HomeMy WebLinkAboutNotes, Work PLANNER 6/30/2006
"
"
';;
TYPE II TENTATIVE PARTITION REVIEW, STAFF
REPORT & DECISION
-#'
/' 0"'; o.J
Project Proposal: Partition one residential parcel into two residential parcels fo~11 - tf' -J/.
, ; ~ '5 ;rrf"(~~ 1'1'-
1~/~1~~~~
i~,z,:~...J1 Afi ~ t'1~/,rI ~1IfV'!Y
.~ ~1Pf {}If '"'~ rJo(
?-r1- 1 ( D -(TIf _& " .
Comprehensive Plan Designation: LDR (per East Main R~finel1le;,t Plan) 1'f~ 15 y , 1P' , ,
~1~ ~
~ovt N~'
Project Name: Strochlic Partition,
Case Number:, SOO2006-00035
Project Location: 5059 D Street
Zoning: Low Density Residential (LDR)
Pre-SubmittatMeeting Date: April 28, 2006
Application Submitted Date: May 26, 2006
Decision Issued Date: June 30, 2006
. Recommendation: Approval with Conditions
Appeal Deadline Date: July 17,2006
Natural Features: None
Density: Approximately 7,7 units per acre
Associated Applications: PRE2006-00041
I CITY OF SPRINGFIELD DEVELOPMENTREVIEW TEAM,
I POSITION REVIEW OF
I Proiect Manager Planning
I Transportation Planning Engineer . Transportation
I Public Works Civil Engineer Utilities
I Public Works Civil Engineer Sanitary & Storm Sewer'
I Deputy Fire Marshal Fire and Life S'afety
I Community Services Manager Building .
I
NAME PHONE I
David Reesor 726-3783 I
Gary McKenney 726-4585 I
Jeff Paschall 726-1674 I
Jeff Paschall 726-1674 I
Gilbert Gordon 726-3661 I
Dave Puent 726-3668 I
APPLICANT'S DEVELOPMENT REVIEW TEAM '
Owner/Applicant:
Deborah Strochlic
674 West 24th Place
Eugene, OR 97405
Engineer:
Michael J, Kaiser
Poage Engineering & Surveying, Inc,
Springfield, OR 97477
Surveyor:
Jonathan A. Oake's
Poage Engineering & Surveying, Inc.
So ring field, OR 97477
Site Map
'''''. \"
''''---l "
. .:..,
"
"
"i,....,... .
"'lIf.
~\j' 'v1
" '1--,
:.t}~"'-o . -ct;.,
. I - \\,
.}""C-
-.. "I'~' ."~
'''-'lI-..,'\.. r~... .
00; \', . ~
\Jot, -"l.J.."l f
In\...... \
. . -"~.\J\."" ""f,;f~,
'-., .:.s:,~, '
iQ~, '-v"
~\
;'"
.
N
~;
\V~ ~E
s
o Tax lots
D Subject property
100
.
100
200
300
..00 F"'~
--
DECISION: Tentative Approval, with conditions, as of the date ofthis letter. The standards of the
Springfield Development Code (SDC) applicable to each criterion of Partition Approval are listed
hercin and are satisfied by the submitted plans and notes u,nless specifically noted with findings and
conditiOlis necessary for compliance. PUBLIC AND PRIVATE IMPROVEMENTS, AS WELL AS
THE FINAL PLAT, MUST CONFORM TO THE SUBMITTED PLANS AS CONDITIONED
HEREIN. This is a limited land use decisiou 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 ea~ementsand agreements; and all applicable I~cal, stat~
and federal regulations. , ' , ' ,
REVIEW PROCESS: This application is reviewed 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 May 26,
2006. This decision is issued on the 35th day of the 120 days mandated by the state.
SITE INFORMATION: The subject parcel is located at 5059 D Street, Tax Map number 17-02-33-23
TL 6100, The lot currently has an existing single family located on the site. There is an existing !,'faveled
driveway for the home, with a fully improved City street in front. The proposed rear parcel is currently
vacant, with the exception of an existing shed on site. The existing lot is currently fenced. on all sides,
except for along the street. The subject lot has a total square footage of 11,207 square feet. The property is
zoned and designated LDR in the Metro Plan. Adjacent properties are also zoned and designated LDR.
Approval of the proposed partition would create a vacant parcel served by an access easement across
Parcel I. ' ,
2
",
, WRITTEN C,oMMENTS:
Procedural Finding:, Applications for Limited Land Use Decisions. require the notification of property
owners/occupants within 300 feet of the subject property allowing for' a 14 day coin'ment 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,ofthis decision for consideration, '
Procedural' Finding: In accordance, with SDC 3,080 and 14,030, notice was sent, to property
owners/occupants within 300 feet of the subject site on May' 3 r, 2006,' No written comments were
received,
,
" ,
'CRITERIA OF PARTITION TENTATIVE APPROVAL:
SDC 34,050 states that the Director shall approve or approve with conditions a Partition Teritative Plan'
application up~n detennining that criteria (1) through (9) of this SeCtion have been satisfied: If conditions
, cannot be attached to satisfy the, criteria, the Director shall deny the application,
, "
~I)
~ . . .. ~ .
The request. conforms to, the requirements, of this Gode pertaining to parcel size and
dimensions,
Finding \; Pursuant to SDC Section 16.030( I), lots on east-west streets shall have a minimum lot
size of 4,500 square feet and a minimum frontage of 45 feet.'
Finding 2: Proposed Parcels I and 2 meet the minimum req~irements for parcel size,
Finding 3: Parcell has 58' f~et of frontage which meets the minilnum standard requirement.
, '
Finding 4: SDC 16,030(6)(b)6.b. allows the Director to' waive the requirement that buildable
lots/parcels have frontage on a public street when access has been guaranteed via an irrevocable
joint use/access easement and the front parcel contains an existing building.. '
, ,
Finding 5: SDi:: 16.030(6)(b)6,bj, requires that irrevocable access easement widths be not less than
14 feet in width,for asiilgle panhandle lot. ' ","
Finding 6: Proposed Parce1'2 has an access easement measuring 20 feet in width, 111is exceeds the
requirement for access widths as required in the SDC, and meets the minimum standard as set forth
in the InternationalFire Code (IFC),
.'
Finding 7: Parcell has an existing house that would preclude'room for a panhandle lot.
. . .' ~. . . , :
Conclusion: ,This proposal satisfies Criterion ,I,
,(2) The zoning is consistent. With' t~e Metro Plan diagram and/or 'applicable Refinement Plan
diagram, Plan District map, and Conceptual Developme~t Plan. ,
"
Finding 8: The subject property is designated Low Density Residential (LDR) by the Metro Plan
, diagram and the East Springfield R~finement Plan: The zqning of'the property is LDR, consistent
with the Afetro Plan and adopted Refinement Plan, and 0'6 change to the zoning designation or
boundaries is proposed. "
Conclusion: This proposal satisfies Criterion 2.
3
.
(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 n()( be exceeded, and the public improvements shall be av~i1able to serve
,the site at the time of development, unless otherwise pr(!vided for by this Code and other
applicable regulations. The ,Public Works Director or a utility provider shall determine
capacity issues.
General finding 9: for all public improvements, ,the applicant shall retain a private professional
civil engineer to desil,,'ll the 'partition improvements in confoffilance with City codes, this decision,
and the current Engineering Design Standards and Procedures Manual (EDSPM), The private
civil engineer also shall be required to provide construct\on inspection services,
General Finding 10: The Public Works Director's representatives have reviewed the proposed
partition, City staffs review comments have, been incorporated in findings and conditions
contained herein, '
General Finding II: 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 otherwise noted with specific findings and conclusions, The sub-elements and code
standards of Criterion 3 include but are not limited to:
Public inlprovements in accordance with,SDC 31 and 32
o Public Streets and Related Improvements (SDC 32,020-32,090)
o Sanitary Sewer Improvements (SDC 32.100)
o Storm Water Management (SDC 32,110, 31.240)
o Water and Electric Improvements (SDC 32,120(1))
o ' Fire and Life Safety Improvements (SDC 32.120(3))
o Public and Private Easements (SDC 32,120(1) and (5)),
Condition of Approval:
L For all public improvements, the applicant shall retaina private professional civil engineer to
desil,,'ll the partition improvements in conformance with City codes, this decision,' and the
current Engineering Design Standards and Procedures Manual (EDSPM), The private civil
engineer also shall be required t<? provide construction inspection services, ,
'.
Finding 13: Abutting the subject site, 'D' Street is a fully improved 33-foot wide two-lane local
street with curb, gutter, sidewalk or.street light improvements. Average daily traffic on 'D' Street
is estimated to be less than 500 vehicle trips per day,
Finding 14: ,Based on ITE Land Use Code 210 (Single-Family Detached Housing) full
development of the one additional parcel with single-family residential uses would generate 10
4
..,
addiiional vehicle trips per day and I PM peak-hour vehicle tnp onto the surrounding street
system, In additio'n, assumed development may generate pedestrian and bicycle trips, According
to tlie "Hou~ehold"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 Rarking and bicycle lanes,
Finding .15: Existing transportation facilities are adequate 'to accoinmodate additional vchicular
and pedestrian traffic generated by development on the proposed new parcel in a safe and
efficient manner.
Findin,g 16: Th~ existing nouse does not have street trees adjacent to the sidewalk.
Finding 17: Section 32.050 e\ seq. of the SDC requires installation of street trees on City Streets,
Finding 18: As shown on the Tentative Partition Map, the applicant is proposing to install 2 street
trees as to comply with Section 32,050 et seq. ofthe SDC: ,
, ,
Finding 19: The Engineering Design Standards and Procedures Manual (EDSPM) as adopted in
2006 requires a 12 foot throat width for driveways,
, .
Finding 20: Existing access to the property is via a IO-foot;wide (throat width) driveway onto 'D'
Street at the northern boundary ofthe site.
Conditions of Approval:
f' Prior to approval of the Final Plat, the appiicant shall install two street trees as shown on the
Tentative Partition Plan from the City'~ approved list within the frontage of Parcel],
3, Prior to Final Plat approval, the applicant shall' execute and record the
access/utility/maintenance easement needed to provide access to Parcel 2 as proposed.
4. The applicant and/or property owner for parcel 2 shalf provide and maintain adequate vision
clearance triangles at the comers of all site driveways per SDC 32,070,
5, Prior to issuance of a building perniit for Parcel 2, the applicant and/or property' owner for
Parcel 2 shall rec-onstruct the existing lO"foot wide driveway to a minimuin of a l2-foot
throat width consistent with the Engineering Design Standard,' alld Procedures Mallual
(EDSPM) as ddoptedin2006 and depicted in the City of Springfield Standard Drawing 3~ 19.
Sanitary Sewer Improvements
Finding 21: Section 32.100 of the SDC requires that sanitary sewers shall be installed to serve each;'
new d~velopment and to connect developments to existing mains, Additionally, installation of
. sanitary sewers shall provide sufficient access for maintenance activities,
" ' . ..
Finding 22: There ,is an existing private sewer line (the size is not noted on the plans) which serves
the exiting house which is located on the parcel I. The applicant has proposed to keep the existing
house connected to this sanitary sewer line. '
Finding 23: The applicant has proposed a new 4" priVate sanitary sewer lateral 'to serve parcel 2 of
the partition. The connection to the existing 8 inch public sanitary sewer is in D Street.
, .
,.
5
Conditions of Approval:
, 6. Prior to approval of the Final Plat, the applicant shall stub the proposed sanitary sewer service
lateral for parcel 2 to the property line of the panhandle lot (northern boundary of the access
easement to Parcel 2), . '
7, Prior to approval of the Final Plat, the applicant shall notate on the plans the size of the existing
sanitary sewer lateral that serves the existing hquse on parcel one. '
Storm water Management
Finding 24: Section 32,110 (2) of the SDC reqUlres that the Approval Authority shall grant
development approval only where adequate public anctior private stormwater management systems
provisiof\s ,have been made as deternlined by the Public Works Director, consistent with the
Engineering Design Standards and Procedures Manual (EDSPM),
Finding 25: Section 32.110 (4) of the SDC requires that run-off from a development shall be
directed to an approved stormwahir management system with .sufficient capacity to accept 'the
discharge. .
Finding 26: Section 32.110 (5) of the Springfi~ld Development C~de (SDC) reqUlres new
developments to employ drainage management practices, which miniinize the amount and rate of
surface water run-otr'into receiving stremns, and which promote water quality, '
Finding 27: To comply with Sections 32.110 (4) & (5), the applicant proposes that the rooftop
runoff from parcel 2 shall be directed to a weep hole along the D Street frontage via a 3 inch pipe
along the east property line and through the proposed access and utility easement. '
.
Finding 28: There has been no provision provided for the stormwater runoff created by the required
, impervious pavement to access parcel 2,
Finding 29: The applicant has proposed b'fllding the new driveway access to Parcel I' such that
stornlwater runoff will be directed to D Street.
8,
,
Conditions of Approval:
Prio~ to issuance of a Building Pernlit for Pa~~el 2, the applicant and/or property owner for
Parcel 2, to comply Sections 32,110 (4) & (5), shall direct the runoff from the parcel 2 driveway .
, access to an approved stonnwater management systeni with sufficient capacity to accept the
discharge. .
Water and Electric System Improvements
Finding 30: Section 32.120(3) of the SDC 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 ~ity limits, The current plan proposal shows a
future Jj. inch water pipe and water meter within the .proposed 20 foot wide access and utility
easement to service Parcel 2.
Finding 31: SDC 32,120(2) states, "Wherexer possible, utility lines shall be placed
underground."
6
. Finding 32: The' proposed Tentative Partition Map does hot show new electric lines going to
Parcel 2.
Conditions of Approval:
9: Prior to approval of the Final Plat, the ,partition plans shall be revised to show electric service
extended to the building envelope area of Parcell, .
, 10, Prior to issuance of a Building Permit, the applicant and/or owner of Parcel 2 shall install all
necessary underground electrical lines and other utility. lines t<;> service Parcel 2 in accordance'
with theSDC 32,120(2), "
, Fire and Life Safety'Improvements
Finding 33:' The International Fire Code (IFC) requires a minimum 20 foot wide unobstructed
pathway to buildings/l'roperties.
Finding 34: The proposed access easement is 20 feet in width, which complies with the !Fe.
Finding 35: The 2004 Springfield Fire Code 503.2:3 and SFC Appendix DI02,I require that
Fire apparatus access roads shall support an 80,000 lb, inlp6~ed load,
Conditions of Approval:
. . '.
II. Fire apparatus access roads shall have an unobstructeq vertical height of not less than 13 feet 6
inches. No parking within the 20 foot wide easement for the fire apparatus access road (2004'
Springfield Fire Code 503.2.1),
12, Fire apparatus access roads shall support an 80,000 Ib, imposed load per 2004 Springfield Fire
Code 503.2.3, alid SFC Appendix D 102, L '
13. "No Parking-Fire Lane" signage shall be posted on both sides of the 20 foot wide easement per
SFC 503.3 and SFC Appendix DI 03.6. '
Public and Private Easements
Finding 36: Section 32.120(5) of the SDC requires applicants proposing developments to make
, . arrangemimts with the City and each utility provider for tl~e dedication of utility, easements
necessary to fully serVice the development or hind beyond the development area, The'minimum
, . 1.' '.
width for public utility easements (PUEs) adjacent to street rights-of-way shall be 7- feet. The
minimum width for all other public utility easements shall be 14 feet unless otherwise specified,
Finding 37: In accordance with SDC 32.120(5), the applicant has proposed 'a 7-foot wide PUE
along the D Street frontage of the development site,
Finding 38: The appiicant has proposed a iO-foot wide access and utility easement across the
existing Parcel I to service Parcel 2. The proposed access and utility easement will accommodate
the paved driveway;'underground utility lines, and 'a vegetated filter strip to accommodate
st?rnl~ater runoff from the driveway.
,7
Conditions of Approval:
, 14, Prior to approval ,of the Final Piat, the 20-foot wide access/mainte~ance/utility easement
benefiting Parcel 2 shall be executed and recorded, and evidence thereof provided to the
City,
15, The 7-foot wide Public Utility Easement along the D Street frontage shall be recorded on
the Final Plat. . '
Conclusion: As conditioned herein, this proposal satisfies Criterion 3,
(4) The proposed development shall comply with all applicable public and prh:ate design and
construction standards contained in this Code and other applicable regulations.
General Finding 39: 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
o
o
o
o
o
o
Lot Coverage and Setbacks (SDC 16,040 ~ 16.050)
Height Standards (SDC 16,060) . ,
Off-Street Parking Standards (SDC 16,070 and 31.170-230)
Fence Standards (SDC 16,090)
Landscaping Standards (SDC 31,130-150)
, '
Screening and Lighting (SDC 31,160)
4b Overlay Districts and Applicable Refinement Plan Requirements'
o TIle site lies within the 10-20 Year Time of Travel Zone.
o ' The site i~ within the East Main R~finel1lent Plan area,
4a Conformance .with standards of SDC 31, Site Plan Review, and SDC 16, Residential
Zoning
Off Street Parkiug Standards
Finding 40: SDC 16.070(5)(d) requires' 2 off-street parking spaces for each single-family
'dwelling. The existing house on proposed Parcel I will have acces~ provided by a new driveway
along the northwest side of the property, which the applicant is proposing to pave, In' accordance
with SDC.16,070(5)(d), a minimum of two off-street parking spaces is requin,d to accommodate
the parking requirement for each parceL .
Finding 41: TIle proposed newly paved driveway servmg Parcel I complies with Section
16.070(5)(d) of the SDC.
, Finding 42: The applicant has proposed to leave (he existing driveway graveled, which will serve
, Parcel 2 untiL a Building Permit is applied for regarding Parcel 2" Because the applicant' is
creating a newly. paved driveway for the existing house on Parcel I, and Parcel 2 is not a multiple
panhandle lot, the access road serving Parcel 2 may be paved at the time a Building Pemlit is
submitted for Parcel 2, No driving or parking ~hall be allowed on the existing graveled surface
(the proposed access easement) until paving is complete.
8
Conditions of Approval:
16, Prior to approval ofthe Final Plat, the applicant shall satisfy the parking requirements for
the existing house .on Parcel ] by installing a minimum of two paved off-street parking
spaces <as shown on the Tentative Partition Map) to specifications as set forth in the
'SDC.
17, PrIm'to approval of a Building Pennit for Parcel 2, the proposed access easement shall be
paved from, the edge Of pavement on D Street to ipe pan area of Parcel 2 in accordance
with SDC 16,030(6)(b)5:b, Pavement width shall be a minimum 12 feet in width as set
forth in SDC 16,030(6)(b)5,a,
, '
18. No driving or parking shall be allowed on the existing graveled surface (the proposed
access easement) until paving is complete,
Fen'ce Standards
Finding 43: In accordance with SDC 16.090 fences located behind tliefront yard setback for the
proposed lots shall not exceed 6 feet in height. Chain link fences located in the front yard setback
area may be four feet in height, while a slatted chain-link. fence or screening fence shall not
. exceed three feet in height within the front yard setback.
Finding 44: The applicant is, responsible for installing any desired fencing within the
development area.
Conclusion: As conditioned herein, this propos~1 satisfies Criterion 4a.
.. . \
4b Overlay Districts and Applicable Refinement Pl,ul Requirements
.. '
Finding 45: Development Review staff have reviewed the application in regard to the Drinking
Water Protection Overlay District and Refinement Plan r~quirements, The proposed partition is
located within the 10-20 TOTZ, Residential uses are not r~quired to apply for a DWP. No policies
of the East Main R~finenuint Plan apply to the partition. '
; ~f
Conclusion: This proposal satisfies Criterion 4b.
(5) Parking areas and, ingress-egress points have been designed to: facilitate vehicular traffic,
bicycle and pedestrian safety to avoid congestion'; provide connectivity within the
development area and, to adjacent residential areas, transit stops, neighborhood activity
centers, and commercial, industrial and public areas; minimize curb cuts on alierial and
collector streets as specified in this Code or other applicable regulations,. and comply with the
ODOT ~ccess management standards for state highways,
Finding 46: The Development Review. Committee reviewed the proposed 2-lot partition at a
Development Review Committee meeting on June] 3, 2006. The proP.osed parking, driveways
and access points are sufficient to serVe the proposed parcels, except as otherwise conditioned in
this document.
/
9
,
Transportation System Impacts
Finding 47: For Transportation System Impacts Findings, please refer to Findings II, 12 & 13 in
this report.
Site Access and Circulation
Finding 48: Installation of driveways on a street increases the number of traffic conflict points,
The b'l'eater number, of conflict points increases the probability of traffic crashes, SDC 32,080(1)
(a) stipulates that each parcel is entitled to "an approved access to!! public street."
Finding 49: Existing access to the property is via a 10-foot wide driveway ont~ 'D' Street at the
eastern boundary of the site, The applicant proposes access to Parcel 2 via this driveway and a
20-wide access easement over Parcel I,
Finding 50: The Tentative Partition Plan illustrates two sheds existing on the site, one of wh'ich
crosses over the proposed access easement.
Finding 51: The Tentative Partition Plan indicates that both sheds will be removed from the site,
Condition of Approval:
19, In order to assure proper site access and circulation, both sheds on site shall b~ removed by
the applicant prior to approval of the Final Plat.
Conclusion: As conditioned in this report, the proposal complies with criterion 5.
(6) 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 have 'been evaluated and
protected as specified in this Code or other applicable regulations.
Finding 52: ,The Metro Area General Plan, Water Quality Li~,ited Watercourse Map, St~te
Designated Wetlands Map, Hydric Soils Map, Weljhead 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, There are no existing trees in excess of 5 inch dbh proposed
for removal at this time (as per tree felling standards set forth in Article 38). If any artifacts are
found during construction,there are state laws that ~ould apply; ORS 97,740, ORS 358.905, ORS
390.235, If human remains are discovered during construction, it is a Class "C" felony' to
. 1 . .
proceed under ORS 97,740. '
Conclusion: This proposal satisfies Criterion 6.
('7) Development of any remainder of the property under the same ownership can be
accomplished in accordance with the provisions of this Code,
Finding 53: There is no other property under the same ownership that can bel}!rther developed.
Conclusion: This proposal satisfies Criterion 7.
'(8) Adjacent land can be developed or is provided access that will allow its development in
accordance with the provisions of the Springfield Development Code.
10
,
Finding 54: Adjaceni land is currently developed with reside~tial 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
, property that is outside of the city, limits but within the City's lIrbanizable area, the standards
specified below shall also apply. '
,Finding 55: The property involved in this proposal is located inside the City Limits. Therefore,
Criterion 9 is not applicable,' ,
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 witho~~ an approved modification application in accordanc~ with SDC 34.100.
What needs to' be done: The applicant will have up to one vear frbm 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.
THE PUBLIC AND PRivATE IMPROVEMENTS AND THE FINAL PLAT MUST BE IN
SUBSTANTIAL CONFORMITY WITH THE TENTATIVE PLANS AND THE CONDITIONS
OF APPROVAL.
The Final Plat is required go through a pre-submittal process, After the Fin'al Plat application is complete,
it must be submitted to the Springfield Development Services Department. A separate application and
fees ~ill be required, Upo~ signature by the City Sun:eyor and the Pla;'ning Manager, the Plat may be
submitted to Lane County Surveyor for signatures prior to recording. No individual lots may be
transferred until the plat is,recorded and three (3) copies' of the filed partition are returned to the
Development Services Department by the applicartt. ',' ...,'
Conditions of Approval:
I. For all public improvements, the applicant shall retain'a private professional civil engineer to
design the partition improvements in 'conformance with City. codes, this' decision, and the
current Engineering Design Standards and Procedures Manual (EDSPM).. The private civil
engineer also shall be required to provide construction irlspection services, I
2, Prior to approval of the Final Plat, the appli~ant shall install two street tr~.es as shown on the
Tentative Partition Plan from the City's approved list within the frontage of Parcel I.
3: The applicant shall provide and maintain adequate visi~n clearance triangles at the comers of
all site driveways per SDC 32,070.
4, Prior to issuance of a building pernlit for Parcel 2, the applicant and/or property owner for
Parcel 2 shall reconstruct the existing lO-foot wide ,driveway to a minimum of a 12-foot
throat width.c~nsistent with the Engineering Desigi:1 Standards and Procedures Manual
(EDSPM) as adopted in 2006 and depicted in the City of Springfield Standard Drawing 3-19.
. " " ',". -, "'.
5. Prior to approval of the Final Plat, the applicant shall stub the proposed sanitary sewer service
lateral for parcel 2 to the northern boundary of the access easement to Par~ei 2,
II
c
"
6. Prior to approval of the Final Plat, the applicant shall stub the proposed sanitary, sewer service
lateral for parcel 2 to the property line 'of the paphandle lot (northerri boundary of the access
easement to Parcel 2).
7. Prior to issuance of a Building Permit for Parcel 2, the applicant and/or property owner for
Parcel 2, to comply Sections 32,110 (4) & (5), shall direct the runofffrom the parcel 2 driveway
access to an approved storm water management system with sufficient capacity to accept the
discharge, .'
8, Prior to approval of the. Final Plat, the partition plans shall be revised to sl)ow electric service
extended to the building envelope area of Parcel I.
9, Prior to issuance of a Building Permit, the applicant and/or owner of Parcel 2 shall install all
necessary underground electrical lines ana other utility lines to service Parcel 2 in accordance
with the SDC 32,120(2).
10. Fire apparatus access roads shall have an uriobstructed vertical height qfnotiess than 13 feet 6
. inches, No parking within the 20 foot wide easement for the 'fire apparatus access road (2004 '
, Springfield Fire Code 503.2,1). '.
II, Fire apparatus access roads shall support;n 80,000 Ib, imposed load per 2004 Springfield Fire
, Code 503.2.3 and SFC Appendix Dl 02.1. ' , ,
12, "No Parking-Fire Lane" signage shall be posted on both sides of the 20 foot wide easement per
SFC 503.3 and SF<:: Appendix D I 03,6,
,
13. Prior to approval of the Final. Plat, the 20-foot wide access/maintenance/utility easement
benefiting Parcel 2 shall be executed and recorded, and evidence,~hereofprovided to the City.
14, The 7-foot wide Public Utility Easement along the b Street frontage shall be recorded on the'
Final Plat. . .
15, Prior to approval of the Final Plat, the applicant shall satisfy the parking requirements for the
existing house on Parcel I by installing a minimum of two paved off-street parking, spaces (as
shown on the Tentative partition Map) to specifications as set forth in the SDC.
16, Prior to approval of a Building Peimit for Parcel 2, the proposed access easement shall be
paved from the edge of pavement on. D Street to the pan area of Parcel 2 in accordance with
SDC 16,030(6)(b)5,b, Pavement width shall be a minimum 12 feet in width as set forth in
SDC 16.030( 6)(b)5 .a.
17. No driving or parking shall be allowed on the existing graveled surface (the proposed access
easemenO until paving is complete.
18, In order to assure proper site access.and circulation, both sheds on site shall be removed by
the applicant prior to approval ofthe Final, Plat. ' '
Additional Information: The application, all'documents, and evidence relied upon by the applicant, and
the applicable criiena of approval are available for free inspection and copies are available for a fee at the
Development Services Department, 225 Fifth Street, Springfield, Oregon,
. . - . '.
12
i
Appeal: This Type II Tentative Partition decision is considered 'a' decision of tile Director and as such
may be appealed to the Planning Commission, The appeal illay be fi'led'With the Development Services
Department by an atTected party. The appeal must be in accordance with SDC, Article 15, Appeals. An
Appeals application must be submitted to the City with a fee of $250,00, TIle fee will be returned to the
appellant if the Planning Commission approves the appeal application.
In accordance with SDC 15.020 which provides for a 15-day' app~al period and Oregon Rules of Civil
Procedures, 'Rule lO(c) for service of notice by mail, the appeal period for this decision expires at 5:00
p.m. on July 17,2006.
Questions: Please call David Reesor, in the Planning Division of the Development Services Department
at (541) 726-3783 if you have any questions regarding thi~ proc~ss,
Prepared By: .
"
~~~
David'Reesor
Planner II
,
".
"
"
"
c
13
.
Please be advised that the following i~ provided for ,information only and is not a
, component of the partition decisio'n,
FEES AND PERMITS
Svstems Devekmment Char{!es:
The applicant must pay applicable Systems Development Charges when building permits are issued for
developments within the City limits or within the Springfield Urban Growth Boundary, The cost relates
to the amount of increase in impervious surface area, transportation trip rate, and pl,umbing fixture units
(Springfield Code Chapter II, Article II), 'Some exceptions apply to Springfield Urban Growth areas.
Systems Development Charges (SDCs) will apply to the .construction of buildings and site improvements
within the subject site, The Charges will be based upon the rates in effect at the time of pemlit submittal
for buildings or siteimprovements on each portion or phase of the development.
Among other charges, SDCs for park and recreation improvements will be collected aftime,of building'
pemlit issuance for a future house on Parcels 2 and would be based on the SDC pOlit'yin effect"at that
time. The applicant should consult with WilIamalane Park and Recreation District .for. the current SDC
costs.
Sanitarv Sewer In-Lieu-Of-Assessment:
Pay a Sanitary Sewer In-Lieu-Of-Assessment charge in addition to the regular connection fees if the'
property or portions of the property being developed have not previously been assessed or otherwise
participated in the cost of a public sanitary sewer. Contact the Engineering Division to determine if In-
Lieu-Of-Assessment,charge is applicable, lOrd, 5584]
Public Infrastructure Fees: ,
It is the responSIbility of the private developer to fund. the public infrastructure required to provide
utilities to the property,
Other Citv Pemlits:
. Encroachment Pemlit or Sewer Hookup Permit - Required for working within a right-of-way or
public easement. Example: a new tap to the public storm or sanitary sewer, or adjusting a manhole.
Contact the Development Services Department for current' rates for processing plus applicable fees
and deposits,
. Land & Drainage Alteration Permit (LDAP) - An LDAP will be required for new home construction,
Contact the Springfield Public Works Department at 726-5849 for appropriate application
requirements. '
Additional oermits/aoDrovals that mav be necessarv:
. Plumbing, Permit to re-connect the existing house to water and sewer, and to connect new stonnwater
drain pipes '
. 'Division of State Lands (stormwater discharge, wetlands)
. 'Department of Environmental Quality (erosion control, stormwater discharge, wetlands)
. US Army Corps of Engineers (stomlwaterd!scharge, wetlands)
14