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HomeMy WebLinkAboutPacket, DRC PLANNER 3/28/2011 ~ ~ ~ rt CITY OF SPRINGFIELD - D.PMENT REVIEW COMMITTEE DISTRIBUTION DATE March 28, 2011 TO: ../ v L v' ./ ,v ~ ~ .~ "~ ./ V 7 .~ ---1.C ~ ~ -7 ..L v .v ~ -.JL -.JL .->L 1. --L ,/ ""7 "7 v ...L .~ --L . RECEIVED 'Current Planning Staff. a J. Donovan, Liz Miller(M. Metzge~ Lissa Davis, L. Pauly, Tara Jones, And Limbird Dave Reesor, Steve HopkIns, Molly Markarian 'Matt Stouder, Engineering - Public orks Department Brian Bamett, Traffic Engineer/PE, Public Works Department (agenda only 2/02) 'Michael Liebler, Transportation Planning Engineer, Public Works Department 'Gilbert Gordon, Deputy Fire Marshall, Fire & Life Safety Department Melissa Fechtel, Fire Agenda only 'Ronni Price, Planner, Willamalane Park and Recreation District 'Ed Head, Springfield Utility Board (Electric) 'Tamara Johnson, Springfield Utility Board (Water) 'Bart McKee, Water Engineering Supervisor - Springfield Utility Board (Water) Jack Foster, Springfield Utility Board (Energy Conservation) Amy Chinitz, Springfield Utility Board (Drinking Water) . Jim Henry, Central Lane Communications 911 Leo Lambert, US Postal Service 'Billy Elder, Northwest Natural Gas (John Radosevich, altemate reviewer) 'Phil Fields, Lane County Transportation (Celia Barry & Steve Smith) Thomas Jeffreys, Emerald People's Utility District (EPUD) George Ehlers, Lane County Sanilarian [Urban Transilion Zone] (if applicable) Jamie Porter, Rainbow Water District (Dean Hill alternate reviewer) (' only if in the North Spfld area) Ralph Johnston, Lane Regional Air Pollution Authority (if applicable) Tom Henerty, Comcast Cable (if applicable) Mark Oberle, EWEB (electric) (property) Dick HelgesonlMel Damewood, EWEB (water) ('If in Glenwood) Bill Grile - Development Services Director (agenda) John T amulonis, Economic & Community Development Manager 'Dave Puent, Building Official 'Lisa Hopper, Building Services Representative . Greg Ferschweiler, Keith Miyata, Brian Conlon, PW Dept. 'Craig Fitzgerald, Maintenance PW Dept George Walker, Environmental Works Dept., (agenda only) Deanna Buckem, Engineering Assistant, Public Works Dept. Police Chief, Jerry Smith, Police Department (agenda) 'Will Mueller, LTD Norm Palmer, Quest Corporation (agenda 'Scott Nelson, Planning & Development Manager, ODOT, State Highway Division Jeff DeFranco, Springfield School District (agenda) William Lewis III, Financial Services, Springfield School District (agenda) Joe Leahy, City Attomey Chris Moorhead, City Surveyor MAR 2 82011 By: ])f\G Pa.d2.i:A ID+ ,tfp~ (agenda) (agenda) A request for land use action, as described on the attached agenda, has been received by the Development Services Office. Specific concems of your division/department/agency should be addressed. If you have comments or requirements of this proposal, please send them in writing to ,the assigned planner @ Development Services Department, 225 Fifth Street, Springfield, OR 97477. Your comments may also be sent via e-mail or if you are a ORe internal user attach as document withhthe.AcceJaAutomation. If your written comments are not received by Friday, April 8, 2011 specific concems of your division/department/agency will not be addressed unless you attend the meeting on April 12, 2011! The Development Review Committee holds staff review meetings on Tuesday @ 8:00 -10:00 a.m. You should also plan to attend the staff meeting on Tuesday if ..you have specific concerns so that the Planning representative can discuss them prior to meeting with the applicant. If the Planner feels it is necessary for you to participate in the public meetings he/she will let you know on Tuesday. . full.packet . . AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STR~ET Conference Room 615 Staff Review: April 12, 2011 @ 8:00 - 9:00 a.m. 1. MASTER PLAN MODIFICATION TYP 2 #TYP211-00006(PRJ11-00008) City of Spfld PW/Planningl Assessor's Map: 18-02-03-33 TL 100 (portion) HLM Inc. 8:00 - 9:00 a.m. Address: Vacant - South of Orchid Way (Jasper Meadows Phase 9 & 10) . Existing Use: Vacant Applicant submitted plans for a modification to the Jasper Meadows Master Plan (Phase 9 & 10), by removing extension of Quartz Avenue across Bob Straub Parkway and providing temporary emergency ..a.ccess instead. Planner: Mark Metz.ger The DRe informational packet for this meeting is available on-line for you to review or print out @ www.sprinqfield-or.qov/weblink7 1 City of Springfield [Development Services Department 225 Fifth Street Springfield, OR 97477 Final Master Plan Modification . . Application Type . ~ _. - (Applical!t~ check one) Pre-Submittal Final Master Plan Modification: 0 Final Master Plan Modification Type I: 0 Final Master Plan Modification Type II: ~ Final Master Plan Modification Type III: 0 Required Project Information - _ - (Applicant: complete this section) A licant Name: Phone: 541-736-1026 Com an : Public. Works 225 Fifth Street S rin field OR 97477 Fax: 541-736-1021 Address: A Iicant's Re .. Com an : ineer Phone: 541-736-1026 Fax: 541-736-1021 Address: 225 Fifth Street S rin field OR 97477 ~,,;:l~Yj,",i<'."""mh":;I'H5"fH;\,':'*'!* r"., ."~_-;'.~4'.'._<clU;,"d' Owner: Phone: 541 777-0494 Com an Address: HLM Inc. Fax: 963 SW Sim son Ave Ste 110 Bend OR 97702 ASSESSOR'S MAP NO: 18020333 TAX LOT NO S: 00100 Address: Jas er Meadows Master Plan Phases 9 and 10 Size of Pro e 18.795 Acres uare Feet Master Plan for low Density Residential (LDR) development A roved Use of Pro e Description of Remove extension of Quartz Avenue across Bob Straub Parkway and Modification: provide temporary emergency access instead - See attached. Si natures: Please si nand rint our name and date in the a riate box on the next . -. Associated A Iications: Pre-Sub Case No.: ~E Il-()O(.CA Date: 3-2.4-ll Si ns: Reviewed b . ~ A TOTAL FEES: $ n';i4f~l'gW;;&~hi"'''!W#~Ji ~~~'1m;~",~~~i:Wili~~!2#:0 Final Master Plan Modification 7.9.09 1 of 8 . . Jasper Meadows Master Plan Amendment Description of Proposal I. Summary When the Jasper Meadows Master Plan (Journal LRP2004-00014) was approved by the City of Springfield, the proposal included future construction of a collector street (Quartz Avenue) running east- . west along the southerly boundary of the development and intersecting with the Bob Straub Parkway. Subsequently, the City, Lane County, and Gordon Webb, the abutting property owner to the south, entered into an agreement in 1997 to locate this street intersection approximately 600 feet south of the Master Plan boundary. The proposed Master Plan Amendment is intended to modify the Master Plan to conform to the 1997 agreement.' II. Proposal The City of Springfield is initiating the proposed master plan amendment (Amendment) on behalf of, and with the concurrence of; the owner of Phases 9 and 10 of the Jasper Meadow Master Plan, HLM, Inc. The Amendment will accomplish the following objectives: . .Remove the intersection of Quartz Avenue with Bob Straub Parkway; . Provide secondary emergency access roads to the land within the Jasper Meadows Master Plan (Master Plan) boundary at the time of development of Phases 9 and 10 of the Master Plan, respectively. The secondary access roads will: o Be constructed by HLM, Inc., under the City's Public Improvement Permit (PIP) process; and o Be capable of supporting the imposed load of an 80,000 pound vehicle; and o Be available for use by the City and other utility providers as access to existing or future underground utility infrastructure. . The City of Springfield will apply for and obtain a Facility Permit from Lane County prior to authorizing HLM, Inc. to construct the secondary access roads. III. Background The Jasper Meadows Master Plan (File # LRP2004-00014) was approved in 2004 and revised in 2005. The approved Jasper Meadows Master Plan (Plan) has guided the development of the Jasper Meadows subdivision since 2005. The development is nearing buildout. Modification of the Plan is being processed solely by the City of Springfield since the Plan boundary and affected properties are within the city limits. The proposed change in the Plan is limited to the relocation of the intersection that will connect Jasper Meadows to the Bob Straub Parkway from the south. The intersection is now planned for a point about 630 feet from Jasper Meadows near where an existing old farm road crosses the Parkway. The planned new location ofthe intersection and connecting street is outside of the Plan boundary and will be the subject of additional land use review and approvals by the City and/or Lane. County. 1 . . Figure 1. Aerial photo showing adjacent lots and Bob Straub Parkway (under construction in 2008) The Plan, as originally approved in August 2004 and revised in February 2005, shows the intersection of Quartz Avenue with the planned Bob Straub Parkway on the southern boundary of the Jasper Meadows development Quartz was to be the connector to the Bob Straub Parkway and to S. 60th Street, . providing access to Jasper Meadows from the south. The approved Plan shows Quartz Avenue running along the property line between Jasper Meadows and properties to the south owned by Gordon Webb and Arlie & Company (See Figures 2). It was realized after approval of the Plan that locating Quartz Avenue and the intersection with the Bob Straub Parkway on the Jasper Meadows/ ArliejWebb property line would require the relocation of a major electrical transmission line, precipitating the need to move the intersection (See Figure 3). There were additional design factors considered as well, preferring to site the intersection at a location that would not bring traffic directly off of the Parkway and into a single family residential neighborhood, preferring to locate the intersection where it would serve the commercial node that is called for in TransPlan and in the Draft Jasper Natron Plan. On June 30, 2003, the City Council voted to authorize the City Manager to complete a right-of-way dedication agreement with the property owners contributing land for the Bob Straub that included a 2 . . general provision giving assurances that the owners would have access to the Parkway when it was completed. The agreement was signed on July 3, 2003. Jasper Meadows Master Plan Diagram I :!:~"'~>"'"~~~' ,.', . ~ ,"sO~.".,.:_Ik.,<;" " '~;:~~=-;~:.~'~~'\~.r:~:,~:,;-~:~..~<:;~,<.:' ,~.___,ct:;,~,::;;::.;..~.",*,:~#;_~~ .cli ~ - "', - ,,,,-:': \\ . - -- ,\ \ Figure 2. Excerpt showing the planned Quartz Avenue connection with the Bob Straub Parkway ,I: q. III .111 T n .\. <\.~'. --.:.~......, '''s, '~~, .~ ~ i -~ .... t "'f't'\<> _ l-.r ~ I " ." -, I 'l. ::S1'-;~~' lli-ll \ ~ \ 1., '-.,.-'!'->!:Y ~l Ir' \,'-' J',l"'~ : l<::l~''V \ ll' > ';'~;2;~y~~:t').\ '. " \ \ (.~; \\~,_ '.~\,':~: t,-'~~,~~':.~''l,'::jt ~':::~C~~1 ~~,\ "'1,1' ".~._,.._.....--k..~,~\~.\~\ .,:'if.!~t~~~~~:~, ...:....;.;.,~ ;\,,-,......'_....~. \ The July 3, 2003'right-of-way dedication agreement committed the City to coordinate "a vehicle access plan for a future local and street collector layout which will provide access to the Jasper Road Extension [Bob Straub Parkway] via an intersection to be constructed as part ofthe project." A follow-up agreement with Gordon Webb who owns property south of Jasper Meadows was negotiated to spell out access issues related to the Parkway from Webb's property. In the follow-up agreement with Webb that was signed on July 12, 2007, the City and the County agreed that Webb would be allowed to construct a full intersection at a location in 3 . . the vicinity ofthe existing farm road on Webb's property that crosses the Parkway, south of the planned Quartz Avenue connection shown on the Plan (See Figure 1). Figure 3. Transmission lines on the south boundary ofthe Jasper Meadows Master Plan , This proposed amendment removes the proposed Quartz Avenue intersection to the Bob Straub Parkway and replaces the intersection with a gated utility/fire access that is not open to public use. The amendment does not specify the location ofthe new intersection discussed in the Webb agreement with the City and Lane County. This Master Plan amendment affects Jasper Meadows Master Plan Diagram and only modifies elements of the Master Plan that are within the Springfield city limits. Street connection to the Jasper Meadows development from the south will be accomplished via the new intersection mentioned in the Webb agreement. Construction ofthe intersecti~n is not yet scheduled, but it is anticipated that the intersection will be built as as development occurs on Webb's (or future owner) property. As mentioned above, Webb subsequently sold the land that he owned on the east side ofthe Parkway along the southern Plan boundary to Arlie & Company. After conferring with city and county staff and with the property owners, the primary issue raised by the proposed modification ofthe Master Plan is a fire access issue. Jasper Meadows is currently limited to two, no-outlet streets, 57'h Street on the west side of the Parkway at Mt. Vernon Road and 59th Street at Mt. Vernon on the east. The no-outlet situation was intended to be corrected by the intersection at Quartz Avenue. A temporary access is proposed by this amendment that would allow emergency to the Jasper Meadows neighborhoods if either 57'h Street or 59th Street were blocked. No other infrastructure or ser:vice issues are raised by this modification that will affect the remaining elements of the Plan. IV. Conformance with Approval Criteria SDCSection 5,13-135 Final Master Plan-Modifications describes the approval criteria that are to be applied to a Final Master Plan Modification. The approval criteria found in Section 5.3-135 references the approval.criteria for the Preliminary Master Plan. As such, the Preliminary Master Plan criteria have 4 . . been included in this narrative. This section includes excerpts from the applicable criteria found in various subsections of 5.13-135. Suggested findings are. offered as a response to the apolicable review criteria. SDC Section 5.13-125 "A. Plan/Zane Cansistency. The existing ar proposed zoning shall be consistent with the Metro Plan diagram and/or opplicable text. In addition, the Preliminary Master PIon shall be in compliance with applicable City Refinement Plan, Conceptual Development Plan or Plan District standards, policies and/or diagram and maps. Finding # 1. TransPlan (July 2002) is the regional transportation system plan which guides transportation facility development in Springfield. TransPlan includes a map showing proposed nodal development areas in Eugene and Springfield. The TransPlan Nodal Development Area map shows two nodal development areas in the vicinity of the Jasper Meadows Master Plan. Nodal area 9H will serve the Jasper Meadows area. Moving the intersection south will best allow transportation connections tobe made with the Jasper Meadows subdivision to the intended nodal area which will have a small commercial core area with higher density residential development surrounding it. The Draft Jasper Natron Specific Development Plan was prepared for the purpose of implementing the conceptual nodal development pattern shown on the TransPlan map. The Jasper Natron Plan map includes a conceptual road system that already locates the intersection with the Bob Straub Parkway south of Quartz Ave. The proposed modification to show a relocation of the intersection with Bob Straub is consistent with TransPlan and the Draft Jasper Natron Plan which implements TransPlan. Figure 4. Excerpt from TransPlan and from Draft Jasper Natron Specific Development Plan 5 . . B. Zoning District Standards. The Preliminary Moster Plan sholl be in compliance with applicable standards of the specific zoning district and/or overlay district. [No change in zoning is proposed. This criterion is not applicable to this master plan modification proposal] C. Transportation System Capacity. With the addition of traffic from the proposed development, there is either sufficient capacity in the City's existing transportation system to accommodate the development proposed in all future phases or there will be adequate capacity by the time each phase of development is completed. Adopted State and/or local mobility standards, as applicable, shall be used to determine transportation system capacity. The Preliminary Master Plan shall also comply with any conditions of approval from a Metra Plan diagram and/or text amendment regarding transportation and all applicable transportation standards specifif!d in SDC Chapter 4. , . Finding # 2. The approved Plan shows that a total 'of 312 single family and 270 cluster dwelling units will be constructed at buildout. Needed transportation system capacity is calculated using the expected number of trips generated by planned development within the boundaries of the planning area. In this case the applicants, submitted a Transportation Impact Analysis (Appendix D of the Plan) that estimated needed capacity and showed how the system of streets connections would meet the projected need. Finding # 3. In approving the Jasper Meadows Preliminary and Final Master Plans in 200S, it was 'concluded that the proposed transportation system shown in the Plan was adequate to meet the projected need generated by the Jasper Meadows development at build out. Finding # 4. The proposed modification does not affect the capacity of the street connection or the design configuration of Bob Straub Parkway intersection. No new dwelling units are proposed and no new trip generation is created by this modification, thus no increase in needed capacity is created. The modification simply acknowledges the relocation of the intersection to a point about 630 feet south of the Plan boundary. The final location and intersection design will be reviewed and approved by the City and or County. With no increase in trip generation, no increase in capacity is required. D. Parking. Parking areas hove been designed to: facilitate traffic safety and ovoid congestion; provide bicycle and pedestrian connectivity within the property and to nearby tronsit stops and public areas. The Preliminary Master Plan sholl also comply with all applicable vehicular and bicycle parking standards specified in SDC Chapter 4. [No change is proposed that affects parking. This criterion is not applicable to this master plan modification proposal] E. Ingress-egress. Ingress-egress points have been designed to: facilitate traffic safety and avoid congestion; provide bicycle and pedestrian connectivity within the property and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; and minimize driveways on arterial and collector streets as specified in this Code or other applicable City rmd State regulations. The Preliminary Master Plan shall also comply with all applicable ingress/egress standards specified in SDC Chapter 4. Finding # 5. Ingress and egress generally refer to accessing a development such as a shopping center. In this case, ingress-egress shall refer to the access to and from the Jasper Meadows Subdivision 6 . . from Bob Straub Parkway. As mentioned previously, the proposed modification relocates the proposed street connection and intersection with the Bob Straub Parkway farther south. Finding # 6. The July 2003 right-of-way dedication agreement commits the City to coordinate access for property owners contributing land for the Parkway. The follow-up agreement with Gordon Webb signed iri July 2007, locates the access point to the Parkway for the Jasper Meadows development about 600 feet south of the original Quartz Avenue connection with the Parkway shown on the Plan. The new intersection, as per the agreement, will be in the vicinity of the farm road that currently intersects the Parkway south of Quartz Ave. Access shall be provided to Jasper Meadows, but the connection to the Parkway will be across Webb/ Arlie & Company property, south ofthe Plan boundary. Finding # 7. The Jasper Meadows Master Plan was approved under the old 1997 Springfield Uniform Fire Code (SUFC) adopted by Springfield City Council on December 7'h, 1998. The SUFC did not have. .' , requirements for a secondary access at the time when the Jasper Meadows Master Plan was developed and proposed in the 2003 to 2004 time period. The master plan was reviewed and approved under the 1997 code. The final master plan was adopted in 2005. Finding # 8. Requirements for secondary access were first required in the 2003 International Fire Code. The IFC was adopted with State of Oregon amendments by the Oregon Office of State Fire Marshal (OSFM), under authority of ORS 476.030, as the 2004 Oregon Fire Code (OFC) on October 1, 2004. The City of Springfield, as an exempt jurisdiction, followed suite and adopted the OFC with local amendments as the Springfield Fire Code (SFC) by ordinance on October 18, 2004. Secondary access requirements have been maintained in each of the successive code adoptions in the 2007 and 2010 editions of the SFC. Finding # 9. Phase 10 of the Master Plan on the west side of Bob Straub Parkway, included a connection to the south side of this development which would provide secondary access to the west side of the development (Phases 4,6,7,8 and 10. All except Phase 10 are complete). This is the proposed Quartz Avenue and South 57'h Street extension. Finding # 10. 2010 Springfield Fire Code Dl07.1, One- or two-family dwelling residential developments, states, "Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section Dl04.3." There are two exceptions. The first exception, dealing with automatic sprinklers in all of the dwelling units, does not apply. The second exception may apply: "2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official." Finding # 11. 2010 Springfield Fire Code Dl04.3, Remoteness, states, "Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses." Both the original and agreement-modified proposed intersections would meet this requirement. Finding # 12. There are approximately 150 dwelling units on the west side of Bob Straub Parkway as a result of this development under the Jasper Meadows Master Plan that can only be accessed from a 7 . . . single intersection on Mount Vernon Road and South S7th Place at this time. Two possible choke points include South S7'" Place just south of the intersection and South 58th Street between Obsidian Avenue and Pumice Place. Finding # 13. The updated SUFC now limits the length of no-outlet streets serving neighborhoods. This policy seeks to avoid a situation where a blocked street prevents emergency vehicles from responding to a call for assistance. This new state fire policy was not in force at the time of the original . master plan approval in 2004/2005. Finding # 14. Modification of the original Master Plan triggers application of the new fire policy. Approval of the original master plan assumed that the Quartz/ Bob Straub Parkway intersection would be constructed as the subdivision began to build.out. Removal of the Quartz intersection from the Master Plan, as proposed in this amendment, limits access to homes in Jasper Meadows to a no-outlet ~ ~ . street east of the Parkway (59 Street at Mt Vernon) and another no-outlet street west of the Parkway (57th Street atMt. Vernon). If either of these streets were blocked near Mt. Vernon, the subdivision would be cut off from access by emergency vehicles. Finding # 15. Continuation of the no-outlet street access situation risks delays in fire response. The proposed Master Plan amendment includes a temporary access to the Parkway using the original Quartz Ave. right-of-way. This temporary access is shown on the Master Plan Amendment as a gravel road with a gate that will provide the needed emergency access but would be locked to prevent use by the public. Finding # 16. The proposed temporary gated access complies with the updated state fire standard and is an acceptable interim measure to Springfield Fire and life Safety staff. The temporary access would be removed when secondary access is achieved by the construction of the new intersection with the Parkway to the south and the gated access is no longer needed. F. Availability of Public Utilities. Existing public utilities, induding, but not limited to, water, electricity, wastewater facilities, and storm water management facilities either have sulfident capadty ta support the proposed development in all future phases adequately, or there will be adequate capacity available by the time each phase af development is completed. The Public Works Director or appropriate utility pravider shall determine capacity issues. The Preliminary Master Plan shall also comply with applicable utility standards specified in SDC Chapters 4 and 5. Finding # 17. As previously mentioned, no additional development or expansion of the number of residential units to be built are proposed by this modification to the Jasper Meadows Master Plan. No increased demand on existing public utilities, including, but not limited to, water, electricity, wastewater facilities, and storm water management facilities will result.from the modification. No additional capacity shall be required to support the approved Jasper Meadows Master Plan or any of its future phases because ofthis modification. G. Protection of Physical Features. Physical features, including, but not limited to slopes 15 percent or greater with unstable soil or geologic conditions, areas with susceptibility to flooding, significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourses (WQLW) Map and their associated riparian areas, wetlands, rock 8 . . outcroppings and open spaces and areas of historic and/or archaeological significance as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240 shall be protected as specified in this Code or in State or Federal law. The Preliminary Master Plan shall also comply with applicable physical feature protection standards specified in SDC Chapter 4. Finding # 18. A wetland identified on the Springfield Local Wetland Inventory as "W18d" traverses the Jasper Meadows development. The Plan called for the fill and mitigation of about S.3 acres of 12.2 wetland acres on site. That mitigation included the creation of 5 acres of new wetlands and the enhancement of .3 acres of existing wetlands to replace the 5.3 acres that were filled. The approved Plan included a wetland fill and mitigation plan that was approved by the Oregon Department of State Lands. No change in the design of the Plan is proposed by this modification that will affect any sensitive or protected features under the provisions of this criterion. The design protections afforded the , wetlands found within the Plan boundary shall continue and are not affected by this modification. H. Phosing Plan. The Phasing Plan shall: demonstrate that the canstructian af required public facilities sholl occur in 0 logical sequence, either in conjunction with, or prior to each phose, or that there ore apprapriate financial guarantees os specified in Subsection 5.13-120 M. to ensure the phased public facilities construction will occur. [This praposol does not chonge the phosingofthe moster plan. This criterion does is not applicable to this master plan modification proposal] I. Adjacent Use Pratectian. The proposed Preliminary Moster Plan contains design, elements including, but not limited to landscaping/screening, porking/traffic management, and multi-modal transportation that limit and/or mitigate identified conflicts between the site and adjacent uses. (6238)." [The proposed change does not contain or alter any design elements. This criterion does is not applicable ta this master plan modification proposal] The design and construction of the new intersection on the Bob Straub Parkway shall be triggered by future development on the properties south of the Jasper Meadows development. The street connector , linking Jasper Meadows to the new intersection with the intersection shall be somewhat lengthened, but the overall connectivity to the Parkway established by the approved master plan shall remain. 2. Any other applicable standard af this Cade that may be required to justify the proposed modification. " Finding # 27. No other applicable standard shall be required to justify the proposed modification. IV. Conclusion SDC Section 5.13-135 Final Master Plan-Modifications describes the approval criteria that are to be applied to a Final Master Plan Modification. This report narrative suggests findings that respond to the approval criteria .and support a conclusion that the proposed modificati~n to the Jasper Meadows Master Plan meets the criteria for approving such modifications. 9 . . Current Jasper Meadows Master Plan Diagram ~j\o~'~~~;:, . \ ........- ....-- '.~1'~'--' .. :~ "':-::"~'-"~;""'-' "-,.;..-. " .;~ :,;, , -...:.. ;;:.. .'. ~:4lt;;:"""';:~;"~;'""__'" \ \ '=-.c... III '" ;\i '\'\ '\" ,;0" "'''1>'-- ''-.:~'' ''-':'>'-:'~ -...:~, \'\ \ \' Ii ,\ J ~.~ !1 t , j ~ i I ) , r- , : I I 1 :r,.'. I 'I f~;:::"':IJ!"';""~~-lilC " .Sql,(~ -.,~""., . __._". I' ,:.:;_.,'~- ':":. .,ft. ,,-J'''.;. .;:' .':",.." ""_'""', .~'_'r."'-^','''"",,:-,,,'',, I\'\ llflA"><<; 9C1I..E .~ ~~, I.!'/ . -,'-'> . This diagram shows the originally planned Quartz Avenue connection with the Bob Straub Parkway. The planned intersection has been moved about 600 feet to the south, by an agreement signed by Lane County, the City of Springfield and the affected property owner, Gordon Webb on whose property the future intersection will now be located. . . Proposed Jasper Meadows Master Plan Diagram as Amended 61U1'HCSC.o.L.E: ~~ _.J '~OQ ~-~.....-J' '" \;,. ~ i '~ ' .,." ""~, , " J )1 I { - ..... ---------~---- I I I I .\ I 0\ I \;. \1 ,\, _ _\~r' ~ I . " ~. '." "';.:,~~~':';'-~"\:~<:<'; APPRO)!. LOCATI'JN.J OF b.MI:.RG::NCr MID GMI:.S Jl) /lCCl:.S:;CS UTUrr ACCESS ROAD TO BntI STRAUB \ \ '. \ This diagram shows the elimination of the Quartz Avenue connection and the installation of gated emergency and utility access that would be closed to general public access,