HomeMy WebLinkAboutPacket, Pre PLANNER 12/9/2010
PRE-SUBMITfIIL
DISTRIBUTI01v LIST:
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Date Distributed:
/a-.- Cf-IO
./ Dave Puent - Building
V Gilbert GordonlMelissa Fechtel:'- Fire
v Michael Liebler..,.. Traffic
V Matt Stouder - Public Works/Engineering
Chris Moorhead, Surveying
Planner, 4-n III f
KWchUuL
RECEIVED
DEe -: 9 2010
By: . P62E- paarr
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City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
541-726-3753 Phone
541-726-3689 Fax
Pre-Submittal Meeting
Case Number Assigned:
PREI0-000I0
Date Submitted:
12/09/2010
Project Name:
Project Description:
Ja5pu' M.~ows P~se.. 10 - 2-1- (ot"" Su.b~
Pre-Submittal for Phase 10 of Jasper Meadows a 21 lot subdivision
Application Type:
Job Address:
Assessor's & Tax Lot #:
Pre-Submittal Subdivision Tentative
o Vacant - Jas Mdws PI0 Quartz/S57 ST
1802033300100
DISCLAIMER: Applications will not be exempt from Development Code or procedural amendments that may occur between the
time of the Pre.Submittal Meeting and Submittal of the Application for Development Review. Please contact our office at
541-726-3753 with any questions or concerns.
A Planner will be assigned the following business day and will contact you to confirm the meeting date and time.
PRE.SUBMITTAL REC'D
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C :\temp\PL-ALL-PRESUB-F {D7901257 -A65A-4F6F-9E23-8A 1 PE27FBDC5}.rpt
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Pre-Submittal Meeting
Development Services Department
Room 616
PRE-SUBMITTAL MEETING DATE: Tuesday, December 21,2010
1. PRE-SUBMITTAL MTG #PREI0-00009 (Site Tentative) OBO ENTERPRISES, LLC
Assessor's Map: 17-02-33-32 TL 6200, 6300
Address: 5175 & 5195 Main Street
Existing Use: Residential
The applicant submitted plans to construct a mixed-use development CC retail/restaurant multi-tenant
building and a MD multi-unit housing complex.
Meeting Dateffime: Tuesday, December 21,2010 10:00 -11:00 a.m. DSD 616
Planner: Steve Hopkins
2. PRE-SUBMITTAL MTG #PREI0-000I0 (Sub Tentative) HLM, INC
Assessor's Map: 18-02-03-33 TL 100 (portion)
Address: Vacant - Jasper Meadows Ph 10 QuartzlS 57th Street
Existing Use: Vacant
The applicant submitted plans to create a21-1ot SFR subdivision, Jasper Meadows Phase 10 subdivision.
Meeting Dateffime: Tuesday, December 21,2010 11:00 - noon DSD 616
Planner: ' Andy Limbird
PRt.SU~M\T{~\. REC'D
DEe' 9 2J1\1l
.. ;City of'Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
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SPRINGFIELD
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Land Division Tentative Plan
Partition, Subdivision
A licant Name: Crai Horrell
Com an :
HLM, Inc.
Phone: 541,480-7773
Fax:
Address:
2464 SW Glacier PI, Ste 110, Redmond OR 97756
Phone: 541-746-0637
Fax:
541-746-0389
Owner: Phone: 541-480-7773
Com an
HLM, Inc.
2464 SW Glacier PI, Ste 110, Redmond OR 97756
Fax:
Address:
ASSESSOR'S MAP NO: 18-02-03,33
TAX LOT NO S
none
11.63
Acres [gJ S uare Feet 0
Pro osed Name of Subdivision: Jas er Meadows Phase 10
Description of
Pro osal:
Existin Use:
If you are filling in this form by hand, please attach your proposal description to this application.
21-lot subdivision
vacant
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Associated A lications:
Pre-Sub Case No.:\>Y-e: /0, {j))1 D
Date:
Case No.:
A Iication Fee: $
Date:
Technical Fee: $
e Fee: $
PRE.SUB rU~~UMBER:.
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Owner Signatures
This application form is used for both the required pre-submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process.
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An application without the Owner's original signature will not be accepted.
Pre-Submittal
The undersigned acknowledges that the information in this application is correct and
accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the
owner, the owner hereby grants permission for the applicant to act in his/her behalf.
I/we do hereby acknowledge that I/we are legally responsible for all statutory
timelines, information, requests and requirements conveyed to my representative.
Owner:
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Signature
Date:
1'1.-2.10
~"~,, l-l ("" c. r:-o
Print
Submittal
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre-Submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the information as
subinitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a
complete application.
Owner:
Date:
Signature
Print .
PRE.SUBMITTAL REC'D
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land Division Tentative Submittal Requirements Checklist
NOTE:
. ALL of the following items MUST be submitted for BOTH Pre-Submittal and Submittal.
. If you feel an item on the list below does not apply to your specific application, please
state the reason why and attach the explanation to this form.
~, Application Fee - refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy of the fee schedule is available at the Development Services
Department. Any applicable application, technology, and postage fees are collected at the
pre-submittal and submittal stages.
~ Land Division Tentative Application Form
~ Narrative explaining the purpose of the proposed development, the existing use of the
property, and any additional information that may have a bearing in determining the
action to be taken.
~ Copy of the Deed
~ Copy of a Preliminary Title Report issued within the past 30 days documenting
ownership and listing all encumbrances.
D Copy of the Land Division Plan Reduced to 8'h"x 11", which will be mailed as part of
the required neighboring property notification packet.
D Right-of-Way Approach Permit Application provided where the property has frontage
on an Oregon Department of Transportation (ODOT) facility.
~ Three (3) Copies of the Stormwater' Management System Study with Completed
Stormwater Seoping Sheet Attached - The plan, supporting calculations, and
documentation must be consistent with the Engineering Design Standards and Procedures
Manual.
D Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in
accordance with SDC 4.2-105 AA.Traffic Impact Studies (TIS) allow the City to analyze
and evaluate the traffic impacts and mitigation of a developmenton the City's
transportation system. In general, a TIS must explain how the traffic from a given
development affects the transportation system in terms of safety, traffic operations,
access and mobility, and immediate and adjoining street systems. A TIS must also
address, if needed, City, metro plan and state land use and transportation policies and
objectives.
~ Seven (7) Copies of the Following Plan Sets for Pre-Submittal OR
Eighteen (18) Copies of the Following Plan Sets for Submittal
~ All of the following plans must include the scale appropriate to the area involved
and sufficient to show detail of the plan and related data, north arrow, and date of
preparation.
~ All plan sets must be folded to 8V," by 11" and bound by rubber bands.
a. Site ,l\ssessment of Existing Conditions . PRE.SUBMITTAl REC'O
~ Prepared by an Oregon licensed Landscape Architect or Engineer D
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~ Vicinity Map
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tg] The name, location, and dimensions of all existing site features including buildings,
curb cuts, trees, and impervious surface areas, clearly indicating what is remaining and
what is being removed. For existing structures to remain, also indicate present use
and required setbacks from proposed property lines.
[gJ The name, location, dimensions, direction of flow and top of bank of all watercourses.
and required riparian setback that are shown on the Water Quality Limited Watercourse
Map on file in the Development Services Department
[gJ The lOO-year floodplain and f100dway boundaries on the site, as specified in the latest
adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment
or Letter of Map Revision
[gJ The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead
Protection Areas Map on file in the Development Services Department
[gJ Physical features including, but not limited to trees 5" in diameter or greater when
measured 4 V, feet above the ground, significant clusters of trees and shrubs, riparian
areas, wetlands and rock outcroppings
[gJ Soil types and water table information as mapped and specified in the Soils Survey of
. LaneCotlnty. A Geotechnical RepOlt prepared by an Engineer must be submitted
concurrently if the Soils Survey indicates the proposed development area has unstable
soils and/or a high water table
b. land Division Tentative Plan
[gJ Prepared by an Oregon licensed Land Surveyor
[gJ City boundaries, the Urban Growth Boundary, and any special service district
boundaries or railroad right-of-way which cross or abut the proposed land division
[gJ Location and width of all existing and proposed easements on and abutting the
proposed land division
[gJ Boundaries of entire area owned by the property owner, of.which the proposed land
division is a part, as well as dimensions and size of each parcel and the approximate
dimensions of each building site indicating the top and toe of cut and fill slopes to scale
[gJ Location and type of existing and proposed street lighting, including type, height, and
area of illumination
[gJ Location, widths, conditions, and names of all existing and proposed streets, alleys,
dedications or other right-of-ways within or adjacent to the proposed land division.
Proposed streets should also include approximate radius of curves and grades and
relationship to any projected streets as shown on the Metro Plan, TransPlan,
Conceptual Development Plan, or Conceptual Local Street Map.
[gJ Location of existing and required traffi'c control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units and similar public facilities
[gJ Location and dimensions of existing and proposed driveways
o Location of existing and proposed transit facilities
[gJ Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian
access ways and bike trails
[gJ Location, size and type of plantings and street trees in any required planter strip
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~ Location and size of existing and proposed utilities on and adjacent to the site including
sanitary sewer mains, stormwater management systems, water mains, power, gas,
telephone, and cable TV. Indicate the proposed connection points
~ The locations of all areas to be dedicated or reserved for public use, with the purpose,
condition or limitations of the reservations clearly indicated
. 0 Future Development Plan where phasing or large lots/parcels are proposed as specified
in SDC 5.12-120 E.
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c. Stormwater Management Plan
~ Prepared by an Oregon licensed Civil Engineer
o Planting plan prepared by an Oregon licensed Landscape Architect where plants are
proposed as part of the stormwater management system
~ Roof drainage patterns and discharge locations
~ Pervious and impervious area drainage patterns
~ The size and location of stormwater managem.ent systems components, including but
not limited to: drain lines, catch basins, dry ~ells anq/9~ qetention ponds; storrr:n"(jter
quality measures; and natural drainageways to be retained
~ Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for
land with a slope over 10 percent, the contour lines may be at 5 foot intervals)
~ Amount of proposed cut and fill
o Additional Materials That May be Required
IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS
DISCUSSED IN SDC 5.1-120:
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Proposed deed restrictions and a draft of any Homeowner's Association Agreement
Additional plans and documentation for submittal of a Cluster Subdivision proposal
as specified in SDC 3.2-230
Riparian Area Protection Report for properties located within 150 feet of the to'p of
bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the
top of bank of any direct tributaries of WQLW
A Geotechnical Report prepared by an engineer must be submitted concurrently if
there are unstable soils and/or a high water table present
Where the development area is within an overlay district, address the
additional standards of the overlay district
If five or more trees are proposed to be removed, a Tree Felling Permit as specified
in SDC 5.19-100
A wetland delineation approved by the Oregon Division of State Lands must be
submitted concurrently where there is a wetland on the property
Any required federal or state permit must be submitted concurrently or evidence
the permit application has been submitted for review . PRE.SUBMITTAl REC'D
Where any grading, filling or excavating is proposed with the dev1:l2eme9tp~1Itand
and Drainage Alteration permit must be submitted prior to development -
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Where applic~e, any Discretionary Use or Variance as specified in SDC 5.9-100
and 5.21-100
An Annexation application, as specified in SDC 5.7-100, where a development is
proposed outside of the city limits but within the City's urban service area and can
be served by sanitary sewer
All public improvements proposed to be installed and to include the approximate
time of installation and method of financing
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WRITTEN STATEMENT
FOR THE TENTATIVE SUBDIVISION APPLICATION
This application is a proposal to subdivide the property identified as Phase lOin the
Jasper Meadows Master Plan (Tax Map 18-02-03-33, portion of Tax Lot 100) into 21 lots.
Currently, the site is vacant with wetlands consuming much of the northern portion. Two public
street rights-of-way are proposed for dedication to the city. In addition, an emergency vehicle
access road is proposed to extend from the cul-de-sac to Bob Straub Parkway with a locked gate
at both ends.
The tract containing the wetlands is to be dedicated to Willamalane at some time in the
future. The boundaries of the residential development are laid out to not encroach on the
delineated wetlands. .
Construction of the streets and utilities will require some earthwork and tree removal.
The full extent of these tasks will be determined with the construction plans. With the exception
. of utility extensions along the east side of the street, no earthwork will occur and no trees will be
removed within the wetlands. The streets and utilities are laid out to match the site contours as
well as possible to minimize the earthwork. With the exception of connection to facilities in the
prior phase that were not extended to the phase boundary, there will not be any off-site
improvements.
The Lane County Soil Survey shows the site as having Hazelair silty clay loam, 2 to 7
percent slopes (52B) across the wetland portion of the site and Salkum silt loam, 2 to 6 percent
slopes (l20B) across the portion of the site to be developed. The Soil Survey indicates that the
seasonal high water table for the Salkum soil is more than 6 feet below the ground surface. The
Survey also indicates there may be problems with low soil strength and slow drainage in the
Salkum soil. However since it provides solutions that are in-line with standard construction
practices, no Geotechnical Report was obtained.
A review of the Conditions of Approval for the Master Plan (Case Number LRP2004-
00014) did not reveal any conditions that need to be specifically addressed by this application.
We have not yet been provided with information on the Master Plan Amendment so cannot
address compliance with that planning action.
This project does not require any additional planning applications at this time.
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RESTRICTION STATEMENT
FOR THE TENTATIVE SUBDIVISION APPLICATION
The title report issued by Cascade Title Company on December 8, 2010 lists eight
restrictions as applicable to the lands in this subdivision. The following is a discussion of each
of these restrictions: . .
2. Easement, including the terms and provisions thereof, granted Mountain State Power
Company, by instrument recorded September 19, 1945, in Book 297, Page 285, Lane County
Oregon Deed Records.
This document is like the vast majority oj other local Mountain State Power easements; it
does not disclose a location. In conformance with standard local practice, this easement will
be noted on the subdivision plat, but not viewed as restricting construction on the lots.
3. Easement, including the terms and provisions thereof, granted Mountain States Power
Company, by instrument recorded September 18, 1947, in Book 343, Page 615, Lane County
Oregon Deed Records.
This document is like the vast majority oj other local Mountain State Power easements; it
does not disclose a location. In conformance with standard local practice, this easement will
be noted on the subdivision plat, but not viewed as restricting construction on the lots.
4. Easement agreement, including the terms and provisions thereof, between Joseph D. Bando
and J.D. Bando Corporation, and Gordon W. Tripp, recorded September 4, 1981, Reel No.
1155, Reception No. 8138188, Lane County Official Records.
This document creates a drainage ditch easement across the northern portion oj the west line
oj the parent parcel to this subdivision. The easement does not extend south to this
subdivision.
5. Easements, notes and restrictions shown, set forth or delineated on the recorded partition plat.
A review oj the partition plat shows that no easements or restrictions beyond those listed'
above existed at the time oj partitioning. It was noted that the first easement listed in the
partition notes (upper left corner oJthe plat) gives an odd merging oJthe date and recording
inJormationfrom Exceptions #2 and 3 discussed above. This was reviewed with the title
company and determined to be an error on the plat.
6. Resolution Initiating Annexation, including the terms and provisions thereof, by the City of
Springfield and recorded September 23,2003, Reception No. 2003-093155, Lane County
Deeds & Records and Annexation Agreement, including the terms and provisions thereof,
recorded October 06,2003, Reception No. 2003-097367, Lane County Deeds and Records.
It is our understanding that the Approved Master Plan was prepared to conform to the
requirements oj these documents. Because this subdivision application conforms to the
Approved Master Plan as amended by the City oJSpringfield, a detailed analysis oj
compliance with these documents is not seen as necessary and was not prepared.
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7. Agreement for Construction of Public Improvements (Jasper Road Extension) and for
Dedication of Right of Way to Lane County, including the terms and provisions thereof,
recorded June 25,2004, Reception No. 2004-048548, Lane County Oregon Deeds and
Records. .
The Bob Straub Parkway (aka Jasper Road Extension) has been constructed and the right-of-
way dedicated; therefore a detailed analysis of compliance with this document is not seen as
necessary and was not prepared.
8. Annexation Agreement, including the terms and provisions thereof, between the City of
Springfield and the Crossroads Development, LLC, recorded March 02, 2005, Document No.
2005-014545, Lane County Deeds and Records. .
It is our understanding that the land could not be annexed without conforming to the
requirements of this document. Because the lands are annexed, a detailed analysis of
compliance with this document is not seen as necessary and was not prepared.
9. Access Restrictions and relinquishment of all existing, future or potential common law or
statutory abutter's easements of access, including the terms and provisions thereof, as set
forth in instrument recorded July 18,2007, Reception No. 2007-048812, Lane County Deeds
and Records.
RLID did not make a full copy of this document available; however based on general
knowledge of the property and information available from other sources, it is known that the
document places limitations on access from the property directly to Bob Straub Parkway. At
the time this document was prepared it was expected that Quartz Avenue would be dedicated
along the south property line providing a centralized access point for traffic from this
subdivision and surroundinf properties. Quartz Avenue was also to provide a utility
corridor between South 57' Street and Bob Straub Parkway. Since this document was
recorded, the city has decided to move the intended intersection approximately 600 feet
south. This had the spin-off effect of making it difficult for this subdivision to accomplish
street connectivity, emergency vehicle turnaround and utility connection design criteria. The
solution selected was to use a cul-de-sac street with a limited use connection through to Bob .
Straub. This limited use connection will provide the utility corridor and meet emergency
vehicle needs. The connection will be gated at both ends to prevent use by anyone except
utility maintenance personnel (including the city and public utility stafJ) and emergency
vehicles. Use of this connection will be rare and not by the general public so is seen as in
compliance with the intent of the recorded document. To meet the City's length requirements
for dead-end streets and fire code requirements for turnarounds without this connection
would severely reduce the subdivision's density. .
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