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HomeMy WebLinkAboutApplication APPLICANT 4/16/2018LAND USE PLANNING AND CONSULTING SERVICES 370 0 STREET SPRINGFIELD. OREGON 97477 (541 ) 302-9830 W W W.METROPLANNING.COM TENTATIVE PARTITION FOR GORILLA CAPITAL SO 3 LLC Submission No. 1 Document Date: February 16, 2018 Applicant's Request: Request for approval for Tentative Partition Application to create 3 parcels out of 1 legal lot. Property Owner: Gorilla Capital SO 3 LLC 1342 High Street Eugene, OR 97401 Applicant: Ben Bazer 2224 Sandy Drive Eugene, OR 97401 Project Planner: Metro Planning, Inc. c/o Maureen Jackson, Assistant Planner 370 Q Street Springfield, OR 97477 Tel (541) 302-9830 email maureen@metroplanning.com Civil Engineer: Olson & Morris c/o Scott Morris, P.E. 380 Q Street, Suite 200 Springfield, OR 97477 Surveyor: EGR & Associates, Inc. c/o Ryan M. Erickson, PLS 2535B Prairie Road Eugene, OR 97402 Subject Property: Assessor's Map 17-03-25-23; Tax Lot 01901 Location: 1375 S Street Property Size: 0.43 acres Zoning: LD (Low Density Residential) Comprehensive Plan: Low Density Residential (per Metro Plan) Number of Parcels Proposed: 3 Size Proposed Parcel 1: 4,742 square feet Size Proposed Parcel 2: 6,057 square feet (including pole) 4,625 square feet (excluding driveway) Size Proposed Parcel 3: 7,995 square feet (including pole) 6,382 square feet (excluding driveway) PRP-SURMIITAL PF("n Ari"1 0 a Id Tentative Partition for Gorilla Capital SO 3 LLC Contents Background......................................................................... ................ ... ........... ......................... 3. Land Divisions: Tentative Plan -General ... ....................... 3 SDC 5.12-115 Tentative Plan—General........................................................................................................... 3 Land Divisions: Tentative Plan Submittal Requirements.......................................................................................4 >. SDC 5.12-120 Tentative Plan Submittal Requirements................................................................................ ...... 4 Land Divisions: Tentative Plan Criteria.................................................................................I........................... 10 SDC 5.12-125 Tentative Plan Criteria...........................................................................................I.......I............ 10 PRE -SUBMITTAL REC'D ilIN Metro Planning, Inc. February 15, 2018 P a g e 2 Tentative Partition for Gorilla Capital SO 3 LLC Background This is an application for a tentative partition for a property located at 1375 S Street to create 3 parcels out of 1 legal lot. The site is currently developed with a single-family residential structure that is proposed to remain and accessory structures (shed) proposed to be removed. There is no proposed development with this partition. Per EC 9.0500, a legal lot is "a lot of record that has boundary lines that were established through a, partition or subdivision procedure." Originally, the subject property was created by Land Partition Plat No. 2004-P1782; thus making it a legal lot. In this written statement SDC 5.12.115 Tentative Plan — General, SDC 5.12-120 Tentative Plan Submittal Requirements and SDC 5.12-125 Tentative Plan Criteria are addressed to demonstrate that this application clearly meets all of the SDC requirements and criteria. Within this document, the SDC text excerpts are in italics and the applicant's responses are in plain text. Land Divisions: Tentative Plan - General SDC 5.12-115 Tentative Plan—General Any residential land division shall conform to the following standards: A. The ftlparcel dimensions shall conform to the minimum standards of this Code: When lois/parcels are more than double the minimum area permitted by the zoning district, the Director shall require that these lair/parcels be arranged, 1. To allow re -division; and 2. To allow for the extension of streets to serve future lots/parcels 3. Placement ofstructures on the larger lots/parcels shall be subject to approval by the Director upon a determination that the potential maximum density of the larger lot/parcel is not impaired. In order to make this determination, the Director may require a Future Development Plan as specified in Section 5.12120E. The proposed parcels conform to the minimum development standards required by SDC as stated below. No parcels will result in more than double the minimum area permitted by the LDR zoning district. This.standard has been met. B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to residential development from collector and arterial streets or to overcome specific topographic situations The proposed tentative partition will not result in the creation of double frontage parcels; this standard does not apply. C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2215 and 4,2120A. In the case of multiple panhandles in Subdivisions, construction of necessary utilities to serve all approved panhandle lots/parcels shall occur prior to recording the Plat. The proposed panhandle parcels conform to the minimum development standards required by SDC as stated below. The existing dwelling on proposed Parcel 1 is already connected and serviced by the public sanitary sewer, water, and electric service. Future dwellings on Parcel 2 and Parcel 3 will be easily served from a future.sanitary lateral and water lateral within the proposed irrevocable access/utility easement that connects to the existing mainlines in the public street. D. Block length for local streets is as specified in Section 4.2115. The subject property has frontage on S Street, an existing city street which is over 600 feet required by SDC 4.2-115. According to Lane County 2013 Aerial Photography, the areas around the subject property and along S Street are fully developed. Existing development on adjacent lands physically preclude a block length 600 feet or less. DDC 0 IIDM4Teo RECD Metro Planning, Inc. February 15, 2018 P a g e 13 APR 16 2018 Tentative Partition for Gorilla Capital SO 3 LLC Land Divisions: Tentative Plan Submittal Requirements SDC 5.12-120 Tentative Plan Submittal Requirements A Tentative P/an application shall contain the elements necessary to demonstrate that the provisions of this Code are being fulfilled. SCCEPTION" In the case of Partition applications with the sole. intent to donate land to a public agency, the Director, during the Pre -Submittal Meeting, may waive any submittal requirements that can be addressed as part of future development application. A. General RequirenrenfY 1. The Tentative Plan, including any required Future Development Plan, shall be prepared by an Oregon Licensed Land Surveyor on standam'sheet3 of 18"x 24': The services of and Oregon registered Engineer may also be required by the City in order to resolve utility issues (especially stormwater management, street design and transportation Issues), and site constraint and/or water qua//ty issues The tentative partition plan has been prepared by Ryan Erickson, a licensed Oregon Land Surveyor. 2. The scale of the Tentative Plan shall be appropriate to the area involved and the amount ofdetail and data, norma//y 1"= 50; 1"= 100; ort"= 200: The scale of the TentativePlan is 1" 20'. which is appropriate to the size of the development site and the amount of data needing to be shown. 3. A north arrow and the date the Tentative Plan was prepared. A north arrow and date are included on the plans that are included with this application. 4. The name and address of the owner, applicant, if different, and the Land Surveyor and/or Engineer who prepared the Partition Tentative P/an. The name and address of the surveyor and engineer from EGR and Associates, LLC is noted on the plan 5. A drawing of the boundaries of the entire area owned by the partooner or sub -divider of which the proposed land division is a part. A thicker, black line is drawn around the subject property to easily show the area owned by the partitioner. 6. City boundaries, the Urban Growth Boundary (UGB) and any special service district boundaries or railroad right-of-way, which cross or abut the proposed land division. No.city limit, UGB, special service boundaries, or railroad right-of-ways are adjacent to the subject property. 7. Applicable zoning districts and the Metro Plan designation of the proposed land division and of properties with/2100 feet of the boundary of the subject property. The subject property and properties within 100 feet of the boundary are zoned LD (Low Density Residential) and Low Density Residential as designated by the Metro Plan as noted on the plan. 8. The dimensions (/n feet) and size (either in square feet or acres) of each /ot/parce/and the approximate dimensions of each building site, where applicable, and the top and toe of cut and A//slopes to sca/e. The proposed parcel sizes and dimensions are clearly labeled on the tentative partition plan. 9. The location, outline to sca/e and present use of all existing structures to remain on the property atter platting and their required setbacks from the proposed new property lines FRE -SUBMITTAL REC'D Metro Planning, Inc. February 15, 2018 P a gAN 16 2018 Tentative Partition for Gorilla Capital SO 3 LLC The existing single-family dwelling proposed to remain is noted on the tentative partition plan drawings. 10. The location and size of existing and proposed utilities and necessary easements and dedications on and adjacent to the site, including but not limited to sanitary sewer mains, stormwatermanagement systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points The existing sanitary sewer main, stormwater system, water main, overhead electric line, phone, and telecommunication lines are all shown and labeled on the tentative partition plan. The public sanitary and storm sewer systems as well as water and electricity are located within the S Street right-of-way. A seven (7) foot wide public utility easement exists along S Street frontage of the subject property as shown on the plan. This Tentative Partition proposes a twenty-six (26) foot irrevocable access and utility easement along the western property line of Parcel 1 to serve Parcel 2 and Parcel 3. Future dwellings on Parcel 2 and Parcel 3 will be easily served from a future sanitary lateral and water lateral within the irrevocable access/utility easement that connects to the existing mainlines in S Street. Stormwater drainage from each proposed parcel will be piped to an individual drywell located on each parcel as required by the City of Springfield Stormwater Scoping Sheet. No outfall to the public stormwater system is proposed with this partition. 11. The locations widths and purpose of all existing or proposed easements on and abutting the proposed land division, the location of any existing or proposed reserve strips A seven (7) foot wide public utility easement exists along S Street frontage of the subject property as shown on the plan. An irrevocable access and utility easement is proposed along the western property line as shown on the attached plan. 12. The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated. Adjacent to the subject property on the north is a thirty (30) foot wide right-of-way dedication as recorded on 2004- 036137 dated May 14, 2004. There are no additional areas being dedicated or reserved for public use. 8 A Site Assessment of the Entine DOveiopinentArea. The Site Assessment shall be prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to scale with existing contours at Ifoot intervals and percent of slope that precisely maps and delineates the areas described below. Proposed modifications to physical features shall be clearly indicated. The Director may waive portions of this requirementif there is a finding that the proposed development will not have an adverse impact on physical features or water quality, either on the site or adjacent to the site. Information required for adjacent properties may be generalized to show the connections to physical features A Site Assessment shall contain the following information. The attached Tentative Partition Plat has been prepared by Ryan M. Erickson, PLS of EGR and Associates, Inc., a licensed Oregon engineer and has one foot contours shown on it. I. The name, location, dimensions, direction of flow and top of bank of all watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development Services Department; There are no watercourses shown on the Water Quality Limited Watercourses Map that encumber the subject property; thus this requirement is not applicable. 2. The IOOyear floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision; The subject property is not located in the 100 year floodplain and floodway boundaries as indicated on FIRM Map Number 41039C1134F dated September 27, 1985; thus this requirement is not applicable. PRE -SUBMITTAL- RECD ADi? 1 R )nio Metro Planning, Inc. February 15, 2018 P a g e 15 Tentative Partition for Gorilla Capital SO 3 LLC 3. The Time of Travel Zones, as specified in Section 3.3200 and delineated on the Wellhead Protection Areas Map on file in the Development Service Department; As indicated on Note 11 of the site plan, the subject property falls within a wellhead protection 2 -year Time of Travel Zone. There is no boundary that can be shown on the site plan. 4. Physical features including, but not limited to significant clusters of trees and shrubs, watercourses shown on the 01 QW) Map and dieirripanan areas, wetlands, and rock outcroppings; Existing trees are shown on the plan there are no other physical features such as watercourses, riparian areas, wetlands, or rock outcroppings on the subject property. 5. Soil types and water table information as mapped and specified in the Soils Survey of Lane County; and The Natural Resource conservation Service (NRCS) Web Soil Survey indicates the soil type covering the subject , property consists of eighty-five percent (85%) Malabon-Urban Land Complex, with a depth to water table of more than 80 inches, and the remaining fifteen percent (15%) is Coburg -Urban Land Complex, with a .depth to water table of approximately 18 to 30 inches. 6. Natural resource protection areas as specified in Section 4.3117. There are no natural resource protection areas present on the subject property; thus this requirement is not applicable. C. A Stornrwater Management Plan drawn to scale with existing contours at Ifoot intervals and percent of slope that Precisely maps and addresses the infonnatron described below. In areas where the percent of slope is 10 percent or more, contours may be shown at 5 foot intervals This plan shall show the stormwater management system for the entire development area. Unless exempt by the Public Works Director, the Gty shall require that an Oregon licensed Civil Engineer prepare the plan. Where plants are proposed as part of the stormwater management system, an Oregon Licensed Landscape Architect may also be required. The plan shall include the following components., 1.'Roofdrainage patterns and discharge locations; 2. Pervious and impervious area drainage patterns; 3. The size and location ofstormwatermanagement systems components, including but not limited to drain lines, catch basins, dry wells and/or detention ponds, stormwater quality measures, and natural drainage - ways to be retained, 4. Existing and proposed site elevations, grades and contours, and S. A stormwater management system plan with supporting calculations and documentation as required in Section 4.3110 shall be submitted supporting the proposed system. The plan, calculations and documentation shall be consistent with the Engineering Designs Standards and Procedures Manual to allow staff to determine if the proposed stormwater management system will aacomplIsh its purposes Stormwater drainage from each proposed parcel will be piped to an individual drywell located on each parcel as required by the City of Springfield Stormwater Scoping Sheet. No outfall to the public stormwater system is proposed with this partition. Further stormwater management plan details may be provided as a condition of approval. D. A Response to Transportation issues complying with the provisions of this code. 1. The locations, condition, e.g., fully improved with curb, gutterand sidewalk, ACmat, orgravel, widths and names of all existing streets, alleys, or other rights-of-way within or adjacent to the proposed land division; PRE -SUBMITTAL REC'D Metro Planning, Inc. February 15, 2018 P a g e 6 AP 16 2018 Tentative Partition for Gorilla Capital SO 3 LLC The subject site has frontage on S Street, which is unimproved. Adjacent to the subject property on the north is a thirty (30) foot wide right-of-way dedication as recorded on 2004-036137 dated May 14, 2004. 2. The locations, widths and names of all proposed streets and other rights- of way to include the approximate radius of curves andgrades The relationship ofall proposed streets to any projected streets as shown on the Metro Plan, including the TransPlan, any approved Conceptual Development Plan and the latest version of the Conceptual Local Street Map; There are no proposed streets or other rights-of-way adjacent to the subject site; thus this requirement is not applicable. 3, The locations and widths of all existing and proposed sidewalks, pedestrian trails and accessways, including the location, size and type ofplantings and street trees in any required planter strip; No sidewalks, pedestrian trails, or accessways are proposed with this partition. 4. The location of existing and proposed trafc control devices, Are hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities, where applicable, As indicated on Note 10 of the Tentative Partition Plat the nearest fire hydrant is located approximately 198 feet west and 50 feet north of the northwest corner of the subject property. Two existing power poles with street lights and a neighborhood mailbox unit are located adjacent to the subject property as shown on the Tentative Partition Plat. There are no other public facilities such as traffic control devices, or transformers located adjacent or within the development site. S. The location and dimensions of existing and proposed driveways, where applicable, The location of the existing gravel driveway is shown on the plan. Also shown on the plans is the proposed twenty- six (26) foot irrevocable access easement with at least an twenty (20) foot wide paved driveway from the S Street frontage to the northern boundary of proposed Parcel 3 along the western boundary of the subject site. 6. The location of existing and proposed street lighting: including the type, height and area of illumination, One existing street light is located northwest of subject property and a second is located northeast of the subject property. No street lights are proposed. 7. The location of existing and proposed transit facilities; There are no existing or proposed transit facilities adjacent, or within, the subject property; thus this requirement is not applicable. 8. A copy of a Right-of-way Approach Permit application where the property has frontage on an Oregon Department of Transportation (ODOT) facility; and S Street is a local city street and not an ODOT facility; thus this requirement is not applicable. 9. A Traffic Impact Study prepared by a Traffic Engineer, where necessary as specified In Section 4.2105A.4. Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 7"' Edition, single-family detached houses have an average trip generation rate of 9.57 vehicles daily. A dwelling on proposed Parcel 2 and Parcel 3 generating 9.57 trips per parcel per day results in fewer peak hour or average daily trips necessary for a traffic impact study to be required. PRE -SUBMITTAL REUD APR 16 2010 Metro Planning, Inc. February 15, 2018 P a g e 17 Tentative Partition for Gorilla Capital SO 3 LLC E. A Faftine Development P/an. Where phasing and/or lots/parce/s that are more than twice the minimum lot/parcel size are proposed, the Tentative Plan shall include a Future Development Plan that. I. Indicates the proposed re -division, including the boundaries, lot/parcel dimensions and sequencing of each proposed re -division in any residential district, and shall include a plotplan showing building footprints for compliance with the minimum residential densities specified in Section 3.2205. Neither proposed parol will be double the minimum parcel sizes and no phasing is proposed, • thus no future development plan is required. 2. Addresses street connectivity between the various phases of the proposed development based upon compliance with TransPlan, the Regional Transportation Plan (RTP), applicable Refinement Plans, Plan Districts, Master Plans, Conceptual Development Plans, or the Conceptual Local Street Map and this Code, None of the proposed parcels will be double the minimum parcel sizes and no phasing is proposed; thus no future development plan is required, 3. Accommodates other required public improvements, including, but not iimited to, sanitary sewer, stormwater management, water and electricity; None of the proposed parcels will be double the minimum parcel sizes and no phasing is proposed; .thus no future development plan is required. : , 4. Addresses physical features, including, but not limited to, significant clusters of trees and Shrubs,, watercourses shown on the Water Quality Limited Watercourse Map and their associated riparian, areas, wetlands, rock outcroppings and historic features, and None of the proposed parcels will be double the minimum parcel sizes and no phasing is proposed; thus no future development plan is required. . 5. Discusses the timing and financial provisions relating to phasing. None of the proposed parcels will be double the minimum parcel sizes and no phasing is proposed; thus.no future development plan is required. F. Addition/ information and/or applications required at the time of Tentative Plan application submittal shall include the following items, where applicable: A brief narrative explaining the purpose of the proposed land division and the existing use of the property; This written statement serves as a narrative explaining the purpose of the proposed partition and the existing use of the subject property. 2. If the applicant is not the property owner, written permission from the property owner is required, The attached application form has been signed by the property owner. 3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian connections, fire hydrants and other transportation/fire access issues within 200 feet of the proposed land division and all existing Partitions or Subdivisions immediately adjacent to the proposed land division; A vicinity map is shown on the Tentative Partition Plan sheet. 4. How the Tentative Plan addresses the standards of any applicable overlay district;' PRE -SUBMITTAL RECD Metro Planning, Inc. February 15, 2018 P AR 18 A16 PR Tentative Partition for Gorilla Capital SO 3 LLC The subject property does not fall within any overlay districts; thus this requirement is not applicable. S. How the Tentative Plan addresses Discretionary Use criteria, where applicable; The existing use that will remain on proposed Parcel 1 and the future use on proposed Parcel 2 and Parcel 3 are single-family residential. Single-family residential.is a permitted use in the LD (Low Density Residential) zone; thus no Discretionary Use Permit is required. 6. A Tree Felling Permit as Specified in Section 5.19100; Is indicated on Note 9 of the Tentative Partition Plat, ten of the existing trees will remain and twelve trees are proposed for removal. Since more than five trees are proposed to be removed, a tree felling permit is required per SDC 5.19-110 which may be provided as a condition of approval. 7. A Geotechnical Report for slopes of 15 percent or greater and as specified in Section 3.3500, and/or if the required Site Assessment in Section 5.121208. indicates the proposed development area has unstable soils and/or high water table as specified in the Soils Survey of Lane County; The subject property is mostly flat; thus no geotechnical report is required. 8. An Annexation application as specified in Section 5.7100 where a development is proposed outside of the city limits but within City's urban growth boundary and can be serviced by sanitary sewer, The subject property is located within the city limits; thu's no annexation application is necessary. 9. A wetland delineation approved by the Department of State Lands shall be submitted concurrently where there is a wetland on the property; There are no existing wetlands on the subject site; thus this requirement is not applicable. 10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted concurrently; No federal or state permits are required with this partition application; thus this requirement is not applicable. 11. All public improvements proposed to be installed and to include the approximate time of installation and method of financing; There are no proposed public improvements with this proposed partition application. 12. Proposed deed restrictions and a draft of a Homeowner's Association Agreement, where appropriate; No deed restrictions or Homeowner's Association are proposed; thus this requirement is not applicable. 13. Cluster Subdivisions shall also address the design standards specified in Section 3.2230, This application is for a tentative partition and not a cluster subdivision. 14. Where the Subdivision of manufactured dwelling park or mobile home park is proposed, the Director may waive certain submittal requirements specified in Subsections A. through M. However, the Tentative Plan shall address the applicable standards listed under the park Subdivision approval criteria specified in Section 5.12125. (6286; 6211) This application is for a tentative partition and not a subdivision of a manufactured dwelling paRRE-SUBMITTAL RECD APR 16 2010 Metro Planning, Inc. February 15, 2018 P a g e 19 Tentative Partition for Gorilla Capital SO 3 LLC Land Divisions: Tentative Plan Criteria SDC 5.12-125 Tentative Plan Criteria The Directorshall approve or approve with conditions a Tentative Plan applicadon upon determining that all applicable criteria have been satisfied. If conditions cannot be attached to satisfy the approval criteria, the Director shall deny the application. In the case of Partitions that involve the donation of land to a public agency, the Director may waive any approval criteria upon determining the particular criterion can be addressed as part of future development application. A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions The subject property is zoned LD (Low Density Residential). S Street is an east -west street. This tentative partition proposes to create one standard lot, Parcel 1, and two (2) panhandle lots, Parcel 2 and Parcel 3. SDC 3.2-215 states that the minimum lot area for parcels located on an east -west street in the LDR (Low Density Residential) zone is 4,500 square feet with 45 feet of frontage. In addition, said SDC section also states that the rear, front, and interior yard setbacks for primary structures 10 Feet. Parcel 1 is a standard lot developed with an existing single family residence proposed to remain. Parcel 1 will be 4,742 square feet in area with 74.09 feet of frontage as required. The single-family dwelling on Parcel 1 has an existing front yard setback of 15.48 feet and interior yard setback to the east of 24.27 feet that will not be modified. This tentative partition proposes an interior,yard setback from the dwelling to the west of 11.8 feet west and 10.13 feet to the south. SDC 3.2-215 requires a minimum lot area in the pan portion of 4,500 square feet with, a minimum of twenty-six (26) feet total of street frontage for multiple panhandle lots. Proposed Parcel 2 and Parcel 3 are panhandle lots with 4,625 square feet and 6,382 square feet of area in the pan portion respectively meeting the minimum lot are requirements. Parcel 2 and Parcel 3 are multiple panhandle lots requiring at least twenty-six feet of street frontage and eighteen (18) foot wide driveway per SDC 3.2-215 and SDC 3.2-220. This Tentative Partition proposes a twenty-six (26) foot wide irrevocable access and utility easement to extend the eastern property line to include a twenty (20) feet wide driveway. Future development on Parcel 2 and Parcel 3 will meet the setback standards per SDC 3.2-215. The proposed partition will satisfy this approval criterion regarding compliance with the SDC pertaining to parcel size and dimensions. B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. The Metro Plan diagram clearly shows that the subject property is located within an area designated for low density residential; which is consistent with the existing LDR (Low Density Residential) zoning district. This approval criterion is satisfied. C. Capacity requirements ofpublic and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management facIities, and streets and tratl9c safety controls shall not be exceeded and the public improvements shall be. available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations The Public Works Director or a utility provider shall determine capacity Issues. The public sanitary and storm sewer systems as well as water and electricity are located within the S Street right-of- way. The existing dwelling on proposed Parcel 1 is already connected and serviced by the public sanitary sewer, water and electric service. Future dwellings on Parcel 2 and Parcel 3 will be easily served from a future sanitary lateral and water lateral within the irrevocable access/utility easement that connects to the existing mainlines in the public street. There is a power pole near the subject property that can also provide future electric service. Stormwater drainage from each proposed parcel will be piped to an individual drywell located on each parcel as required by the City of PRE -SUBMITTAL RECD Metro Planning, Inc. February 15, 2018 P a g e 110 APR '16 2018 Tentative Partition for Gorilla Capital SO 3 LLC Springfield Stormwater Scoping Sheet. No outfall to the public stormwater system is proposed with this partition. The capacity of the public utility systems will be able to easily handle two additional future dwellings. S Street is an existing unimproved local street to the north of the subject partition. Adjacent to the subject property on the north is a thirty (30) foot wide right-of-way dedication as recorded on 2004-036137 dated May 14, 2004. The current status of said S Street adjacent to the subject site provides enough paving and clear width for emergency vehicle access to safely accommodate the existing dwelling, the existing neighborhood, and two additional dwellings in the future. The capacity of the public and private facilities is able to handle the increase of two future dwellings; thus this approval criterion will be satisfied. D. The proposed land division shall comply with all applitaable public and private design and construction standards contained in this Code and other applicable regulations All of the existing public and private facilities meet the design and construction standards of the SDC. There are no public improvements proposed with this partition application.. In addition, the future private utilities will be constructed according to all applicable SDC and other regulations. This approval criterion will be satisfied. F Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watermurses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3117,• rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as maybe specified in Section 3.3900 or ORS 97.740760, 358.905955 and 390.235240, shall be protected as specified in this Code or in State or Federal law. The subject property is relatively flat with no unstable. soil. This development site is located outside of the 100 -year floodplain. There are no significant clusters of trees, watercourses, riparian areas, wetlands, rock outcroppings,.or other historically / archaeological significant features within the boundaries of the proposed partition. Based on these facts, this approval criterion is not applicable. F. Parking areas and ingress egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas, minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways There is an existing gravel driveway as shown on the plan. This tentative partition proposes a twenty-six (26) foot irrevocable access and utility easement along the western property line of Parcel 1 to serve Parcel 2 and Parcel 3 with a driveway of at least twenty (20) feet wide located within the irrevocable access easement. Proposed Parcel 2 and Parcel 3 are significantly over the minimum lot area and thus will have plenty of area for on-site parking for future dwellings. The existing and proposed parking as well as ingress -egress will allow for safe vehicular travel that avoids congestion. This approval criterion will be satisfied. G. Development of any remainder of the property under the same ownership can be accomplished as specified in this Code. The entire subject property owned by Gorilla Capital SO 3 LLC is included within this partition application. There are no adjacent lands owned by Gorilla Capital SO 3 LLC. Based on this fact, there will be no remainder of the subject site, under the same ownership that could be further divided / developed in the future. This approval criterion is satisfied. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. PRE -SUBMITTAL RECYD V LU 16 Metro Planning, Inc. February 15, 2018 P age 1,11L, Tentative Partition for Gorilla Capital SO 3 LLC Per 2013 aerial photography available from Lane County, all of the surrounding properties adjacent to this proposed partition are developed, with single or multi -family development. Adjacent to the subject property to the south is six (6) lot subdivision Freeman Meadows as platted and recorded on 2015-046599. There are no adjacent lands that would require any access be provided through the subject site in order to be re -developed in the future. This approval criterion is satisfied. I. Where the Partition ofproperty that is outside of the city 11m& but within the City's tzrbanizable area and no concurrent annexation app/kation is submitted, the standards specified below shall also apply. 1. The minimum area for the partitioning of land in the UF10 Overlay District shall be 10 acres 2. EXCEPTIONS., a. Any proposed new pard between Sand 10 acres shall require a Future Development Plan as specified in Section 5.12120E., for ultimate development with urban densities as required in this Code. A In addition to the standards of Subsection 2.a., above, any proposed new parcel that is less than 5acres shall meet i of the following standards - i. The property to be partitioned shall be owned or operated by a govemmental agency or public utility; or ii. A majority of parcels located within 100 feet of the property to be partitioned shall be smaller than 5acres No more than 3 parcels shall be created from 1 tract of land while the property remains within the UF10 Overlay District. EXCEPTION.' Land within the UF10 Overlay District may be partitioned more than once as long as no proposed pard is less than 5 acres in size. The subject'property is located within the city limits; thus this approval criterion 'is not applicable to this tentative partition application. J. Where the Subdivision of a manufactured dwelling park or mobile home park is proposed, the following appro val criteria apply: 1. The park was approved before July 2, 2001 and is in compliance with the standards in Section 3.2235 or other land use regulations in effect at the lime the site was approved as a manufactured dwelling park or mobile homepark; or the park is an approved nonconforming use. In the latter case, a park is in compliance If the City has not issued a notice of noncompliance on or before July 2, 2001. 2. The number of lots proposed shall be the same or less than the number of mobile home spaces previously approved or legally existing in the park. 3. The ademal boundary or setbacks of the park shall not be changed. 4. The use of lot,, as shown on the Tentative Plan, shall be limited to the installation of manufactured dwellings; i.e., '!5 ckbuff'houses are prohibited S. Any other area in the Subdivision other than the proposed lots shall be used as common property, unless park streets have previously been dedicated to the City or there are public utilities in the park. All common property shall be addressed in a Homeowner's Association Agreement. a. Areas that are used for vehicle circulation (streets), driveways that serve more than 2 lots/parcels or common parking areas, shall be shown in a Tract or easement on the Tentative Plan. A Aff other services and utilities that serve more than 1 lot shall be Ina Tractor easement. Where a service or utility serves only 1 lot, but crosses another, that service or utility shall also be in an easement shown on the Tentative Plan. c. Existing buildings in the park used for recreational, meetings or other purposes for the park residents shall be in a Tract shown on the Tentative Plan. 6. Any public utilities shall be within a public utility easement. AL R E CD Metro Planning, Inc. February 15, 2018 a g et APR 16 2018 Tentative Partition for Gorilla Capital SO 3 LLC 7. Tfpubilc utilities or services are required to serve the Subdivision, the park owner sha//sign and execute a waiver of the right to remonstrate against the formation ofa local Improvement district to provide the public utilities or services The subject application is for 6 tentative partition and not a subdivision of a manufactured dwelling park/mobile home park; thus this approval criterion is not applicable. This tentative partition application clearly meets the application requirements (per the checklist and Springfield Development Code) and the approval criteria; thus the applicant respectfully requests that the Current Planning Manager approve the application. If there are any questions or concerns, please do not hesitate to contact me at Metro Planning via email (maureen@metroplanning.com) or phone (541-302-9830). Respectfully, Maureen L. Jackson Associate Planner PRE -SUBMITTAL RECD APR 16 2013 Metro Planning, Inc. February 15, 2018 P a g e 113