HomeMy WebLinkAboutPacket, Pre PLANNER 7/27/2021Pre -Submittal Meeting
Development and Public Works Department
Reem 61
PRE -SUBMITTAL MEETING DATE:
Tuesday, August 3, 2021
11:00 a.m. - 12:00 p.m.
DPW Conferenee Room 616
Pre -Submittal (Partition Tentative) #811 -21 -000188 -PRE 811-21-000191-PROJ Grand Real
Estate Investments
Assessor's Map: 17-02-31-24 TL: 3000
Address: 479 33rd Street
Existing Use: residential
Applicant has submitted plans for 2 -lot partition
Meeting: Tuesday, August 3, 202111:00 — 12:00 via MS Teams
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10ty of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision
SPRINGFIELD
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Application Type
(Applicant. check
one)
Partition Tentative Pre -Submittal: ® Subdivision Tentative Pre -Submittal:
❑
Partition Tentative Submittal: Subdivision Tentative Submittal:
completeRequired Project Information (Applicant:
Applicant Name: Robert and Ricky Grand Phone:
❑
Company: Grand Real Estate Investments Inc.
Fax:
Address: 1675 Willamette St. Eugene, OR 97401
Applicant's RC .:
Phone: 541-302-9830
Company: Metro Planning, Inc.
Fax:
Address: 846 A St. Springfield, OR. 97477
PropertV Owner:
Phone:
Company:
Fax:
Address:
ASSESSOR'S MAP NO: 17-02-31-24
TAX LOT NOS
: 03000
ProperPropertv Address: 479 33rd St. Springfield, OR
97478
Size of Pro ert : 0.30
Acres ® Square Feet
Proposed Name of Subdivision: N/A
Description of Ir you are filling in this form by hand, please attach your
Proposal; A two -lot partition.
proposal description to this application.
Existing Use: Single-family home.
# Of Lots/Parcels: 1
Total acreage of parcels/ 4
allowable densit
Proposal *N/A (2 SF
Dwell Unita
lots`
Signatures: Please sin and grint your name and date in t e anomoriate
Required Project Information (City Intake Staff.
Associated Applications:
box on the next
complete this section)
Si ns:
a e.
Pre -Sub Case No.:
Date:
Reviewed by:
Case No.:
Date:
Reviewed by:
Application Fee:
Technical Fee:
Posta a Fee:
TOTAL FEES: PROJECT NUMBER:
Revised 1/7/14 kl 1 of 10
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846 A STREET
SPRINGEIEM, OREGON 97477
1541)302-9830
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Metro Planning, Inc.
TENTATIVE PARTITION FOR
GRAND REAL ESTATE INVESTMENTS, INC.
Written Statement
Submission No.
Document Date:
Applicants Request:
Property Owner/ Applicant:
Civil Engineer:
Surveyor:
Project Planner.
Subject Property.
Location:
Property Size:
Zoning:
Comprehensive Plan:
Number of Parcels Proposed:
Size Proposed Parcel 1:
Size Proposed Parcel 2:
July 2021
1
07/21/2021
Request for approval of Tentative
Two Lot Partition
Grand Real Estate Investments, Inc.
1675 Willamette Sr.
Eugene, OR 97401
Eric Favreau
Favreau Engineering, Inc
(541)556-4425
EGR & Associates, Inc.
c/o Ryan Erickson, PIS
25356 Prairie Road
Eugene, OR 97402
Metro Planning, Inc.
c/o led Truett, AICP
846 A Street
Springfield, OR 97477
Tel (541) 302-9830
Assessor's Map 17-02-31-34
Tax Lot 03000
479 33`d St.
Springfield, OR 97478
0.30 acres (13,150 sq. ft.)
R-1 (Low Density Residential)
Low Density Residential (per Metro Plan)
04
5,916 sf
7,234 sf (including pole)
cage 11
Written Statement- Tentative Partition
Background
The applicant is proposing a Tentative Partition of Tax Lot 17-02-31-24-03000 into two
parcels. Currently, there is a single-family home on Proposed Parcel 1; no additional
development is proposed for Parcel 1. Proposed Parcel 2 will be partitioned as a
panhandle lot. No development is proposed for Parcel 2.
Density:
Tax Lot 03000 is 0.30 acres and zoned Low Density Residential (LDR) which allows for
6 to 14 dwellings per acre. The current density is 3.3 dwelling units per acre and the
tentative partition proposes 6.6 dwelling units per acre.
This Written Statement demonstrates that this application for a two -lot Tentative
Partition addresses, and definitively meets, all of the requirements and criteria
mandatory as specified by SDC 5.12.115 Tentative Plan - General, SDC 5.12-120
Tentative Plan Submittal Requirements, and SDC 5.12-125 Tentative Plan Criteria.
SDC 5.12-115 Tentative Plan—General
Any residential land division shall conform to the following standards:
A. The lotlparcel dimensions shall conform to the minimum standards of
this Code. When lots/parcels are more than double the minimum area
permitted by the zoning district, the Director shall require that these
lots/parcels be arranged.
1. To allow re -division; and
2. To allow for the extension of streets to serve future lots/parcels.
3. Placement ofstructures on the largerlots/parcels shall be subject
to approval by the Director upon a determination that the potential
maximum density of the larger lotlparcel is not impaired. In order to
make this determination, the Director may require a Future
Development Plan as specified in Section 5.12-120E.
Response: The subject property is in an area zoned Low Density Residential (LDR).
Proposed Parcel 1 is a standard lot on a North-South street, and conforms to the
minimum area requirements as specified in SDC 3.2-215. Proposed Parcel 2 is a
Panhandle lot and conforms to the minimum area requirements as specified in SDC 3.2-
215. These requirements are addressed in detail later in this statement. Neither of these
parcels are double the minimum area permitted by the zoning district, so the remainder
of this subsection does not apply.
Metro Planning, Inc. July 2021 P a g e l 2
B. Double frontage lots/parcels shall be avoided, unless necessary to
prevent access to residential development from collector and arterial
streets or to overcome specific topographic situations.
Response: The proposed Tentative Partition will not result in the creation of double
frontage parcels; this standard does not apply. One will be a standard lot and one is a
panhandle lot.
C. Panhandle lots/parcels shall comply with the standards specified in
Sections 3.2-215 and 4.2-120A. In the case of multiple panhandles in
Subdivisions, construction of necessary utilities to serve all approved
panhandle lots/parcels shall occur prior to recording the Plat.
Response. Parcel 2 is a panhandle lot and will be served by a 20' handle or access
easement. It is 7,234 square feet and so exceeds the minimum area required of 4,500
sq ft. Since this is a single panhandle the improvements will be constructed after the
plat is recorded.
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 Plan Submittal Requirements
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 future development application.
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.
Response: The tentative partition plan has been prepared by Ryan Erickson (EGR &
Associates) a licensed Oregon Land Surveyor as required.
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'.
Response: The scale of the Tentative Plan is 1" = 10'; which is appropriate to the size of
the development site and the amount of data needing to be shown.
Metro Planning, Inc. July 2021 13
3. A north arrow and the date the Tentative Plan was prepared.
Response: A north arrow and Tentative Plan preparation date are included on the
Tentative Plan drawing 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 surveyor and engineer who prepared the Tentative Partition Plan are,
respsectively, Ryan Erickson, from EGR and Associates, LLC, and Eric Favreau, from
Favreau Engineering.
5. A drawing of the boundaries of the 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. 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.
Response: No city limit, UGB, or railroad right-of-way is adjacent to the subject property.
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.
Response: The subject property in an area zoned LDR (Low Density Residential),
designated L (low density residential) in the Metro Plan.
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.
Response: The proposed parcel sizes and dimensions are dearly labeled on the
tentative partition plan drawing.
9. The location, outline to scale and present use of all existing
structures to remain on the property after platting and their required
setbacks from the proposed new property lines.
Response: The existing structures to remain are on the property, including their
setbacks, are shown on the Tentative Partition Plan drawing.
Metro Planning, Inc. July 2021 14
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 N. Indicate the proposed connection points.
Response: The location and size of existing utilities are noted on the tentative plan,
including water, wastewater, stormwater and underground utilities.
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.
Response: The existing 10' PUE is shown on the proposed land division. The 60.00'
Ash Street vacation is also shown on the site plan.
12. The locations of all areas to be dedicated or reserved for public
use, with the purpose, condition or limitations of the reservations
clearly indicated.
Response: There are no areas being dedicated or reserved for public use. This
requirement is not applicable.
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 lfoot 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.
Response: The enclosed Tentative Partition Plan prepared by Ryan Erickson, PLS, an
Oregon licensed land surveyor identifies all physical features of the subject property as
required.
1. The name, location, dimensions, direction offiowand top of bank
of all watercourses that are shown on the Water Quality Limited
Watercourses (WLQIM Map on file in the Development 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.
Metro Planning, Inc. July 2021 F a g e S
2. The 100year ffoodplain and floodway boundaries on the site, as
specified in the latest adopted FEMA Flood Insurance Maps or FEMA
approved Letter of Map Amendment or Letter of Map Revision;
Response: The subject property is located outside of the 500 -year floodplain and
floodway boundaries as indicated on FIRM Map Number 41039C1 161F dated June 2,
1999, thus this requirement is not applicable.
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;
Response: The subject property falls within the 10 year time of travel zone for wellhead
protection.
4. Physical features including, but not limited to significant clusters
of trees and shrubs, watercourses shown on the (WLQM Map and
their riparian areas, wetlands, and rock outcroppings;
Response: There are no clusters of trees and shrubs, watercourses, riparian areas,
wetlands, or rock outcroppings within the boundaries of the subject property.
5. Soil types and water table information as mapped and specified in
the Soils Survey of Lane County; and
Response: The Natural Resource conservation Service (NRCS) Web Soil Survey
indicates the soil type covering the subject property consists of one -hundred percent
(100%) Awbrig-Urban Land Complex, with a depth to water table of 0 to 2 inches.
6. Natural resource protection areas as specified in Section 4.3-117.
Response: 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
lfoot 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 more, contours may be shown at 5 foot intervals. This plan shall
show the stormwater management system for the entire development area.
Unless exempt by the Public Works Director, the City shall require that an
Oregon licensed Civil Engineer prepare the plan. Where plants are
proposed as part of the stormwater management system, an Oregon
Licensed Landscape Architect may also be required. The plan shall include
the following components:
Metro Planning, Inc. July 2021 r - 6
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 planter strip;
Response: There are not any existing and proposed sidewalks, pedestrian trails and
accessways. The applicant can sign an irrevocable petition to improve the sidewalk.
4. The location of existing and proposed traffic control devices, fire
hydrants, power poles, transformers, neighborhood mailbox units
and similar public facilities, where applicable;
Response: As noted on the Tentative Partition Plan, the nearest fire hydrant is
approximately seven (7) feet West of the Northwest corner of the subject property.
There are power poles on the NE and NW comer of the property that have a power line
between them. There is a water meter directly to the West of the existing home and a
mailbox near the SW corner of the property. Additionally, there is a waste water
manhole on the NE corner of the site. There are no other public facilities such as traffic
control devices, or transformers located adjacent or within the development site.
5. The location and dimensions of existing and proposed driveways,
where applicable;
Response: The driveway to serve future development will take place in the panhandle of
the property. The panhandle driveway will be installed at the time of site development.
6. The location of existing and proposed street lighting: including the
type, height and area of illumination;
Response: As illustrated on the Tentative Partition Plan, there is an existing street light
on the on the NW corner of the property about 20' south of the northern property line.
No additional streetlights are proposed.
7. The location of existing and proposed transit facilities;
Response: There are no existing or proposed transit facilities adjacent, or within, the
subject property. The nearest transit facility is located near the intersection of Main
Street and 33rd and served by Lane Transit District (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, and
Response: 33rd Street is a city street and does not have frontage on an ODOT facility.
This requirement is not applicable.
9. A Traffic Impact Study prepared by a Traffic Engineer, where
necessary, as specked in 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
Metro Planning, Inc. July 2021 a E' 18
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 and/or lots/paroels that are
more than twice the minimum lot/parcel size are proposed, the Tentative
Plan shall include a Future Development Plan that:
Response: No phasing plan is being proposed.
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;
Response: This written statement serves as a narrative explaining the purpose of the
proposed partition and the existing use of the subject property.
2. If the applicant is not the property owner, written permission from
the property owner is required;
Response: The attached application form has been signed by the property owner.
3. A Vicinity Map drawn to scale showing bus stops, streets,
driveways, pedestrian connections, Fire hydrants and other
transportation/fire access issues within 200 feet of the proposed land
division and all existing Partitions or Subdivisions immediately
adjacent to the proposed land division;
Response: A vicinity map is shown on the Tentative Partition Plan sheet.
4. How the Tentative Plan addresses the standards of any applicable
overlay district;
Response: Not applicable.
5. How the Tentative Plan addresses Discretionary Use criteria,
where applicable;
Response: 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 specified in Section 5.19-100;
Response: No trees will be felled as a part of this application. Not applicable.
7. A Geotechnical Report for slopes of 15 percent or greater and as
specified in Section 3.3-500, and/or if the required Site Assessment
in Section 5.1-21208. indicates the proposed development area has
unstable soils and/or high water tab le as specified in the Soils
Survey of Lane County;
Response: The site is of slopes less than 5% and composed of Awbrig-Urban land
complex. The soil is mainly used for urban and homesite development, yards, and open
Metra Planning, Inc. July 2021 19
areas between buildings. However, no development is proposed at this time. The water
table is below 80 inches (see infiltration report by Enc Favreau, a licensed engineer).
This criterion is met.
8. An Annexation application as specified in Section 5.7100 where a
development is proposed outside of the city limits but within City's urban
growth boundary and can be serviced by sanitary sewer;
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;
Response: There are no existing wetlands on the subject site. 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. 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;
Response: There are no proposed public improvements with this proposed partition
application.
12. Proposed deed restrictions and a draft of a Homeowner's Association
Agreement, where appropriate;
Response: No deed restrictions or Homeowner's Association are proposed. This
requirement is not applicable.
13. Cluster Subdivisions shall also address the design standards specified
in Section 3.2230;
Response: This application is for a tentative partition 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
specified in Subsections A. through M. However, the Tentative Plan shall
address the applicable standards listed under the park Subdivision
approval criteria specified in Section 5.12-125.
Response: This application is for a tentative partition and not a subdivision of a
manufactured dwelling park.
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
Metro Planning, Inc. July 2021 P a g e 110
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 of this Code pertaining to
lot/parcel size and dimensions.
Response: The proposed Parcel 1 meets minimum area (5,000 sq ft) and street
frontage (60 ft) development requirements in a Low -Density Residential zone, on a
North-South Street. The proposed Parcel 2 meets the minimum area (4,500 sq ft) and
frontage (20 ft) development requirements for a panhandle lot. Below describes
specifics of each lot.
Lot Size:
Parcel 1 is 5,916 sf. Parcel 2 is 7,234 sf. These both, respectively, meet the minimum
lot/parcel minimum area requirements.
Lot Frontage:
Parcel 1 has 85 ft of street frontage. Parcel 2 lot has 20 ft of street frontage. These both,
respectively, meet the minimum street frontage requirements .
B. The zoning is consistent with the Metro Plan diagram and/or
applicable Refinement Plan diagram, Plan District map, and Conceptual
Development Plan.
Response: The zoning of the subject property is Low -Density Residential. In the Metro
Plan, this area is designated as Low -Density Residential. The minimum density in the
LDR zone is 6 units per acre and the maximum is 14. The proposed development is
about 7 units per acre (current is 3.3 units/acre).
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 or a utility provider
shall determine capacity issues.
Response: A public sanitary mainline and water mainline are located within the 33rd
Street rights-of-way. The dwelling on Parcel 2 will be served by a future line/lateral that
will connect to the existing line. Stormwater drainage for Parcel 2 will be managed by the
proposed infiltration rain garden, sized for the 25 -year event, with an overflow to the
existing roadside ditch. Streets and traffic safety controls will not be exceeded. All
improvements will be done at the time of site development.
Metro Planning, Inc. July 2021 111
J. Where the Subdivision of manufactured dwelling park or mobile home
park is proposed, the following approval criteria apply.
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. July 2021 P a g e 113
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