HomeMy WebLinkAboutPermit Miscellaneous 1985-1-10
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LANE COUNTY HEARINGS OFFICIAL
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STAFF REPORT
Hearing Date: January 10, 1985
File No. PA 3190-84
Report Date: December 19, 1984
I. PROPOSAL DESCRIPTION
A. Applicant:
Emmett H. Corbin
2501 S. Snead Drive
Alhambra CA 91803
Agent:
Jackie Allen
575 South "A" Street
Spfld OR 97477
B. Proposal:
Willamette Greenway Development Permit to allow a mobile home within an
RA/MH Suburban Residential/Mobile Home District.
II. RECOMMENDATION
Approval of the proposed mobile home, subject to the following conditions:
1. The existing vegetative strip along the river bank shall be maintained.
III. GENERAL INFORMATION
A. Location and Site Description: Map 18-03-11-2.2, tax lot 3300
Zoning: RA/MH Suburban Residential/Mobile Home
The subject property currently has a single wide mobile home with an
address of 2075 Harbor Dr., and extends to the Willamette River, its
southern boundary. It is Lot 48 of 5th Addition to Filbert Grove
Subdivision. The building site is level and the rear of the lot slopes
down to the river.
B. Surrounding Area and Zoning
Surrounding parcels are within the Filbert Grove Subdivision. They are
occupied by mobile homes and accessory structures and are zoned RA/MH.
The terrain is relatively flat and slopes down to the Willamette River,
which forms the western and southern boundary of the Filbert Grove
Subdivisions.
C. Services:
Fire: No permanent service. Temporary service currently provided by the
City of Springfield.
Police: State Police and Sheriff
Water: Community Water System
Sewage: On-site subsurface disposal
Access: Harbor Drive; a County Road
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Parks: Willamalane Park District
D. Referral Responses:
1. Flood Management: The property is not within a designated floodway,
or flood plain.
2. Building and Sanitation: The existing sewage disposal system was
installed in the area shown on the plot Ian (BP 137-75). There was
no requirement for a replacement area at that time. A mobile home
permit and subsurface sewage disposal connection permit will be
required.
IV. APPROVAL CRITERIA AND ANALYSIS
A. Plan Conformity
1. Eugene-Springfield Metropolitan Area General Plan Designation: Low
Density Residential and Parks and Open Space (Willamette River
Greenway). The area is also within the urban growth boundary.
2. Applicable Policies:
Willamette River Greenway (pages 111-9-4 & 5)
Policy #2
Land use regulations and acquisition programs along river corridors
and waterways shall take into account all the concerns and needs of
the community, including recreation, resource, and wildlife
protection; enhancement of river corridor and waterway
environments; potential for supporting nonautomobile
transportation; opportunities for residential development; and
other compatible uses.
Police #9
The specific use management considerations and requirements of
statewide Goal 15, "Willamette River Greenway", shall be applied,
where they are not specifically addressed in policy or land use
designations elsewhere in this Plan, in local refinement plans and
local implementing ordinances.
Policy #11
Eugene and Springfield shall continue to use the conditional use
permit system to address the setback and vegetative fringe
requirements of statewide Planning Goal 15. Lane county shall
address the setback and vegetative fringe requirements of Goal 15 in
its Greenway ordinance.
Willamette
application
Development
Greenway Policies are implemented through the
of criteria contained in Lane Code 10.322-15 Greenway
Permit. These criteria consider Goal 15 requirements.
B. Lane Code 10.322
Criteria, guidelines, 'and setback requirements for approval of a
Greenway Development Permit are listed in Lane Code 10.322-15. Due to
their length, they are attached to the staff report. The following
statements address the various requirements:
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1. Criteria
a. An existing vegetative fringe is located along the river bank
which is south of the proposed building site. No riparian
vegetation needs to be removed for the placement of the mobile
home.
b. The existing public access to and along the river will not be
affected by this proposal. Just east of the Filbert Grove
Subdivision, along the north bank of the Middle Fork
Willamette River, is a State-owned recreational site. No
public access is currently available through Filbert Grove
Subdivision.
2. Guidelines
a. The property is not designated "agriculture", but is
designated for low-density residential uses and is within an
urban growth boundary. No agricultural land is effected.
b. The proposed site has not been designated as a significant
scenic ares, viewpoint or vista.
c. The site is not a significant historic or archeological site
according to the historic inventories on file in the Land
Management office.
d.
The site is not within
subject lot and a few
elevation than some
Subdivision.
the Willamette River floodplain. The
others nearby are located at a higher
other lots in the Filbert Grove
e. Soil in the area consists of 4AU Cloquato-Urban Land Complex.
This soil type is found in flood plain areas where the ground
has been disturbed or developed. In this case, the area has
been subdivided and residentially developed. Under current
conditions the area is developed to the highest degree
possible. The proposed development is similar to that already
existing.
f. The mobile home subdivision is provided water by a community
water system. The water system will supply domestic water to
the proposed mobile home and would not appear to have any
effect on maintaining river flow volume.
g. Disposal of domestic sewage will be handled by a subsurface
sewage disposal system approved according to State standards,
subject to required permits.
h. The existing riparian vegetation strip along the river will be
maintained. The mobile home site is close to Harbor Drive away
from the vegetative strip.
i. No timber harvest is involved nor is any timber removal
anticipated. The building site is already cleared land, done
years ago when the property was subdivided.
j. The proposed use will not effect vandalism or trespass. The
presence of other residences in the immediate area already
maintains an informal mutual security system.
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k. As noted above, the pattern of development and uses has already
been set. The proposed use will be the same distance from the
river as other residential uses.
1. Maintenance of the existing vegetative strip along the river
bank is the best means of protection from erosion.
m. The proposed use is surrounded on three sides by other
residences and will be developed in a similar manner. The
buiding site will be screened or buffered from the river by the
existing vegetative strip.
n. According to the inventory prepared for the County's Greenway
Plan and the County Comprehensive Plan, no significant fish,
wildlife habitat or natural areas is identified for this
property. The property and area is already subdivided and
developed.
o. No aggregate resources have been designated at this site.
3. Setback Requirements
The proposed use will be 70 feet from ordinary high water. This
setback is the greatest that can be maintained and still maintain
the setback from the drainfield and from Harbor Drive. The 70 foot
setback is reasonable inasmuch as all other mobile homes along the
river maintain a similar setback; the vegetative strip along the
river bank will maintain a buffer between river activities and the
proposed residence, no significant natural, scenic, historic and
recreational quality of the Greenway will be effected.
V. FINAL COMMENTS
A. Summary and Conclusions
Provided the condition of approval is complied with, the request for a
mobile home within the Willamette River Greenway appears to meet the
requirements for approving such a use. This position is based on the
following conclusions:
1. The proposed use is allowable by the Hearings Official so long as it
meets the requirements as provided in Lane Code 10.322-15.
2.
The proposed mobile home does
Comprehensive Plan Policy.
not violate any revelant
3. The building site is buffered from the river by a vegetative strip
along the river bank which will remain.
4. No public access to or along the river will be effected.
5. No detrimental effects appear to be caused by the proposed use as it
is similar to many other mobile homes in the area.
B. Findings
1. The subject property is tax lot 3300, Map 18-03-11-2.2 and is Lot
#48, 5th Addition to Filbert Grove Subdivision.
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2. The property is zoned RA/MH District and is designated Low Density
Residential/Willamette River Greenway by the Metro Plan.
3. The proposed use is surrounded on three sides by other residential
development.
4. The building site is flat terrain, and has a strip of vegetation
along the river bank.
5. The building site cannot be moved further from the river and still
maintain other setback requirements and not encroach onto the
existing subsurface sewage disposal system.
6. Several other mobile homes along the river within the same
subdivision maintain similar setbacks or less.
7. No significant scenic, fish or wildlife habitat, historic resource
has been identified at the site.
8. The site is not within a floodway or floodplain.
9. The water quality and quantity of the river will not be effected as
domestic water is supplied by a community water system and sewage
disposal will be approved only if the site meets State standards for
subsurface sewage disposal.
10. Natural riparian vegetation will be maintained.
C. Materials to be Part of the Record:
1. Staff Report
2. File PA 3190-84
3. Lane Code 10.322, and Chapter 14
4. Eugene-Springfield Metropolitan Area General Plan
D. Attachments:
1. Applicant's Submittal
2. Area Map
3. Greenway Development Requirements (excerpt from LC 10.322)
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SPECIFIC REQUIREMENTS FOR
GREENWAY DEVELOPMENT APPLICATION
An application for Greenway Development must be complete upon submittal to the
Land Managment Division. If all items are not submitted with the application, the
application cannot be accepted for processing. Items necessary for a complete
application include:
1.. PROPOSAL: (describe in detail) To install new mobile home
T'Anl<H,;nl7 ex! stinll mobile home
2. Four copies of a plot plan, drawn to scale, illustrating the size and
location of existing uses and structures on the property and describing the
proposed development.
3. How does the proposed development protect or enhance the vegetative fringe
between the development and the river?
Tt. will not be necessarv to remove anv of the vegatative fringe
t.o ~et. mohile home on oreviouslv develooed lot.
4. How does the proposal preserve, maintain and minimize interference with
agriculture?
N/A
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5. What scenic areas, viewpoints and vistas are associated with the proposal?
Mid
6.
Indicate the historic and archeological resources on the property.
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N/A
FILE NO.
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7. How would natural hazards (flooding, unstable soils, high water table) be
handled?
Mobile home will be set at required elevation and tie-downs
will be installed
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8. Detail the water needs of the proposed use.
Citv water
9. What methods, if any, will be used to minimize vandalism and trespass?
NIA
10. What are the potential water pollution problems of the site? Consider
domestic and industrial wastes, agriculture and timber runoff, septic tank
seepage, gravel operations and other intermittent sources.
None - septic system was installed accoring to County regulations.
11. How will natural riparian vegetation be maintained and sustained to provide
habitat food and shade for wildlife; protect natural areas, anchor river bank
soils and protect agricultural land from seasonal erosion; ensure scenic
quality and screening of uses from the river?
Mobile home placement will not interfere with natural riparian
vegetation.
12. How will timber be"harvested to protect wildlife habitat, riparian and other
significant vegetation, and natural scenic qualities of the site?
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13. How will nonwater related uses be sited a~ay from the river?
Placement of new mobile home will comply with County set-back
rules.
FILE NO.
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14. Describe the aggregate resources located within the Greenway designation.
Mobile home will be placed on lot in previ6usly platted
residential subdivision which has no aggregate resources.
15. Explain the difficulties in not providing at least a 100 foot setback from
high water line to protect the natural, scenic, historic and recreational
qualities of the Willamette River Greenway.
A 100' setback from the high water line would render the property
unusable. Set-back rules will be followed and mobile home set on
lot compatable with plaaement of mobile homes on adjacent lots
and to allow for existing septic system.
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Hearings Offic~ Public Hearing .
Time: 9:30 A.M.
Date:
I>lace: Harris Hall, Lane County Courthouse, 125 E. 8th Ave., Eugene OR 97401
Applicant: Emmett H. Corbin: PA 3190-84
Location:
Proposal:
January 10, 1984
I>lot No.:
Map No.:
18-03-11-2.2/3300
2074 Harbor Drive, Springfield
Greenway Development Permit to allow a mobile home within the
Wi11amette Greenway Boundar~ within an IMH District.,
3700
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VICINITY
MAP
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,. IF YOll RECEIVE THIS NOTICE, IT MUST PROMPTLY BE FORWARDED TO THE PURCHASER." ~
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FOR ANY INFORMATION ON THE PROPOSAL, CONTACT LAND plANAGEMENT DIVISION 1 COURTHOUSE _
PIIRllr <;F~VlrF RIIII nlNr, / l?~ F PH' ^I/FNIIF / FlIr,FNF nOFr:m, 07^n, I oun"F I<n? c07_,1nc' \
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H.O. APPROVAL
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LANE COUNTY
GENERAl. I.A~.!!.~~~_PI.ICAT.IO~
"" "od'8~J/
DIRECTOR APPROVAL
Zone Change
P~rtiticlll: Preli~inary
Final
Subdivisiull: Preliminary
Flna I
Cluster SuhJivb:iiun:
Preliminary
Fina l
___"_ Cond. Use Permi t
'X (;reenway Dev. Permit
Temporary Use Permit
____Specia I USE.' Permi t ___.______
Request for Interpretation
Plan Amendment
Variance
Site Review
Special Exception
Hazard Check List
~te Investigation Report
V Special Use Permit.RtlnO fJI ./!n()
Planned Unit Deve lo~men t : Pt'f 3/119#1-
Prellmlnary
Final
PLANNING CO~IISSION
FEE PAID
COMBINATION FEE
additional
DATE SUBMITTED
(Applicant's option-highest
application) .
DATE RECEIVED
fee plus $25.00 for each
. - - - - -- -- - - - - - -.- -___ _ _ _ __ __ __ _ _ ___ _ __ _ ____... _ n. "_'_.'.
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I. APPLICANT AND O\<NERSHIP IDENTIFICATION
1. Name of ApplicantDr. Emmett H. Corbin
Phone 818-282-3895
Mailing Address 2501 S. Snead Drive. A1hambea. CA 91803
Street City
Zip
2. Legal Interest - Titleholder X
Othel"
Contract Purchaser
Lessee
J. ?2Knatu.!:.<:..:s.
I (we) have completed all the attached application requiremeots and certify that
all statements are true and accurate to the best of my (our) knowiedge and belief.
I (we) am also authorized to submit this application as evidenced by the signature
of the owner below.
Owner's Signature
Date
Agent's Signature
Date
Agent's Address 575 South A st.
Sp~in~~1Ald: OR 97477
Phon!746-3830
Zip
II. PROPERTY LOCATION
Assessor's Hap
18-3-11-2-2 #3300
Tax Lot
Size 60' X 156.91 X 94.63 X 167.81
Tax Code Olf!--,,/
Property Address
2074 Harbor Dri~e. Springfield
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Road Status - State._County Rd. X Public Rd.
Easement
Abutting Property Owned
Map
Present Use Residential
(acreage)
Tax Lot(s)
Present Zoning MH Res
Structures
Mobile home
Water Supply - Public X
Onsite Wells
Communi ty ~.Ja te r Sys tern
If Community \,ater System, please List name
Sewage - Public System__(list<.!;~rne)___
Community System (lis~:~a,me)
Individual Onsite X
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PUBLIC WORKS DEPARTMEN~. LAND MANAGEMENT DIVISION
COURTHOUSE. PSB:_ "'2 5 E.,';';8~H AVE. EUGENE. OREGON 97.0 'I
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r.E:-;EH,11. I.A:;n USE APPl.lr:,IT!,':;
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H.O. APPROVAL
t}IRECrl)!~ :\PP;';I)'.:,\L
Zone r.h:1ngc
p,) rt it i :':1: :...._.l; ;':: ::.1 r'o'
___ ._ConJ. Use Pcrmi t
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X lirecn",,,y n..-v. Permit'pt4 3/$-81-
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I'eml'orarv lIsl' Permit
Spl'r.i.-li USl' Pl'rmit
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Request for Tnterprct3tion
Pl an Amendmen t
Hazard \::I~'~:~: Li:-:~
..S i tt' ! tl\',:',";t i ~at inn ~~\":-'l(1r:.
.r.- SpC'ci:d l.s...., :)....r;:':it.flj.2L'-/U;'pU
Pl.:.Jnn~-'(: Lni~ D~"J('j'~;):'::l..'nt:
Prl'! ii1in:lr::
Fin.,!
pLAliK l~r. CO~Il'!l SS TON
FEE p,ITD
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COHB1"ATION FEE
additional
DATE SUBNlTTED
(Applicant's option-highest
<1pplication) .
DATE RECEIVED
fee plus 525.00 for ~~ch
.--------------------------------------------.-....-...
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1. APPLICA..'<T AND OI-lNERSHIP IDENTIFICATION
1. "ame of Applicant Dr. Emmett H. Corbin
Phone 818-282-3895
Hailing Address 2501 S. Snead Drive. Alhambea. CA 91803
Street City
Zi;>
2. Legal _lnteres.,!: - Tit~eholder X
Other
Contract Purchaser
Lessee
1. ?i~~latu-E-~~
1 ("e) have completed all the attached application requirements <1nd certify that
all statements <1re true and accurate to the best of my (our) knowledge and belief.
1 ("e) am also authorized to submit this application as evidenced by the signature
of the owner below.
Own~r's Signature
Date
Agent's Signature
-,
Date
I
Agent's Address 575 South A st.
__~""T'i"',:f'ip.ln, OR 9'74'7'7
Phon1i'46-3830
Zip
[I. PROPERTY LOCATION
Assesso r I sNap
18-3-11-2-2 #3300
Tax Lot
Size..?_~I~_1:56.~.1_x 9~_.63 X 16'7.81
Property Address 2074 Harbor DriV'e, Sprinr;field
Tax Code
RO<1d St<1tus - St<1te__County Rd. X Public Rd.
Easement
Abutting Property Owned
Map
Present Use Residential
(acreage)
T<1x Lot (s)
Present Zoning MH Res
StrU("~t\Jres
Mobile home
Hater Supply - public_~_,_Onsite Hells
Community {..,later System
If Community \Jater System, plt':lse list name
Sewage - Public System (list name)____
Community System. -(list name)
[ndiv idua 1 Dos i te X
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PUBLIC WORKS DEPARTMENT, LAND MANAGEMENT DIV)SION-
COURTHOUSE-PSB IZ5 E 8TH AVE. EUGENE, OREGON 97401
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APPLICANT CORBIN,
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OWNER NME
CODE APPL NO ACTION DESCRIPTION
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LANE COUNTYDEPT ENV MGT RECEIPT ~ 319084 DATE 11198"
DR. EMMETT , ADDR 25Gl S. SNEAD DR~. ALHAMBEA, CALIF.
SUBDIV LOT BLK
'USE X BDRMS 0 UNITS 000 STORIES ~BLDGS GGI PHONE 282 3895 .
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Hearings Offic!; Public Hearing
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Time: 9:30 A.M.
Date: January 10, 1984
Place: Harris Hall, Lane County Courthouse, 125 E. 8th Ave., Eugene OR 97401
Applicant: Emmett H. Corbin: PA 3190-84
l.ocation:
Pro'posal:
Plot No.:
Map No.:
18-03-11-2.2/3300
2074 Harbor Drive, Springfield
Greenway Development Permit to allow a mobile'home within the
Willamette Greenway Boundarj within an IHH District. ~
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. h.. . "NOTICE TO KJR1GA. GEE. LIEN HOLDE!R. V~NIlO. -R.O-R g.U,{R: ORS CIIAPTER 215 RE;<lYlR"E. .$.. THAt ..4'
,.. IF YOll RECEIVE lH'IS NOTICE. IT MUS,T PRQ&TLY!!.LFORWARDED TO T'HE PURGHA'"SER.. .~
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