HomeMy WebLinkAboutApplication APPLICANT 6/26/2013 • • •
;City of Springfield SPRINGFIELD
Development Services Department
225 Fifth Street
Springfield, OR 97477
Site Plan Review
Application Type (Applicant: check one)
Site Plan Review Pre-Submittal: 0 Major Site Plan Modification Pre-Submittal: ❑
Site Plan Review Submittal: ❑ Major Site Plan Modification Submittal: ❑
Required Project Information (Applicant: complete this section)
Applicant Name: Dan Weber Phone: 541-687-8445x23
Company: Weber Properties, LP Email:
Address: PO Box 23408 , Eugene OR 97402 dweber @webertacobells . com
Applicant's Rep.: Renee Clough, PLS, PE, AICP Phone: 541-746-0637
Company: Branch Engineering, Inc . Email:
Address: 310 5th Street, Springfield OR 97477 renee @branchengineering. com
Property Owner: Dan Weber Phone: 541-687-8445x23
Company: Weber Properties, LP Email:
Address: PO Box 23408, Eugene OR 97402 dweber @webertacobells . com
ASSESSOR'S MAP NO: 17-03-26-24 TAX LOT NO(S): 2700
Property Address: 1866 5th Street
Size of Property: 0 . 66 Acres Fl Square Feet ❑ I Proposed Density:29units/ac
Proposed Name of Project:
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: Phase 1 :Construct 12 new units and associated infrastructure . Phase 2 :
Existing Use: Single family residential Replace existing home with 4 new units .
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): 20, 967 sf
Si • natures: Please si•n and •rint our name and date in the a• •ro•riate box on the next •a•e.
Required Project Information (City Intake Staff: complete this section)
Associated Applications: Pty /3- O303( \M) Signs:
Pre-Sub Case No.: ea 13- dote) Date: 6/24:112, Reviewed by:
Case No.: Date: Reviewed by:
Application Fee: $ )y Technical Fee: $ C Postage Fee: $C
TOTAL FEES: $ �xL/ - . tSM/a )y5 f� 9@HMI i1A2 ! 62 /? �
- Z
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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.
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: c
Date: /..2..1/..5r
ure
�a n/e L % Wel€
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 submitted.
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
JUN 2 6 2013
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Site Plan Review 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.
0 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.
4 Site Plan Review Application Form
0 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. The narrative should also include the proposed number of employees
and future expansion plans, if known.
ri Copy of the Deed
0 Copy of the Site Plan Reduced to 8'/2"x 11", which will be mailed as part of the
required neighboring property notification packet.
❑ State or Federal Permits Required - The applicant must demonstrate that an
application has been submitted for any required federal or state permit and provide a copy
of the application upon request.
IN Completed Attached Scoping Sheet
Three (3) Copies of the Following Plan Sets for Pre-Submittal OR
Three (3) Copies of the Following Plan Sets for Submittal:
Q 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.
is All plan sets must be folded to 81/2" by 11" and bound by rubber bands.
Please Note:
• These plans must provide enough information to enable the City to
determine that the proposed development is feasible, but are not
necessarily required to be detailed construction level documents.
• The City's Engineering Design Standards Manual, while not land use
criteria, may be used in whole or n part, by the City Engineer to determine
the feasibility of a proposed plan.
• Nothing herein should be interpreted as implying any requirement in
contradiction of Oregon Statute or Oregon Administrative Regulation.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
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a. Site Assessment of Existing Conditions
NI Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
S Vicinity Map
0 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, size,
setbacks from property lines, and distance between buildings.
❑ 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 floodway 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
IN 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
0 Physical features including, but not limited to trees 5" in diameter or greater when
measured 4 1/2 feet above the ground (stands of more than five (5) trees may be
shown as a cluster with mix of trees species noted), riparian areas, wetlands and rock
outcroppings
b. Site Plan
IN Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
0 Proposed buildings: location, dimensions, size (gross floor area applicable to the
parking requirement for the proposed use(s)), setbacks from property lines, and
distance between buildings; measured setbacks shall be prepared by an Oregon
licensed Surveyor when minimum setbacks are shown.
0 Location and height of existing or proposed fences, walls, outdoor equipment, storage,
trash receptacles, and signs
0 Location, dimensions, and number of typical, compact and ADA parking spaces;
including aisles, wheel bumpers, directional signs, and striping. ADA routes from public
rights-of-way whall be designated including at grade connections
NI Dimensions of the development area, as well as area and percentage of the site
proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and
other impervious surfaces
ig Observance of solar access requirements as specified in the applicable zoning district
0 On-site loading areas and vehicular and pedestrian circulation
0 Access to streets, alleys, and properties to be served, including the location and
dimensions of existing and proposed curb cuts and curb cuts proposed to be closed
0 Location, type, and number of bicycle parking spaces
19 Note location of existing and planned Lane Transit District facilities (within 1/2 mile)
Fl Area and dimensions of all property to be conveyed, dedicated, or reserved for
common open spaces, recreational areas, and other similar public and semi-public uses
PRE-SUBMITTAL REC'D
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❑ Phased Development Plan — where applicable, the Site Plan application must include a
phasing plan indicating any proposed phases for development, including the boundaries
and sequencing of each phase. Phasing must progress in a defined sequence
addressing street connectivity between the various phases and accommodating the
logical extension of other required public improvements, including but to limited to,
sanitary sewer, stormwater management, water and electricity. The applicant must
clearly indicate which phases are proposed for approval under the current Site Plan
application and which are deferred to future review procedures.
c. Existing Improvement and Public Utilities Plan
IN Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
Fl Location and width of all existing easements
Q Location, widths (of paving and right-of-way), and names of all existing streets, alleys,
dedications or other right-of-ways within or adjacent to the proposed development,
including jurisdictional status other than City. Indicate connection points for roof
drainage.
0 Location and type of existing street lighting
0 Location of existing and required traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units, waterline backflow preventers and similar
public facilities
fl Location, width, and construction material of all existing and proposed sidewalks,
sidewalk ramps, pedestrian access ways, and trails
MI Location and size of existing 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. Detail must be proportionate
to the complexity of the proposed project.
Fl Show existing and proposed spot elevations or contours, and direction of drainage
patterns.
d. Proposed Grading, Paving, & Utilities Plan
TA Prepared by an Oregon licensed Civil Engineer, except where noted below
TA The approximate size and location of storm water management systems components
1I Location, widths (of paving and right-of-way), and names of proposed streets, alleys,
dedications or other rights-of-ways within or adjacent to the proposed development
Location and width of all proposed easements
0 Location and type of proposed street lighting
❑ Information on existing slopes over 5% shall be prepared by an Oregon licensed
surveyor and be drawn with one foot contour interval lines; land with a slope over 10
percent shall be shown with 5 foot contour interval lines
PRE-SUBMITTAL REC'D
JUN 2 6 2013
e. Landscape Plan
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❑ Prepared by an Architect, Landscape Architect, or other Landscape Professional
approved by the Director
❑ Location and dimensions of landscaping and open space areas to include calculation of
landscape coverage
❑ Where applicable, screening in accordance with SDC 4.4-110
❑ Location of existing and proposed street trees
f. Architectural Plans
0 Where abutting residentially zoned properties, exterior elevations of all proposed
structures over 140 square feet for the development site, including height, shall be
shown
g. On-Site Lighting Plan
❑ Location, orientation, and maximum height of exterior light fixtures, both free standing
and attached
❑ Type and extent of shielding, including cut-off angles, and type of illumination,
wattage, and luminous area
Additional Materials That May be Deferred at the discretion of the applicant until
Final Site Plan or Building Permit Submittal:
RI List in chart form the proposed types of landscape materials (trees, shrubs, ground
cover). Include in the chart genus, species, common name, quantity, size and spacing
❑ Where plants are proposed as part of the stormwater management system, a planting
plan shall be provided.
• Irrigation Plan showing of irrigation lines, required backflow preventers and above
ground utilities.
❑ Photometric test report for each light source.
0 An applicant may submit conceptual floor plans in order to have staff address
Resolution of potential nuisance conflicts
Additional Materials That May be Required by the Director:
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:
la Copy of a Preliminary Title Report issued within the past 30 days documenting
ownership and listing all encumbrances.
❑ A developer may be required to prepare a Traffic Impact Study (TIS) to identify
potential traffic impacts from proposed development and needed mitigation
measures.
0 Where a multi-family development is props 2 _su ti i terials to
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demonstrate compliance with SDC 3.2-240
❑ 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
the Soils Survey indicates the proposed development area has unstable soils and/or
a high water table, or if required by the City Engineer
❑ Where the development area is within an overlay district, address the additional
standards of the overlay district on plans and narratives
❑ Where physical aspects of a proposed development, including but not limited to
scale, odor noise, glare or vibration, will impact less intensive surrounding uses,
the Director may request submittal of conceptual floor plans or other information
necessary to determine compliance with applicable standards.
❑ 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
❑ The applicant must demonstrate that an application has been submitted for any
required federal or state permit and provide a copy of the application upon request
❑ Where any grading, filling or excavating is proposed with the development, a Land
and Drainage Alteration permit must be submitted prior to development
❑ Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100
and 5.21-100
❑ An Annexation shall be submitted prior to submission of 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
PRE-SUBMITTAL REC'D
JUN 2 6 2013
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üranch
tNtINEERING_
Since 1977
June 25,2013 civil t r a n's p o rta t i o n
structural • geoiechnical
4.: S�U'R'V EYiI.N-G
WEBER PROPERTIES, LP
MULTI-FAMILY DEVELOPMENT
TM 17-03-26-24, TL 2700
Branch Engineering Inc. Project No. 13-02o
PROJECT OVERVIEW
The site is currently developed with one single family residence addressed as 1866 5th
Street. The northern side of the site is currently developed as an access and utility corridor for
the three tax lots (two under-developed and one undeveloped) west of the site. The remainder
of the site is currently yard space.
This proposal is to construct a multi-family residential development in conformance with
the High Density Residential (HDR) zoning. The existing single family residence has recently
undergone an extensive remodel. The developer would like to retain this structure so long as it
is in good repair. Therefore development of this site has been broken into two phases. Phase 1
will consist of twelve new units in two new buildings with the existing residence being retained
for a total of thirteen units. Phase 2 will be a replacement of the existing residence with an
additional four units for a total of sixteen units. To encourage diversity, a variety of unit sizes
and types are proposed.
A Development Issues Meeting was held for this site on February 21, 2013 under PRE13-
00003.
CODE COMPLIANCE ANALYSIS
The following is an analysis of the proposal's compliance with all relevant code criteria.
Because a design for Phase 2 is not known at this time,the code compliance discussion is limited
to Phase i unless specifically stated otherwise in the response.
3.2-205 Establishment of Residential Zoning Districts
D. High Density Residential District (HDR). The HDR District applies within the HDR
designation and:
1. Establishes sites for residential development where primarily multifamily dwellings
are permitted and the density range is 28 to 42 dwelling units per net acre. Density
fractions will be rounded up to the next whole number. As specified in Section 3.2-
215, Footnote 15, HDR lot area and dimension standards may be reduced through the
subdivision application process in order to meet density standards.
The gross site area is 29,038 square feet(0.67 acres), but the net site area is 24,063
square feet (0.55 acres) due to the shared access. The density at the completion of
Phase 1 is 24 units/net acre and at the completion of Phase 2 is 29 units/net acre.
EUGENE-SPRINGFIELD SALEM-KEIZER PRE-SUBMITTAL REC'D Q (n�''11
310 5th Street, Springfield, OR 97477 I p: 541.746.0637 I f: 541.746.0389 I www.branchijeJgln erOnitbhi
• • Weber Properties LP
Multi-Family Development
June 25, 2013
3.2-240 Multi-Unit Design Standards
i. Building Orientation. Multi-unit developments, when abutting a private, local, collector,
or arterial street that has existing or planned on-street parking, shall have the Building
Oriented to the street along a minimum of 5o percent of the site's frontage. (See Figure
3.2-M).The"orientation" standard is met when all of the following criteria are met:
5th Street does not currently have on-street parking and, per the Development Issues
Meeting, none is proposed; therefore, this criteria is not applicable.
2. Building Form. New multi-unit construction shall comply with the following building
form standards. (See Figure 3.2-N)
a. Structures that have i or 2 stories shall not have continuous horizontal distance
exceeding 16o feet(measured from wall end to wall end).
Exception: As specified in Subsection 3.d., below, structures that have 3 or greater
stories shall not have a continuous horizontal distance exceeding 120 feet (measured
from end wall to end wall);
b. Roofs shall have gable, hip, or gambrel forms (minimum pitch 3 to 12) with at least a
6-inch overhang.
c. A minimum of 15 percent of the front façade (area measurement) shall contain
windows or doors. All windows and doors shall provide 4-inch trim or be recessed
(i.e., into the front façade)to provide shadowing.
d. Garages attached to living units and accessed from the street (front setback) shall be
recessed at least 4 feet behind the front façade of a dwelling structure
e. Exterior building elevations shall incorporate design features including offsets,
balconies, projections, window reveals, or similar elements to preclude large
expansions of uninterrupted building surfaces. Along the vertical face of a structure,
the features shall occur at a minimum of every 30 feet, and on each floor shall
contain a minimum of 2 of the following features:
f. Recesses (eg., deck, patio, courtyard, entrance, window reveals) that have a
minimum depth of 3 feet;
g. Extensions (eg., floor area, deck, patio, entrance) that have a minimum depth of 2
feet and a minimum length of 4 feet; and/or
h. Offsets or breaks in roof elevation of 2 feet or greater in height.
Please refer to the plans included in this submittal for a graphic depiction of how the
criteria above are met. Sub-section d(garage recess of 4 feet) is not applicable because
the garages are not accessed from the street.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
Branch Engineering, Inc. _,.W_ Page 2of14
• • Weber Properties LP
Multi-Family Development
June 25, 2013
3. Transition and Compatibility between Multi-unit and LDR Development. Multi-unit
developments adjacent to properties designated LDR shall comply with the transition
area and compatibility standards listed below, unless it can be demonstrated that
adjacent LDR property is committed to a non-residential use (e.g., church) that is
unlikely to change (See Figures 3.2-0 and 3.2-P). In evaluating the status of an adjacent
property,the Metro Plan designation shall take precedent over the current zone or use.
The Metro Plan does not designate any of the adjacent properties LDR; therefore this
criteria is not applicable.
4. Storage. Multi-unit development shall provide space for trash receptacles, storage and
equipment as specified in the following standards (See Figure 3.2-M):
a. Adequate, accessible and secure storage space shall be provided for each dwelling. A
minimum of 112 cubic feet of enclosed storage is required separate from the living
unit. Garages and storage units adjoining a dwelling (e.g., attached to decks and
patios) shall qualify as storage space;
As shown on the plans included in this submittal, each dwelling unit has either a
storage area or garage.
b. Trash receptacles shall be screened from view by placement of a solid wood fence,
masonry wall, or similar sight-obscuring, gated enclosure, from 5 to 6 feet in height.
Obscuring landscaping shall be planted a minimum 24 inches in height at planting
around all exposed sides of the wall or fence, unless breaks are provided for gates.
See also, Section 4.4-11o;
The trash enclosure will be screened by a fence and vegetation. The final selection
offencing material and plants will be made at the time of construction.
c. No trash receptacles shall be located in any front yard setback, or within 25 feet of
property lines abutting LDR zoned or designated properties.
The trash enclosure is not within the front yard setback and no abutting properties
are LDR zoned or designated.
d. Ground-mounted equipment, including exterior transformers, utility pads, cable
television and telephone boxes and similar utility services, shall be placed
underground, where practicable. When placed above ground, equipment shall be
placed to minimize visual impact; or screened with a wall or landscaping. When
walls are used they shall be tall enough to completely screen the equipment at the
time of the equipment installation. Landscaping shall be planted tall enough to attain
50 percent coverage after 2 years and too percent coverage within 4 years.
No new ground mounted equipment is proposed.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
Branch Engineering, Inc. Page 3 of l4
• • • Weber Properties LP
Multi-Family Development
June 25, 2013
5. Open Space. Multi-unit developments shall provide both Common Open Space and
Private Open Space as specified in the following standards(See Figure 3.2-Q):
a. General. Inclusive of required yards, a minimum of 15 percent of the gross site area
shall be designated and permanently reserved an open space. The total required
open space is the sum of setbacks, common open space, and private open space.
Inventoried natural features (including regulated wetlands) and/or historic features
on-site may be counted toward up to 5o percent of common open space
requirements. See Chapter 6 for definitions of open space; open space, common; and
open space, private.
The site is 29,038 square feet; therefore at least 4,356 square feet(=29,038*o.i5) of
open space must be provided. Please refer to the data included on the plans for a
tally of the provided open space.
b. Common Open Space shall be provided in all newly constructed multi-unit
developments as specified in the following standards:
i. A minimum of 0.25 square feet of common open space shall be required for each
square foot of gross residential floor area;
The proposal includes 8,233 square feet of gross residential floor area;
therefore 2,058 square feet (=8,233*0.25) of common open space is required.
When calculating the gross residential floor area, the storage units were
included, but the outside stairs were excluded. The square footage for the
existing residence was obtained from RLID. Please refer to the data included on
the plans for a tally of the provided open space.
ii. Common open space areas provided to comply with this standard shall be at least
500 square feet with no horizontal dimension less than 15 feet;
As shown on the plans included in this submittal, all areas designated as
common open space meet this criteria.
iii. A maximum of 15 percent of the common open space can be on slopes greater
than 25 percent; and
The site does not have any slopes greater than 25 percent.
iv. Multi-unit developments shall designate within common open space a minimum
of 250 square feet of active recreation area (including, but not limited to:
children's play areas, play fields, swimming pools, sports courts) for every 20
units or increment thereof.
As shown on the plans included in this submittal, 250 square feet of active
recreation area is provided.
v. Placement of children's play areas shall not be allowed in any required yard
setback or transition area;
As shown on the plans included in this submittal, the children's play area is
internal to the development.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
Branch Engineering, Inc. Page 4 ofl4
• • Weber Properties LP
Multi-Family Development
June 25, 2013
vi. Landscaping and/or natural vegetation shall occupy a minimum of 5o percent of
required common open space. On-site natural resources and historic features
which are accessible to residents may be used to partially or fully satisfy this
requirement.
With the possible exception of the active recreation area, the open space will be
landscaped, exceeding the 5o% minimum. Selection of the plants will be made
during the construction process.
vii. Indoor or covered recreational space shall not exceed 3o percent of the required
common open space area.
The common open space does not include indoor or covered areas.
viii.Exemptions to the common open space standard may be granted for multi-unit
developments of up to 60 units (or for the first 6o units of a larger project) when
the development is within 1/4 mile (measured walking distance) to a public park;
and there is a direct, improved, permanent, public, Americans with Disabilities
Act (ADA)-accessible, lighted, maintained pedestrian trail or sidewalk between
the site and the park. An exemption shall be granted only when the nearby park
provides active recreation area, as defined by Subsection iv. above.
City staff stated during the DIM that the site does not qualify for this exception.
ix. Phasing shall not be used to circumvent common open space standards.
The calculations above refer to just Phase 1. However, the provided common
open space significantly exceeds the minimum to ensure adequate space will
remain after completion of Phase 2.
x. Common Open Space does not include required yards or transition areas unless
authorized under Sections 3.2-245 or 3.2-250.
No transition areas apply to the site and all areas identified as Common Open
Space are outside the required yards.
c. Private Open Space shall be provided in all newly constructed multi-unit
developments to comply with the following standards:
i. All private open space shall be directly accessible from the dwelling unit through
a doorway;
ii. Dwelling units located at or below finished grade, or within 5 feet of finished
grade, shall provide a minimum of 96 square feet of private open space, with no
dimension less than 6 feet; and
iii. Private Open Space provided may be deducted from the require amount of
Common Open Space.
All ground level units are provided with fenced private open space. The units in
the westerly building have approximately 26o square feet (nominally to feet by
26 feet) and the units in the northeasterly building have approximately 102
square feet (nominally 6 feet by 17 feet). Please refer to the plans included in
this submittal for a graphic depiction of how the criteria above are met.
PRE-SUBMITTAL REC'D
Branch Engineering, Inc. JUN 2 6 2013 Page5of14
• • Weber Properties LP
Multi-Family Development
June 25, 2013
6. Landscaping, Fences and Walls. Multi-unit developments shall provide landscaping as
specified in Section 4.4-105 and the following standards(See Figure 3.2Q):
a. A minimum of 15 percent of the site shall be landscaped with a mix of vegetative
ground cover, shrubbery and trees. Trees, a minimum 2 inches (dbh) in caliper, and
shrubbery, a minimum of 24 inches in height, shall be planted. Bark mulch, rocks
• and similar non-plant material may be used to compliment the cover requirement,
but shall not be considered a sole substitute for the vegetative ground cover
requirement;
The site is 29,038 square feet; therefore at least 4,356 square feet (=29,038*0.15)
must be landscaped. Please refer to the plans included in this submittal for a
graphic depiction of how this criterion is met. Selection of the plants will be made
during the construction process.
b. Planter strips shall be required for all multi-unit development of collector and
arterial streets, but is optional on local streets. Planter strips shall be a minimum of
4.5 feet wide, placed between the back of curb and the sidewalk, along public or
private streets;
The curbside sidewalk along 5th Street is existing; therefore this criterion is not
applicable.
c. Street trees, a minimum 2 inches (dbh) caliper, shall be placed within the planter
strips between the curb and the sidewalk. Street trees shall be planted 1 per every 30
linear feet(minimum) of street frontage, as specified in Section 4.2-140.
There is no planter strip; therefore this criterion is not applicable.
d. Fences in front yards and along any frontage used to comply with the building
orientation standard shall be limited to 3 feet in height. Fences in other yards shall
comply with the fence standards specified in Section 4.4-115, and the vision clearance
standards specified in Section 4.2-130; and
No fencing is proposed in the front yard or vision clearance area. The perimeter
fencing complies with the maximum 6 feet established in Table 4.4-1. The Private
Open Space fencing for the northeasterly building is 4 feet to provide privacy
without overwhelming the shared access or the enclosed space.
e. The use of native and/or drought-tolerant landscaping is encouraged. All
landscaping shall be irrigated with a permanent irrigation system unless a licensed
landscape architect submits written verification that the proposed plant materials do
not require irrigation. The property owner shall maintain all landscaping.
The selection of plants and design of an irrigation system will occur during the
construction process.
7. Pedestrian Circulation. Multi-unit developments with more than 20 units shall provide
pedestrian circulation as specified in the following standards (See Figure 3.2-R):
The proposal only includes 13 units in Phase 1 and 16 units in Phase 2; therefore this
criterion is not applicable. PRE-SUBMITTAL RECD
Branch Engineering, Inc. JUN 2 6 2013 Page of 14
• Weber Properties LP
Multi-Family Development
June 25, 2013
8. Parking. Multi-unit developments shall provide parking design as specified in the
following standards:
a. Parking lots shall be placed to the side or rear of buildings as specified in the
Building Orientation Standards. Parking shall not be placed along that portion of the
street where building frontages are used to comply with the building orientation
standard.
The building orientation standard is not applicable to this site; therefore this
criterion is not applicable.
b. Lighting shall be provided for safety purposes, and focused/shielded to avoid glare
on adjacent properties or dwellings as specified in Section 4.5-100.
Standard residential entry lights will be installed beside the main door of each unit.
Illumination from these fixtures is adequate to guide a pedestrian without creating
a nuisance to adjoining properties or other units on this site.
c. There shall be i planter island for every 8 parking spaces. Planter islands shall be a
minimum of 6 feet wide, exclusive of the curb, the full length of a parking space
containing 1 shade tree (a minimum 2 inches (dbh) in caliper at planting) and
vegetative ground cover. Trees shall be specimens capable of attaining 35 feet or
more in height at maturity and shall not produce excessive fruit, nuts or sap (i.e., die
to pest damage). Bark mulch is not an acceptable substitute for vegetative ground
cover in the planter island. Water quality features may be incorporated into planter
islands. Landscape areas shall be evenly distributed throughout the perimeter of
interior parking areas, where practicable. See Section 4.4-1o5F. for recommended
shade trees;
A planter island has been placed in approximately the middle of the parking tier
with more than eight stalls. All parking has landscaping area adjacent. Selection
of plants and tree(s) for the island and other parking landscaping will be
performed during the construction process.
d. A minimum 6-foot wide planter area shall separate and visually screen parking from
living area windows. The planter area shall include a mix of ground cover, shrubbery
and trees with appropriate growth habitat (i.e., for narrow planters and any height
limitations including balconies, overhangs, and eaves). Shrubbery in this planter
area shall be at least 24 inches in height at the time of planting, and trees a minimum
of 2 inches(dbh) in caliper at the time of planting.
A planted buffer is included between living area windows and the parking.
Selection of plants and tree(s) for the buffer will be performed during the
construction process.
e. Parking lots shall be connected to all building entrances by means of internal
sidewalks.
Internal walkways connect all parking areas to all building entrances.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
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• • Weber Properties LP
Multi-Family Development
June 25, 2013
f. All parking stalls fronting a sidewalk, or landscaped area shall be provided with a
secure wheel bumper not less than 6 inches in height and setback from the front a
minimum of 2 feet to allow for vehicle encroachment. Wheel bumpers, if used, shall
be a minimum of 6 feet in length. As an option, the sidewalk or planter may be
widened 2 feet beyond the minimum dimension required to allow for vehicle
encroachment. The sidewalks and planters shall be protected by a curb not less than
6 inches in height See also, Section 4.6-12oC.;
As shown on the plans included in this submittal, wheel bumpers will be included in
every parking stall. As also shown on the plans included in this submittal, a
standard 6-inch curb separates all parking stalls from the adjoining walkway
and/or landscaping.
g. On corner lots/parcels, parking areas shall not be located within 3o feet of an
intersection, as measured from the center of the curb return to the edge of the
parking area(curb or wheel stop).
The site is not a corner lot; therefore, this criterion is not applicable.
h. All parking, maneuvering and loading areas abutting a property line or right-of-way
shall provide perimeter lot/parcel landscaping. A minimum 5-foot wide planting
strip shall be planted with shade trees, a minimum 2 inches (dbh) in caliper, and a
low level(eg 3o to 4o inches) evergreen hedge.
All parking areas along property lines have a minimum 5-foot wide planted buffer.
Selection of plants and trees for the buffer will be performed during the
construction process.
i. Decorative walls may be used in place of the hedge in Subsection h., above, and shall
be placed no closer than 4 feet from the property line. The decorative wall shall be a
minimum of 30 inches in height and no more than 40 inches in height, and shall
comply with the vision clearance standards specified in Section 4.2-130. Decorative
walls shall be constructed of textured concrete masonry (CMU) or similar quality
material, and include a cap. The wall may be partially see-through(up to 4o percent)
as appropriate for security purposes. The area between the wall and property line
shall be landscaped with shade trees.
As shown on the plans included in this submittal, vegetative buffering will be used;
therefore this criterion is not applicable.
j. Parking area landscaping shall be designed to reduce storm water runoff(eg through
infiltration swales or other measures), as practicable; and
As discussed in the Stormwater Management Plan and Drainage Study, vegetative
treatment methods are not employed in this project. However, the landscaping will
not be graded steeply towards the parking and drive areas thus encouraging the
stormwater to stay within the landscape area and infiltrate rather than runoff.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
Branch Engineering, Inc. Page 8 of 14
• • Weber Properties LP
Multi-Family Development
June 25, 2013
k. Bicycle parking shall be provided as specified in Section 4.6-140-155 and may be
incorporated into the landscaping design.
Compliance with the bicycle parking criteria is discussed later in this Written
Statement.
9. Vehicular Circulation. Multi-unit developments shall provide vehicular circulation as
specified in the following standards (See Figure 3.2-R):
a. The on-site driveway (or private street) system shall connect with public streets
abutting the site;
All vehicular areas connect to the public street.
b. Shared driveways shall be provided whenever practicable to minimize cross turning
movements on adjacent streets. On-site driveways and private streets shall be
stubbed to abutting MDR/HDR properties, at locations determined during Site Plan
Review process to facilitate development of shared driveways;
The currently shared access will continue to be shared. Additionally, it is located
such that future extension will facilitate development on those properties.
c. Multi-unit developments 8 acres or larger shall be developed as a series of complete
blocks bounded by a connecting network of public or private streets with sidewalks.
The average block size within a multi-unit development shall be a maximum of 4
acres in size. Portions of the site with wetlands, slopes greater than 15 percent and
wooded areas subject to Section 5.19-100 shall be exempt from this standard,
however, sidewalk or pathway connections are required as an alternative to street
connections,when practicable.
This site is less than 1 acre; therefore, this criterion is not applicable.
d. Parking areas shall be accessed from alleys when properties abut an alley, or an alley
can reasonably be extended to serve the development.
No alleys abut the property or are available for extension.
4.6-115 Vehicle Parking— Parking Lot Design
All off-street parking areas shall comply with the following dimensional standards:
Please refer to the plans included in this submittal for a graphic depiction of how this criterion
is met. It should be noted that a motorcycle parking stall has been included even though it is
not acknowledged in the code.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
Branch Engineering, Inc. Page 9of 14
I/ Weber Properties LP
Multi-Family Development
June 25, 2013
4.6-120 Vehicle Parking— Parking Lot Improvements
All parking areas shall conform to the setback, vision clearance, planting and screening
provisions of this Code and shall be completed prior to occupancy. Required parking spaces
shall be improved as follows:
A. All parking areas shall have a durable, dust free surfacing of Asphaltic concrete, Portland
cement concrete or other materials as specified in the Building Safety Codes and
approved by the Building Official. Parking lot surfacing shall not encroach upon the
public right-of-way.
As shown on the plans included in this submittal, the current expectation is that the
parking and drive areas will be surfaced with asphalt; however, the developer reserves
the right to revise the surfacing type to concrete during the construction process.
B. Adequate drainage improvements shall be provided to dispose of all on-site run-off.
Provisions shall be made for the on-site collection of drainage waters to eliminate sheet
flow onto sidewalks, public rights-of-way, and abutting private property. All drainage
systems shall be approved by the Building Official and shall be constructed in
conformance with the Building Safety Codes.
As shown in the Stormwater Management Plan and Drainage Study included in this
submittal, the stormwater collection and treatment system has been designed in
accordance with the City of Springfield's Engineering Design Standards and
Procedures Manual.
C. All parking stalls fronting a sidewalk, alley, street, landscaped area or structure shall be
provided with a secured wheel bumper or linear curb not less than 6 inches in height to
be set back from the front of the stall a minimum of 2 feet to allow for vehicle
encroachment. Wheel bumpers shall be a minimum of 6 feet in length. Curbs shall be
constructed in conformance with the Standard Construction Specifications.
As shown on the plans included in this submittal, wheel bumpers will be included in
every parking stall. As also shown on the plans included in this submittal, a standard
6-inch curb separates all parking stalls from the adjoining walkway and/or
landscaping.
D. Backing into the public right-of-way, other than alleys is prohibited. EXCEPTION:
Parking areas of less than 4 spaces on a residentially zoned lot/parcel may back into the
public right-of-way.
The parking, maneuvering and drive area layout does not require vehicles to back into
the public right-of-way. Although the parking area in the southeast corner qualifies for
the exception, it was still designed to allow vehicles to turnaround prior to entering the
public right-of-way.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
Branch Engineering, Inc. ---- Page 10 of 14
• • Weber Properties LP
Multi-Family Development
June 25, 2013
E. All spaces shall be permanently and clearly marked unless the Director determines that
the spaces should not be marked for safety considerations. Old striping shall not be
visible after being replaced by new striping.
As shown on the plans included in this submittal, all spaces will be.permanently and
clearly marked.
F. Parking areas shall be designed to connect with parking areas on abutting sites within
the same zoning district to eliminate the use of the street for cross movements.
The shared access will connect future parking areas to the parking areas in this
development without cross movements on public streets.
G. Not more than 3o percent of the total parking spaces in a parking lot may be designated
for compact cars. These spaces shall be signed and/or the space painted with the words
"Compact Car Only."
None of the parking stalls are compact.
H. Parking Spaces For Disabled Persons.
1. Parking spaces for disabled persons and accessible passenger loading zones that
serve a particular building shall be located as close as possible to a building entrance.
2. The number and dimensions of parking spaces for disabled persons shall be as
specified in Section 1104 of the Structural Specialty Code.
Please refer to the plans included in this submittal for a graphic depiction of how the
criteria above are met.
I. Motor Vehicle Parking Space Reduction Credit. Bicycle parking may substitute for up to
25 percent of required vehicular parking. For every 5 non-required bicycle parking
spaces that meet the short or long term bicycle parking standards specified in Table 4.6-
3, the motor vehicle requirement is reduced by 1 space. Existing parking may be
converted to take advantage of this provision.
Although six extra bike parking spaces are provided allowing the option of reducing the
required vehicle parking by one space, this application does not request this credit.
4.6-125 Vehicle Parking— Parking Space Requirements
The following parking standards have been established according to use and apply to that use in
any zoning district.
Table 4.6-2 requires 20 parking spaces (1.5 spaces/dwelling unit, rounded up to the nearest
whole number). As shown on the plans included in this submittal, 20 spaces have been
provided.
4.6-145 Bicycle Parking— Facility Design
A. The required minimum number of bicycle parking spaces for each principal use is 3
spaces. Specific requirements per use are given in Section 4.6-155. Additional bicycle
parking spaces may be required at common use areas. Fractional number of spaces shall
be rounded up to the next whole space.
The quantity of bicycle parking spaces is discussed later in this Written Statement.
PRE-SUBMITTAL PFC'D
Branch Engineering, Inc. JUN 2 6 2013 Page ii of 14
•
• • Weber Properties LP
Multi-Family Development
June 25, 2013
B. Each bicycle parking space shall be at least 2 by 6 feet with an overhead clearance of 7
feet, and with a 5-foot access aisle beside or between each row of bicycle parking, and
between parked bicycles and a wall or structure. Bicycles may be lipped vertically for
storage but not hung above the floor. Bicycle parking shall be provided at ground level
unless an elevator is easily accessible to an approved bicycle storage area. Each required
bike parking space shall be accessible without removing another bicycle.
As allowed under 4.6-150(6) the storage units are utilized as the long term bicycle
parking. An extra six short term bicycle parking spaces are provided near the tandem
parking spaces. The walkway adjacent to the short term bicycle parking provides a 5-
foot access aisle. The concrete pad for the rack is 7-feet deep by 14 feet long (2 feet
between bicycles and 2-feet between the end bicycles and the pad edge)per the Ribbon,
Spiral, or Freestanding Rack (with access from only one side) dimensions in Figure
4.6-B Dimensions for Commonly Used Racks. The detailed design of the pad and rack
will be performed during the construction process.
C. All required long-term bicycle parking spaces shall be sheltered from precipitation.
Short-term bicycle parking is not required to be sheltered.
The storage units and garage provide shelter for all the required long term bicycle
parking spaces. The extra six short term bicycle parking spaces are not sheltered.
D. Direct access from bicycle parking spaces to the public right-of-way shall be provided
with access ramps, if necessary, and pedestrian access from the bicycle parking area to
the building entrance.
The internal walkways connect all the bicycle parking to the building entrances and the
public right-of-way. Additionally, the shared access provides a connection to the public
right-of-way.
4.6-15o Bicycle Parking— Facility Improvements
A. Bicycle Parking Location and Security
1. Bicycle parking shall consist of a securely fixed structure that supports the bicycle
frame in a stable position without damage to wheels, frames or components and that
allow the frame and both wheels to be locked to the rack by the bicyclist's own
locking device; and to be provided within a convenient distance of, and clearly visible
from, the main entrance to the building as determined by the City. Bicycle parking
racks,shelters or lockers shall be securely anchored to the ground or to a structure.
The detailed design of the rack will be performed during the construction process,
but it is expect it will be the Ribbon, Spiral, or Freestanding Rack (with access from
only one side) style shown in Figure 4.6-B Dimensions for Commonly Used Racks.
The bicycle enclosure is centrally located and easily found from all building
entrances.
PRE-SUBMITTAL REC'D
JUN 2 6 2013
Branch Engineering, Inc. Page 12 of 14
• Weber Properties LP
Multi-Family Development
June 25, 2013
2. Bicycle parking shall be separated from motor vehicle parking by a barrier, curb or
sufficient distance to prevent damage to parked bicycles.
A standard 6 inch curb and 5 foot walkway separate the short term bicycle parking
from the vehicular parking.
3. Where bicycle parking facilities are not directly visible and obvious from the public
right-of-way, signs shall be provided to direct bicyclists to the parking. Directions to
sheltered facilities inside a structure may be signed or supplied by the employer, as
appropriate. Short-term parking shall be made available to the general public.
The short term bicycle parking is directly visible and obvious from the intersection
of the shared driveway and 50,Street.
4. Bicycle parking may be located inside a building on a floor, which has an outdoor
entrance open for use, and which does not require stairs to access the space.
EXCEPTION: The director may allow parking on upper stories within multi-story
residential buildings.
Most of the storage units used for long term bicycle parking are at ground level
with an outdoor entrance. The three upstairs units in the northeast building have
storage units that are not on ground level. An exception is requested to allow these
storage units to qualify as the long term bicycle parking for these units.
5. Bicycle parking and bicycle racks shall be located to avoid conflict with pedestrian
movement and access. Bicycle parking may be located in the public sidewalk or
right-of-way where there is a minimum 5 feet between the parked bicycle and the
storefront and does not conflict with pedestrian accessibility.
The bicycle parking does not interfere with pedestrian circulation.
6. For multi-family dwellings with required bike parking, requirements may be met
through the provision of individual garages or storage units. For housing relying on a
common garage and without storage units, bicycle racks shall be provided in the
garage.
The garage and storage units have been counted as providing the required bike
parking for the associated units.
B. Businesses with changing rooms and shower facilities or other additional amenities that
encourage bicycling or other alternative modes of transportation by employees or
patrons may be eligible for a reduction of Transportation System Development Charges
if the City Engineer determined a decrease in vehicle trips will result.
This development is residential, not commercial; therefore, this criterion is not
applicable.
4.6-155 Bicycle Parking— Number of Spaces Required
The following parking standards have been established according to land use
Table 4.6-3 requires 13 long term spaces (i space/dwelling unit). As shown on the plans
included in this submittal,13 long term spaces and 6 short term have been provided.
PRE-SUBMITTAL REC'D
Branch Engineering, Inc. JUN 2 6 2013 Page 13 of 14
• . Weber Properties LP
Multi-Family Development
June 25, 2013
4.2-120 Site Access and Driveways
A. Site Access and Driveways—General
1. All developed lots/parcels shall have an approved access provided by either direct
access to a:
a. Public street or alley along the frontage of the property;
This development has direct access to a public street along the frontage of the site.
B. Driveway access to local streets is generally encouraged in preference to access to streets
of higher classification. EXCEPTION: Driveway access to arterial and collector streets
may be permitted if no reasonable alternative street access exists or where heavy use of
local streets is inappropriate due to traffic impacts in residential areas.
1. Where a proposed development abuts an existing or proposed arterial or collector
street, the development design and off-street improvements shall minimize the
traffic conflicts.
2. Additional improvements or design modifications necessary to resolve identified
transportation conflicts may be required on a case by case basis.
City staff stated during the DIM that the site may continue to utilize both existing curb
cuts. In conformance with that discussion, the majority of the vehicles are directed to
the northern curb cut and the number of parking spaces accessible from the southern
curb cut are not more than the estimated current usage of the curb cut.
C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as
specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and
Procedures Manual and the Public Works Standard Construction Specifications.
Per Table 4.2-2 Driveway Design Specifications, the driveways must be between 24
and 35 feet. The southern driveway is 24 feet and the northern driveway is 26 feet.
The northern driveway was widened from the minimum to meet the minimum fire code
width. Table 4.2-2 Driveway Design Specifications also establishes the minimum
throat depth as 18 feet. The northern driveway exceeds this minimum, but the southern
driveway has a throat depth of 17.2 feet. This was maximized as much as possible
given the site conditions; working from west to east the following minimum dimensions
were used to establish the parking stall's curb line: 6 foot planter strip,5 foot walkway,
9 foot ADA stall, 8 foot ADA loading zone, 9 foot parking stall. In the DIM city staff
stated that the 18 foot minimum was to reduce conflict between parked vehicles needing
to reverse from their space and vehicles queued to enter the street. Given the small
number of parking stalls utilizing this driveway and that the parking stall is on the
opposite side from the vehicles queued to exit, the conflicts are adequately minimized.
5th Street is classified as an arterial street. Per Table 4.2-4 Minimum Separations
Between a Driveway and the Nearest Intersection Curb Return on the Same Side of the
Street, the driveway must be a minimum of 200 feet from the Q Street intersection curb
return. The southern edge of the southern driveway is approximately 290 feet from the
point of curvature for the Q Street intersection curb return.
PRE-SUBMITTAL REC'D
Branch Engineering, Inc. JUN 26 2013 Page 14 of 14
% 1
110 1111
gtnTo Lane County Clerk 2012-024271
Pbst.AmenemmTgle Lane County Deeds& Records
600c9Q°bRoad 05/17/2012 02:31:05 PM
,Valtene&OW.97,4°1 RPR-DEED CnY-1 Stn=1 CASHIER 05
310.00311.00310.00316.00 $47.00
After teLuniing return to:
Weber Properties Limited Partnership
PO Box 23408
Eugene,OR 97402
Until a change is requested all tax
statements shall be sent to the
following address:
Weber Properties Limited Partnership
PO Box 23408
Eugene,OR 97402
File No.: 7191-1854685(RDP)
Date: May 15, 2012
STATUTORY WARRANTY DEED
Janell Cobarrubias, Grantor, conveys and warrants to Weber Properties Limited Partnership, an
Oregon limited partnership,Grantee,the following described real property free of liens and
encumbrances,except as specifically set forth herein:
LEGAL DESCRIPTION: Real property in the County of Lane, State of Oregon,described as follows:
THE EASTERLY 199.0 FEET OF THE FOLLOWING: BEGINNING AT A POINT IN THE WEST LINE
OF FIFTH STREET OF THE TOWN OF SPRINGFIELD,OREGON,EXTENDED WHICH IS 299.61
FEET NORTH OF THE INTERSECTION OF THE WEST LINE OF SAID FIFTH STREET WITH THE
NORTH LINE OF THE MOHAWK COUNTY ROAD;THENCE NORTH ON AND ALONG SAID WEST
LINE OF FIFTH STREET 145.92 FEET;THENCE WEST 627 FEET;THENCE SOUTH 145.92 FEET;
AND THENCE EAST 627 FEET TO THE SAID WEST LINE OF FIFTH STREET AND TO THE
BEGINNING,IN LANE COUNTY,OREGON.
NOTE:This Legal Description was created prior to January 01,2008.
Subject to:
1. Covenants,conditions, restrictions and/or easements, if any,affecting title,which may appear in
the public record, including those shown on any recorded plat or survey.
The true consideration for this conveyance is$115,000.00. (Here comply with requirement of ORS 93.030)
Page 1 o 2 PRE-SUBMITTAL REC'D
JUN 2 6 2013
! cl • •
APN:0218899 St:Autnry Warranty Deed He No.:7191-1854685(RDA)
-continued
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD
INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO
195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17,
CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THIS
INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN
VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACLtPiING
THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE
APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING
TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010,
TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS
AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE
RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305
TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17,
CHAPTER 855,OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010.
Dated this l6 day of QQ . 20
n
le
Ja : -obarrubias
STATE OF Oregon )
)ss•
County of Lane )
This instrument was acknowledged before me on ' '11° day of " ' ' 20 /2-
by Janet!Cobarrubias.
Notary Public for Oregon J Z�
OFFICIAL SEAL My commission expires: /c7 . ?) 111
ROBIN D PARKS
. I' NOTARY PUBLIC-OREGON u
COMMISSION NO.432228 .
MY Ct1W SSSON EXPIRES OCTOBER 73,2072
PRE-SUBMITTAL REC'D
Page 2d z JUN 2 6 2013
• II
,.r<,, First American 17t/e Insurance Company of Oregon
600 Country Cub Road
Eugene,OR 97401
" First American Phn-(541)484-2900
.:1N--• �" r c Fax-(877)783-9167
EXAMINED AND
• H ° .PA D
Order No.: 7191-1854685
May 11, 2012
FOR QUESTIONS REGARDING YOUR CLOSING, PLEASE CONTACT:
ROBIN PARKS, Escrow Officer/Closer •
Phone: (541)484-2900- Fax: (541)484-7321- Email:rparks @firstam.com
First American Title Insurance Companyof Oregon
600 Country Club Road, Eugene, OR 97401
FOR ALL OUESTIONS REGARDING THIS PRELIMINARY REPORT, PLEASE CONTACT;
Ronald Denton,Title Officer
Phone: (541)484-2900 -Fax: (877)783-9167 - Email: radenton @firstam.com
Preliminary Title Report
2006 ALTA Owners Standard Coverage Liability § 105,000.00 Premium $ 463.00
2006 ALTA Owners Extended Coverage Liability $ Premium $
2006 ALTA Lenders Standard Coverage Liability $ Premium $
2006 ALTA Lenders Extended Coverage Liability $ TBD Premium $ TBD
Endorsement 9,22&8.1 Premium $ 100.00
Govt Service Charge Cost $ 15.00
Other Cost $
We are prepared to issue Title Insurance Policy or Policies in the form and amount shown above, insuring
title to the following described land:
The land referred to in this report is described in Exhibit A attached hereto.
• and as of March 14, 2012 at 8:00 a.m.,title to the fee simple estate is vested in:
Janell Cobarrubias
Subject to the exceptions, exclusions, and stipulations which are ordinarily part of such Policy form and
the following:
0 Taxes or assessments which are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the public records; proceedings
by a public agency which may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the public records.
02 Facts, rights, interests or claims which are not shown by the public records but which could be
ascertained by an inspection of the land or by making inquiry of persons in possession thereof.
PRE-SUBMITTAL REC'D
This report is for the exclusive use of the parties herein shown and Is preliminary to the issuance of a
tide insurance policy and shall become void unless a policy is issued,and the full premium paid. JUN 2 6 2013
•
• •
Preliminary Report - Order No.:7191-1854685
Page 2 of s
Easements, or claims or easement, not shown by the public records; reservations or exceptions
in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water.
V' Discrepancies, conflicts In boundary lines, shortage in area, encroachments or other facts which a
correct survey would disclose.
V Any lien, or right to a lien, for services, labor, material, equipment rental or workers
compensation heretofore or hereafter furnished, imposed by law and not shown by the public
records.
The exceptions to coverage 1-S inclusive as set forth above will remain on any subsequently
issued Standard Coverage Title Insurance Policy.
In order to remove these exceptions to coverage in the issuance of an Extended Coverage
Policy the following items are required to be furnished to the Company;additional
exceptions to coverage may be added upon review of such information:
A. Survey or alternative acceptable to the company
B. Affidavit regarding possession
C. Proof that there is no new construction or remodeling of any improvement located on
the premises. In the event of new construction or remodeling the following Is
required:
i. Satisfactory evidence that no construction liens will be filed; or
ii. Adequate security to protect against actual or potential construction liens;
iii. Payment of additional premiums as required by the Industry Rate Filing
approved by the Insurance Division of the State of Oregon '
�! Taxes for the year 2011-2012
Tax Amount $ 1,869.98
Unpaid Balance: $ 1,869.98, plus interest and penalties, if any
Code No.: 01900
Map&Tax Lot No.: 17-03-26-24-02700
Property ID No.: 0218899
City liens, if any, of the City of Springfield.
Note: There are no liens as of March 14, 2012. All outstanding utility and user fees are not liens
and therefore are excluded from coverage.
( An easement reserved in a deed, including the terms and provisions thereof;
Recorded: May 22, 1962, Reception No. 70323, Deed Records of Lane
County, Oregon
To: Alberta K. Stratton and L. D. Stratton
For: Driveway
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Preliminary Report Order No.:7191-1854685
Page 3 of S
0 An easement disclosed in a deed, induding the terms and provisions thereof;
Recorded: May 22, 1962, Reception No. 70324, Deed Records of Lane
County, Oregon
From: Alberta K. Stratton and L. D. Stratton, her husband
To: Lionel Davis Stratton and Lenore Jean Stratton, husband and
wife
For: A driveway as presently located
10 An easement contained in a deed, including the terms and provisions thereof;
Recorded: February 24, 1994, Reception No, 94-13569, Official Records of
Lane County, Oregon
From: Wilda Lomax
To: Wilda Lomax and Lorene Hart
For: Driveway
Affects: The North 20.0 feet
Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: Janell Cobarrubias, a married woman
Grantee/Beneficiary: New Century Mortgage Corporation
Trustee: First American Title
Amount: $182,700.00
Recorded: June 06, 2006
Recording Information: Instrument No. 2006-039319
The beneficial interest under said Deed of Trust has been assigned to Wells Fargo Bank N.A., as
Trustee, for Carrington Mortgage Loan Trust, Series 2006-NC4 Asset-Backed Pass-Through
Certificates, by Assignment recorded July 08, 2011, Instrument No. 2011-031415 .
- END OF EXCEPTIONS -
NOTE: We find no matters of public record again Dan Weber tha will take priority over any trust deed,
mortgage or other security instrument given to purchase the wb' t real property as established by ORS
18.165.
NOTE: According to the public record, the following deed(s) affecting the property herein described have
been recorded within 24 months of the effective date of this report: NONE
Situs Address as disclosed on Lane County Tax Roll:
1866 5th Street, Springfield, OR 97477
THANK YOU FOR CHOOSING FIRST AMERICAN TITLE!
WE KNOW YOU HAVE A CHOICE!
cc: Dan Weber
cc: Janell Cobarrubias
cc: Tara Nagelhout, Emerald Valley Real Estate
59 Santa Clara Avenue, Eugene, OR 97404
cc: , PRE-SUBMITTAL RECD
JUN 2 6 2013
Frst American Tree
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Preliminary Report - Order No.:7191-1854685
Page 4 of 5
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First American Title Insurance Company of Oregon
cyC
SCHEDULE OF EXCLUSIONS FROM COVERAGE •
ALTA LOAN POLICY(06/17/06)
The following matters are expressly excluded from the coverage of this policy,and the Company will not pay lass or damage,costs, attorneys' fees,or
expenses that arise by reason of:
1. (a) My law,ordinance, permit,or governmental regulation (I dudhg those relating to building and zoning) restricting, regulating, prchibing, or
relating to
(I) the occupancy,use,or enjoyment of the Land; •
(ii) the character,dimensions,or bastion of any improvement erected on the Land;
(a) the subdivision of land;or
(iv) environmental protection;
or the effect of any violation of these laws,ordinances, or governmental regulations.This Exclusion 1(a)does not modify oodmlt the coverage
provided under Covered Risk S.
(b) My governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminent domain.This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects,Hens,encumbrances,adverse claims,or other matters
(a) created,suffered,assumed,or agreed to by the Insured Claimant
(b) not Known to the Company,not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not disclosed In writing to
the Company by the Insured Claimant prior to the data the Insured Claimant became an Insured under this policy;
(c) resulting In no loss or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered Risk 11,13,or 14);
or
(e) resulting in loss or damage that would not have been sustained P.the Insured Claimant had paid value for the Insured Mortgage.
1. Unenforceabilty of the Hen of the Insured Mortgage because of the Inability or fadure of an Insured to comply with applicable doing-business lams of the
state where the Land is situated.
5. Invalidity or unenfoneabl8ty In whole or N part of the Hen of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage
and is based upon usury or any consumer credit protection or truth-in4ending law.
6. My deim,by reason of the operation of federal bankruptcy,state Insolvency,or similar creditors'dghts laws,that the transaction creating the lien of the
Insured Mortgage,is
(a) a fraudulent conveyance or fraudulent transfer,or
(b) a preferential transfer for any reason not stated In Covered Risk 13(b)of this policy.
7. My lien on the Tie for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the
• date of recording of the Insured Mortgage in the Public Records.This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b).
•
ALTA OWNER'S POLICY(06/17/06)
The following matters are expressly excluded from the coverage of this policy,and the Company will not pay loss or damage,costs,attorneys'fees,or
expenses that arise by reason of:
1. (a) My law, ordinance, permit, or governmental regulation (Including those relating to budding and zoning) restricting, regulating, prohibiting, or
relating to
• (0 the occupancy,use,or enjoyment of the Land;
(a)the character,dimensions,or location of any Improvement erected on the Land;
(di) the subdMsion of land;or
(iv) environmental protection;
or the effect of any violation of these laws,ordinances,or governmental regulations.This Exckaion 1(a)does not modify or limit the coverage provided
under Covered Risk S.
(b) My governmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminent domain.This Exclusion does not modify or lint the coverage provided under Covered Risk 7 or 8.
1 Defects,dens,encumbrances,adverse claims,or other matters
(a) created,suffered,assumed,or agreed to by the Insured Claimant;
(b) not Known to the Company,not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not disclosed I writing to
the Company by the Insured Oaknant prior to the date the Insured Claimant became an Insured under this policy;
(c) resulting In no loss or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy(however,this does not modify or limit the coverage provided under Covered Risks 9 and 10);or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Me.
4. My claim,by reason or the operation of federal barduuptcy,state insolvency,or similar creditors'rights laws,that the transaction vesting the Title as
shown In Schedule A.Is
(a) a fraudulent conveyance or fraudulent transfer,or
(b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.
. 5. My Hen on the The for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the
date of recording of the deed or other Instrument of transfer In the Public Records that vests Tide as shown In Schedule A.
SCHEDULE OF STANDARD EXCEPTIONS
1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or
by the public records;proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown
by the records of such agency or by the public records.
2. Facts,rights,interests or claims which are not shown by the pubic records but which could be ascertained by an inspection of the land or by making
inquiry of persons In possession thereof.
3. Easements,or claims of easement,not shown by the public records;reservations or exceptions in patents or In Acts authorizing the Issuance thereof;
water rights,claims or tide to water.
• 4. My encroachment(of existing Improvements located on the subject land onto adjoining land or of existing Improvements
located on adjoining land onto the subject land),encumbrance,violation,variation,or adverse circumstance affecting the title
that would be disclosed by an accurate and complete lard survey of the subject land.
5. Any Hen"or right to a lien,for services,labor,material,equipment rental or workers compensation heretofore or hereafter
furnished,Imposed by law and not shown by the public records.
NOTE: A SPECIMEN COPY OF THE POLICY FORM(OR FORMS)WILL BE FURNISHED UPON REQUEST TI 149 Rev.7-73-08
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Preliminary Report Order No.:7191-1854685
Page 5 of 5
Exhibit"A"
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Real property in the County of Lane, State of Oregon, described as follows:
THE EASTERLY 199.0 FEET OF THE FOLLOWING: BEGINNING AT A POINT IN THE WEST LINE OF FIFTH
STREET OF THE TOWN OF SPRINGFIELD, OREGON, EXTENDED WHICH IS 299.61 FEET NORTH OF THE
INTERSECTION OF THE WEST LINE OF SAID FIFTH STREET WITH THE NORTH LINE OF THE MOHAWK
COUNTY ROAD;THENCE NORTH ON AND ALONG SAID WEST LINE OF FIFTH STREET 145.92 FEET;
THENCE WEST 627 FEET; THENCE SOUTH 145.92 FEET;AND THENCE EAST 627 FEET TO THE SAID
WEST LINE OF FIFTH STREET AND TO THE BEGINNING, IN LANE COUNTY,OREGON.
NOTE: This Legal Description was created prior to January 01, 2008.
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Tax Parcel Number: 0218899 •
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PRE-SUBMITTAL REC'D
JUN 2 6 2013
First Ameran Title