HomeMy WebLinkAboutRecommendation Sheet APPLICANT 1/11/2008
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Type II tentative partition review, staff report &
decision
Project Name: Wartenbee/Miller Partition
PRE-SUBMIlTAl REC'O
JAN.} I 2008
Project Proposal: Partition one residential parcel into'two residential parcels
Case Number: SUB2006-00003
Project location: 1127 18\h Street
Zoning: low Density Residential (lOR)
Comprehensive Plan Designation: lOR
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Pre-Submittal Meeting Date: 12/09/05
Application Submitted Date: 1/06/06
Decision Issued Date: 2/17/96
Recommendation: Approval with,Conditions,
Appeal Deadline Date: 3/2106
Natural Features: None
Development Issues:
Density: 9 units per acre,
Associated Applications: PRE2005-00080
5..>f!:,- 2.e.o"'- 0000"
r CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM
I POSITION REVIEW OF
I Proiect Manaqer Planninq
,Transportation Planning Enqineer Transportation
Public Works Civil Enqineer Utilities
Public Works EIT Sanitary & Storm Sewer
I Deputy Fire Marshall Fire and Life Safety
I Community Services Manaqer Buildinq
If r ^
NAME
~~< I'S
Gary McKenney
Steve Barnes
Matt Stouder
I Gilbert Gordon
Dave Puent
PHONE
726-4611
726-4585 1
736-10361
736-1035 I
726-2293
726-3668 1
APPLICANT'S DEVELOPMENT REVIEW TEAM
Owner/Applicant:
Shane Wartenbee/Mike Miller
1101 16\h Street
Sprinqfield, OR 97477
Engineer:
Todd Powell, Higa-Burkholder
160 Seventh Street
Sprin!Jfield, OR 97477
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PRE-SUBMITTAL REC'D
JAN I I 2008
SITE
DECISION: Tentative Approval, with conditionsl as of the date of this letter. The
standards of the Springfield Development Codel (SDC) applicable to each criterion
of Partition Approval are listed herein and are satisfied by the submitted plans and
notes unless specifically noted with findings an'd conditions necessary for
compliance. Final Plat must conform to the sublnitted plans as conditioned
herein. This is a limited land use decision made' according to city code and state
statutes. Unless appealed, the decision is final. Please read this document,
carefully.
OTHER USES AUTHORIZED BY THE DECISION' None, Future development will be in
accordance with the provisions of the SDC, filed easements and agreements, and all
applicable local, state a.nd federal regulations,
REVIEW PROCESS: This application is revieweb under Type II procedures listed in
SDC 3,080 and the partition criteria of approval: SDC 34,050, This application was
accepted as complete on 1/6/06. This decision is issued on the 42nd day of the 120 days
mandated by the state, '
SITE INFORMATION: The 0,23 acre development site contains one house, The
partition will create 2 parcels with the existing housk on one parcel and one vacant
parcel. The site has frontage on 18th Street. Propo~ed access to the back parcel is with
an access easement. Surrounding properties are a'lso zoned LOR '
WRITTEN COMMENTS:
Procedural Finding: Applications for Limited Land IUse Decisions require the notification
of property owners/occupants within 300 feet of tre subject property allowing for a 14
day comment period on the application (SDC 3,,080 and 14,030), The applicant and
parties submitting written comments during the notice period have appeal rights and are
mailed a copy of this decision for consideration, '
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, PRE-SUBMITIAL REC'O
JAN 112008
Procedural' Finding: In accordance with SDC 3,080 and 14.030, notice was sent to
owner/occupants within 300 feet of the subject site. No written comments were received'
in response to the Notice 'of Surrounding Properly Owners sent out January,9, 2006.
CRITERIA OF PARTITION TENTATIVE APPROVAL: '
SDC 34.050 states that the Director sh,all approve or approve with conditions a
Partition Tentative Plan application upon determining that criteria (1) thro'ugh (9)
of this Section have been satisfied, If conditions cannot be attached to satisfy,the
criteria, the Director shall deny the application,
(1)
The request conforms to the requirements of this Code pertaining to
parcel size' and dimensions. ,
Finding 1: Pursuant to,SDC Section 16,030(1), lots on east/west streets
shall have a minimum lot sizeof 4,500 square feet and a minimum
. frontage of 45 feet.
. Finding 2: Parc~1 1 is .located on an east/west street and exceeds thE!'
minimum requirements for size and frontage. '
Finding 3: SDC 16.030((6)(a) requires panhandle parcels to be 4,500
square feet in'the pan portion with 20 feet of frontage fora single'
panhandle. ' .
Finding 4: Parcel 2 is proposed to be 4,500 square feet.
Finding 5: SDC16,030(6)(b)6 allows the Director to waive the
( requirement that buildable parcels have frontage on a public street when
access has been guaranteed via a driveway with an irrevocable joint
use/access easement when a proposed land division includes a single
panhandle parcel where the front parcel contains an existing primary
structure and the land required for the panhandle diminishes the required
5-foot wide side yard setback applicable to that front parcel and/or the
panhandle width standard cannot be met.. .
. Finding 6: The existing house,on the site is located approximately 19 feet
from the north property line making it impossible to create a 20-foot wide
pa~handlEoi lot at the reai of the existing lot.
Finding 7: SDC 16.030(6}(b}6bi states that the minimum width for a single
panhandle parcel irrevocable access easement is 14 feet. '
Finding 8: The applicant is proposing an 18-foot wide irrevocable joint
use/access easement for Parcel 2,
Conclus.ion: . This proposal as conditioned satisfies Criterion 1.
(2) The zoning is consistent with the Metro Plan diagram and/or
applicable Refinement Plan diagram, Plan District map, and
Conceptual Development Plan.
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PRE-SUBMITTAL REC'O
JAN 1 I Z008
Finding,9:' The subject property is designated Low Density Residential
(LOR) by the Metro Plan. The zoning of the property is LOR, consistent
with the Metro Plan designation, No change \0 the zoning designation or
boundaries is proposed,
Conclusion This proposal satisfies Criterion 2,
(3) Capacity requirements of public improvements; 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 improvemer]ts shall be available to
serve the site at the time of development, unless otherwise provided
for by this Code and other applicable regl'Jlations. The Public Works
Director or a utility provider shall determihe capacity issues. .
General Findin~ 10:. For all public improvemLts, the applicant shall retain a private
professional civil engineer to design the partition improvements' in conformance
with City codes, this decision, and the c~rrent Engineering Design Standards
Manual. The private civil engineer shall aldo be required to provide. construction
inspection services,
General' Finding 11: The Public Works Director's representatives have reviewed
the proposed partition,' City staff's review tomments have been incorporated in
findings and conditions contained herein, .
General Finding 12: Criterion 3' contains sub-elements and applicable code
,
standards, The partition application as submitted complies with the code standards
listed under each sub-element unless othetwise noted with specific findings and
conclusions, The sub-elements and code standards of Criterion 3 include but are
not limited to:
Public improvements in Accordance with SDC 31 and 32 '.
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o Public Streets and Related Improvements (SDC 32,020-32.090)
o Sanitary Sewer Iml"rovement~ (SDC 32,100)
o Storm Water Management (SDC 32,110,31.240)'
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o Water and Electric Improvements (SDC 32,120(1)}
o Fire and Life Safety Improverhe(1ts(SDC 32,120(3))
o Public and Private Easement~(SDC 32,120(1) and (5))
Public Streets and Related Improvementl
. Transportation Svstem Imoacts:
Finding 13: Abutting the subject site, 18th Street is a 36-foot wid\, local street
within a 60-foot wide right of way, The stre~t is improved with paving, curb/gutter
and low pressure sodium street lighting: thJre are no sidewalks on the property
frontage, Average daily traffic on 18th Stre~tis approximately 3,600 vehicle trips
per day, .
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PRE.SUBMITTAI. REC'O
,JAN 1 1 2008
Finding 14: Based on ITE Land Use Code 210 (Single-Family Detached Housing)
development of the one new parcel would generate 10 additional vehicle trips per
day and 1 PM peak-hour vehicle trip onto the surrounding street system,. In
addition, assumed development may generate pedestrian and bicycle trips,
According to the "Household" survey done by LCOG in 1994, 12,6 percent of
household trips are made by bicycle or walking and 1,8 percent are by transit
bus, These trips may have their origins or destinations at a variety of land uses,
including this site, Pedestrian and bicycle trips create the need for sidewalks,
pedestrian crossing signals, crosswalks, bicycle parking and bicycle lanes, The
applicant proposes to construct sidewalk improvements along the full site
frontage,
Finding 15: A 90-watt low-pressure-sodium street light is mounted to a SUB-
owned pole located on the west side of'S' Street opposite the northern site
boundary, To provide for safe pedestrian and vehicular traffic movements during
nighttime hours street lighting is needed that will adequately illuminate the street
and sidewalk areas adjacent to the development site, The city's street lighting
standards, which are based on the IlIuminatirig Engineering Society (IES),
American National Standard Practice for Roadway Lighting - RP - 8, specify the
use of high-pressure sodium street lights in residential zones,
Finding 16: Additional vehicular and pedestrian traffic created by development of
the subject property will contribute to the need for street lighting improvements
on 18th Street to accommodate all modes of travel. As conditioned below,
existing and planned street improvements would be adequate to accommodate
additional traffic generated by development on the proposed new parcel in a safe
and efficient manner.
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Finding 17: SDC 32,020(7)(b) requires'that whenever a proposed land division or
,development will increase traffic on the City street system and that development
has any unimproved street frontage abutting a fully improved street, that street
frontage shall be fully improved to City specifications.
. Finding.18: The existing house fronts 18th Street which has existing curb and
gutter. The applicant proposes to build a curbside 5-foot wide sidewalk along the
, frontage, ' .
Conditions of Approval:
1, Execute and record an Improvement Agreement for street lighting
improvements on 18th Street
2, Prior to final plat approval, the applicant shall install the proposed sidewalk,
curbcuts and street trees, and pave the driveway that serves Parcel 1,
Water and Electric Improvements
Finding 19: SDC 32,120(3) requires each development area to be provided with a
, water system having sufficiently sized mains and lesser lines to furnish adequate
supply to the development and sufficient access for maintenance, Springfield Utility
Board (SUB) coordinates the design of the water system within Springfield City
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PRE-SUBMITTAL REC'O
JAN 1 1 2008.
Limits, The current plan proposal do.es not show locations or sizes of proposed
water lines,
Finding 20: SUB states that the proposed development will require the installation
of a new water service line crossing in 18th Street Please refer to the January 27,
2006 letter from Bat McKee at SUB Water Division
Finding 21: SUB Electric requires a 7-foot wide easement along the south property
line of both proposed parcels, The nearest connection for the site is on the west
side of 18th Street A pole will be set at the southwest property corner of Parcel 1
with underground power to a J box to be placed on Parcel 2, Contact Bryan
Brewster at SUB Electric Division (726-2395),
Conditio.ns of Approval:
3, The applicant shall coordinate placement of the water system with SUB Water
Division prior to final plat approval.
4, The applicant shall coordinate location of, power and required easements for
the proposed parcels with SUB Electric Division prior to final plat approval.
Easements must be dedicated with the final plat
,Fire and Life Safe~y Improvements ' !
Finding 22: Springfield Fire Code section 503,2,1 requires a minimum 20-foot wide
clear width access, The proposal does not meet this requirement Fire/Life Safety
suggests the following solutions: 1) Obtain ai, two-foot easement with. the neighbors
to the north, or 2) Provide a building footprint on Parcel 2 which shows that access
to all points of that building can be reached :within 150 feet (meeting requirements
of SFC 503,1,1) of a point on the access drive west of the existing house where
the access can be widened to 20 feet on th,e property or at a point on 18th Street.
Contact Gilbert Gordon, Deputy Fire Marshall, at 726-2293 for more information,
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Finding 23: No parking is permitted on either side. of the access easement per SFC
503.2.1, '
Finding 24: If the driveway is to support fir~ apparatus, Fire/Life Safety requires it
to be an all-weather surface capable of supporting an 80,000 Ib load,
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(4)
Condition of Approval: ,I
5, No parking signage shall be posted o~ either side of the acces~ easement
(\3FC 503,3 and SFC Appendix 0103,6)
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Conclusion: This criterion is satisfied as corditioned,. , ,
The proposed development shall comply with all applicable public and
private design and construction standards contained in this Code and
other applicable regulations. I
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~f{t.~Ut)lV\llII'\L KI:" ..,
JAN 1 1 Z008
General Finding 2.5: Criterion 4 contains two elements with sub-elements and
applicable Code standards, The partition application as submitted complies with
the code standards listed under each sub-element unless otherwise noted with
specific findings 'and conclusions, The elements, sub-elements and Code
standards of Criterion 4 include but are not limited to:
4a Conformance with standards of SDC 31, Site Plan Review, and Article 16:
Residential Zoning
, 0 Lot Coverage'and Setbacks (SDC 16,040 - 16050)
o Height Standards (SDC 16,060)
o Off-Street Parking Standards (SDC 16,070 and 31,170-230)
o Fence Standards (SDC16,090)
o Landscaping Standards (SDC 31,130-150)
o Screening and Lighting (SDC 31,160)
4b Overlay Districts and Applicable Refinement Plan Requirements
4a Conformance with standards of SDC 31, Site Plan Review, and SDC 16,
Residential Zoning " '
Off Street Parking'Sfandards
Finding 26: SDC 16,070(5)(d) requires 2 off-street parking spaces for each
single-family dwelling, The site currently has a gravel parking area approximately
16' x 15' thatis on the applicant's property, These parking spaces and driveway
abut an improved street and must be paved,
Condition of Approval: '
'.t. ,.
6, Two paved parking spaces'are required to be located on Parcel 1 to a depth
of at least' 18' feet behind the property line, These paved parking spaces are
required to be installed prior to final plat approval (SDC;: 32,080 Table 32-2),
Conclusion: This criterion is satisfied as conditioned, .
3b Overlay Districts and Applicable Refil)ement Plan Requirements'
Finding 27: There are no overlay districts or refinement Rlans applicable to this.
property. " ,
Conclusion: This criterion is satisfied as proposed,
(5) 'Parking areas and i~gress-egres~ points have been designed to: .
facilitate vehicular traffic, bicycle and pedestrian safety to avoid
congestion; provide connectivity: within'the development area and to
adjacent residentialareas, transit stops, neighborhood activity ,
centers, and commercial, industrial and public areas; minimize curb
,cuts on arterial and collector streets as specified in this Code or
other applicable regulations, and comply with the ODOT access'
management st~ndards for state'highways.
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PRE.SUBMlTfAl REC'O
. JAN 1 1 2008
'Finding 28: The Development Review Committee 'reviewed the proposed 2-
parcel partition, Except for the following, ihe proposed parking, driveways and
access points are sufficient to serve the proposed parcels,
Site Access and Circulation
Finding 29: Installation of driveways on' a street incr,eases the number of traffic
conflict points. The greater number of conflict points increases the probability of
traffic crashes, SDC 32,080(1) (a) stip'ulates that each parcel is entitled to "an
approved access to 9. public street"
Finding 30: Existing access to the property is via a break in the curbof 18th Street
and a gravel surfaced driveway located near the southern property boundary,
Finding 31: As proposed, Parcel. 1 would have full frontage (70 feet) on 18th
Street; Parcel 2 would have no street frontage, The applicant proposes to'
construct a 15-foot wide standard driveway apron at the existing driveway
location to serve Parcel 1 , and to provide access to Parcel 2 via a new driveway
over an 18-foot wide easement along the north side of Parcel 1, As proposed, a
portion of t[1e driveway apron serving Parcel 2 would extend beyond the property
frontage and encroach onto the frontage of the acjjacent property to the north,
Re-design of this driveway is required to eliminate the encroachment.
Finding 32: The gravel driveway and parking areas that serve P?rcel 1 have
previously been required to be paved (SDC:32,080 Table 32-2),
7, 'The driveway proposed to ser.ve parcel;2 shall be constructed so as to be
entirely within the applicant's property frontage,
8, Execute and record a joint-use access easement to benefit Parcel 2 as
'proposed, ,
(6)
9, Provide,and maintain adequate vision clearance triangles atthe corners of all
site driveways per SDC 32,070, I
Conclusion: As conditioned, this proposal sktisfie~ Criterion 5,
Physical features, including, but not limit'ed to s'ignificant clusters of
trees and shrubs, watercourses shown oh the Water Quality Limited
Watercourse Map and their associated ri'parian areas, wetlands,
rock outcrop'pings and historic Jeatures have been evaluated and ,
. protected as specified in this Code or other applicable regulations.
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PRE-SUBMITTAL REC'O
JAN I I 2008
Finding 34: The Metro Area General Plan, Water Quality Limited Watercourse
Map, State Designated Wetlands Map, Hydric Soils Map, Wellhead Protection
Zone Map, FEMA Map and the list of Historic Landmark sites have been
consulted and there are no features needing to be protected or preserved on this
site, If any artifacts are found during construction, there are state laws that could
'apply; ORS 97,740, ORS 358,905, ORS 390.235,.. If human remains' are
discovered during construction, it ,is a Class "C" felony to proceed under ORS
97,740,
Conclusion: This propo~al satisfies Criterion 6,
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(7)
. Development of any remainder of the property under the same ownership
,,'can b,e accomplished in accordance wit!,! the provisions of this Code.
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Finding 35: There is no other property under the same ownership that
can be further developed,
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ConClusion: This proposal satisfiesCriterionf
(8) Adjacent land can be d.eveloped or is provided access that will allow its
development in accordance with the provisions of the Springfield
. Development Code.
'Finding 37: Adjacent land is currently developed with residential dwellings and has
access to public streets, ., ,
Conclusion: This proposal satisfies Criterion 8,
(9) When no concurrent annexation application submitted with a Partition
Tentative Plan on propertythat is outside of the city limits but within the
'City's urbanizable area, the standards specified below shall also apply.
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Finding .38: The property involved in this proposal
Limits, therefore, Criterion 9 is notapplicable,
is located inside the City ,
Conclusion: This proposal satisfies Criterion 9,
.
CONCLUSION: The tentative. partition, as submitted and conditioned, complies
with Criteria 1-9 of SDC 34.050. Portions of the proposal approved' as submitted
,may not be substantively changed during platting without an approved
modification application in accordance with SDC 34.100.
What needs to be done: The applicant will have up to one vear from the date of this
letter to meet any of the attached conditions of approval or Development Code
standards and to submit a Final Partition Plat If the Public Improvement Plans and/or
the Final Plat are not in substantial conformity to the tentative plans, the applicant must
submit an application for a modification,
The Final Plat is required go through a pre-submittal process, After the Final Plat
application is complete: it must be submitted to the Springfield Development Services
Department A separate application and fees will be re,quired. Upon signature by the City
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PRE-SUBMITTAL REC'D
JAN 1 1 20D8
Surveyor and the Planning Manager, the Plat may be submitted to Lane Cour\ty .
Surveyor for signatures prior to recording, No individual lots may be transferred until
the plat is recorded and five (5) copies of the filed partition are returned tothe
Development Services Department by the applicant.
CONDITIONS OF APPROVAL:
@Executeand record an 'Improvem~nt Agreement for street Iighting"improvements on
18th Street . ' .
2, Prior to final plat approval, the applicant shall install the proposed sidewalk, curbcuts
and street trees, and pav!3 the driveway that serves Parcel 1, '
./ The applicant shall coordinate placement of the 'water system with SUB Water Division
prior to final plat approval.
4, The applicant shall coordinate location of power, and required easements for the
proposed parcels with SUB Electric Division. prior to final plat approval. Easements
must be dedicated with the final plat . ,
5, No parking signageshall be posted on either side of the access easement(SFC 503,3 '
and SFC Appendix 0103,6)'
6, Two paved parking spaces are required to be located on Parcel l.lo a depth of at
least 18 feet behind the property line, These paved parking spaces are re'quired to
be installed prior to final plat approval (SDC 32,080 Table 32-2), '.
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7, The driveway proposed to serve Parcel 2 shall he constructed so as t~be entirely
within the applicant's property frontage, . f
8, Execute and recorda joint-use access easeme'nt to benefit F:arcel 2 as proposed,
9, Provide and maintain adequate vision c1earancl triangles at the corner~ of all site
. , '
driveways per SDC 32,070, < ,
Additional Information: The application, all documents, and evidence relied upon by
the applicant, and the applicable criteria of approv~1 are available for free inspection and
copies are available for a fee at the Development Services Department, 225 Fifth Street,
. Springfield, Oregon, n
Appeal: This Type II Tentative Partition decision is cOr\sidered a decision' of the Director
and as such may be appealed to the Plar\ning Commission, The appeal may be filed
with the Development Services Department by an affected party, The appeal must be in
accordance with SDC, Article 15, Appeals, An ,4ppeals application must be submitted
to the City with C! fee of $250,00, The fee will be returned to the appellant if the Planning
Commission approves the appeal application, I , ." ,
In accordance with SDC 15,020 which provides for a 10-day appeal period and Oregor\
Rules of Civil Procedures, Rule 10(c) for service df notice by mail, the appeal period for
this decision expires'at 5:00 p.m. on March 2, 2006.
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PRE-SUBMITTAl REC'D
. JAN I I 2008
Questions: 'Please call Sarah Summers in the Planning Division of the Development
, Services Department at (541) 726-4611 if you have any questions regarding' this'
process,
Prepared By:
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Sarah Summers
Planner
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PRE-SUBMITIAL REC'O
INFORMATIONAL ATT A1CHEMENT JAN, t 12008
NOTE,: The intent of the following lists is to give a developer insight about requirements
related to public improvements before they develop;their property and are not part of this
tentative subdivision approval. '
FEES AND PERMITS
SYSTEMS DEVELOPMENT CHARGE:
Pay applicable Systems Development Charges when building permits are issued for
developments within the City,limits or within the Sp~ingfield Urban Growth Boundary,
(The cost relates to the amount of increase in,imper,vioussurface area, transportation
,trip rates, and plumbing fixture units, Some exceptions apply to Springfield Urban
Growth areas,) [Springfield Code, Chapter II, Article 11] ,
Systems Development Charges (SDes) will apply to the construction of buildings and
site improvements within the subject site, The Chafges will be based upon the rates in
effect at the time of permit submittal for buildings 0.' site improvements on each portion
or phase of the development
SANITARY SEWER IN-L1EU-OF-ASSESSMENT CHARGE:'
Pay a Sanitary Sewer In-Lieu-of-Assessment charde in addition to the regular
connection fees if the property' or portions of the property being developed have not '
previously been assessed or otherwise participateq in the cost of a public sanitary
sewer, Contact the Engineering:Division to determine if In-Lieu-of-Assessment charge is
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applicable, lOrd 5584] . " .
PUBLIC INFRASTRUCTURE FEES:,
It is the responsibility of the private developer to futd the public infrastructure,
. OTHER CITY PER~:~S: .' I. . .
Encroachment Permit or Sewer Hookup Permit (working within right-of-way,or public
easements) example: new tap to the public storm br sanitary sewer, or adjusting a
manhole, [The current rate is $130 for processing 'plus applicable fees and deposits]
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Land & Drainage Alteration Permits (LDAP), [Contact the Springfield Public Works,
,Department @ 726-5849 for appropriate applicatiohs/requirements]
Sidewalks and driveway curb cuts and closuresTe~uire permits from the Public Works
Department .' ' ' I " .,'
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