HomeMy WebLinkAboutPacket, DRC PLANNER 9/30/2020AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
£ewfeFenee Reeat 69-F
Staff Rev/ew: Tuesday, October 20, 2020 9:00 -10:00 a.m.
1. Subdivision Tentative 811-20-000151-TYP2 811-20-000012-PROJ Steve Williams
Assessor's Map: 17-02-28-34 TL: 500 & 600
Address: 5315 & 5335 High Banks Rd.
Existing Use: residential
Applicant submitted plans for 22 -lot residential subdivision
Planner: Melissa Carifio
Meeting: Tuesday, October 20, 2020 9:00 - 10:00 virtual meeting via GoToMeeting
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: htto://www.si)ringfield-or.gov/weblink8/browse.asi)x
SITE
VICINITY MAP
811-20-000151-TYP2 Subdivision Tentative
17-02-28-34 TL 500 & 600
5315 & 5335 High Banks Rd.
Steve Williams
iCity of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision
SPNINGFIELG
wo
Application Type (Applicant: check •
Partition Tentative Pre -Submittal: ❑ Subdivision Tentative Pre -Submittal: ❑
Partition Tentative Submittal: ❑ Subdivision Tentative Submittal:
Required Project Information (Applicant: complete this section)
Applicant Name: Steve Williams 541-337-5791
Com an
TFax,one:
Address: P.O. Box 31, Walterville, OR 97489
Applicant's Rep.: Lloyd L. Tolbert, LS
Phone; 541-359-8426
company: Tolbert Associates, LLC
Fax:
Address: P.O. Box 22603, Eugene, OR 97402
Property Owner: Steve Williams
Phone: 541-337-5791
Company:
Fax:
Address: P.O. Box 31, Waterville, OR 97489
ASSESSOR'S MAP NO: 17-02-28-34
TAX LOT NO 5 : 500 & 600
Property Address: 6315 & 5335 High Banks Road, Springfield, OR 97478
Size of Property: 3.3 Acres Square Feet ❑
Proposed Name of Subdivision: High Banks Estates
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: To create a 22 Lot residential subdivision
Existing Use: Tax Lots 500 & 600 = Single Family Residential
# of Lots/Parcels- 21
Total acreage of parcels/ 125,716 S fl proposed #
allowable densi 4 Dwell units 21
Si natures: Please si n and Drint your name and date in the a ro riate box on the next race-
Information
Associated Applications: Si ns:
Pre -Sub Case No.:
Date: Reviewed by:
Case No.:
Date: Reviewed b
Application Fee:
Technical Fee: Posta a Fee:
TOTAL FEES: $
PROJECT NUMBER:
Revised 117114 kl 1 of 10
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.
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.
Date:
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 it 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.
Signature
Steve Williams
Revised 1/7/14 kl 2 of 10
DEVELOPMENT AND PUBLIC WORKS
SPRINGFIELD
225 FIFTH STREET
OREGON SPRINGFIELD, OR 87477
PHONE: 541.726.3753
FAX: 541.726.1021
www. spingfrokl-or.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
----------- — (Areabelow this bnefilledondbyAppbkrvnO -- —
(Please return to Clayton A&Eachern @ City ofSprirglield Development cud Public Works, Fas #736-1021, Phare #736-1036),
email:cnaeurlern@sprbgllieldor.gov
Project Name: High Banks Estates Applicant: GOEBEL ENGINEER
Assessors Parcel #: 17-02-28-34 #500 & 600 Date: 6-29-2018
Land Use(s): R-1 Phone #:
Project Size (Acres): 3.3 Fax #:
Approx. Impervious Area: 0.4 Email:
541-687-0542
scott@goebeleng.com
Project Description (Include a copy of Assessor's map): 22 Lot subdivision
Drainage Proposal (Public connedion(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Infiltration swale, no overflow or outlet to public infrastructure.
Proposed Stormwater Best Management Practices: Public drywells and individual private lot infiltration
planters.
(Area below this line tilled and by the City and Aehvned k the Applicant)
(At a mbdmmtu, all boxes checked by the City on the frond and backofdds sheet shall be subndtted
or on TLlication to be coniltletefor submittal, although other requirements tuare be necessas.
Drainage Study Type (EDSPM Section 4.03.2): (Note. UH may be substituted for Rational Method)
❑ Small Site Study — (use Rational Method for calculations)
❑ Mid -Level Development Study— (use Unit Hydrograph Method for calculations)
❑ Full Drainage Development Study —(use Unit Hydrograph Method for calculations)
Environmental Considerations:
❑ Wellhead Zone:
❑ Wedand/Riparian:
❑ Soil Type:
Downstream Analysis:
❑ Hillside Development:
❑ Floodway/Floodplain:
#27-Chahahs ❑ Other Jurisdictions
X N/A
❑ Flow line for starting water surface elevation:
❑ Design HGL to use for starting water surface elevation:
❑ Manhole/Junction to take analysis to:
Return to Clayton McEachem @ City of Springfield, email: cmceachem@sprirgfeb-orgov, FAX (541) 736-1021
COMPLETE STUDY ITEMS
r Bmedupon tie tnformntion provided on tie front ofthis sheet, the follmving represents a Pimiento of rvhrd is neededfor an
applicedion to be complete for subndttal with respect to droinoge; however, this list sh ouldnat be usedin lieu ofihe Springfield
Development Cork (SDC) or the City's Engineering Designblmool. ConWharrce with these requirements does not constitute site
approval, Adrbtionned site specific tnfornsntion nary be required. Note: Upon striping sheet submitted, ensure completedforne hos been
signed in the space provirkd below:
Interim Design Standards/Water Quality (EDSPM Chapter 3
Req'd N/A
❑ ❑ All non -building rooftop (NBR) impervious surfaces shall be pre-treated (e. g. multi-chambered cawhbasin w/oil filtration
media) for stomuwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
❑ ❑ Where required, vegetative stomuwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stomuwater Management Manual.
❑ ❑ For newNBR impervious area less than 15,000 square feet, a simplified design approach maybe followed as specked
by the Eugene Stomuwater Management Manual (Sec2.4.1).
❑ If a stomuwater treatment swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes,
bottom slope, and seed mix consistent with City of Springfield or Eugene's Stomuwater Management Manual.
❑ ❑ Water Quality calculations as required in Section 3.03.1 of the EDSPM.
All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
be Provided with secondary containment or weather resistant enclosure.
❑
❑
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
❑
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
drains.
❑
Calculations showing system capacity for a 2 -year stoma event and overflow effects of a 25 -year stoma event
Private stomuwater easements shall be clearly depicted on plans when private stommater flows from one property to
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review ofDownstream System(EDSPM Section 4.03.4.0
❑
❑
A downstream drainage analysis as described in EDSPM Section 4.03A.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
❑
❑
Elevations of the HGL and flow lines for both city and private systems where applicable.
❑ ❑ Design of Stoma Systems (EDSPM Section 4.04).
❑ ❑ Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set
Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb load
without failure of the pipe structure.
❑ ❑ Maiming's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to
Other/MisceOaneous
❑
❑
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
❑
Private stomuwater easements shall be clearly depicted on plans when private stommater flows from one property to
another.
❑
❑
Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to
thewebsite: htto:/Avww. deg. state. or.usAva/uic/uic.him for more infomuation.
❑
❑
Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year stoma events.
*Thisform shall be inchukd m nn rdtnehmen4 inside the frouteover, ofthe stormnWer shady.
* IMPORTANT.' ENGINEER PLEASE READ BELOWAND SICN.�
As the engineer of record, I hereby certify the above req d items complete a included with the submitted stomm mer study
and plan set. Signature Date 27 July 2020
Fomu Version 5: June 2015
TENTATIVE SUBDIVISION PLAN
FOR
HIGH BANKS ESTATES
ASSESSOR'S MAP 17-02-28-34, TAX LOTS 500 & 600
CRITERIA CONFORMANCE STATEMENT
GENERAL CRITERIA
August 3, 2020
This criteria conformance statement was written to accompany the Tentative Subdivision
Application for High Banks Estates. The subject property contains 3.3 acres and is zoned LDR
(Low Density Residential). The applicant is proposing to divide the property into 21 Lots as
shown on the attached Tentative Plan. There are existing single-family residences on Lots 1
and 18 which will remain. The remaining Lots are currently vacant. Lots 1, 2, and 18 will take
direct access off High Banks Road. Lots 3 through 17 and 19-21 will take access off of the
proposed extension of 53rd Place.
In this written statement 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. Wthin this document, the SDC text excerpts are in italics
and the applicant's responses are in plain text.
SDC 5.12-120 Tentative Plan Submittal Requirements
A. General Requirements.
1. The Tentative Plan, including any required Future Development Plan, shall be prepared
by an Oregon Licensed Land Surveyor on standard sheets 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 quality issues.
The tentative subdivision plan has been prepared by Lloyd L. Tolbert, PLS 2813 of Tolbert
Associates, LLC, an Oregon licensed land surveyor.
2. The scale of the Tentative Plan shall be appropriate to the area involved and the amount
of detail and data, normally 1" = 50', 1 ° = 100' or 1" = 200'.
The scale of the Tentative Plan is 1" = 30'. 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 tentative subdivision plan that is being submitted
with this application.
4. The name and address of the owner, applicant, if different, and the Land Surveyor
and/or Engineer who prepared the Subdivision Tentative Plan.
The name and address of the property owner/applicant, surveyor, and engineer are noted on
the plan.
5. A drawing of the boundaries of the entire area awned by the partitioner or subdivider of
which the proposed land division is a part.
A thicker, black line is drawn around the subject property to easily show Tax Lots 500 & 600 that
owned by the subdivider.
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 boundary, Urban Growth Boundary (UGB) and any special service district boundaries or
railroad right-of-way, cross or abut the proposed land division.
7. Applicable zoning districts and the Metro Plan designation of the proposed land division
and of properties within 100 feet of the boundary of the subject property.
The zoning of the subject property is LDR (Low Density Residential) and is noted on the
Tentative Subdivision Plan. The total lot area for Lots 1 through 21 is 125,716 square feet (net
acreage 2.886 acres) resulting in a density of 7.62 units per net acre. In the Metro Plan the plan
designation for the subject property is low density residential. All adjacent properties are also
LDR.
8. The dimensions (in feet) and size (either in square feet or acres) of each lot/parcel and
the approximate dimensions of each building site, where applicable, and the top and toe of cut
and fill slopes to scale.
The proposed parcel sizes and dimensions are clearly labeled on the tentative subdivision plan
drawing.
9. The location, outline to scale and present use of all existing structures to remain on the
property afterplatting and their required setbacks from the proposed new property lines.
Existing structures are depicted on the tentative subdivision plan along with their setbacks and
proposed future use.
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,
stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate
the proposed connection points.
The existing sanitary sewer line, stormwater facilities, and water mains are all shown and
labeled on the attached plan. In addition, the plan shows the proposed sanitary sewer
connection locations for each parcel. Stormwater is proposed for collection in the proposed
streets and directed to the stormwater infiltration swale which is depicted in the attached Storm
Study.
11. The locations widths and purpose of all existing orproposed easements on and abutting
the proposed land division, the location of any existing or proposed reserve strips.
All existing and proposed easements are shown on the attached tentative subdivision plan
drawing set. See Proposed Subdivision Layout sheet for details.
12. The locations of all areas to be dedicated or reserved forpublic use, with the purpose,
condition or limitations of the reservations clearly indicated.
The streets as shown are proposed to be dedicated to the City of Springfield concurrent with
final plat recording.
B. A Site Assessment of the Entire Development Area. The Site Assessment shall be
prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to scale with
existing contours at 1 -foot 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 requirement if 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 Subdivision Plan drawing includes the General Requirements, Site
Assessment items, and Stormwater items. The plan was prepared and signed by Lloyd Tolbert,
PLS, an Oregon licensed land surveyor. however, Scott Goebel, PE/PLS, an Oregon licensed
civil engineer also reviewed the plan and utilized the topographic information to design the utility
and infrastructure layout as shown.
1. The name/ location, dimensions, direction of flow and top of bank of all watercourses
that are shown on the Water Quality Limited Watercourses (WLQIM 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. therefore this requirement is not applicable.
2. The 100 -year floodplain and floodway boundaries on the site, as specked in the latest
adopted FEMA Flood Insurance Maps or FEMA approved Letter of Map Amendment or Letter of
Map Revision,
The subject properties lie outside of the 100 -year floodplain and floodway boundaries as
depicted on FEMA FIRM Map number 41039C1 166F.
3. The Time of Travel Zones, as specked in Section 3.3-200 and delineated on the
Wellhead Protection Areas Map on file in the Development Service Department,
The subject property falls outside the 20 -year time of travel zone for wellhead protection
(WEYCO wellhead).
4. Physical features including, but not limited to significant clusters of trees and shrubs,
watercourses shown on the (WLQtM Map and theirrlparian areas, wetlands, and rock
outcroppings;
There are no watercourses, riparian areas, wetlands, or rock outcroppings within the boundaries
of the subject property. One foot contours per a physical site survey are shown on the plan.
Significant trees are depicted on the site plan.
5. Soil types and water table information as mapped and specked in the Soils Survey of
Lane County,
The subject project consist of 100° Chehalis -Urban land complex soil (type 27) as mapped and
specified in the Soils Survey of Lane County. No high water tables are known to exist on the
subject property.
6. Natural resource protection areas as specked in Section 4.3-117.
There are no natural resource protection areas present on the subject property. therefore this
requirement is not applicable.
C. A Stormwater Management Plan drawn to scale with existing contours at 1 -foot intervals
and percent of slope that precisely maps and addresses the information described below. In
areas where the percent of slope is 10 percent or mote, 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 City shall require that an Oregon
licensed Civil Engineerprepare 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. Roof drainage patterns and discharge locations,
2. Pervious and impervious area drainage patterns,
3. The size and location of stormwater management systems components, including but
not limited to. drain lines, catch basins, dry wells and/or detention ponds, stomnvater quality
measures, and natural drainageways to be retained,
4. Existing and proposed site elevations, grades and contours, and
5. A stormwater management system plan with supporting calculations and documentation
as required in Section 4.3-110 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 stomnvater management system
will accomplish its purposes.
The Stormwater Management Plan is shown on Sheet C-1 of 2, Grading Plan and is
accompanied by the attached Stormwater Report & Stormwater Management System Scope of
Work by Goebel Engineering & Surveying Engineering. One foot contours are depicted hereon.
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, AC mat, or
gravel, widths and names of all existing streets, alleys, or other rights -0f --way within or adjacent
to the proposed land division,
The site is adjacent to High Banks Road. Details are shown on the attached tentative
subdivision plan drawings.
2. The locations, widths and names of all proposed streets and other rights-of-way to
include the approximate radius of curves and grades. The relationship of all 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,
Lots 1 and 18 are developed with single family residences with vehicular access onto High
Banks Road. Lot 2 will take vehicular access onto High Banks Road via a proposed shared
access easement with Lot 1 as depicted on the Tentative Plan. Lots 3 through 17 and 19
through 21 will take vehicular access from the proposed extension off 53rd place as depicted on
the Tentative Plan.
3. The locations and widths of all existing and proposed sidewalks, pedestrian trails and
accessways, including the location, size and type of plantings and street trees in any required
planterstrip;
The existing sidewalks on High Banks Road are shown on the attached plan. Sidewalks are
designed into the proposed street right-of-ways.
4. The location of existing and proposed traffic control devices, fire hydrants, powerpoles,
transformers, neighborhood mailbox units and similar public facilities, where applicable,
Where applicable, these items are shown on the proposed tentative subdivision plan set.
5. The location and dimensions of existing and proposed driveways where applicable,
Lots 1 and 18 are developed with single family residences an currently take direct vehicular
access onto High Banks Road. Per this application: Lots 1 & 2 will take vehicular access onto
High Banks Road via a proposed shared access easement. Lot 3, 4 & 5 will take vehicular
access onto 53rd Place via a proposed shared access easement. Lots 5 through 17 and
19through 21 will take direct vehicular access onto 53rd Place. Future driveways will be
installed at the time of site development to serve the proposed lots.
6. The location of existing and proposed street lighting: including the type, height and area
of illumination,
The location of existing and proposed street lighting is indicated on C-2 the Site Wastewater
and Utility Plan. The existing street lights along High Banks Road are LED Cobra Head
luminaires. The proposed lights will be LED Cobra Head luminaires. Photometric analysis and
final street light locations will be completed during PEPI permit process.
7. The location of existing and proposed transit facilities,
There are no existing or proposed transit facilities adjacent, or within, the subject property. The
nearest transit stop is on 58th Street south of Thurston Road and is served by LTD Route 11.
8. A copy of a Right-of-way Approach Permit application where the property has frontage
on an Oregon Department of Transportation (ODOT} facility,
High Banks Road is a city street and not an ODOT facility, therefore this requirement is not
applicable.
9. A Traffic Impact study prepared by a Traffic Engineer where necessary, as specified in
Section 4.2-105A.4.
Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 7th Edition,
single-family detached houses have an average trip generation rate of 9.57 vehicles daily.
There are two current dwellings and ninteen future dwellings on the proposed parcels which
generate 9.57 trips per day per dwelling equals 201 trips per day or 20 peak hour trips and so
will not cross the threshold of traffic volumes necessary for a traffic impact study to be required.
E. A Future Development Plan. Where phasing and/or lots/parcels that are more than twice
the minimum lot/parcel size are proposed, the Tentative Plan shall include a Future
Development Plan that:
There will be no remainder parcels more than twice the minimum lot size in the LDR zone
exclusive of easements, and the project is proposed to be constructed in one phase.
F Additional information and/or applications required at the time of Tentative Plan
application submittal shall include the following items, where applicable:
1. 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 subdividing
and the existing use of the subject property.
2. If the applicant is not the property owner written permission fmm the property owner is
required,
The attached application form has been signed by the property owner.
J. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian
connections, fire hydrants and other transportationfiire 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 Cover Sheet of the tentative subdivision plan set.
4. How the Tentative Plan addresses the standards of any applicable overlay district,
No oveday districts apply to the subject property.
5. How the Tentative Plan addresses Discretionary Use criteria, where applicable,
Single-family residential is a permitted use in the LDR zone. thus no Discretionary Use Permit is
required.
6. A Tree Felling Permit as specked in Section 5.19-100,
A tree felling permit is not proposed
7. A Geotechnical Report for slopes of 15 percent or greater and as specked in Section
3.3-500, and/or if the required Site Assessment in Section 512-1208. indicates the proposed
development area has unstable soils and/or high water table as specked in the Soils Survey of
Lane County,
There are no slopes greater than 15% on this site, so a geotechnical report is not necessary or
required.
8. An Annexation application as specked in Section 5.7-100 where a development is
proposed outside of the city limits but within Citys urban growth boundary and can be serviced
by sanitary sewer,
The subject property is located within the city limits. therefore 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. therefore 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. therefore 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,
The applicant is hoping to construct this subdivision in 2021. Financing of the infrastructure will
likely come from private sources.
12. Proposed deed restrictions and a draft of a Homeowners Association Agreement where
appropriate,
No deed restrictions or Homeowner's Association are proposed at this juncture. therefore this
requirement is not applicable.
13. Cluster Subdivisions shall also address the design standards specked in Section 3.2-
230,
This application is for a tentative subdivision and not a cluster subdivision.
14. Where the Subdivision of a manufactured dwelling park or mobile home park is
proposed, the Director may waive certain submittal requirements specked in Subsections A.
through M. However, the Tentative Plan shall address the applicable standards listed under the
park Subdivision approval criteria specked in Section 5.12-125. (6286, 6211)
This application is not for the subdivision of a manufactured dwelling park
SDC 5.12-125 Tentative Plan Criteria
A. The request conforms to the provisions of this Code pertaining to lot/parcel size and
dimensions.
The Subject property is zoned LDR (Low Density Residential). Lots 1-2, 11-12 and 20-21 are
oriented to an east -west street and accordingly the lots are at least 4500 square feet in area and
have at least 45 feet of frontage. Lots 7-9, 15-16 and 19 are oriented on a north -south street
and accordingly the lots are at least 5000 square feet in area and have at least 60 feet of
frontage. Lot 14 and 15 are oriented on a north -south street and accordingly the lots are at least
5000 square feet in area with 34.9 and 57.0 feet of frontage, respectively, therefore the
applicant is asking for an exception to the standard. Lots 6, 10, 17 and 18 are corner lots and
accordingly the lots are at least 6000 square feet in area. Lots 10, 17 and 18 have at least 60
feet of frontage. Lot 6 has 35.20 feet of frontage therefore the applicant is asking for an
exception to the standard. Lots 3-5 and 13 are panhandle lots and accordingly the lots are at
least 4500 square feet in area in the pan portion and have at least 20 feet of frontage for a
single panhandle and 26 feet of frontage for multiple panhandles. 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 development. which is consistent with the existing LDR
(Low Density Residential) zoning district. This approval criterion is satisfied.
C. Capacity requirements of public and private facilities, including but not limited to, water
and electricity, sanitary sewer and stormwater management facilities, and streets and traffic
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 ora utility provider shall determine capacity
issues.
Current public infrastructures are in place to serve the proposed development except
stormwater management. Therefore, an onsite Stormwater Infiltration System is proposed for
all public improvements associated with this subdivision.
D. The proposed land division shall comply with all applicable public and private design and
construction standards contained in this Code and other applicable regulations.
The future public utilities as shown on the attached tentative subdivision plan set will be
constructed according to all applicable SDC and other regulations. Further review will occur
through the City's public improvement review process once the subdivision is tentatively
approved. This approval criterion will be satisfied.
E 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,
watercourses shown on the WQLW Map and theirassociated riparian areas, otherripanan
areas and wetland specked in Section 4.3-117,, rock outcroppings; open spaces, and areas of
historic and/or archaeological significance, as may be specked in Section 3.3-900 or ORS
97740-760,358.905-955and 390.235-240, shall be protected as specked in this Code or in
State or Federal law.
The subject properties lie outside of the 100 -year floodplain and floodway boundaries as
depicted on FEMA FIRM Map number 41039C 1166F. There are no other significant physical
features on this site.
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 specked in this Code or other applicable regulations and comply with the COOT access
management standards for State highways.
All proposed lots contain adequate space for off street parking. The proposed street is a
consistent extension of the existing street design for 531d Place, 28' wide paving in a 40' wide
right-of-way. The existing two dwellings located on proposed Lots 1 and 18 will continue to gain
access from High Banks Road. Lot 2 will share a joint access with Lot 1. There are no County
or State access permits required for the proposed development.
G. Development of any remainder of the property under the same ownership can be
accomplished as specked in this Code.
There are no adjacent lands owned by the applicant. This approval criterion is satisfied.
H. Adjacent land can be developed or is provided access that will allow its development as
specked in this Code.
This application acts to complete infill in the area. Adjacent properties are fully developed.
therefore, this code section does not apply.
I. Where the Partition of property that is outside of the city limits but within the City's
urbanizable area and no concurrent annexation application is submitted, the standards specked
below shall also apply.
1. The minimum area for the partitioning of land in the OF -10 Overlay District shall be 10
acres.
2. EXCEPTIONS:
a. Any proposed new parcel between 5 and 10 acres shall require a Future Development
Plan as specked in Section 512-120E. for ultimate development with urban densities as
required in this Code.
b. In addition to the standards of Subsection 2.a., above, any proposed new parcel that is
less than 5 acres shall meet 1 of the following standards:
is The property to be partitioned shall be awned or operated by a governmental agency or
public utility, or
ii. A majority of parcels located within 100 feet of the property to be partitioned shall be
smaller than 5 acres.
iii. No more than 3 parcels shall be created from 1 tract of land while the property remains
within the OF -10 Overlay District. EXCEPTION: Land within the OF -10 Overlay District may be
partitioned more than once as long as no proposed parcel is less than 5 acres in size.
The subject property is located within the city limits and is for a subdivision. therefore, this
approval criterion is not applicable to this tentative subdivision application.
J. Where the Subdivision of a manufactured dwelling park or mobile home park is
proposed, the following approval criteria apply.
1. The park was approved before July 2,2001and is in compliance with the standards in
Section 3.2-235 or other land use regulations in effect at the time the site was approved as a
manufactured dwelling park or mobile home park, or the park is an approved non -conforming
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 external boundary or setbacks of the park shall not be changed.
4. The use of lots, as shown on the Tentative Plan, shall be limited to the installation of
manufactured dwellings; i.e., "stick -built" houses are prohibited.
5. 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.
b. All other services and utilities that serve more than 1 lot shall be in a Tract or 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 otherpurposes 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.
7. If public utilities or services are required to serve the Subdivision the park owner shall
sign and execute a waiver of the right to remonstrate against the formation of a local
improvement district to provide the public utilities or services.
The subject application is for a tentative subdivision, but is not a subdivision of a manufactured
dwelling park/mobile home park therefore, this approval criterion is not applicable.