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HomeMy WebLinkAboutApplication APPLICANT 10/5/2021City of Springfield 225 Fifth Street Springfield, OR 97477 Attn: Andrew Larson October 5, 2021 Re: NOTICE OF INCOMPLETE SUBMITTAL wamrnRnreuRm¢x1RluEmao Proposed 3 -Parcel Partition at 5524 B Street — Case 811 -21 -000199 -TYPE II846 ASTREET 3VPINGFlEID. OREGON %Il] 154113039830 W W W.METROPIANNINGSOM Dear Andrew, The following is a response to the August 24, 2021 letter written to Metro Planning, Inc. on behalf of the City of Springfield Planning and Development regarding insufficient application materials provided for the Type II Partition Application referenced above. Please accept this letter as a formal response to City staffs specified incomplete information. All specified incomplete information is addressed in this letter and supplemental materials are attached (Revised Site Plan). Additionally, we have included a revised Written Statement to clarify the actuality of the existing conditions of the subject property which were inconsistent in previous application submittals (see first response below regarding Proposed Parcel 1). Specified incomplete items/information from City of Springfield are bulleted and in bold text; Metro Planning responses follow in blue, regular type. • The location of the existing residence on proposed Parcel 1 including setbacks, lot coverage, and solar access compliance. Regarding Proposed Parcel 1, *'please note that there is NO existing dwelling on proposed Parcel 1. `• Previously submitted written statements, intended obviously to correspond with the Proposed 3 -Parcel Partition Site Plan, in fact did not; previously submitted written statements and site plans are inconsistent with one another. In actuality, and in accordance with the Site Plan, NOTthe written statement, there is NO existing dwelling on proposed Parcel 1. The house and all trees previously existing an the subject property burned dawn completely on 10/28/2020, in a house/property fire. All Incomplete Submittal Items concerning the "existing home" on proposed Parcel 1— location, setbacks, lot coverage, solar access compliance, and utilities, are not applicable; no existing dwelling is present on the subject property. • The location of the existing sewer main in B Street and the proposed tie in points for Parcels 2 & 3 and the location of the existing sewer service serving the existing home on Parcel 1. Location of the existing sewer main in B Street, and proposed tie in points for all three Proposed Parcels have been added to the attached revised Proposed Partition Site Plan. • A planting plan for the proposed rain garden including the number of each species provided. This information has been added to the revised Proposed Partition Site Plan, including plant count and species. For ease of Spfld City Planning staff review, the following is a written summary of the Proposed Rain Garden as designed by Favreau Engineering, and indicated in detail on the attached revised Proposed Partition Site Plan. The rain gardens will be filled with 12" of topsoil (3 -way mix). Vegetation in the rain gardens shall be planted per Scheme I of the City of Eugene Stormwater Manual Section 239. Plants to be 1' on center. Estimated plant count and species is as follows: Zone A— Carex Obnuptas, 52 count in 4" pots; Juncus Patens 52 count in 4" pots. Zone B — Camassia Quamash 26 count in 4" pots; Deschampsia Caespitosa 26 count in 4" pots. • Construction details for soakage drainage trench and rain garden are in drainage report but not show on the plat/partition plan; show detail on the partition plan. Construction details for soakage drainage trench and rain garden have been added and detailed on the attached revised Proposed Partition Site Plan. • Provide utility trench detail showing water, electric, sewer, and communication lines with required separation. This detail may be combined with the driveway construction detail. This detailed information has been added and detailed on the attached revised Proposed Partition Site Plan. • Provide the proposed driveway cross section for the shared panhandle driveway including specifications that it can support an 90,000 lb load for emergency access; show detail on the partition plan. This driveway must be 20' wide and must come far enough into the property to be within 150' of the most remote corner of all buildings to be constructed. A new detailed cross section of the proposed driveway is included on the attached revised Proposed Partition Site Plan. According to Springfield Development Code 3.2-220(A)(5)(b) which specifies standards for a multiple panhandle lots/parcels, the driveway on the attached Proposed Partition Site Plan is 18' wide extending the entire length from the front property line to the pan of the rear lot/parcel. The proposed driveway lies within a 26' access easement, with 13' designated to each panhandle lot, as specified in previously noted SDC. The length of the proposed driveway is 143' from the front property line to the pan of the rear lot/ parcel. Prior to development, an appropriate 21Y wide emergency access portion of driveway which extends far enough into property to be within 150' of the most remote corner of all buildings can be revised as needed. • Driveway construction detail within the B Street right of way; the driveway must be shifted to the east to accommodate future driveway wings when the B Street right of way is fully improved. Typically, this is a minimum of 4' from the property line. The attached revised Proposed Partition Site Plan has been revised to indicate all driveway construction details within the B Street right of way. The proposed driveway has been sited with consideration of addressing all relevant engineering design concerns regarding the B Street right of way. Accommodations for future improvements can be revised as a condition of Approval as needed. • Show existing and proposed electric and water services; note that all new utilities must be underground including services to the existing house. This may be shown on the driveway cross section. A new detailed cross section of the proposed driveway is included on the attached revised Proposed Partition Site Plan. The attached Proposed Partition Site Plan has been revised to include indications in the driveway cross section showing underground location of proposed utilities, including water and electric services. Again, please note that there is no existing dwelling on proposed Parcel 1, so existing electric and water service indication is not applicable. Thank you for your time reviewing these additionally submitted materials which serve to complete the Proposed 3- Parcel Partition Application for 5524 B Street —Case 811-21-000199-Type II. We have revised and resubmitted the Written Statement for this application, but please accept this letter as formally addressing the Springfield Planning and Engineering staff's review of the initial application and subsequent incomplete information. Please do not hesitate to reach out to us with any further questions or needed materials at (541) 302-9830 or kkeidel@metroplan ing.com. Sincerely, Katie Keidel Assistant Planner Metro Planning, Inc 846 A STREER SPRINGFIELD. OREGON 97477 15411302-9830 WWWAURORLANNING.COM TENTATIVE PARTITION FOR CHAD WILSON Document Date: 10/05/2021 Applicant's Request: Requestfor approval for Tentative Partition Application to create a 3 Lot Partition Property Owner/ Applicant: Chad Wilson and Katie Lewis PO Box 5143 Eugene, OR 97405 Surveyor: Ryan Erickson EGR & Associates 2535 B Prairie Rd. Eugene, OR 97402 Engineer: Eric Favreau, P.E. Favreau Engineering (541)556-4425 Project Planner: Metro Planning, Inc, c/o Jed Truett, AICP 846 A Street Springfield, OR 97477 Tel (541) 302-9830 Location: 5524 B St. Springfield, OR 97478 Subject Property: Assessor's Map 17-02-33-42 Tax Lot 00300 & 00700 Property Size: .41 acres (17,952 sq ft) Zoning: R-1 (Low Density Residential) Comprehensive Plan: Low Density Residential (per Metro Plan) Number of Parcels Proposed: 3 Size Proposed Parcel l: 4501 Sq Ft Size Proposed Parcel 2: 5814 Sq Ft (including pole) Size Proposed Parcel 3: 7637 Sq Ft (including pole) Written Statement—Tentative Partition Plan fora -Lot Partition Background The applicant owns two adjacent parcels: Tax Lot 17-02-33-42-00700 and Tax Lot 17-02-33-42-00300. The applicant is proposing to partition these two parcels into three lots. There are no existing dwellings or trees on the subject property. No development is proposed with this application except for the platting of two lots into three. Density: The partition as proposed will have a density of 7.3 dwelling units per acre. This written statement addresses SDC 5.12.115 Tentative Plan —General, SDC 5.12-120 Tentative Plan Submittal Requirements, and SDC 5.12-125 Tentative Plan Criteria, and demonstrates how this Proposed Partition Application and Site Plan meet all of the SDC requirements and criteria. SDC 5.12-115 Tentative Plan—General Any residential land division shall conform to the fallowing standards: A. The lot/parcel 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 of structures on the larger lots/parcels shall be subject to approval by the Director upon a determination that the potential maximum density of the larger lot/parcel is not impaired. In order to make this determination, the Director may require a Future Development Plan as specified in Section 5.12-120E. Response: The subject property is in an area zoned LDR (Low Density Residential), on an East-West street. Parcel 1 conforms to the Minimum Area and Minimum Street Frontage requirements for a Standard Lot/Parcel in a Spfld LDR zone on an East-West street, which requires (at minimum) 45 ft of street frontage and 4,500 sq It of area. As proposed, Parcel 1 has 59 ft of street frontage, and 4,501 sq ft in area, so meeting the above stated requirements. Parcels 2 & 3 conform to the Minimum Area and Minimum Street Frontage requirements for Multiple Panhandle Lots/Parcels in a Spfld LDR zone, which require (at minimum) 26 ft street frontage (or an equivalent easement) and 4,500 sq ft of area. As proposed, Parcels 2 & 3 share 26 ft panhandle of street frontage, as required. Parcel 2 has an area of 5,814 sq ft and Parcel 3 has an area of 7,637 sq ft, and so meet the minimum area requirements. :e^ P�ani,mg, In. All three proposed parcels meet the standards as specified in SDC 3.2-215 and are detailed in this Written Statement in Section 5.13-130. No Lots/Parcels are more than double the minimum area permitted. This standard has been met. B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to residential development from collector and arterial streets or to overcome specific topographic situations. Response: The proposed tentative partition will not result in the creation of double frontage parcels; this standard does not apply. C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2-215 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 Plot. Response: All three lots will have a driveway access via a shared driveway, although Parcel 1 may opt for a separate drive directly off B St. Parcels 2 & 3 are panhandle lots and will have a shared access easement of 26' wide, or 13' each. As a condition of approval for this Tentative Partition, construction of necessary utilities will occur prior to recording the Plat. D. Block length for local streets is as specified in Section 4.2-115. Response: 42-115 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 a future development application. A. General Requirements. 1. The Tentative Plan, including any required future Development Plan, shall be prepared by on 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 Proposed Partition Site Plan has been prepared by Ryan Erickson, 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" = 20'; which is appropriate to the size of the development site and the amount of data needing to be shown. 3. A north arrow and the date the Tentative Plan was prepared. Response: A north arrow and date are included on the Proposed Partition Site Plan drawing that is 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: This information is shown on the face of the Proposed Partition Site Plan. 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. See attached Proposed Partition Site Plan. 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 are adjacentto 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), and designated L (low density residential) in the Metro Plan. B. 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 clearly labeled on the attached Proposed Partition Site 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: There are no existing structures on the site. 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. Response: All existing utilities are located at the street. The public sanitary and storm sewer systems as well as water and electricity are located within the B Street right-of-way. Notes 4, 5, and 6 on the Proposed Partition Site Plan 11. The locations widths and purpose of all existing or proposed easements on and abutting the proposed land division, the location of any existing or proposed reserve strips. Response: All locations, widths, and purpose of proposed easements on and abutting the proposed land division are shown on the attached Proposed Partition Site Plan; there are no existing or proposed reserve strips. 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; thus this requirement is not applicable. B. ASite Assessment of the Entire Development Area. The Site Assessment shall be prepared by on Oregon Licensed Landscape Architect or Engineer and drawn to scale with existing contours at Ifoot intervals and percent of slope that precisely maps and delineates the areas described below. Proposed modifications to physical features shall be clearly indicated. The Director may waive portions of this requirement if there is a finding that the proposed development will not have on 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 Proposed Partition Site 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 of flow and top of bank of all watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development Services Department,' 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 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 41039C1166F dated 09/27/1985; thus this requirement is not applicable. 3. The Time of Travel Zones, as specified 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 99 -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 (WLQ W) 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 The Natural Resource conservation Service (NRCS) Web Soil Survey indicates the soil type covering the subject property consists of one -hundred percent (100%) Coburg -Urban land complex (32), with a depth to watertable of about 18-30 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 1foot 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 maybe shown at 5 footintervals. This plan shall show the stormwater management system for the entire development area. Unless exempt by the Public Works Director, the Cityshall require that on Oregon licensed Civil Engineer prepare the plan. Where plants are proposed as partof 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. ocations2. 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, stormwater quality measures; and natural drainage -ways 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 stormwater management system will accomplish its purposes. Response: A stormwater drainage and management plan for each proposed parcel has been engineered by Eric Favreau of Favreau Engineering, and detailed on the attached Proposed Partition Site Plan. D. A Response to Transportation issues complying with the provisions of this Code. 1. The locations, condition, e.g., fully improved with curb, gutter and sidewalk, AC mat, or gravel, widths and names of all existing streets, alleys, or other rights-of-way within or adjacent to the proposed land division; Response: The subject site has 85 it of frontage on B Street. B Street does not have a curb, gutter or sidewalk and is made of gravel. There is a ditch adjacent to the property in the B Street right-of-way that will serve as the destination for stormwater exiting the site. An irrevocable petition for future improvements can be signed by the applicant. 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, Response: There are no proposed streets or other rights-of-way adjacent to the subject site; thus this requirement is not applicable. 3. The locations and widths of all existing and proposed sidewalks, pedestrian trails and accessways, including the location, size and type of plantings and street trees in any required plonterstrip: Response: There are not any existing and proposed sidewalks, pedestrian trails and accessways. The applicant can sign an irrevocable petition to improve the sidewalk, curb, gutter, street trees, paving, etc. 4. The location of existing and proposed traffic control devices, fire hydrants, power pales, transformers, neighborhood mailbox units and similar public facilities, where applicable; Response: As referenced on the Proposed Partition Site Plan, the nearest fire hydrant is approximately 90 feet West of the Southwest corner of the subject property on the North right of way of B Street. As indicated on the Proposed Partition Site Plan there is a Power Pole with light on the Northeast corner of B and 55`^ streets. There are no other public facilities such as traffic control devices, transformers, or neighborhood mailbox units located adjacent or within the development site. 5. The location and dimensions of existing and proposed driveways, where applicable; Response: The proposed location and dimension specifications of driveway are included on the Proposed Partition Site Plan and will take place in the panhandles of the property. The panhandle driveway will be shared and will be installed at the time of site development. All panhandle driveway standards will be met per SDC 3.2- 220. 6. The location of existing and proposed street lighting: including the type, height and area of illumination; Response: As illustrated on the Proposed Partition Site Plan, there is an existing streetlight on the Northeast corner of B and 55`" Street. 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 5411 Street 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 on 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. ATraffic Impact Study prepared by a Traffic Engineer, where necessary, as specified 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 three 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 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: 1. Indicates the proposed redivision, including the boundaries, lot/parcel dimensions and sequencing of each proposed redivision in any residential district, and shall include a plot plan showing building footprints for compliance with the minimum residential densities specified in Section 3.2-205, 2. Addresses street connectivity between the various phases of the proposed development based upon compliance with the Springfield Transportation System Plan (including the Conceptual Street Map), the Regional Transportation Plan (RTP), applicable Refinement Plans. Plan Districts, Master Plans, or the Code, 3. Accommodates other required public improvements, including but not limited to, sanitary sewer, stormwoter management water and electricity; 4. Addresses physical features, including but not limited to, significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their associated riparian areas, wetlands, rock outcroppings and historic features; and S. Discusses the timing and financial provisions relating to phasing. 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, P -.ye 1 8 Response: This written statement serves as a narrative explaining the purpose of the proposed partition and the existing use of the subject property. ***PLEASE NOTE: As of October 5, 2021, an additional letter accompanies this written statement with supplemental information to further address incomplete application items as formally indicated by City of Spfld Planning Staff in a letter dated August 24, 2021.This application has been resubmitted to correct any errors in prior Written Statements which indicated that there was an existing dwellingstill remaining on Proposed Parcel 1 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 Proposed Partition Site 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: The proposed parcels are for low density residential use, and so no Discretionary Use is requested. 6. A Tree Felling Permit as specified in Section 5.19-100; Response: There are no trees on the property. 7. A Geotechnical Reportfor 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 sails and/or high water table as specified in the Soils Survey of Lane County; Response: The site is flat and there are not high water tables. B. 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 bysonitary 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; thus this requirement is not applicable. Octobei 20". 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 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; thus 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 a public agency, the Director may waive any approval criteria upon determining the particular criterion can be addressed as part of o future development application. A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions. Response: Parcel 1 is on an East-West street in a LDR zone and meets the requirements of a minimum of 4,500 ft of area and 45 ft of street frontage. Parcels 2 and 3 both meet the minimum area of 4,500 sq ft each, and street frontage of 26 It total (13' each), for development requirements for Multiple Panhandle lots in a Low -Density Residential zone. Below are specific details of each lot, demonstrating that each conforms to the respective required sizes and dimensions, and are included on the Proposed Partition Site Plan. Lot Area: The proposed Parcel 1 is 4,501 sq. ft., and so meets the requirement. The proposed Parcel 2 is 5,814 sq ft., and proposed Parcel 3 (LDR Panhandle Lot) minimum is 4,500 sq ft is 7,637 sq ft., and so meet the requirement. Lot Frontage: Proposed Parcel 1 has 59 ft of street frontage, and so meets the requirement. Proposed Parcels 2 & 3 have 13 ft each of street frontage, for a total of 26 ft of street frontage, and so meets the requirement. 8. 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 approximately 7 units per acre. C. Capacity requirements of public and private facilities, including but not limited to, water and electricity, sanitary sewer and storm water 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 B Street rights-of-way. Parcel 1 will be served by the existing lateral line that served the previously existing dwelling. Parcels 2 and 3 will be served by a future line/lateral that will connect to the existing line. Stormwater drainage will be managed by three private soakage trenches sized to accommodate runoff from each home plus 1/3 of the driveway surface. 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. 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 ad applicable SDC and other regulations. This approval criterion will be satisfied. E. Physical features, including, but notlimited 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 their associated riparian areas, other riparian areas and wetlands specified in Section 4.3-117, rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97 740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. Response: The subject property does not have steep slopes, susceptibility to flooding, clusters of trees, watercourses and riparian areas, open spaces, historical significance, etc. This criterion is not applicable. F. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion, provide connectivity within the development area and to adjacent residential areas, tronsitstops, neighborhood activity centers, and commercial, industrial and public areas, minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. Response: The proposal is for single family dwellings. Parking will be provided on each lot. G. Development of any remainder of the property under the same ownership can be accomplished as specified in this Code. Response: The applicant acknowledges and accepts the terms under this condition. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Cade. Response: All adjacent land is developed; therefore, this criterion is not applicable. 1. 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 specified below shall also apply. Response: Not applicable. The proposed development is within the city limits; therefore, this criterion does not apply. J. Where the Subdivision of a 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.