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Home My WebLink AboutNotes, Meeting DLCD 4/10/2008 ! Date Received Planner MM 1 ((()/6( t4(7 , Development Issues Meeting Thielke/Hunley Zon2008-00015 April 1 0, 2008 Applicant Jeff Thielke 1175 Ash Grove Loop Creswell, OR 97426 Consultant/Applicant Representative Krush and Associates 607 HIghway 99 North Eugene, OR 97401 541-686-9211 Zoning Low Density ResldentJal/ Urban TransitIOn Overlay Dlstnct SIte Address! Assessor's 10 367 Hayden Bndge Way Spnngfield, OR 97477 Map#17-03-26-21 TL300 Mmlmurn density m the LDR zone IS 0-10 umts per acre The densIty of the surroundmg neIghborhood IS approximately 4 unitS per acre The proposed density IS about 2 unitS per acre Notes The property IS outSide of the City lnruts but Wlthm Spnngfield's Urban Growth Boundary and planmngJunsdlctlOn Nearby propertIes are fully developed to urban standards Background/Applicable PoliCies and Procedures The applicant IS requestmg to parl1tlOn a 9 acre lot mto two lots (Parcels I and 2) There IS an eXlstmg house on Parcell with access off Hayden Bndge Way The stated purpose of the partltJon IS to create a second parcel (Parcel 2) and bUild a smgle-farmly reSidence on It The new reSidence would take access from Lara Lee Street, a county road faCility If approve, Parcell Will be 5 acres and Parcel 2 Will be about 46 acres m size The zonmg on the eXlstmg lot IS LDR The partJtlOn Will make more effiCient use of the subject property The eXlstmg lot IS served by an mdlvldual wastewater dIsposal system (septJc), receives water from Rambow Water Dlstnct and electnclty from SUB Both Parcels I and 2 Will be served by mdlvldual wastewater dIsposal systems, and Will contmue to be served by Rambow and SUB as mentIOned above The subject lot IS located outSide the City limits but Wlthm the Spnngfield UGB ProVISIOns of the Urban TranSitIOn Overlay Dlstnct apply to the property and are evaluated m the "Fmdmgs" sectIOn below Comments In addItion to thIS reoort have been submItted by varIOus Springfield Departments and localutlltties. These are attached and should be revtewed and addressed in the appltcant's partitIOn submtttaL ThIelke/Hunley Zon2008-000l5 ApnllO, 2008 Date Received ~( D ( Planner' MM z..... ~ 7 Findmgs The proposed new parcells more than 300 feet away from eXlstmg City sewer servIce IS not reqUired to hook-up and annex to the CIty (SDC 3 3-825 E) The Lane County Sarutanan shall certifY that the proposed mdlVldual wastewater dIsposal system meets DEQ reqUirements (SDC 3 8-825 B) 2 The surroundmg subdivIsIOns and development are also outside of the cIty limIts and are served by seplic systems Bamng a public health Issue, It IS unlikely that the subject site and the near-by development Will be reqUired to hook up to the City sewer system m the foreseeable future 3 SectIOn 4 3-125 of the SDC states "Whenever possible, all ulility lmes shall be placed underground The sectIOn goes on to cite cIrcumstances where overhead service IS allowed Overhead and above ground service IS allowed when "Exlstmg non-backbone dlstnbutlOn feeders located on eXlstmg streets on developed or undeveloped land" The parent parcel and home are served by eXlstmg overhead servIce from an eXlstmg pole on Hayden Bndge Way 4 The property IS outside of the CIty limits and Wlthm the Spnngfield UGB, thus It IS subject to the Urban Transllion Overlay Dlstnct (SDC 3 3-800) The goal of the overlay dlstnct IS to encourage a pattern of compact urban growth Wltlun the UGB and to ensure that as future development and annexatIOns take place the parlitlOns and subdivIsIOns of land allow for future mtegratlOn mto the fabnc of the comrnuruty 5 ParlitlOns are a Type II procedure Wltlnn the UT Overlay Dlstnct (SDC 3 3-820) A Land DlVlslOn Tentalive ApplicatIOn for Type II procedures shall be reqUired (enclosed With tins report) 6 SectIOn 3 3-825 of the SDC states "In order to achIeve ullimate denSIties provided m the Metro Plan, sltmg of smgle farmly homes on any lot/parcel deSIgnated MDR or HDR, or any lot/parcel 5 acres or more m size and deSignated LDR, shall reqUire approval of a Future Development Plan as specified m SectIOn 5 12-120 E" The subject property IS zoned LDR and IS less than 5 acres m size and a Future Development Plan IS not therefore reqUired 7 SectIOn 512-125 (l)(2)(b)(ll) exempts propertIes less than 5 acres from the Future Development Plan reqUirement when the maJonty of nearby propertIes are less than 5 acres m size A review of the Assessor's map shows that the maJonty of lots Wltlun 100 feet are much less than 5 acres m size The average lot size on Lara Lee Street IS about 2 acres A Future Development Plan IS not therefore requued 8 SectIOn 3 3-825 E states "Any property to be partllioned that IS Wltlnn the dIstances specified m OAR 340-071-0160 (4)(A) for connectIOn to the CIty'S Thielke/Hunley Zon2008-000l5 ApTlllO, 2008 2 0" '" Received ~( O{ Plf'nner MM 7 t ~ 7 sarutary sewer system shall be reqUIre annexatIOn to the CIty pnor to PartItIOn TentatIve Plan Submittal The distance cited m OAR 340-071-0160 (4)(A) IS 300 feet The subject property IS more than 300 feet from available CIty sewer servtce and thus the property shall not be reqUIred to annex before the submIssIOn of the PartItIOn Plan TentatIve Applicant's Questions The Development Issues Meetmg IS mtended to antICipate some of the development Issues that may be faced by the appl1cant The applicant IS encouraged to submit lus/her specific questIOns about the development proposal for staff response The questIOns below were submitted by the applicant's representatIve Hammerhead adjoining Lara Lee St. A hammerhead turn around WIll be reqUIred for the site Specific dimensIOns and sample desIgns are available from the Department of FIre and Life Safety The ownership of the hammerhead will be discussed Public Works has mdlcated an mterest m havmg the applicant mamtammg ownerslup as opposed to dedlcatmg the hammerhead to the City The owner would be responsible for mamtammg the hammerhead How much drain field needed to satisfy septic The Lane County Sanltanan shall determme the sIze and type of wastewater disposal system that IS appropnate for the site (SDC 3 8-825 B) The size and desIgn generally depend on sOli conditIOns and other factors Power hook-up pole to south Parcel I and the eXlstmg home are served by eXlstmg overhead service from an eXlstmg pole on Hayden Bndge Way SectIon 4 3-125 of the SDC states "Whenever possible, all utIlity lines shall be placed underground The sectIOn goes on to cite circumstances where overhead service IS allowed Overhead and above ground service IS allowed when "Exlstmg non-backbone dlstnbutlOn feeders located on eXlstmg streets on developed or undeveloped land" Tlus exceptIon allows a very narrow WIndow of discretIOn for staff In tlus case, If the eXlstmg pole on the south property Ime can provide servIce to Parcel 2 WIthOut safety concerns and or vIsual Impact from any nearby nght-of-way, the power may be taken from the pole ThIelke/Hunley Zon2008-000 15 ApT/I 10, 2008 3 Water hookup Lara Lee Date Received *( 3( Planner MM 1. ~ ~ 7 Water service to the site shall be provIded by Rambow Water District A conversatiOn With TIm Handley at the Rambow Water District confirms that water IS available and may be easily provided to the new parcel How soon can we submit preliminary partition The Land DIvIsiOn TentatIve ApplIcatIon Process IS descnbed m the apphcatiOn matenals available on-lme or at the counter Two copies of the applIcatiOn are enclosed With thIs staff report Upon recelvmg a Land DIvIsiOn Tentative ApplIcatiOn, a pre-submIttal meetmg IS scheduled to review the completeness of the apphcatiOn Staff strives to conduct pre-subrruttal meetmgs wIthIn five to seven days of the receipt of an applIcatiOn A check With counter staff on 4/9 mdlcates that we are able to keep such a schedule at thIs tIme The submiSSiOn of a thorough applIcatiOn and drawmg Will speed the overall processmg of the partitiOn ThIelke/Hunley Zon2008-000 15 ApT/l 10, 2008 4 Oate Received Planner MM Thielke/Hunley Zon2008-00015 (Vicinity and Structures) '1/;0/6 ( r~ 7 =~-BRIJ6E-W~~,I- I _I~_ -~A"f8~~E-~Aii . ~ ~ ~ }l I,' C/l .11; JJ J ~ -sip , .. 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