HomeMy WebLinkAboutCorrespondence APPLICANT 12/20/2005
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MEYER PARK SUBDIVISION
Spnngtield-Eugene HabItat for Humamty
Steve & Teri Jokinen
4866 Main Street
Springfield, OR 97478
SDC 16.100(.~) Cluster ])el'e[opment
16.100(3)(a) Applicability. Cluster Del'e[opment i"i aform ofsubdivi"iion development
that permits flexibility in dimensional requirements by reducing lot size, setback, street
width and odlCr devel,{}pmental standards to allow more flexible design than' is
permissible under the conventional subdivision process. Cluster Development preserves
open space and criOtes innovative residential designs that emphasize affordabi/ity and
home ownership. Clust-er Development shall be permitted in all residential districts.
The minimum development area shaO be at lea.."it 1 gross acre in size. Cluster
Development shall not exceed maximum density of the applicable zoning District and
the Metro Plan. Density shall be caLculated on the gross acreage.
The proposed] 2-lot cluster subdlV1sion, MEYER PARK 1S located at 4866 MatTI Street
The proposed lots on the northerly portion of the property (Tax Lot #302) range in size
from 2,136 square feet to 4,246 square feet. The homes built on tllese lots will be
between approximately 1,000 square feet and 1,368 square feet. Each home will be
attached to the home(s) on the aqjacent lot(s). The Northerly portion of the property is
zoned MDR and has an acreage of 1.0. The southerly portion of the property (Tax Lot #
300 & 303) is zoned Community Commerc1al and has an acreage of 0.84. The total
acreage of this subdivision is 1.84. We are not proposmg to exceed maximum denSity.
16.100(3)(b) Purpose. The purpose of cluster del'elopment is to Jully implement the
goals and policies of the lUetro Plan by:
The purpose of tills cluster subdiv1slOn 1"1 to Cl cate a res1dential development umque to
the Springfield area. There are vcry few cluster subdivisions within tie Springfield area.
The homes built on the proposed sma1l1ols will be affordable to persons who may not be
able to afford a home on a traditional subdIvisIOn lot. The proposed attached-dwellings
will create diverse housing in the immediate area.
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16.100(1)(h)1. PermiJtinf! developers to use innovative method.. and approaches not
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variety of housing types;
We believe that the proposed attached-dwellings Will be umque to the City of Springfield.
These smaller lots and homes will provide affordable housing for persons with a hmlted
mcome.
16.100(3)(b)2. Encourage injill on larger properties;
The proposed subdivlslOn is located on a parcel with 1.84 acres of land. We are
proposing to create 12 new lots, which will greatly increase density within the area.
16.100(3)(b)3. Lowering deJ'elopment costs by economic provisions ofpublicfaci/ilies;
The proposed sub~~Yr~!,lOn will not be creatmg any new pubhc wastewater Imes or pubhc
storm sewers. Also, there will be no ne\v public streets constructed. All new utilities and
roads will be privately owned and mamtained.
16.100(1)(b)4. Providing cOl1unon open spacejor active and passive use of residents of
the development; and
We are proposing 17,325 sqlL:lre feet of total common area, which IS about 38% of the
total area of the cluster portIon of this subdivision. All residents of the subdiVision will
have access to the common area \Ve are proposing 9,619 square feet of common open
area, wluch IS about 2] % ofthe total area ot the cluster portion of the subdiVision.
16. 100(3) (b)5. Presen'ing natural resources including but not limited to wedand..,
natural drainage wa)'s, constructed open storm water management areas, and wooded
areas by clustering development on tJIO!t'e portions of a site that are suitable of
development
There are no natural resources located on-site.
16.100(1)(c) Review Procedure. All cluster Subdivisions shall be reviewed under the
Subdivision review process.
This cluster subdivision haR been Ruhmltted to the CIty of Springfield under the
Subdivision review process.
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16.100(3)(C)1. Subdivision Del'elopment In all residential districts shaH be rel,iewed
under the Subdivision process specified il1 .1rticle 35; and
Tills cluster subdlvtslon shall be I cVlewed bv the CIty of Sprmgfield under the
subdivision process in Article 35 snc
16.100(3)(d) Permitted Dwellmgs. Structures and Uses. ]he foHowing dwellings,
structures and uses shaH be permitted in all residential districts:
16. 1 0()(3)(d) 1. A ttach ed single-family dwelling, row houses, town houses.
We are proposmg 9 attached smgle-tamlly dwclhngs.
16. 100(3) (d)2. Detaclled .vingle-:.family dwellings.
There IS a detached single-famIly dwellmg on I.ot J 1
16.100(3)(d)3.Duple.xes.
We are proposing 1 Duplex located on f ,ot 7
16.100(3)(d)4. Manufactured dwellings.
We are not proposmg any manufactured dwellings at tillS tIme.
16. 1 00(3)(d) 5 Multi.- Family dwellings (in MD8 and HDR zoning districts)
We are not proposmg any mulh-famtly dwelhngs at this time.
16. 100(3)(d) 6.A ccessory structures and uses permitted in the LDR District
We are not proposing any accessory stmctures at thIS lIme
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16.100(./)(d)1. ConWlOn puhlic and (Irll'ate open .\'paces
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We are not proposmg any common publIc open space. We are proposing 9,619 squale
feet of pnvate open space
16.100(1)(e) Adjustments to Dimensional Standordfi. (Juster Del'elopment allows
reduced lot sizes and setback standards for individual lots, li-ithout exceeding the
maximum density provisions {~f the applicable zoning District and the Metro Pion.
We are proposing 10 lots WIth reduced area. The buildings we are proposing on the 10
lots will have zero side yard setbacks. We are not proposmg to exceed maximum density
for MDR.
EXCEPTIONS:
16.J(JO(1)(e)1. The perimeter o/the del'elopment shull meet the LDR sethacks spec~fied
in Section 16.050 ofd,is Code.
The proposed buildings wIll comply WJlh mInimum LDR setback.s around the penmetel
of the subdivision.
16.100(./)z(e)2. No lnCrea.fie in building lzei.f!ht sllOD be permitted
The proposed butldmgs wIll not exceed 2]. In heIght
16.100(3)(e)3. Solar protection for abutting LDR properties north of the proposed
development shall he required
The properttes located to the north of thIS subdivisIOn are zoned LDR. The foundation of
the proposed buildings located on lots 1-6 will be 16 feet from the northerly boundary
line of the subdivision. The hIghest pOint of the proposed buildings on lots 1-6 will not
exceed 21 feet.
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16. 100(J) (e)4. 'flle maximum/ot CIJl'eraf!l' 01 tlte net development aJ"ea slw/l meet tile
lot coverage standard~ of Section 16.040 of this Code.
The maximum buildmg lot coverage for lots 1-10 should not exceed 35% per lot. The
total impervious surface for lots 1-10, which includes the common drive, sidewalk and
parking should not exceed 50% The total lmpervlOus area for lot 11 wlll not exceed
65%. The total imperviOus area tor lot 12 Will not exceed 75%.
16.100(3)(e)5. Where zero lot line construction i.~ used, spacing between buildings or
clusters of buildings shall be at least 10feet
We are proposmg attached-dwelltngs tor lots] -10. 1 he Units will have firewalls per city
code.
16.100(3)(f) Neighborhood Compatibility. New single-family detached. aJtached. and
tjuplexes constr~c.~l!J!}Ji.ui:~h!~ a cluster development should be gl!.ner~y compatible with
existing homes. The glIal is to reduce the impact of new development on established
neighborhoods by incorporating elements oj nearby. quality building.'i', sud, as
building details, massing, proportions. and materials. To foster compatible residential
development at dIe higher den....itie::.. :mugllt by Ihi... Article. The following standard~
shall be followed.
The new attached smgle-famdy dwelltngs and duplex are compatible With surroundmg
homes. The proposed buildmgs will be between 1,000 square feet and 1,368 square feet
arid are 2-story. Most of the existing houses m the immediate area are 1,200-1,600 square
feet and single-story There are two eXlstmg 4-plexes, which are 2-story, adJacent to the
subdivision.
16.100(3)(/)1. Front Yard Setbacks for Buildings in EstDblivhed ResidentioL Area.
When an existing single-family residence is located within 25 feet of the subject site
and fronts on the same street a.~ a proposed building, a front yard setback similar tt)
that of the nearest single-family residence shall be used "Similar" means the setback _
is within 5 feet of tile setback of tile nearest single-family residence. For example, if the
existing singLe-family resid.ence "as a front yard sethack of 20 feet, then the new
building shall haw a front yard .vetback between 15 and 2J feet If there are two
adjacent single-family residences fronting 011 the same street, then an average
measurement slwll be taken using the two adjacent residences. This standard ::.'ha/J not
cause a front yard setback to exceed 2.5 Jeet.
The average setback of the houses along the adJacent pOltlon of North "A" Street IS 20-25
feet. Due to the location of the proposed pnvate driveway, it is not possible to make the
setback of the proposed bUlldings match tht: setback of the adjacent houses.
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16.100(3)(f)2. Building Height Transition. TalL buildings shall step-down to provide a
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vertically expanded building~' within 25 jeet (as measured horizontully) of an adjacent
LDR property line wid, an exi,,'ting single story huilding tltat iv less than 21 feet in
height The standard is met when the height of the taller building or portion of the
taller building does not exceed tIle height lif the shorter building by more than J feet
within the 25-foot llOl'izontal zone.
The proposed bUlldmgs on lots 1-6 all.: 16 feet south 01 the N011herly houndary of tillS
subdivision. The houses on the lots to the north are at least 20 feet north of the NortheIly
boundary of this subdIvision The portions of the proposed buildmgs on lots 1-6, WhICh
are located wIthm the 25-1'oot honzontallOne, will not be more than 5' greateI 111 heIght
than the houses located on the lots <.hrectly to the North
16.100(1)(g) Specific Development Standard v fOl' Single-Family Dwellings. 7ne
following design standards appl)' to Single-famil)' detached, Single-family attached
(less than 3 attached unw.') find Duplexes:
16.100(3)(g)J. Building Orientation and Connectivity to the fronting Street.
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All of the proposed hUlldmgs have th\.:lr hont door facmg the proposed pnvate street
16.100(1)(g)2. DweHing units sllUlll,m'e a door opening directly to the fronting street
A minimum 3-foot ..vide walkway shall connect tIle door to tile street The wallrn'ay
shall be constructed of (l permanent hard smface (not gravel) and located direc.tly
between the street sidewalk and the front dllor. This walkway shall not be part of the
driveway area.
The proposed dwelling umls do not have lronlagc on a public street [he proposed houses
have their front door opening directly to pnvate JCCC'ss easement. A 3-foot wide concrete
walk will connect the front door to Ihe dnvcway TIlt: driveway will connect to the
pnvate dnve. There are more than .3 umts connected on each SIde of the pnvate access
drive.
16.100(3)(g)1. Garage Dllors. Garage door placement and design sllall meet tile
following conditions:
We are not proposing any garages.
16.100(1)(g)3.a. Garage door openingsfacing ajronting street shall not exceed 40% oj
the width of the IlOuse fafude.
Weare not proposmg any garages.
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16.100(1)(g)1.h. TIle garagejQ(;ade shall be hack a minimum of 4feetfrom the house
farade. The minimum setback of the garage farade is reduced to 0 feet if the house
facade has a por('h, 50 squarefeet or more in size, encroaching into the ~.etback.
We are not proposing any garages.
16.100(1)(g)4. Windows. A minimum area 15 percent wlIldows and/or dwelling doors
on facades facing streets, sidewalks, and multi-use paths (including garage facade:.J
Gabled areas do not need to he included in the base wall calculation when determining
the minimum 15 percent calculation for windows/doors.
Windows and doors WIll be apPlOxlIllately 24% of the lIont facmg fa'tade.
16.100(1)(g)5. De~ig,n ,'fI:flriety. h"acil Iwme shall incorporate a minimum of three (1) of
the follOlting five (5)' "building design features. .1pplicants shaU indkate wllich options
they are proposing on plans submitted for building permits. While not all of the design
features are express(v required, the inclusion of as many as possible iv strong(v
encouraged
16.1 OO(.f)(g)5. a. Roo} Pitc" and /)esiKll. A l1ununum 4 to J 2 roof pitch.
The roof pitch for the proposed bmIdll1gs will have a mmlmum 5 to l2 pItch.
16.100(1)(g)5.h. Eaves with a minimum 6-inch overhang.
Eaves for the proposed house WIll have a l-foot overhang.
16. 1 OO(1)(g) 5. c. Building AfateriaLv. 'It least two (2) d~Uerent types of building __
materials (including, but not limited to stucco and wood, brick and stone, etc.) or (I
minimum of hvo different patterns of tlte same building material (e.g. scalJ-Opel1 wmuJ
and lop siding, etc.) on facades facinl: streets. These requirements are exclusive of
foundations and roofs and pertain ol1(r to the walls of a structure.
The favade of the proposed bUlldmgs WIll he as follows 1rom bottom to top: X" lap, 12"
belly band. 8" lap, 8" belly band, shake gahJe.
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16.}()0(3)(J!)5.d Al'chiteclural Featll1'es. Ilt lea!iit one arc/,itectural feature included on
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architectural featul'es are d~fineJ as bay w;nrlm~', covered porches greater than 60
square feet in size, second floor balconies. dormers related to living space, or habitable
cupolas, pillars or posts, recessed entries and off sets in building face or 700f If a
dwelling is oriented such that its front Jat;lIlie (facade ~w;Jh tlu front door) i..... oriented to
a sidewalk and no facades oJ tl,e dwelhnJ! face a street, then tl,e architectural feature
may be counted ifit is located on t/lefacade of tile dwelling tlmtfaces the sidewalk and
contDins the front door,
Each proposed bUIldmg WIll have an uppel and lower porch of 60 square teet wIth 6" x
6" posts
16.100(3)(g)5.e. Architectural Detod..... At least one architectllral detail on a dwellin!:
facade(s) that faces the street. For the purposes of this provision, architectural details
are defined u.... exposed raiter...' Of' beam emis, eave hrackets, grit/ded windows or
windows with divided lites. or pergolas/trelli... work integrated into building facades. If
a dwelling is oriented such that its front fafade (fafade witl, the front door) is orien~ed
to a sidewalk and no facades of tlle t1weUing face a street, then architectural detaiL'ii
. ~a)' he Coullt~!L iL!hey are located on the facades of tl,e dwelling that face the
sidewaLk.
The proposed front facmg wmdows at e single-hung WIth gnd
16.100(3)(h) Open Space. At lea.~t 2(r~o of tile del'elopment site shaD he desi{:nated
common open space. Common open space CUlt he n'Cdands, steep slopes, natural
waterways 07 woode(il/reas. Also, common open ...pace can be created by placing on the
land amenities'lor community actil'lties for resldents such as pLayground'ii, plcmc
areas, gardens or sports features. Setbacks and buffer areas do not count towl/rds
common open space. The u!.'e (if re:\trictive covenant.., dedication and homeowner!!."
association maintenance sllaU be as...'ured thrOlI!:h a homeowners' a.'iisociation.
Approximately 29(Yo of the cluster development IS common open space. A playground IS
not necessary on-sileo 'I hen: 1<; an eXIs1mg school playground within ~t4 mile of the
subdivision Lighted ~.;t(h::walks glv~ (hr~cL a(,c~ss from tht.: subdivision to th~ schuol
playground. We have mcluded a copy of the proposed covenants, condltlons and
restrictions WIth the tentative appli\.:ati0I1 which WIll create a home owner's association
for the subdiVIsIon
EXCEPTION:
16.100(1)(1,)1. 11u open space requirement..li..ted in Article 16,110 shaD he used when
a mllltifamily tleJ'elopment is proposed
We are not proposmg a multi-HuUlly dt:vdopmcnt
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16.100(1)(i) Land'lcaping. Land..capinf.: alUl/ol' natu1'aL l'egetation s'haD occupy a
minimum of 50 percent of requil'ed common open space. On-site naturtd I'esources and ,
historic featul'es flla! are accessible to residents (e.g., hy trails, boardwalk, etc.) mllY be
used to satisfy this requirement FIJI' example. ~f 2.50(1 if the site incLudes a natural
resource or historic feature titan J 50{, of the landscaping requirement is satisfied
MOl~ than 50% 01 the common ,Irea wIll he occupIed ny vegetatIon. The proposed hlO-
swale wlll be seeded \"ith .."ttcamhanl\.' c,,;;ed mixtun: Appw\.imately ] 4 native tr{'e"
(Red Alder and Oregon" \sh) \"Iii he planwd ,dong Ihe blo-"walc The remamdcr or Ihl.:
common open space, which IS not pa"l.xl. \'vlll he covered by grass and existmg trees
16.100(1)0) Conditions ofAppl'Ol'al. Over and above any other condition oj approval.
when mitigating conflicts ltith adjacent properties raised during the reJ'iew of a Cluster
Development. the Director may rel/uire landsctlping in the perimeter sethacks specified
in Subsection (5)(a) of this Section m ol'der to pl'ovide a buffer area to adjacent
pl'operties. In this Cllse, the setbacks shall bc landscaped according to the screeninf.:
standards listed in section'; i T MJ or Section / fi.l/ o.
We are unaware of anv conlhcts at tillS tunc
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35.fJ40(11) Fol' Cluster SubdivisIOn tile following additlOnaL injormation shaD be
submitted witl, the tentative plan.
35.040(11)(a) Front J'Q1'd setbacb for huildings in established residential areas.
The ploposeu houses along the south "Idc.; of the plIvak stl~ct Will have a setback ot
approximately 36' The proposed hou"e~ along the nnrth ~lde ()f the private street Will
have a setback or approximately 42.5". Th0 sdhad. f()r the existmg houses along the
north side of" A" StJ eel IS approxllna iCly 20' -1 he sethack for the eXlstmg houses along
the south side of" A" Street varies fj-nm 10' to 20'.
15.040(11)(b) Building lleif.:ilt tJ'ans/1ion.
The proposed bUlldmgs on lots 1-6 arc 1 () feet south ot the N0l1herly boundary of thls-
subdiVision. The houses on the l()ts to the north are at least 20 feet north of the Northerly
boundary of this subdivision. The pori IOns of the proposed bUildings on lots ] -6, which
are located wlthm the 25-toot horizontal 70ne, will not be more than 5' greater in heIght
than the houses located on the lots directly to the North.
15.040(13)(cJ Building o/'ielltatioll and cO/weedvlt)' to ti,efl'ontifu: street.
All of the proposed buildmgs have their front dool Llcmg the proposed pnvate ~tn:l:l
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35.040(l1)(d) Garaf?e door placement and desi1?n.
We are not proposmg any garages
.U.040(13)(e) Percentage oj H'mdoH's anti/or dwelling doors on facades of homes
facing streets, sidewalks. and multi-use patl1s (including ;;aragefacades).
24% oftlle tront at cad. house fa~Jdc wIll be covered I)y wmdows and doOls
35.04fJ(l3)(/) Design Variety. J:acil home shalL incorporate a l1unimum a.! three (3) 0.1
die foOowing six (6) building design features. Applicants shall indicate wllich option
they are proposing on plans:
35.040(13)(/)1. Roof Pitch & lJe.\lgll. ,ll1unimulIl <I to /2 roof pltcll.
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The proposed homes WIll have a mInimum lOot pitch of 5 to 12.
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.U.040(13)(/)2. Em'es with 1I11unil111llll (,-inch overhang.
Eaves on the proposed home" \'0'111 have J I-Joot overhang
35.040(13)(/)3.. h'chitectllralfeatures.
Each proposed hOlm: wJll have an upper and lowel porch of 60 square teet WIth 6" x 6"
posts.
15.040(13)(/)4. ArclluecturallJetails. ,It least one arcJlltectural detail on a swelling
farade(s) that faces the street 'Ircltitectural details used consutendy throughout the _
construction of the dwellingfiu'illle t/llItfilce streets. For the purposes of this pr0l1i\-ion.
architecturaL details are defined a." exposed ralier or beam ends. eave brackets. gridded
windows or windows with divided lites. or pergolas/trellis work integrat.ed into bllilding
facades. If a dwelling is oriented such tflat its front fafade (farade with the front door)
is oriented to a side>>'aJk and no facade... of dIe dwelling face a street, then die
architectural details may be counted ~! they are located on the facades of the dwelling
that face the sidewalk.
The proposed front-facmg windows arc single-hung WIth gml.
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J5. 040( O)(g) Open !:I'JIace locafum and perct'ntat:e.
Approximately 29% of the cluster development IS common open space. The common
open space is located along the westerly and southerly portions of the cluster area
35. 040(1 J)(Il) Required landscapillK and if ,'equlred sllOw land~caping for buffer area.
The common open spac~ WIll be COvel cd by grass and eXlstmg trees.
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