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Home My WebLink AboutComments PLANNER 1/12/2007 '. TYPE II TENTATIVE LAND DIVISION, PRE-SUBMITTAL CHECKLIST . SPA_NOFIELD Project Name: Skyline Estates Hillside Subdivision Project Proposal: Subdivide an existing property into a lot Hillside/Cluster Subdivision. Case Number: PRE2007-00001 Project Address: South 71 st Street, Springfield OR 97478 Assessors Map and Tax Lot Number(s): 18-02-02, TL 500 & 600, 18-02-02-24, TL 1600, 1800 Zoning: LDR , Appl'icable Refinement Plan: Refinement Plan Designation: ~.H~ ~tJ. Pre-Submittal Meeting Date: January 12, 2007 ThiS P~-..50(bM..,~ ~ DoWtJ 6. RA \:l€.l) To A j) I M b<t-se.d\.lfo Y1 %e... 1e.0e-l 0+ l()ccrrn~5 --::rb Application Submittal Deadline: July 18, 2007 Associated Applications: HD, TF CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM REVIEW OF Plannin Trans ortation Utilities Sanita & Storm Sewer Fire and Life Safet Buildin er NAME Jim Donovan Gar McKenne Eric Walter Matt Stouder Gilbert Gordon Dave Puent PHONE 726-3660 726-4585 726-1037 736-1035 726-2293 726-3668 APPLICANT'S DEVELOPMENT REVIEW TEAM Owner Skyline Estates Attn: Roy Gray PO Box 117 Walterville OR 97448 Applicant Stephen Keating PE Keating Engineering 188 West B St Springfield, OR 97477 1/12/07 ~RE - S 06lY\ lli7l1- 1~!'2: D7 I of' I+{)~ 1 . .. TENTATIVE LAND DIVISION APPLICATION PRE-SUBMITTAL CHECKLIST PLANNING o Application Fee discuss the applicable fees o One additional copy of the Land Division Plan reduced to 8'h"x 11" Complete Incomplete See Notes Ii1il Ii1il ~ If!!I ~ 8 Vz" x 11" Copy of Land Division Plan o Copy of the deed and a preliminary title report Issued within the past 60 days documenting ownership and listing all encumbrances. If the applicant is not the property owner, written permission from the property owner is required. , Complete Incomplete See Notes mmI ~ ~ o Tentative Land Division Plan Complete Incomplete See Notes Ii01 ~ ~ Ii01 t.=l I4il ~ ,~ ~ I%i:I ~ ~ ~ ~ ~ 1'0'! ~ r::;n lE!W. ~ ~ ~. ~ ~ IiI ~ ~ 1/12/07 Deed and Preliminary Title Report Prepared by an Oregon Licensed Land Surveyor in accordance with ORS 92 All existing and proposed easements 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 Location, widths and names of all existing and proposed streets, alleys, dedications or other right-of- ways within or adjacent to the proposed land division Location of existing 'and required traffic control , devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways . and bike trails Location, size and type of plantings and street trees in any required planter strip 2 . 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 o . Phased Development Plan required if redivision is proposed. The plan must include the boundaries and sequencing of each proposed redivision. Any redivision must progress in a sequence promoting street connectivity between the .various phases of the development and accommodating other required public improvements. ffiZI ~. ~ . ~ Complete Incomplete See Notes ~ ~ Phased Development Plan rr;:;t ~ Notes: 1) Please provide a copy of all deed documents with the submitted title report. 2) See HDP requirements and tree felling plans. All tree conservation and vegetation easements must be shown on plans. All cut and fill and corresponding slope easements must be shown on plans. 3) See HDP requirements contained in Article 26. Building envelopes for each lot must be shown with the proposed finish grades. 4). Please explain the un buildable parcels on the south side of the main intersection. S) Please propose a neighborhood mailbox location. (US Post Office) 6) Please show all sidewalks on subdivision plans and Hillside Development Plans. 7) Please provide street tree information on subdivision plans and in Hillside Development Vegetation and .Re-veg"etation Report. 8) All proposed utility locations. Assuming street side PUEs will accommodate all utilities within hillside developments is not sufficient. 1/12/07 . 3 . . As noted here and at Additional Materials, Applications and Permits below, the following information is required for re-submittal: ) 1) The application must include a response to all subdivision and hillside development standards and criteria of approval. A Hillside Development Plan meeting SDC 26.070(5) and showing all relevant information from other required reports. A Hillside Development Plan Document shall explain the combined cluster and lot ,size method of development proposed and how it meets the standards of SDC 26.050 In addition to the requirements of Subsection (5) the plan and documents shall include at a minimum: building envelopes and impervious areas for each lot, existing and proposed grades including finish floor elevations for structures, any , geotechnical or foundation requirements on each lot, prohibited driveway access points, street grades, tree conservation areas, cluster areas with common open spaces ,delineated, open water ways to be preserved. 2) The current tree stand assessment must be replaced with a fuli forestry report for inclusion in Tree Felling applications and Hillside Development Plans. The plan should include at a minimum: aerial photos and grade information, riparian areas, open waterways, proposed protection areas with methods for retaining stands, specimen and street trees. The timing of removal and preservation shall be addressed in the report. 3) The application must include a response to cluster standards of SDC 16.100 with plans and profiles of proposed structures to demonstrate compliance. 4) Please explain current access and use of easements across adjacent properties , and the SUB tank site. Additional comments not related to the completeness of the application: Public involvement will be considerable; the applicant should consider neighborhood outreach with the neighbors to the south. The City would participate in a limited basis. The engineer and geotech have considerable work to do, the applicant should consider hiring a private planner to coordinate the project. Considering the amount and type of information missing and required, a second Pre- Submittal meeting shall be required to review the updated submittal. ' 1/12/07 4 ~.e-oo. 0000.1.. <5.ft:.YLI N"E .7T~ 1/ I'%-{ 01 i ~. fA c..~E-N. ti.'7 TENTATIVE LAND DIVISION APPLICATION PRE-SUBMITTAL CHECKLIST A' . TRANSPORTATION N' Aight-of-Way Approach Permit application must be provided where the property has /' frontage on an Oregon Department of Transportation (ODOT) facility. Complete Incomplete See Notes fIl Copy of ROW approach Permit Application )II III o Traffic Impact Study-four copies of a study prepared by a Traffic Engineer in accordance with SDC Section 32.020(1)(c). Traffic Impact Studies (TIA) allow the City to analyze and evaluate the traffic impacts and mitigation of a development on the City's transportation system. In general, a TIA 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 TIA must also address, if needed, City, metro plan and state land use and transportation policies and objectives. Complete Incomplete See Notes II 1m.. ;ei>, ",;?, J;T;iil ~ Traffic impact Study o Tentative Land Division Plan Complete Incomplete See Notes fa (I) Location and type of existing and proposed street lighting ~ f':il'il," ~ ~ E;;l;I.... ~ f:STI,," _,_0'.:- "'.;~',\ III Location, widths and names of all existing and proposed streets, alleys, dedications or other right-of- ways within or adjacent to the proposed land division &m Ei:iiI..;;.... ,~ 8 ~ Location of existing and required traffic control devices (I) Notes: --$~eer I-~Ctw-nN. 4 lvtp'PC'LE.\l\~TS V\J 1(",(.,. 13-E:? f!..~/tzl:?O. 7nlm4 4 I ('I.C'-"i.<'Jll.(.(,l1'?, ( / (ec:TIV') , "-/~(/iV .-~.J{ --'1"".J(j,....e ':~7f'o,.~ . . . S, ofF 7/ &f 5id {;~, fd S"'lcf,'v~';'..... '. '. ' . . . ,'. f-Y(~J I 1/2/0'7 ,:"Ilcu^,- ' 5, lepL.( .' SITE PLAN REVIEW APPLICATION PRE-SUBMITTAL CHECKLIST '-='tI/(l~, 0o.'C'A.Ch'l , J)ep"S h~ Ncw~c< I 3. . FIRE o Site Plan Complete Incomplete See' Notes Jiiii1.~.' ueill On-site vehiCular circulation ~, ~ o Improvement and Public Utilities Plan Complete Incomplete See Notes ~ ~ 8 m Location .of existing and required fire hydrants and similar public facilities Notes: Additional Comments not related to the completeness of the application: /, The access and design at the entry of the proposed Hillside Development Site Plan requires what appears to be a significant amount of fill and a retaining wall. Any geotech report shall consider the following requirement for this single access: Fire apparatus access roads shall support an 80,000 lb. imposed load per 2004 Springfield Fire Code 503.2.3 and Springfield Fire Code Appendix 0102.1. . :<. No parking on one side of the 28 foot wide apparatus access roads and na parking on both sides of the 24 and 20 foot wide apparatus access roads per SFC 503.2.1. "No Parking-Fire Lane" signs shall be pasted on one side of the 28 foot wide fire apparatus access roads and on both sides of the 24 and 20 foot wide fire apparatus access roads per SFC 503.3 and SFC Appendix 0103.6. i{ The narrative states that the houses ar~ to be sprinklered, which allows for only one access road for this development perSFC 107.1, Exception 1 and avoids the limitations of the 50 foot maxiinum . . 5. . . . distance for fire access to each building per Springfield Developmerit Code 26.090(1): A requirement, shall be written in the Covenants, ' . Conditions and Restrictions requiring homeowners to maintainthese sprinkler systems per National Fire Protection Association document NFPA 130 Standard for the Installation of Sprinkler Systems in One- and Two-Family Dwellings and Manufactured Homes for the life of the buildings. Fire hydrants: An additional fire hydrant shall be placed in the vicinity of lots 10, 11 or 12 to provide a water supply for this area of the proposed development. & The narrative describes steps to be taken as part of its wildfire. protection plan. A Hillside Development Site Plan shall be submitted identifying the location of the building envelopes on each lot and the primary protection zones on each lot for verification of compliance with SDC26.090(2).y 7.. A vegetation report shall be submitted for city staff to verify compliance with SDC 26.090(3) , ,.' " ~ ' . . . TENTATIVE LAND DIVISION APPLICATION PRE-SUBMITTAL CHECKLIST BUILDING Notes: Additional comments not related to the completeness of the application: G~W~ ~.~.~ rz~~~~' ~ I'~p 1/12/07 9 . . TENTATIVE LAND DIVISION APPLICATION PRE-SUBMITTAL CHECKLIST PUBLIC WORKS ENGINEERING o Site Assessment of Existing Conditions Complete Incomplete See Notes IZI EJ EJ IZI EJ EJ EJ IZI EJ 'I( 1W D 0 IZI EJ IZI m CJ o IZI EJ EJ ILl IZI [] IZI EJ IZI 1/12/07 Prepared by an Oregon licensed Landscape Architect or Engineer Vicinity Map 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 Required setbacks to the proposed new property lines for existing structures to remain on site 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 The 100-year floodplain and flood way 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 The Time of Travel Zones, as specified in Article 17 of the Springfield Development Code and delineated on the Wellhead Protection Areas Map on file in the Development Services Department Physical features including, but not limited to trees 5" in diameter or greater when measured 4 '12 feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report 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 5 . . o Tentative Land Division Plan Complete Incomplete See Notes ~ [g] ~", :,,,,.,.., .,".'. r:;;;:1 It:2J r::;;;FI I.G1cl1 Lf!I ~ ~ ~ I:;-j1 eI ~ [g] r;;-g ~ fi'%il ~ I:;-j1 ~, ~ ~ I:;-j1 Lr.JMI fh1 'l:..i!I ~ [g] f"'J ~ fh1 tf..:J r::;;;FI u:iill ~ ~ o Grading and Paving Plan Complete Incomplete See Notes =,'A tDJ ~ [g] EJ, .. ., ,','.. fh1 h:JJ ~ EJ"" p',\ "." 'r;::i1 tl:J ~ ~ EJ, "g ,,>'2 1112/07 . Prepared by an'Oregon Licensed Land Surveyor in accordance with ORS 92 All existing and proposed easements 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 Location and type of existing and proposed street lighting Location, widths and names of all existing and proposed streets, alleys, dedications or other right-of- , ways within or adjacent to the proposed land division Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways and bike trails Location, size and type of plantings and street trees in any required planter strip 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 Prepared by an Oregon Licensed Civil Engineer 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 6 . . LJ ~ m The size and location of storm water management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained ~ [J 0 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) [] ~ 0 Amount of proposed cut and fill o Stormwater Management System Study provide four (4) copies of the study with the completed Stormwater Scoping Sheet attached. (See attached for Storm water Scoping Sheet). The plan, calculations and documentation must be consistent with the Engineering Design Standards and Procedures Manual. Complete Incomplete See Notes 8 LJ Scoping Sheet and attached Stormwater Management System Study o [gJ Notes: l.Soil report suggests areas that may be challenging to develop. Please submit a follow- up report that specifically addresses foundation types for proposed development. 2. Plan sheet C1.0 will be required to be stamped by a Registered Land Surveyor Additional comments not related to the completeness of the application: 1/12/07 7 . . . 1. Show the roof drainage and sanitary sewer 'stubs to each lot. This is needed to determine if any lots will need to be served with back-lot systems. 2. Show all applicable easements, existing and proposed, for ponds, swales, slope . easements, etc. Any system taking public water will need to be provided with a public drainage easement. 3. Provide sufficient maintenance access to inlet and outlet locations for swales located onsite. Refer to the Engineering Design Standards and Procedures Manual for more specific details. 4. Meet w/Staff to discuss technical issues related to the drainage study (i.e. - routing, basin calculations, storm event calculations, underground drainage pipes, etc.). 5. Provide an enlarged drainage basin map with an expanded off-site area to show the whole drainage basin. This will allow staff to determine how much off-site area will drain into the new proposed systems. 6. One pond, shown on lot 16, is not shown on all sheets. Please revise. 7. Provide a water quality manhole in front of all detention pipes to cleanse stormwater prior to entering the underground detention pipes. Refer to chapter 4 of the EDSPM for more details. 8. Recommend showing profile drawings of the street and pipe systems to see how systems will mesh with the Geotech recommendations. f 0 ~ !1oJuu . II ;-2-/07 . . ANY REQUIRED ADDITIONAL MATERIALS, APPLICATIONS OR PERMITS IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING EITHER THE.DEVELOPMENT ISSUES MEETING OR THE PRE- APPLICATION REPORT FOR Mo"RE DETAILED INFORMATION: Applicable Not Applicable [g] IfjI 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 Section 16.100(3) Riparian Area Protection Report For properties located within 150 feet of the top 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 applicable, address the additional standards of the overlay district [g] [;jj .rg] ~' !ii" .."'''. r:-:I ~ rg] [g] 8"l Lllfr:J [g] 8"l ~ If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC Article 38 . A wetland delinea.tion 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 . [g] r;:;;1 JJziJ ~ [g] I!i!I [g] Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted with the land use application Where applicable, any Discretionary Use, Variance or Modification of Provisions as specified in SDC Article 10 or 11 ~ ~. rg] 1/12/07 11 . . . THIS APPLICATION IS: D COMPLETE FOR PROCESSING ~ INCOMPLETE AND NEEDS MISSING INFORMATION NOTED ABOVE ~~~ ty Planner ~ 1/;:vft7 . . Date This is not a decision on your application. Springfield Development Code Sectio 3.050(3)-(6) and Oregon Revised Statutes 227.178 require the City take final a' on a limited land use decision within 120 days after the application is deemed c ete. The 120- day processing period for this application begins when all the missin . ormation is submitted or when you request that the City proceed without th . ormation. You must indicate by either signing this form or by submitting a wri response to the City within seven days of the date of this form asserting your i ions regarding the provision of the missing information. If you indicate herein or . our written response that the missing information will be submitted, then you 180 days from the date the application was submitted for Pre-Submittal Review provide the City with the missing information. If you refuse to submit the missing inf ation, then upon receipt of the full application packet and processing fee, the City wil eem the application complete for purposes of starting the 120- day clock and begin pr ssing the application. No new information may be submitted after the start of the 12 ay period unless accompanied by a request for an extension of the 120-day proce ngtime. Upon receipt of a request for extension, the City may extend the 120-day p . d for a reasonable period of time. l'he City may also reqUire additional fees if the ne . formation is submitted after the Notification to Surrounding Property Owners is sen ut and a second notification is required or if the new information substantially affects application proposal and additional review is required. I, the owner/applicant, intend to submit all missing items indiCated herein to the City w;U:il. the 189 dc:, U..._l:..e. ..r;,. lit.- ~&~~fr~"C54t3mdld ~.=~ 4dM~ J)1I>1/),,/o? Owner/Applicant's Signature .' 1/12/07 12 ,-- . . ~ t-!... 8 ~ I :'\...~