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HomeMy WebLinkAboutApplication APPLICANT 4/27/2021(City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision SPRINGFIELD tive Pre -Submittal: Subdivision Tentative Pre -Submittal: (Applicant., check Partition Ftive Partition Submittal: ❑ Subdivision Tentative Submittal: - - �.. _ _. __.. _._..._...� A licante: Cindy Koza, Judv HardinPhone: Com anyFax: ,❑ ❑ Address: 84458 Marcola Rd. Marcola, OR 97454 Applicant's Rep.: Curtis Thomas Phone: 541-302-9830 Company: Metro Planning, Inc, Fax: Address: 846 A Street. Springfield, OR 97477 Property Owner: Same as applicant Phone: Com an : Fax: Address: ASSESSOR'S MAP NO: 18 02 03 11 TAX LOT l 5 : 08000 Property Address: 778 S 67th. Springfield, OR 97478 Size of Pro ert : 0.93 Acres ❑X square Feet ❑ Proposed Name of Subdivision: Description of if you are offiry in [his Form by hand, please attach your proposal description to this application. Proposal: Atwo-lot partition. Existing Use: Vacant # Of Lots/Parcels: Two Total acreage of parcels/ Folli allowable density: Proposed # TWO Dwell units Si natures: Please sign and print your name and date in the app ro nate box on the next Associated Applications: Signs: Pre -Sub Case No.: Date: Reviewed by: a e. Case No.: Date: Application Fee: $ Technical Fee: $ Reviewed b : Postage Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 117114 kl 1 of 10 Owner Signatures This application form , :red pre -submittal meeting and subsequent complete application sitinatures are required at both stages in the application process. An application with ,si original signature will not be accepted. The undersignec lecges that the information in this application is correct and accurate for scheduling of fire Pre- Submittal Meeting. If the applicant is not the owner, the owner harm; grants permission for the applicant to act in his/her behalf. I/we do hereby acF;nc. n!radge that I/we are legally responsible for all statutory timelines, it ..nd requirements conveyed to my representative. Owner: Date: Signature r Print I represent this e, -i, t - -, ,plete for sub mf mIto the City. Consistent voth the completeness check performed oe th l= al t oI, i � I' SubnRtal Meeting, I affirm the Information idertl`led by the City as necessary for p, D, a s a,, ded herein cr the mfcrm a tion will not be provided If not otherwise containe^_ wthm Ctv rmy'orn processing the application with the information as submitted This teasel t s ,. Itr- mica ooreuent to the requirements of ORS 227.178 pertaining to a complete appliat In Owner: _ Date: Signature Revised 1/7/19 kl 7 of 10 Land Division Tentative Application Process 1. Applicant Submits a Land Division Tentative Application for Pre -Submittal • The application must conform to the Land Division Tentative Submittal Requirements Checklist on pages 4-6 of this application packet. • A pre -submittal meeting to discuss completeness is mandatory, and pre -submittal meetings are conducted every Tuesday and Friday, from 10:00 am - noon. • Planning Division staff strives to conduct pre -submittal meetings within five to seven working days of receiving an application. 2. Applicant and the City Conduct the Pre -Submittal Meeting • The applicant, owner, and design team are strongly encouraged to attend the pre - submittal meeting. • The meeting is held with representatives from Public Works Engineering and Transportation, Community Services (Building), Fire Marshall's office, and the Planning Division and is scheduled for 30 to 60 minutes. • The Planner provides the applicant with a Pre -Submittal Checklist specifying the items required to make the application complete if it is not already complete, and the applicant has 1.80 days submit a complete application to the City. 3. Applicant Submits a Complete Application, City Staff Review the Application and Issue a Decision • A complete application must conform to the Land Division Tentative Submittal Requirements Checklist on pages 4-6 of this application packet. • A Type II decision, made after public notice, but without a public hearing, unless appealed, is issued within 120 days of submittal of a complete application. • Mailed notice is provided to property owners and occupants within 300 feet of the property being reviewed and to any applicable neighborhood association. In addition, the applicant must post one sign, provided by the City, on the subject property. • There is a 14 -day public comment period, starting on the date notice is mailed. • Applications are distributed to the Development Review Committee, and their comments are incorporated into a decision that addresses all applicable approval criteria and/or development standards, as well as any written comments from those given notice. • Applications may be approved, approved with conditions, or denied. • At the applicant's request, the Planner can provide a copy of the draft land use decision prior to issuing the final land use decision. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City but may be appealed within 15 calendar days to the Planning Commission or Hearings Official. RmSed 1/7/14 kl 3 of 10 Land Division Tentative Submittal Requirements Checklist NOTE: • ALL of the following items AUST be submitted for BOTH Pre -Submittal and Submittal. • If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. x❑ Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development & Public Works Department. Any applicable application, technology, and postage fees are collected at the pre -submittal and submittal stages. Q Land Division Tentative Application Form x❑ Narrative explaining the purpose of the proposed development, the existing use of the property, and any additional information that may have a bearing in determining the action to be taken. Density - list the size of property (acres), maximum allowable density and the density proposed. Q Copy of the Deed © Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. x❑ Copy of the Land Division Plan Reduced to 81/2"x 11", which will be mailed as part of the required neighboring property notification packet. Right -of -Way Approach Permit Application provided where the property has frontage on an Oregon Department of Transportation (ODOT) facility. Three (3) Copiers of the Stormwater Management System Study with Completed Stormwater Scoping Sheet Attached - The plan, supporting calculations, and documentation must be consistent with the Engineering Design Standards and Procedures Manual. Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in accordance with SDC 4.2-105 A.A. Traffic Impact Studies (TIS) allow the City to analyze and evaluate the traffic impacts and mitigation of a development on the City's transportation system. In general, a TIS must explain how the traffic from a given development affects the transportation system in terms of safety, traffic operations, access and mobility, and immediate and adjoining street systems. A TIS must also address, if needed, City, metro plan and state land use and transportation policies and objectives. Four (4) Copies of the Following Plan Sets for Pre -Submittal OR Three (3) Copies of the Following Plan Sets: ❑ All of the following plans must include the scale appropriate to the area involved and sufficient to show detail of the plan and related data, north arrow, and date of preparation. ❑ All plan sets must he folded to 81/2" by 11" and bound by rubber bands. a. Site Assessment of Existing Conditions ❑ Prepared by an Oregon licensed Landscape Architect or Engineer Revised 1/7/14 kl 4 of 10 ❑ Vicinity Map ❑ The name, location, and dimensions of all existing site features including buildings, curb cuts, trees, and impervious surface areas, clearly indicating what is remaining and what is being removed. For existing structures to remain, also indicate present use and required setbacks from proposed property lines. ❑ The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development & Public Works Department ❑ The 100 -year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision ❑ The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development & Public Works Department ❑ Physical features including, but not limited to trees 5" in diameter or greater when measured 4 1/2 feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings ❑ Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report prepared by an Engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table b. Land Division Tentative Plan ❑ Prepared by an Oregon licensed Land Surveyor ❑ City boundaries, the Urban Growth Boundary, and any special service district boundaries or railroad right-of-way which cross or abut the proposed land division ❑ Location and Width of all existing and proposed easements on and abutting the proposed land division ❑ Boundaries of entire area owned by the property owner, of which the proposed land division is a part, as well as dimensions and size of each parcel and the approximate dimensions of each building site indicating the top and toe of cut and fill slopes to scale ❑ Location and type of exisF.ng and proposed street lighting, including type, height, and area of illumination ❑ Location, widths, conditions, and names of all existing and proposed streets, alleys, dedications or other right-of-ways within or adjacent to the proposed land division. Proposed streets should also include approximate radius of curves and grades and relationship to any projected streets as shown on the Metro Plan, TransPlan, Conceptual Development Plan, or Conceptual Local Street Map. ❑ Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities ❑ Location and dimensions of existing and proposed driveways ❑ Location of existing and proposed transit facilities ❑ Location and width of al: existing and proposed sidewalks, sidewalk ramps, pedestrian access ways and bike trails ❑ Location, size and type of plantings and street trees in any required planter strip Revised 1/7/14 kl 5 of 10 ❑ Location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points ❑ The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated ❑ Future Development Plan where phasing or large lots/parcels are proposed as specified in SDC 5.12-120 E. e. Stormwater Managerrne�lt Plan ❑ Prepared by an Oregon, licensed Civil Engineer ❑ Planting plan prepared by an Oregon licensed Landscape Architect where plants are proposed as part of the stormwater management system ❑ Roof drainage patterns and discharge locations ❑ Pervious and impervious area drainage patterns ❑ The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained ❑ Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for land with a slope over t0 percent, the contour lines may be at 5 foot intervals) ❑ Amount of proposed cut and fill ❑ Additional Materials Thal May be Required IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APP LICATIO v!S APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE -DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: ❑ Proposed deed restrictions and a draft of any Homeowner's Association Agreement ❑ Additional plans and documentation for submittal of a Cluster Subdivision proposal as specified in SDC 3.2-230 ❑ Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW ❑ A Geotechnical Report prepared by an engineer must be submitted concurrently if there are unstable soils and/or a high water table present ❑ Where the development area is within an overlay district, address the additional standards of the overlay district ❑ If five or more trees era proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 ❑ A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property ❑ Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for review ❑ Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration per must be submitted prior to development Revised 1/7/19 kl 6 of 10 ❑ Where applicable, _: Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 ❑ An Annexation application, as specified in SDC 5.7-100, where a development is proposed outside of Via City limits but within the City's urban service area and can be served by sanitary severer ❑ All public improvements proposed to be installed and to include the approximate time of installation roj method of financing Revised 1/7/14 kl 7 of 10 6knRC,G0j4 FIELD DEVELOPMENT ANC225 FIFTH STREET L.sPRINGr1ELD, OR q7477 PHONE541.7'26.3753 FAX 64°_736.1021 wkvv sponglield orgov December 6, 2013 REQUIRED STORMWATI12 tiT t 4'i SHEET USE POLICY: hr October 2003, Springfield Public l'No11rs released a ttial "stormwater scoping sheet;' provided to help engineers and developers mcei slonmctncr requirements in the Springfield Development Code (SDC) and Engineering Design Standards and I'ro::edures Manual (EDSPM). After a five month trial period, it became apparentthat users ofthe scopine sheet suhmitted moth more cmnplete applications than non-users. An added bonus was a decrease in the ovetclI t n iew time spent on the applications. resulting in quicker notice of decisions. Asa result of the benetiuss of the scoping sheets, the City has decided to make their use a mandatory process. Current city policy is that the use of sloranaater scoping sheets is required for all applications which require development review. All applicmlons submitted to the Citv shall provide a copy of acompleted stormwater scopingsheetwithdteapplicationpncl:et. ALtachcd With tills letter is the latest version of the scoping sheet, which reflects changes requested by the development community. PLEASE NOTE: SURMITTFD APPLICATIONS WILL NOW BE REQUIRED TO SUBMIT A COMPLETED STORMWATER SCOPING SHEET. S'I'ORM\I ER S"IUDY AND PLANS IN CONFORMANCE Wit It 7 HP. SCi;I'I[ ItRnl1IREM F,NTS DIRECTIONS FOR USIN(r iSTORreM A I I [I SCOPING SHEETS AREAS FOLLOWS: 1.) Obtain scopine sheet I)om application packet city wchsito. of otheI location. 2.) Fill cut project inform sl IoIlk o P Pial fon frons sheet) prior to commencement of work on stormwater study. (Note: Do not sign scopine shed until it Is received 'From the City with requirements checked.) 3.) Mail, fax, orcntail all pages tu: City w Springfield, Development and Public Works Dept.. Attn: Clayton McF.achcm, 4.) Receive completed scoping sheet (EI!ed out by the City) indicating minimum requirements for a complete stormwater study. 5.) Include four (4) copies of complow scoping sheet (signed by engineer at the bottom of page 2), stormwater study and plans that compl} with the minimum required scope with suhinittal ofapplication packet. The scopingsheet shall he included us er uttachment inside the tion! cover of the stormwater study. Stormwater scoping sheets can be bound with all applicalion packels (City website and the DPW front counter) as well as on the Engznecrin,e curd Crnso'nclion Rasmn ce.s i ,ebpogc located at. httn:7/wwwsprin^field- or.Rov/DPW/Fico neer tutltT on,of - un-es.hui under the Public ho7proven,enl Permil Projects Forms section. Thank you in advance for is withthe Cit, of Springfield with this new process. Sincerely, Clayton McEachern. PE City of Springfield, Devclopmcnt :: ld b': tat, A✓,'orks Email: emceachern(rjspringlield-organ Phone: (541) 736— 1036 Fax: (541) 736 —1021 SPRINGFIELD to-I'CPF' BEET DEVELOPMENT�. o.ecot cn�c e.il,UHs7an 1,,C)N : 641725.3753 a 776. 1(121 ;,vnv. sprir� `(eld-ecgov STORM WA T ), R ''AGEMENT SYSTEM SCOPE OF WORK - - -- ----------- --- -- (PleasereturhtoClytonA9.lfnlu" nni.... ... ,p,Ji,ld Uevelopmenl and Public Works; Fns,' 7361021, Phone#736-1036), cnmlhuncaachernr<r springTeld-or-gnv Project Name: _ Applicant: Assessors Parcel 4 Date: Land Use(s): Phone 4: Project Size (Acres): Fax4: _ Approx. Impervious Area Email: Project Description (Include a copy of Assessor s map): Drainage Proposal (Public connection(s). G'uc',iargc location(s)-ctc- AtlachaMitional sheet(s) if necessary: Proposed Storme•ater Desi ;annge:neet rnctices: (At a n t nuns oil Cm on the 0nl and hacR / thn <heet shall be s,,b.iusd for rzn opp/ica/nvt -h tei. a1(hwrgh other requirements w, be neeeesaty) Drainaae Studv l v))e d-!)SPNI Section 4.03 2 r lNotc- UH may be substituted for Rational Methodl ❑ Small Site Study — (uso Kation..: �.. r c:daduannst ❑ Mid -Level Development :Sind; 'nit I lydnograph Method for ca lculatio[is) ❑ Full Drainage Development it -I . Iii.+: tmil liydragruph V-Iethad for calctdations) Environmental Considerations: ❑ Wellhead Zone: _ ❑ Hillside Development ❑ Welland/Riparian: ❑ Floodway/Floodplain: ❑ Soil Type: ❑ Other Jurisdictions Downstream Analysis: ❑ N/A ❑ Flow line For starting water sent we , elc, ation: ❑ Design HGL to use Cor sturtine Hca- surface elevation: _ F1Manhole/Junction to take - . Return io Clayton -� _ or, FAX: (541) 736-1021 COMPLETE STUDY I 1 Il;vl. oro sial uaa oaty "Based upon the inform rli n yrm PJt a /I,, f and r I d 'Neel, the / llr ruing reprra'ents a minimum nfal is needed for an application to he comrpll is snbnrd .ill .Is,, uainIce ;/sm ... ... (his lolshou/dnotb, used;,Geuo1Ihe Spring1eld Development Cade (.4)C) ar the ('i,, I .rr• I I m linnua/ C'mnplionce with there requir..e,,Is does nets construne site u. approval; Additional sr[ sp I)iu ipfr t p' ht r pm.,l :Fate Opon saopinl; sheet sebaddl, entvre c,np d dfo,. has heal signed in the space provided belnru Interim Design Standards/Walcr Quala, (llDSPIM Chant_; 3)_ Req'd N/A All non -building rooftop (NEIP) intpurvious surfaues shall be pre-treated (e.g, multi-chambered catehbasin w/oil flirtation media) for stomnwatcr gnalin.: slid ilionolly_ a utinilnum of 50% of fu NBR impervious surface shall be treated by vegetated methods, Where required, cL,,till, a: ill, elan,tesign shall be consistent with design standards(EDSPM Section 3.02), set forth iu Chapter 2 of the F I,uuc to, ..oyster ,Management chilled F7 No new NRR . nervi. , ut I .ass Ihau 11.1100 .squnre feet a simplilied design approach may be followed as specified by the F,ugene Slot llctaer h lanngcutcnl Manual (Sec2.4_1). It stel ,wmel neat,,. .r I. at a_c I, submit cal Ir iouslspeo.Gcntions for sizing, velocity, flow, side slopes, bottom slope_ and seed n.,._r<i,1,rr,lth(nyofSp..u,I!elid o,Full, ene's bestia water Management Manual. ❑ ❑ Water Out lily ca l c idol o cs as i t I. i i and i it Se cl i o n 3.03. l of th e ED S PM ❑A l l bu i Id i ag mo fl o p loo un m lieqnln...Ahtolother ft u id co it to i it i ng eq u i pm ent located outside of the bu i lding,shall be 0, ov id cd w i it scnhn du;vu.,ntsinn;e'it nr a ea the r res isl and enclose re. General Study Re u i rem an is (;? DS P slSett ton LTll _ ❑ Drains e'lad prepay( d l ii 1 41 t, Iczsinn ii ICI'iIEu gi neer l l Ceti sed i n th e state of Orego n. ❑ A comp) to dye huge s'. ., cit:< In EDSPM Section 4.031, Including hydl'ological study map. Cal cu tato ns showing: s, stun _ rill: iIv for a `&y ell ,'storm event and overflow effects of a 25 -year storm event. The time of cons,uit; al,a n ( I : ] lo,I I K detel'n. i sed usi ug a 10 In ln..le days Ime for developed basins. Review of Downstream System. uA l Ps I ti,_ bo l l 4.03.4. C) ❑ ❑ A dowl t al dl . ,ave usa des III :n EDSPM Section 4 03.4C'. On-site drainage shall be governed by The Oregon Plun.binu !Sp: i.dp Carie (UPSC'). ❑ ❑ Elevation t fth. I-i.3)od I i, v lines Ia both eiqend 1. ht, systems where applicable. ❑ ❑ Design of Sturm S, ,n,ll (Illy;.'!A1 Section 4.04)_ ❑ ❑ Flow lines slopes. rim I ,e, pi, l Ito unf saes el ' Iv irdiculed on the plan set Minimum pipe coe<r sl 1 h 1 � :.Je7 ill utfowd pipe and 36 inches for plain concrete and plastic pipe materials, or properren In Ill., evi, ah .1h:Iil1. tided when 1,�l the cover shall be s uffirientto supportan 80,000Ill load without failure of Ihit pipe 'it .11111 Mannin s n,11¢I111 alalic rt,wist with little 4-I of the EDSP. All storm pipes shall be designed to achieve a minimum vdu<,il__ of Ihrz: (3) leer per second al 0.5 pipe full based on'I able 4-1 as well. Other/Miscellameons Existingand pl'oposad i II I-.l)_lod at ouc food mel 'a1_ holude spot elevations and sadandesshowinghowsit, drains. Private stet....m a to eea., uu, ;tall be dearly depicted on plans when private stormwater flows from one property to another. m Drywalls shall not rcee r.. sol lace w,o being treated by one or more EYIPs, with the exception of residential hu llding vel .eel , t 3.fLi.4.A). I\ddltional provisions apply to this as requtied by the DEQ. Referto theweb,ile ; I_n fol no nformation. Dec,ldo pon,ds IIJI'r , to IIn r u loll to pre develop nem rstos forthe 2 through 25 -year storm events. *'7'hi .....L,r... I, .rt v. Will lhmenl,inlidcllre.frontcoror, of the spanalaterseall, As the engineer of record. 11,,, yc II ;.br,v: a,Qd ilmas a, complete and i.. c l u ded wi ill th e su bm i tied sto nn water study and plan set. _ Date Po, n. Version 5. file 201 S City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Minor Variance SPRINGFIw I AA ELD r1hol Applicant Name: Cindy Kozo, Judy Hardin Phone: Company: Fax: Address: 84458 Marcola Rd. Marcola, OR 97454 Applicant's Rep.; Curtis Thomas 15 6458 Company: Metro Planning, Inc. Fax: Address: 846 A Street Springfield, OR 97477 Property Owner: earnc as Applicant Phone: Company: Fax: Address: ASSESSOR'S MAP NO: 18-02-0=-11 TAX LOT NOS : 8000 Property Address: s67th Size of Pro ert : .9s acre Acres V square Feet ❑ Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal: variance on Hillside lot frontage Existing Use: vacant Numeric Standard to be Adjusted (See SDC 5.21-125 A. for standards that may be adjusted): Percentage of Standard to be Adjusted: less than 30a Si natures: Please sign andprint fur name and date in thea propriate box on the next a e. FA Associated Applications: Si ns: Case No.: Date: Reviewed b : Application Fee: $ Technical Fee: $ Posta a Fee: TOTAL FEES: $ PROJECT NUMBER: Revised 2/25/11 1 of 4 Signatures The Applicant: Signature Cindy ioa= Print if [he - - Owner: Same as applicant. Signature s.�o:.rano s_oTert and accwate. Date: 04/25/2021 pnrv; Revised 2/25/11 2 of a Minor Variance Application Process 1. Applicant Submits a Minor Variance Application to the Development Services Department The application must conform to the Minor Variance Submittal Requirements Checklist on page 4 of this application packet. Planning Division staff screen the submittal at the front counter to determine whether all required items listed in the Minor Variance Submittal Requirements Checklist have been submitted. Applications missing required items will not be accepted for submittal. 2. City Staff Conduct Detailed Completeness Check Planning Division staff conducts a detailed completeness check within 30 days of submittal. The assigned Planner notifies the applicant in writing regarding the completeness of the application. An application is not be deemed technically complete until all information necessary to evaluate the proposed development, its impacts, and its compliance with the provisions of the Springfield Development Code and other applicable codes and statutes have been provided. Incomplete applications, as well as insufficient or unclear data, will delay the application review process and may result in denial. 3. City Staff Review the Application and Issue a Decision • A Type II decision, made after public notice, but without a public hearing, unless appealed, is issued within 120 days of submittal of a complete application. • Mailed notice is provided to property owners and occupants within 300 feet of the property being reviewed and to any applicable neighborhood association. In addition, the applicant must post one sign, provided by the City, on the subject property. • There is a 14 -clay public comment period, starting on the date notice is mailed. • Applications are distributed to the Development Review Committee, and their comments are incorporated into a decision that addresses all applicable approval criteria and/or development standards, as well as any written comments from those given notice. • Applications may be approved, approved with conditions, or denied. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City but may be appealed within 15 calendar days to the Planning Commission or Hearings Official. Revised 2/25/11 3 of 4 Minor Variance Submittal Requirements Checklist NOTE: If you feel an item does not apply, please state the reason why and attach the explanation to this form. EX Submitted Concurrently with Site Plan Review or Land Division applications, where applicable. ® Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development Services Department. The applicable application, technology, and postage fees are collected at the time of complete application submittal. ® Minor Variance Application Form ® Copy of the Deed ® Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. ® Narrative explaining the proposal and any additional information that may have a bearing in determining the action to be taken, including findings demonstrating compliance with the Minor Variance Criteria described in SDC 5.21-125 D. NOTE: Before the Director can approve a Minor Variance request, information submitted by the applicant must adequately support the request. All of the Minor Variance Criteria must be addressed by the applicant. Incomplete applications, as well as insufficient or unclear data, will delay the application review process and may result in denial. In certain circumstances, it is advisable to hire a professional planner or land use attorney to prepare the required findings. ® Three (3) Copies of a Plot Plan including the following: ❑ If submitted concurrently with a Land Division or Site Plan Review application, eighteen copies of the Land Division Tentative Plan or Site Plan sheet may be submitted in lieu of the plot plan as long as it meets the following requirements. ❑ Prepared by an Oregon licensed Surveyor if the minor variance involves a setback ❑ The scale appropriate to the area involved and sufficient to show detail of the plan and related data, such as 1" — 30', 1" = SO' or 1" — 100', north arrow, and date of preparation ❑ The nature and extent of the minor variance requested and relevant site features Revised 2/25/11 4 of 4 Written Statement — Tentative Partition Background The applicant is proposing a tentative two -lot partition on property zoned low density residential. The property is under the Hillside Development Overlay District. The property is 40,712 sq It and the minimum lot size is 10,000 sq ft for the overlay district. Currently the site is vacant. In order to split the parcel as a two -lot partition, the applicant must comply with the Table in 3.3-520 below. Table 3.3-1 Average Slope Minimum Lot/Parcel Size Per Dwelling Unit Minimum Per Lott Parcel Frontage'" cess than 15 96 and below 670 feet See the applicable otiaarcel size and frontage real emerts in Section 3.2-215. Less than IMb n wooded--'ots" 10,003 sq. ft. W ft. 15%-25% 1m 3 sq. $. 90 ft. 2590-359E 29,0Op sq. 8. 150 R. Over 35:5 45,00_- sq. f.. 2�0 % Parcel 1 The average slope of the development area is 15%-25%. Therefore, the parcel needs 90 ft of frontage as well as a minimum size of 10,000 sq ft. Both criteria are met. Parcel 2 The average slope of the development area is 25y, -350/b. Therefore, the parcel needs 150 ft of frontage as well as the minimum size of 20,000 sq ft. While the minimum parcel size is met, Parcel 2 needs a minor adjustment to qualify for the parcel frontage. 150 ft. of frontage - 25% adjustment = 112 ft. of frontage. 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. SDC 5.12-115 T�ntatbe Plan=General Any residential /and division shal/conform to the fol/owing standards. A. The lot/parcel dimensions shall conform to the minimum standards ofthis Code. When lots/parcels are more Man double the minimum area permitted by the ening district, the Director shall require that these hots/parcels be arranged 1. To allow to division, and 2. To ah/ow for the extension ofstreets to serve future lots/parrehs. 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 hot luarcel is not impaired in order to make this determination, the Director may require a Future Development Plan as specified in Section 512120E Response: The subject property in an area zoned LDR (Low Density Residential) and falls within the Hillside Development Overlay District. The applicant is applying for a minor variance in order to be compliant with the Hillside Development standards. B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to residential devehopmentfrom collectorandatteriaistreets crop overcame specific topographic situations. Response: The proposed tentative partition will not result in the creation of double frontage parcels; this standard does not apply. METRO PLANNING, INC. Tentative Partition - Cindy Kozo C Panhandle /obyparceis shall comply with the standards specrBed rn Sections 32-215 and 4.2-120A. In the case of multiple panhandles in Subdivisions, construction ofnecessary utilities to serve all approvedpanhand/e /obyparceis shall occurprior to recording the Plat. Response: Panhandle lots are not proposed as a part of this partition, this this criterion does not apply. D. Block length for local streets is as specified in Section 4.2-115 Response: 4.2-115 is no longer a code section. Therefore, this criterion does not apply. The proposed tentative partition utilizes an existing street network. SDC 5.12-120 Tentative E4 -u Submittal Re tents A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of this Code are being fulfilled. EXCEPTION: 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 a future development application. A. General Requirements. 1. The TerTtative Plan, indudlog any required Future Development Plan, shall be preparedbyarh Oregon Licensed Land Surveyor cn standard sheets of 18-x 24' The servkes ofand Oregon registered Engriheermay also be required by the City in order to resolve utility issues (espenal/ystornvwater management, street design and transportation issues), and site constraint and/or water qu ilityissues. Response: The tentative partition plan has been prepared by Donn Rowe, a licensed Oregon Land Surveyor, as required. 2. The scale ofthe Tentative Plan shall be appropriate to the area inwlved and the amount ofdetail and data, nomrally I'= 50; 1' = 100; or I" - 200. Response: 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. J. A north arrow and the date the Tentative P/an was prepared Response: 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 Plan. Response: The name and address of the surveyor from Donn Rowe has prepared the tentative plan. S A drawing of the boundariesofthe entire area owned by the partitioner or -sub -divider of which the proposed land division is a part Response: A thicker, black line is drawn around the subject property to easily show the area owned by the partitioner. 6. Dry boundaries, the Urban Growth Boundary (UGB) andany special service district boundaries orrarlroad right-of- way, which cross or abut the proposed land division. Response: No city limit, UGB, or railroad rights-of-way are adjacent to the subject property. Z Applicable raring d/stricr5 and the Metro Plan dusignaticui of tis, proposed land division and otprnpert/es within 100 feet of the boundary of the subject property. Response: The subject property in an area zoned LDR (Low Density Residential), designated L (low density residential) in the Metro Plan and falls within the Hillside Development Overlay District. Metro Planning, Inc. April 2021 Page 12 Tentative Partition - Cindy Kozo H The dimensions (in feet) and size (either in square feet or acres) ofeach lot/parce/and the approximate dimensions ofeach building site, where applicable, and the top and toe ofcutand fill slopes to scale. Response: The proposed parcel sizes and dimensions are clearly labeled on the tentative partition plan drawing. 9. The location, outline to scale and present use ofal/existing structures to remain on the property afnerpiatt/ng and their required setbacks firm the proposed new pzpert) lines. Response: No existing structures are present on the property; thus, this requirement is not applicable. 10. The location andstie ufexisrng and proposed utilities and necessary easements and dedications on and adjacent to the site, including butnot enaaed to sanitarysewer mains, stom>wvter managementsystems, water mains, power, gas, telephone, and cable TV. Indirate the proposed connection points'. Response: The existing utilities are noted on the tentative plan, including water, wastewater, stormwater and underground utilities. 11. The locations widths and purpose ofall existing orproposed easements on and abutting the proposed land division; the location of any existing or proposed reserve strips. Response: A proposed slop and tree conservation area is clearly shown on the tentative plan. 12. The locations ofaliareas to be dedicated of reserved for public use, with the purpose, condition orlimitations of the reservations Cleary indicated Response: There are no areas being dedicated or reserved for public use; thus, this requirement is not applicable. B. A Site Assessment ofthe Entire DeveiopmentArea. The Site Assessmentshall be prepared byan Oregon Lirensed Landscape Architect or Engineer and drawn to scale with existing contours at Ifoot Intervals and percent of slope thatpreasely maps and delineates the areas described beiow. Proposed modi,7cations to physical features shall be clearly indicated The Director may waive portions ofthrs requirement if there rs a finding that the proposed development will not have an adverse Impact on physica/features or water quality, either on the site oradjacent to the site. Information required for adjacentproperres maybe generalized to show the connections to physical features. A Site Assessment shall contain the following information. Response: The enclosed tentative partition plan prepared by Donn Rowe, an Oregon licensed land surveyor, identifies all physical features of the subject property as required. 1. The name, location, dimensions, direction offow and top ofbank ofall watercourses that are shown on the Water Quality Limited Watercourses (WL QW) Map on file in the Doleuopment Services Department, - Response: 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 100year floodplain and fioodway boundaries on the site, as s idtfifed in the latest adopted FEMA Hood Insurance Maps or FEMA approved tetter of Map Amendment or Letter of Map Realsion, Response: The subject property is located outside of the 500 -year floodplain and floodway boundaries as indicated on FIRM Map Number 41039C1166F dated September 27, 1985; thus, this requirement is not applicable. 3. The Time of Travel Zones, as specified in Section 3.3-220 arra delineated on the Wel/head PI'otection Areas Map on File in the DeveiopmentService Department, Response: The subject property falls outside of the wellhead protection area. 4. Physeal features including but not /united to significant clusters of trees and shrubs, watercourses shown on the (WL QW) Map and thein/paean areas, wetlands, and cock outrroppingg' Metro Planning, Inc. April 2021 Page 13 Tentative Partition - Cindy Kozo Response: The primary physical features on this site are clusters of trees and sloped areas. 10 foot contours per LIDAR data from Oregon DOGAMI are shown on the plan. The existing slope and tree preservation area is delineated on the Tentative Partition Plan. There are no watercourses, riparian areas, wetlands, or rock outcroppings within the boundaries of the subject property. No individual trees are shown given that they exist in large clusters. Existing trees and a tree -felling permit will be addresses as a condition of approval. S Sol/ types and water table information as mapped and specified in the .Soil.,, Survey of Lane County, and The Natural Resource conservation Service (NRCS) Web Soil Survey indicates the soil type covering the subject property consists of one -hundred percent (75%), with a depth water table of more than 80 inches, Nekia silty clay loam (75%) with a depth water table of more than 80 inches, and twenty-five percent (25%) Dixonville-Philomath- Hazelair complex (43C), with a depth to water table of more than 80 inches. 6. Natural resource protection areas as specified in Section 4.3-117. Response: A slope and tree preservation area exists on the subject site as shown on the Tentative Partition Plan. There are no natural resource protection areas present on the subject property; thus this requirement is not applicable. C A Stormwater Management Plan drawn to scale with existing contours at Sfoot intervals and percent of slope that precisely maps and addresses the information described below In areas where the percent of slope is 10 percent ormom, contours maybe shown at 5foat interva/s. This plan shall show the stormwater management system for the entire doPolopment31 Unless exempt by the Public Works Director, the City shall require that an Oregon licensed Civil Engineer prepare the plan. Where pants are proposed as part of the stormwater management system, an Oregon Licensed Landscape Architect may also be required. The plan shall Include the fol/owing components: 1. Roof drainage patterns and discharge locations, 2. Peivioas and impervious arena drainage paBerns,' 3 The size and location ofstoonwater management sys^ems components, including but not limited to: anim lines, catch basins, dry veils and/or detention ponds stormwater quality measures and natural drainage -ways to be retained, - 4. Existing andproposed site elevations, grades and contoums, and S A stormwater management system plan with supporting calculaiiorx; and documentation as required In Section 4.3-110 shal/be submitted supporting the proposed system The plan, calculations and documentation shall be consistent with Nene Engineenlig Designs Standards and Procedures Arai to a//ow staff to determine If the proposed stormwater managementsyslam will accomplish its purposes. Response: 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., fidly improved afeth curb, gutterand sidawalk, ACmari orgrovel, wrdMs and names of all existing streets, alleys, or oMerrightsof al within or adjacent to the proposed /and division; Response: The subject site has frontage on 67th street with improved with curb, gutter, and sidewalk along the east side of the street. 2. The locations, widths and names of allproposed streets and other nghtsof-way to include the appiroximate radius ofcurues andgrades. The relationship of m1pros0sedstreets to any protected streets as shown on the Metra Plan, including the TransPlan, anyapproved Conceptual Development PLsn and the latest version of the Conceptual Local StreetMap, Response: There are no proposed streets or other rights-of-way adjacent to the subject site; thus this requirement is not applicable. Metro Planning, Inc. April 2021 Page 14 Tentative Partition - Cindy Koza A The locations and widths ofall existing and proposed sidewalks, pedestrian hails and accessways, including the /ocatlor, size and type ofinini ingr and street trees in any required plantersurp, Response: There are not any existing and proposed sidewalks, pedestrian trails and accessways. 4. The location ofexisdng and proposed traffic centro/ devices, tier hydrants, ponverpoles, transformers, neighborhood mai/box units and similar publIc facilities, where app/icable, Response: As noted on the Tentative Partition Plan, the nearest fire hydrant is approximately 208 feet South of the Southeast corner of the Subject property on the East right of way of 5 671h Street, and the South of right of way of Glacier Drive. There is an electric box on the Eastern border of the property. S The location and dimensYons ofexisfing and proposed dr/veways, vhere appricable. Response: There are not any existing driveways on the site but will be proposed at the time of development. The driveway location has not yet been determined by the application. 6. The location ofexist/ng and pnvo,;6cd street llghdng: including the type, heightandarea ofillumination, Response: All existing streetlights are show on the tentative plan on the east side of 67th. No additional streetlights are proposed. 7, fie location ufexisting and proposed transit foci/ides; Response: There are no existing or proposed transit facilities adjacent, or within, the subject property. The nearest transit facility is located on the North side of Main Street west of 68th Street and is served by Lane Transit District Route 11. & A copy ofa Right-of-wayApproarh Permit application whera the property has frontage on in Oregon Department of Transportation (ODOT) facility, and Response: B Street is a city street and not ODOT facility; thus this requirement is not applicable. 9. A FaB7CImpact5tudyprepar bya Traffic Engineer where necessary, asspecifledin Section 4.2-105A.4. Response: 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. A single-family dwelling on each of the two parcels proposed 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. E A Future Development Plan. Where phasing andlorlots/partes thatare more than til the minimum let/parcel size are proposed, the Tentative P/an shaliinc/ude a Future Development Plan that: Response: No phasing plan is being proposed. F. Additionaiinformadon andlorapelications required at the time of Tentative Plan application submittalshall include the following items, where applicable. 1. A briefnarrative explaining the purpose ofthe proposed land dmsion and the existing use of the property,' Response: This written statement serves as a narrative explaining the purpose of the proposed partition and the existing use of the subject property. 2. Ifthe applicant is not the property owner, written pemrimbn from the property owner is required,' Response: The attached application form has been signed by the property owner. Metro Planning, Inc. April 2021 Page 15 Tentative Partition - Cindy Kom 3. A Vanity Map drawn to scale show/ng bus steps, streets, driveways, pedestrian connections, fire hydrants and other transportahoyfire access issues within 200 feetof the proposed land division and all existing Partitions or Subdivisions immediately adjacent to the proposed land ebvisioq,- Response: A vicinity map is shown on the Tentative Partition Plan sheet. 4. How the Tentative Plan addresses the standards of any appiicabie over9ay district, Response: See how the development address the standards of the Hillside Overlay Development District below. 5 How Me Tentative Plan addresses Discretionary Use cliteda, where applicable; Response: The existing use that will remain on proposed Parcel 1 and Parcel 2 are single-family residential. Single- family residential is a permitted use in the LDR (Low Density Residential) zone; thus no Discretionary Use Permit is required. 6. A Tree Felling Permit as spected In Section 5X9 -i00, Response: No individual trees are shown given that they exist in large clusters. 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 of15pincent crgreater and as specifedin Section 3.3-500, andjor if the required Site Assessment in Section.5.1-21209 indicates the proposed development area has unstable soils and/or high water table as specified in the soils survey of Lane e�ai, y, Response: No development is proposed at this time. Drainage plans will be submitted at building permit for individual lots if development is proposed to be on slopes greater than 15 percent. 8. An Annexation application as specified in Section 57100 where a development is proposed outside of the city limit' but within City's urban growth boundary and can be serviced by sanitarysewer, Response: The subject property is located within the city limits; thus 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, Response: 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 oftnstalladon and method of financing, Response: There are no proposed public improvements with this proposed partition application. ZZ Proposed deed restrictions and drag of Homeowner's Association Agreement, whet appropriate,' Response: No deed restrictions or Homeowner's Association are proposed; thus this requirement is not applicable. 13 CYuster5ubdivrsions shallalso address the design standards specified in Section 32230, Response: This application is for a tentative partition and not a cluster subdivision. Metro Planning, Inc. April 2021 Page 16 Tentative Partition - Cindy koza 14. Where the Subdivision ofa 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 5ubdivision approval criteria specified in Section 512-125 Response: This application is for a tentative partition and not a subdivision of a manufactured dwelling park. 5®C 5.13-130 The Director shall approve or approve with conditions a Tentative Plan application 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 a future development application. A. The request conforms to the provisions ofthis Code pertaining to lod parcel size and dimensions. Response: The lot is on an East-West street and falls under those requirements. The property is under the Hillside Development Overlay District. The property is 40,712 sq ft and the minimum lot size is 10,000 sq It for the overlay district. Currently the site is vacant. In order to split the parcel as a two -lot partition, the applicant must comply with the Table in 3.3-520 below. Table 3.3-1 Average Slope Minimurn Lot/Parcel Size Per Dwelling Unit Minimum Per Lot/Parcel I Frontage - Less ti an 15 % and oelo.v 67i feet See to app Icah e size and Fonaga ejuri anrents in sect U1 12-215 lass than 15% on vacced ots" ,OGL sq. ft. 60 ft. 15 2552 ! 7,G-'] so. k. 46 ft. 25',0-35% 2.i3O:l sq,f 150 ft, Over 3546 43,0: i sq. R. 2dg ft. Parcel 1 The average slope of the development area is 15%-25%. Therefore, the parcel needs 90 ft of frontage as well as a minimum size of 10,000 sq ft. Both criteria are met. Parcel 2 The average slope of the development area is 25%-35%. Therefore, the parcel needs 150 ft of frontage as well as the minimum size of 20,000 sq ft. While the minimum parcel size is met, Parcel 2 needs a minor adjustment to qualify for the parcel frontage. 150 ft. of frontage - 25% adjustment = 112 ft. of frontage. SDC 3.2-215 states that setbacks for primary structures for parcels located in a LDR (Low Density Residential) are as follows: 1) Front/Rear Yard - 10 Feet, 2) Side Yard - 5 Feet. Future development on the parcels of this proposed partition will meet the setback standards of SCD 3.2-215. S. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Pian diagram, Pian Distnd map, and Conceptual De velopment Plan. Response: The zoning of the subject property is Low -Density Residential. In the Metro Plan, this area is designated as Low -Density Residential. Metro Planning, Inc. April 2021 Page 17 Tentative Partition - Cindy Koza C. Capacity requirements ofpub/Ic and private fac/lities, including but not limited to, water and electricity, sanitary sewer and stormwater management facilities, and streets and traffic safetycontrols shall not be exceeded, and the public improvements shal/be avarlab/e to serve the site at the time of development, unless otherwise provided forby this Code and otherapplrcable regulations The Public Works Director cr a utility provrdersha// determine capacity issues. Response: 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 /and division shall comply with all applicable public and private design and consmiction standards contained in this Code and other applicable regulatrons. Response: All 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 sort orgeo/ogic conditions,, areas with susceptibility offloodrng, significant clusters of trees and shrubs, waterrourses shown on the WQLWMap and their associated riparian areas, other riparian areas and wetlands specified in Section 4.3-117, rock outcropprngs,open spaces, and areas of historic and/or archaeological signi icance, as may be specified rn Section 33-900 or ORS 97740-760, 358905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal la w. Response: This development site is located outside of the 500 -year Floodplain and there are no watercourses, riparian areas, wetlands, rock outcroppings, open spaces, or historically significant features. The only physical features present are large clusters of trees and steep slopes. Future development of the subject site will occur on land with slopes less than 250/c. A proposed tree preservation and slope easement will ensure that no development happens over the steepest parts of the property. No individual trees are shown given that they exist in large clusters. A tree felling permit is required per SDC 5.19-110 which may be provided as a condition of approval. Based on these facts, this approval criterion will be satisfied. 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 activityrenters, and commercial, industrial and public areas minimize driveways on arterial and m/lector streets as specified in this Code or other applicable regulatrons and comply with the ODOT access management standards for State highways. Response: The proposed parking as well as ingress -egress locations will allow 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 accompirshedas specified in this Code. Response: The applicant acknowledges and accepts the terms under this condition. K Adjacent /and can be developed or is provided access that will allow Its development as specified rn this Code. Response: All adjacent land is that can be developed is developed; therefore, this criterion is not applicable. L Where the Partition ofproperty that rs outside of the city limits but within the City's urbanrzab/e area and no concurrent annexation application rs submitted, the standards specified below shall a/so apply Response: Not applicable. The proposed development is within the city limits; therefore, this criterion does not apply. J Where the Subdivision of manufactured dwelling park or mobile home park is proposed, the fol/owing approval criteria apply.. Metro Planning, Inc. April 2021 Page 1 8 Tentative Partition -Cindy Koza Response: This tentative partition is not part of a manufactured dwelling park or mobile home park; therefore, this criterion does not apply. Metro Planning, Inc. April 2021 Page 1 9 .� j . \{)\/§/ \\\/� \ \)\\J) ] \\\ ®2 () \ . � . - .� j . \{)\/§/ \\\/� \ \)\\J) ] \\\ ®2 () � 2 j \{)\/§/ \\\/� \ \)\\J) ] \\\ ®2 () - -e�.��-«w�- } \ { - ! \\ \(\\