and modest neighborhood park to serve the Jasper
Meadows DeveIopment Area. Both of these park areas are proposed to be
developed using sustainable park development and management practices and will
provide opportunities for passive and active recreation. In addition, the revised
Willamalane Park and Recreation .Comprehensive Plan, which had been approved
by the park district but not the City at the time this application was filed, shows a
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natural area or neighborhood park within or near the Jasper Meadows 'development
area.
(3) Proposed on-site and off-site public and private improvements are sufficient to
accommodate the proposed phased development and any capacity requirements of
public facilities plans; and provisions are made to assure construction of off-site
improvements in conjunction with a schedule of the phasing;
A. Cable. Gas. and TeleDhone
Cable services will be provided to the Jasper Meadows Development area by
Comcast, gas services by Northwest Natural Gas and phone services by Qwest.
All of these utilities will be installed by the utility companies concurrent with
development of the individual subdivision phases.
Cable, gas and phone services will be sufficient to accommodate the phased
development.
B. Electrical Service
Electrical service to the proposed development area will be provided by the
Springfield Utility Board (SUB). Emerald People's Utility District (EPUD) has
filed an active appeal contesting SUB's jurisdiction to furnish electrical services
to the Jasper Meadows Development Area. An agreement has been signed by
SUB, EPUD and the applicant allowing the applicant to proceed with
development plans while the appeal is being processed.
Electric service will be provided by the existing electrical line located along Mt.
Vemon Road and will be supplemented by the southward extension of a main
electrical line down the area reserved for the JRE. These electrical lines will serve
the development area as well as adjacent properties located to the south.
Electrical services will be sufficient to accommodate the phased development.
C. Fire and Emerl!encv Services
Fire and Emergency Services will be provided to the proposed development area
by the Springfield Fire Department. In accordance with the Annexation Agreement
for Jasper Meadows, Phase 3, the applicant shall be required to mitigate and
address the issue of emergency response time for the development, including, but
not limited to, the potential provision ofland for siting a new fire station within
the development. The applicant is proposing to mitigate and address the issue of
emergency response time by providing funds to relocate a fire station to a more
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central location that could serve the Jasper-Natron area. These funds will be
secured through an annexation agreement for the Master Plan development area
The Springfield Fire Department will continue to provide services to the proposed
development area and, as a condition of approval, an annexation agreement that
addresses the issue of emergency response time must be executed prior to final
plat approval of future phases of the Jasper Meadows development. .
D. Parks
Park services will be provided to the proposed development area by Willamalane
Park and Recreation District. TIle applicant is proposing to dedicate 12.5 acres of
wetland and non-wetland open space to Willamalane Park and Recreation
District. The District has agreed to accept the donation as part of its system of
Natural-:-Area and Neighborhood Parks and to develop and manage the donated
area for passive and active recreational purposes. The current agreement is that
Willamalane will reimburse the applicant for sidewalks and street trees along the
street frontage adjacent to the wetland and non-wetland open space area and the
applicant will complete all of the wetland mitigation and monitoring as required
under the compensatory wetland mitigation plan.
The applicant's proposal for park and recreational services will be sufficient to
accommodate the phased development with the addition of Condition of Approval
#12. This condition requires the dedication of the North Wetland Natural Resource
Area and Neighborhood Park to the WillamalanePark and Recreation District prior
to acceptance of the fmal subdivision plat application for Phase 6, while the South
Wetland Natural Resource Area shall be dedicated to the park district prior to the
acceptance of the fmal subdivision plat application Phase 8. .
E. Police
Police services are currently provided by the Lane County Sheriff s office and
Oregon State Police Department. At the time of annexation, service will be
provided to the proposed development area by the Springfield Police Department.
F. Stormwater Manaeement
Maintenance of the Stormwater Management Facilities will be provided by the
Springfield Public Works Department.
The applicant's stormwater study for the Jasper Meadows Master Plan area
analyzed both existing and proposed conditions and took into account contributing
flows from off-site areas. The applicant proposes to collect runoff from the
development area, where it will be conveyed to catch basins and flow through
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storm' pipes to swales on the edges of enhanced wetlands, and a detention pond
located in the ,vicinity of the larger wetland. The discharged water will be
detained and pre-treated, consistent with natural flow rates, velocities and
characteristics to the maximum extent practical to minimize impacts on the
wetlands and because legal outfalls to a City or County maintained drainage
system does not exist at this time.
An existing ditch system located on the northern boundary of the subjectproperty
will be piped to accommodate the widening of Mt Vernon Road. The same ditch
will be enhanced downstream at the westerly boundary of the subject property. A
pipe crossing will be made available under the future extension of Collector C2
(Quartz Avenue) to accommodafe existing drainage from off-site areas to the south.
Existing drainage from the east will be picked up in pipes and conveyed into the
wetlands. The area along the proposed Jasper Road Extension will remain in an
open channel until such time as the road is constructed, when it will then be piped.
As conditions of approval, the applicant is required to amend the Master Plan to
show the existing discharge point from the Phase 3 detention pond and showing
how it will be incorporated into the overall design for stormwater management; to
provide a method for stormwater from the detention pond proposed for Phases 7
and 8 to be routed across the future 57th. Street and into the downstream system and
to show a water quality swale adjacent to the proposed detention pond serving
Phases 7 and 8. Also, Condition of Approval 21 requires that the applicant to
designate the mitigated South Wetland area to accommodate the volume of post-
development stormwater runoff from the southern basin identified in the applicant's
stormwater study.
The Master Plan, in conjunction with relevant conditions of approval referred to
above supports a conclusion that on-site and off-site stormwater management will
be sufficient to accommodate the phased development.
G. Transit
Transit services will be provided to the proposed development area by Lane.
Transit District (L TD). Transit service will be brought to the Jasper Meadows
development area with the extension of the Bus Rapid Transit project along Main
Street: As such, L TD is requesting internal streets within the Jasper Meadows
development area and streets circumscribing the development area be constructed
to accommodate a bus. More specifically i these internal streets need to have a
minimum often-foot wide travel lanes, and intersections need to have a minimum
curb radius of25'.
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The applicant is proposing to construct the main north-south internat street, South
57th Street and Collector C2 as 36-foot wide streets with 13-foot travel lanes and
with curb radii no less than 25'
The applicant's proposal for providing transit services will be sufficient to
accommodate the phased development.
H. Transportation Facilities
F or transportation review purposes the documents applicable under this criterion
are the Eugene-Springfield Metropolitan Area transportation system plan
(TransPlan) and the Springfield Development Code (SDC). TransPlan is a
functional plan of the Metro Plan. It establishes the general location, functional
classification and performance standards for arterial and collector roadways
within the planning area. The SDC specifies the right-of-way and street width
requirements for streets within Springfield.
TransPlan and the City's adopted Conceptual Road Network Map call for the
th .
extension of South 57 Street as a collector street south of Mount Vernon Road.
The planned aligmnent of South 57th Street would abut Jasper Meadows along the
west boundary fronting and to the soutli of Phase 7. Future Collector C2
(TransPlan Project #36) is a planned east-west street connecting South 57th Street
to the future ~asper Road Extension (JRE) arterial and extending eastward across
the Weyerhaeuser Road into MountainGate Subdivision. The recently concluded
right-of-way negotiations associated with the JRE project established the location
of Collector C2 at the south boundary of Jasper Meadows. A 24-foot wide section
of this street (Quartz Avenue) east of the JRE aligmnent has been constructed as
part of-the approved Jasper Meadows 2nd Addition (phase 3).
Development of the Master Plan would result in the extension of a local street .
system southward from Mount Vernon Road in the area between South 57th Street
and the proposed JRE alignment. The "backbone" of this system would bea 36-
foot wide local street in a 50 right-of-way. Other access to proposed lots would
be provided by an interconnected grid of relatively short 28-foot wide streets in
40-foot rights-of-waY. Partial-width sections of South 57th Street and Quartz
A venue would be constructed on the west and south boundaries of the site
. respectively. .
At present the only route of acct:ss to Jasper Meadows is via Mount Vernon Road.
The completion of the JRE and future extension of South 57th Street south of
Mount.v ernon Road are intended to provide additional street connections to the
development area. Because the completion date for these facilities is not certain,
provisions were included in the proposed annexation agreement for Jasper
Meadows 2nd Addition (phase 3) to ensure alternative access would be provided
for the initial Jasper Meadows Subdivision and Jasper Meadows 1st and 2nd
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Additions in the event the JRE is not completed by January 1,2010, This,
provision was included to avoid the full volume of traffic from these three
development phases impacting the single access route (South 59th Street) into the
neighborhood, '
, Based on trip generation estimates presented in the submitted TIA, occupancy of
i 70 units in the East Cluster (phase 9) would add approximately 1,300 daily
vehicle trips to the street system, Absent any secondary access all of these trips
'would use the single South 59th Street route to and from the eastern portion of
JasperMeadows. Combined with traffic from the three subdivision phases already
built, this would almost double the traffic volume on South 59th Street to
approximately 2,700 trips per day. Such a volume is not appropriate for a two-
lane local residential street. In order to ensure that the applicant's proposal will
conform to functional street classification standards conditions of approval #8 and
#24 are included in this decision.
TransPlan's TSI Roadwav Policy # 2: "Motor Vehicle Level of Service"
establishes performance standards for local facilities and includes OHP mobility
standards for state facilities. Acceptable and reliable service is defmed as a Level
of Service (LOS) E within Eugene's Central Area Transportation Area, and LOS
D elsewhere. This policy also recognizes that it may not always be feasible to
maintain an acceptable level of serviCe for a facility and that a substandard level.
may be warranted if safety is not compromised and if broader community goals
would be better served, It is noted in the policy that the intent is to defer motor
vehicle capacity increasing transportation system improvements until existing
constraints can be overcome or an alternative mix of strategies are developed to
address the problem.
The TransPlan Levels of Service (LOS) standards are based on criteria contained
in the Highway Capacity Manual (HCM) published by the National Research
Council's Transportation Research Board. For signalized intersections the HeM
uses seconds of average-vehicle delay to 'define LOS. The application of those
standards is detailed in the traffic impact analysis, which was submitted as part of
the subject application. No facilities within the master plan boundary are subject
to OHP mobility standards. .
The applicant's Traffic Impact Study (TIS) assumed only the existing street
system and those street sections proposed to be constructed by the applicant as
part of the Master Plan development. The TIA analyzed impacts under twelve
traffic scenarios - six "no-build" and six "build" - assuming seven development
phases to be built over the 2005 - 2010 period. Five key intersections on Mount
Vernon Road - at South 57th Street, South 57th Place, South 58th Street, South 58th
Place and South 59th Street - were analyzed. The construction of the JRE, South
57th Street and/or other secondary access serving Jasper Meadows would create
new' street intersections that were not analyzed as part of the submitted Master
Plan TIA.
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Based upon the applicant's TIA and the assumptions upon which it was based, all
studied intersections would operate within applicable mobility standards (LOS C
or better) for all proposed development scenarios. .
SDC 32.080(1)(a) requires that each parcel is entitled to "an approved access to a
public street." However, each m;veway on a street increases the number of traffic
conflict points and the 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 between
intersections and driveways, and establishing adequate vision clearance where
driveways intersect streets.
. With the exception the North Cluster (phase 5), which will take access from.
Mount Vernon Road; six lots in Phase 7 that will take access from the east side of
South 57th Street; and South Cluster (Phase 10), that will take access from Quartz
Avenue, direct access to subdivision lots and clusters within the planned
development would be predominately taken from the existing and proposed local
street system.
As conditioned, proposed ingress-egress points will be planned to facilitate traffic
and pedestrian safety, avoid congestion and to minimize curb cuts on public '
streets as specified in SDC Artides 31 and 32, applicable zoning and or overlay
district Articles, and applicable refmerilent plans. As a condition of approval (#4),
the Master Plan shall be revised to show access to the North Cluster as a single
driveway aligned opposite of South 57th Place.
I. Wastewater Manaeement
The Metropolitan Public Facilities Plan indicates the Jasper-Natron area will be
served by an extension of the Jasper Road sewer trunk line. The City has set aside
their half of the finances for completion of the Jasper Road sewer trunk line .
extension with the other half ofthe fmancing being provided by beneficiaries of the
improvements. As a result, the applicant was required to submit a contingency plan
in the event the trunk line is not extended prior to development of the individual
phases. The applicant presented a contingency plan that is based upon a sanitary
sewer analysis for the entire master planned area. The plan evaluated both on-site
and off-site sanitary flows and capacities and how service would be provided to the
proposed master planned area. Five control locations were evaluated for capacity,
based upon full build-out of Jasper Meadows and existing and planned
developments that would use capacity in the downstream system. Of the five
control locations, two were determined to be insufficient. Both an 80% and 100%
capacity analysis were analyzed.
Date, Received:
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Control Location 2 (Golden Terrace Pump Station) and Control Location 4 (10 inch
sewer line located in South 54th Street) are insufficient. The 80% capacity analy"sis '
determined zero lots could be added to Control Location 4 while 119 lots could be
added to Control Location 2. Under the 100% capacity analysis, 279 lots were
available for capacity at Control Location 2, while 242 lots were available for
capacity at Control Location 4.
Mountaingate Phase 4 Subdivision (-126 Lots) has been issued an approved land
use decision from the City of Springfield (Case File # SUB2003-00062). These
approved lots will gravity drain through Control Location 4 (South 54th Street) but
not Control Location 2. The sanitary sewer evaluation calls for upgrading Control
Location 2 when development within the master planned area exceeds 279 lots, and
upgrading Control Location 4 when future development (either from the master
planned area or surrounding properties) exceeds 242 lots. "
The applicant has proposed to solve sanitary capacity problems by constructing a
cross connect pipe to mitigate problems at Control Location 4 when development
exceeds 242 lots, and by upgrading the existing pump station (Golden Terrace) to
mitigate capacity problems at Control Location 2 when development exceeds 279
lots
In the event the Jasper Road trunk sewer is not installed by 2006, the applicant has
proposed constructing a temporarypump station to service Phases 6-10 of the
development. Phases 4 and 5 can gravity drain to the existing Golden Terrace pump
station. The new public pump station is proposed to be located at the southerly
boundary of phase 7. The City is currently investing funds in the extension of the
Jasper Road trunk line and does not have additional funding available to operate
and maintain a 'temporary public pump station.
The applicant has proposed to build a "dry" line from the Golden Terrace pump
station, southward towards the conceptual Jasper Road trunk line. This line would
be constructed in phases, coinciding with each development phase, and would
ultimately be the line in which all flow serviced by the Golden Terrace pump
station would gravity drain to the Jasper Road trunk line. .
Conditions of approval #5, #6, #9-4111, #13 & #14, and #17 address the
contingencies outlined above and ensure that the applicant's,proposal for on-site
and off-site wastewater management will be sufficient to acconnodate the phased
development.
J. Water
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Water services will be provided to the proposed development area by the
Springfield Utility Board. There are no known water wells located within the
Date Received: /~//~/b
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Page 28 of 30
"
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development area and the subject parcel is located outside of the Drinking Water
Protection Overlay District.
The applicant's proposal for water services will be sufficient to acco=odate the
phased development.
(4) The request provides adequate guidance for the design and coordination offuture
phases;
Staff has outlined the proposed and required phasing, installation and maintenance
responsibilities and fmancial security for the proposed on-site and off-site improvements
associated with the Jasper Meadows Development in a table on pages 31 and 32 of the
November 29,2004 staffreport. This table adequately identifies the necessary facilities
and matches them with the applicable development phase, the responsible agency and the
source of financing and demonstrates that the Jasper Meadows Master Plan, as
conditioned by this decision, is consistent with SDC 37.040(4).
(S) inventoried natural resources, wetlands, open space areas, archaeological and
historic features are evaluated and considered consistent with the Oregon
Administrative Rule procedure for Statewide Planning GoalS, and
In the present case, wetlands were the only GoalS resource discovered within the
purview of the Jasper Meadows Master Plan. No inventoried archaeological or historic
features are present within the study an:a.
. OAR 660-023--D030(1) explains that the GoalS inventory process for quasi-judicial
post-acknowledgement plan amendments (PAPA). While the present application does
not qualifY as a PAPA, it is quasi-judicial in nature and therefore the inventory process
described in this subsection is most applicable to the requirement of SDC 37.040(5).
The inventory process outlined in OAR 660-023--D030(1) allows a local government to
rely upon information submitted by the applicants and other participants for a single site
or for a particular geographic area. In the present case, the inventory materials were
submitted by the applicant for the Jasper Meadows Master Plan study area.
As explained in the findings offact section of this decision, there is an
acknowledged wetland delineation for the Jasper Meadows Development Area.
This delineation indicates there are 12.2 acres of jurisdictional wetlands located
. within the Jasper Meadows development area. Two of these acres are located
within the planned JRE ROW while the remaining 10.2 acres are located within
the development area. For purposes of this application, only those wetlands
located outside of the JRE ROW require mitigation. At the time the JRE is
constructed, Lane County will have to propose mitigation for the 2 acres of
impacted wetlands within the ROW area.
Date REceived: /~~/q-
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After the information is collected, OAR 660:-023~030(3) requires that it be examined
for adequacy. The applicant's wetland mitigation plan, which includes a formal -
delineation of identified wetlands, has been reviewed by City staff and has been
submitted to the Army Corps of Engineers and the Oregon Division of State Lands for
review.
.
The applicant has submitted a compensatory wetland mitigation plan for the 10.2 acres of
impacted wetlands that proposes the enhancement of two larger wetland areas located on
the western portion ofthe property while filling five smaller wetlands totaling 3.3 acres.
These smaller wetland areas consist of a drainage ditch, grass and shrub swales and an area
of seeps and perched conditions.
The proposal includes on_site mitigation by creating 5 acres of additional
wetlands, enhancing .3 acres of existing wetlands and improving the remainder of
the wetland area. There will be 11.9 acres of future designated wetlands in total.
Water flow to the wetland areas will be sustained by two bioswales constructed
during Phases 1-3 of the Jasper Meadows Development that maintain hydrology
of the area upslope. These existing bioswales will be connected with bioswales
and detention ponds around the rim of the two larger wetlands being proposed as
part of the Master Plan application. The proposed functions of the mitigated
wetlands are stormwater detention and retention and passive recreation and
education. (Ex. 1 Pg. 18 & Map 6) (The stormwater functions are discussed in
more detail in the Stormwater Management Section and the passive recreational
and educational use are discussed in more detail in the Refmement Plan Section).
The applicant is subrriitting a comprehensive wetland mitigation plan to the National Army
Corps of Engineers and the Oregon Division of State Lands concurrent with this
application. A Removal-Fill Permit for compensatory mitigation to the Northem Wetland
area will be submitted to DSL and the Army Corps concurrent with the Tentative -
Subdivision Application for Phase 4 and the Removal-Fill Permit for compensatory
mitigation to the Southern Wetland will be submitted to DSL and the Army Corps
concurrent with the Tentative Subdivision Application for Phase 7.
OAR 66~23~030(4) addresses the requiremeJ?t that the significance of resource sites
be determined. The wetland delineation report will be reviewed by the applicable
regulatory bodies that have the authority to determine the significance of the wetland
resource and to approve mitigation strategies. This determination is to be based upon
information having bearing on the quality,quantity and location of the resource. The
- Master Plan identifies the quantity and location of the resource and makes a
determination regarding the quality of the wetlands. The delineation report and mitigation
strategies will be reviewed by the regulatory bodies based upon their independent
assessment of the significance of the resource.
The Master Plan planning process replicates much of the ESEE analysis procedures in
OAR 66~23~040 in that conflicting uses (i.e., development) and their impacts are
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identified and strategies are proposed to balance these uses with protecti~n of th~
resource. In tl:ie present case, federal wetland. regulations essentially preempt this process
and require that no net loss of wetland values occur.
.
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The applicant has adequately demonstracled mventoried natural resources located
within the boundaries of the subject parcel have been evaluated and considered
consistent with the OAR procedure for Statewide Planning Goal 5.
(6) Local public facilities plans and locall street plans will not be adversely impacted by
the proposed development.
As demonstrated previously under analysis ofSDC 37.040(2) and (3), above, the
applicant's proposal will not adversely impact Springfield's local public facilities plans
or the conceptual local street plan. .
Conclusion
The proposed Jasper Meadows Master Plan, as conditioned by this decision, is consistent with
Section 37.040 of the SDC.
Respectfully Submitted,
a:i~~
Springfield Hearing Official
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Date Received: /.l.~I/Jt1/(}
Planner: AL / / .