HomeMy WebLinkAboutMiscellaneous Notice 1998-4-8
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Request for Partition- Tentative Plan Application
NOTICE OF DECISION
Date Submitted:
April 8, 1998
Applicant:
Surveyor:
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.Journal Number:
98-04-076
Pat Harrison
7050 Main Street
Springfield, OR 97478
(541)741-3133
Marvin Krush
Krush and Associates
54 Centennial Loop
Eugene, OR 97401
(541) 686-9211
Subiect Pronertv
Lot Size
Map# 17-02-35-3-1 Tax Lot 1000
Parent lot: 21,831 sq.ft.
Street Address:
7050 Main Street
Springfield, OR 97478
Resulting Parcels:
Parcell: 10,850 sq.ft.
Parcel 2: 1O,98Isq.ft
Plan and Zone Desilmation
Metro Plan LOR
Springfield Zone LOR
Overview of the Pronosal
The applicant has submitted a request to the City of Springfield to partition a single lot
at 7050 Main Street into two (2) parcels. Each parcel shall have vehicle access from
Main Street.
City services (water, sanitary sewer, storm sewer,. etc.) shall be provided to each parcel.
The existing house on the site shall remain as part of Parcel I.
DECISION: The Partition Tentative Plan is APPROVED with the conditions
stipulated in this report (page 8).
I. Executive Summary
The applicant is requesting to partition a property at 7050 Main Street. The original
application called for the creation of three parcels from the parent lot. Subsequent to
consideration be the Development Review Committee, the applicant amended the
submission, to create just two parcels instead of three originally requested.
Issues of concern raised concerning the revised proposal were minimal. A neighbor
expressed concern that stonnwater run-off from development on the newly created parcel
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might exacerbate a problem with standing water in the backyards of properties bordering
the subject property to the north.
Having reviewed the applicant's request and considering comments received from
various departments and agencies during the development review process, the Director
APPROVES the proposal with the following conditions:
I) The designs of the driveways are not shown on the site plan. The design of
each driveway shall meet the requirements set out in SDC 32.080, Table 32.2 for
traditional lots.
2) A lO-foot vision clearance triangle shall be maintained on both sides of the two
approved driveways as per SDC 32.070.
3) Stormwater from structure roofs on Parcel 2 be collected and directed to Main
Street. Site drainage measures to accomplish this shall be designed, approved,
and installed at the time of development on the parcel.
II. Procedural Requirements
Article 34.020 (1) of the Springfield Development Code (SDC) stipulates that Partition
Tentative Plans shall be reviewed under a Type II procedure. Under a Type II procedure,
mailed notice shall be provided to property owners and occupants within 100 feet of the
subject property and to the appropriate neighborhood association. There shall be a 14-
day period, beginning from the date of the notice for those notified to provide written
comments to the Director (SDC 3.080) (4).
The decision of the Director under a Type II procedure shall be based on compliance with
applicable criteria for approval, as specified in the SDC, and taking into account any
written comments as specified in sub-section (4) above. The Director may condition any
approval when such conditions are required to comply with the applicable provisions of
the Code (3.080) (6).
If the Director determines that the Tentative Plan satisfies the requirements of the SDC,
then the applicant shall be so notified in writing and may proceed with preparation of the
Partition Plat (SDC 34.060)(1).
If the Director determines that the Tentative Plan cannot be conditioned so as to be
consistent with the provisions of this Code, then the partition shall be denied imd the
applicant so notified in writing (SDC 34.060)(2).
Notification of the Director's decision shall be mailed to the applicant, property owner (if
different from applicant) and those persons or neighborhood associations who submitted
written comments. Appeal of the Director's decision must be made in writing within 10
days of the notice of decision. (SDC 3.080) (8).
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findings:
1) Notification of the applicant's proposal was mailed to property owners and occupants
within 100 feet of the subject site as per SDC 3.080 (4) for a Type II procedure.
2) The decision criteria applied to the proposal (outlined below) conform to that specified
for a Request for Partition Tentative Plan by SDC 34.050.
3) Notification of the Director's decision regarding this Tentative Plan has been mailed to
interested parties as per SC 34.060 (I), (2). Appeal procedures for those wishing to
oppose the Director's decision have been enclosed with notification materials.
Conclusion:
Procedural requirements for notification and processing of the applicant's request have
been met.
III. Criteria for Approval
The Director shall approve, approve with conditions or deny a Partition Tentative Plan
based upon the following criteria (SDC 34.050):
(1) The request as conditionedjUlly conforms to the requirements of this code
pertaining to: lot size and dimensions, the efficient provision of public facilities
and services, street improvements and consideration of natural features.
Development standards and conditions for approval of Partition Tentative Plans
are described in SDC 34.070.
(2) The zoning is consistent with the Metro Plan diagram and or applicable
refinement plan diagrams.
(3) Development of any remainder of the property under the same ownership can be
accomplished in accordance with the provisions of this Code.
(4) Adjacent land can be developed or is provided access that will allow its
development in accordance with the provisions of this Code.
. IV. Findings and Conclusion
(1) The request as conditionedfully conforms to the requirements of this code
pertaining to: (a) lot size and dimensions, (b) the efficient provision of public
facilities and services, (c) street improvements and consideration of (d) natura'
features. Development standards and conditions for approval of Partition
Tentative Plans are described in SDC 34.070.
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(a) Lot Size and Dimensions
Findings:
I) SDC 16.030 (2) states, "lots on east-west streets shall have a minimum lot size
of 4,500 square feet and a minimum lot frontage of 45 feet." Parcels 1, and 2
each have frontage on Main Street, an east-west street. Parcell is I 0,850 square
feet with 62.00 feet of frontage. Parcel 2 is 10,981 square feet with 62.75 feet of
frontage. Parcels 1 and 2 exceed the minimal lot size and frontage standards cited
in SDC 16.030 (2).
2) The applicant plans two driveways accessing Main Street. Parcell will take
access from the existing driveway. Parcels 2 will have its own driveway on the
west side of the property.
3) The designs of the driveways are not shown on the site plan. The design of
each driveway shall meet the requirements set out in SDC 32.080, Table 32.2 for
traditional lots.
4) A 10- foot vision clearance triangle shall be maintained on both sides of the two
approved driveways as per SDC 32.070.
Conclusion:
The applicant's proposal is able to meet the Criteria for Approval under the
conditions/recommendations stated with the findings above.
(b) Efficient Provision of Public Facilities and Services
Water
SDC 32.120 (3) states: "Each development area shall be provided with a water
system having sufficiently sized mains and lesser lines to fUrnish adequate supply
to the development. Fire hydrants and mains shall be installed by the developer
as required by the Fire Marshall and the utility provider. "
Findings:
I) The proposed partition is within the city limits of Springfield and will receive
water service from the Springfield Utility Board (SUB). Water service will be
provided from an 8-inch main located in Main Street.
2) SUB requires each parcel to have its own water service, with water meters for
each placed in the right of way.
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3) Customary development fees for hookup and service shall apply to Parcel 2.
Conclusion:
The applicant's proposal is able to meet the Criteria for Approval under the
conditions/recommendations stated with the findings above.
Electricity
SDC 32.120 (I)(b.) states "The developer shall be responsible for the design,
installation and cost of utility lines andfacilities to the satisfaction of the utility
provider." SDC 32.120 (5) states "An applicant proposing a development shall
make arrangements with the City and each utility provider for the dedication of
utility easements necessary to fully service the development. The standard width
for all other public utility easements adjacent to street rights of way shall be 7
feet. The minimum width for all other public easements shall be 10 feet unless
otherwise specified by the utility provider or the City Engineer. Where feasible,
utility easements shall be centered on a lot line. "
Finding:
I) SUB will provide electrical service to Parcel 2 via underground service
available along the north side of the property line.
2) Customary development fees for new electrical hookup and service shall apply
to Parcel 2.
Conclusion:
The applicant's proposal is able to meet the Criteria for Approval under the
conditions/recommendations stated with the findings above.
Sanitary Sewer
SDC 32.100 (1) states" ...sanitary sewers shall be installed to serve each new
development and to connect developments to new mains. 1nstallation of sanitary
sewers shall comply with the provisions of this Code, the Standard Construction
Specifications, Chapter 2 of the City Code, and Department of Environmental .
Quality (DEQ) regulations. "
Findings:
I) A public sanitary sewer exists in a PUE along the north boundary of the site.
The existing house on Parcel I is connected to this sewer.
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2) The applicant proposes connecting Parcel 2 to the public sanitary sewer located
in the PUE on the north boundary of the site.
Conclusion:
The applicant's proposal is able to meet the Criteria for Approval under the
conditions/recommendations stated with the findings above.
Storm Sewer
SDC 32.110 (I) states "The approval authority shall grant development approval
only where adequate provisions for storm and flood water run-off to the City's
storm water drainage system have been made as determined by the City Engineer.
The storm water drainage system shall be separated from any sanitary sewer
system. Surface water drainage patterns shall be shown on every Site Plan and
Final Plat." SDC 32.110 (4) adds "a development shall be required to employ
drainage management practices approved by the City Engineer and consistent
with Metro Plan policies which minimize the amount and rate of surface water
run-off into receiving streams. Run-off from impervious surfaces shall be directed
to an approved drainage way or drainage system with sufficient capacity to
accept discharge... "
Findings:
1) Site Plan notes state that drainage will be directed to an existing catchbasin on
west property line of Parcel 2.
2) Based on the contours shown on the applicant's site plan, drainage from
Parcels 2 will drain away from Main Street and the referenced catchbasin.
3) Public Works Engineering recommends requiring stormwater draining from
structure roofs on Parcel 2 be collected and directed to Main Street. Site drainage
measures to accomplish this shall be designed, approved, and installed at the time
of development on the parcel.
4) On-site stormwater treatment measures will not be required given paving on
the lots is not expected to exceed 5,000 square feet.
Conclusion:
The applicant's proposal is able to meet the Criteria for Approval under the
conditions/recommendations stated with the [mdings above.
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(c) Street 1mprovements
SDC 32.020 (2)(b) states "All lots shall have approved access to a public street
unless a joint use/access agreement has been approved by the City Attorney. This
agreement shall provide that it cannot be revoked or amended without the express
consent of the City. All streets and alleys shall be dedicated and approved in
accordance with this Article. "
SDC 32.020(1 O)(b) states" 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 meet City specifications... "
Findings:
Main Street is a fully improved street. No Improvement Agreement will be
required.
(d) Natural Features
Findings:
I) Staff has consulted relevant planning documents including the following: the
Eugene-Springfield Metro Area General Plan, Natural Resources Special Study,
Washburne Historic District and Historic Landmark Sites Listing, the National
Wetlands Inventory Map, the Draft Springfield Wetlands Inventory Map, the
Hydric Soils Map and the FEMA Flood Zone Map. No significant natural or
cultural features have been identified on this site.
2) Drainage from the subject property flows north and east as shown by the
contours on the site plan. Concerns were raised by a property owner to the north
that additional impervious surface on the subject site would exacerbate a problem
with water pooling in the backyards of neighbors to the north.
3) Public Works Engineering has recommended a requirement that stormwater
from Parcel 2 be captured on the subject property and directed south to Main
Street to avoid development impacts on neighbors to the north.
Conclusion:
The applicant's proposal is able to meet the Criteria for Approval under the
conditions/recommendations stated with the findings above.
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(2) The zoning is consistent witll tile Metro Plan diagram and or applicable
refinement plan diagrams.
Finding:
The Metro Plan and Springfield Zoning Map designation for the subject property
is Low Density Residential (LDR). The proposed partition is consistent with the
LDR designations.
(3) Development of any remainder of the property under the same ownership can
be accomplished in accordance with the provisions of this Code.
Finding:
Each of the parcels to be created by the partition meet minimum lot size and
frontage standards. No fragmentary parcel will be created that does not meet
minimum dimensional standards. All key urban services are available to each
created parcel.
(4) Adjacent land can be developed or is provided access that will allow its
development in accordance with the provisions of this Code.
Finding:
Inspection of adjacent properties and a review of the proposed partition
boundaries show neighboring properties shall not be denied access or other
development rights through the granting of this partition.
V. Conclusions
The applicant's proposal to partition the property at 7050 Main Street is able to meet the
Criteria for Approval under the conditions/recommendations stated with the findings
above.
VI. Decision
The Director approves the proposed partition with the following conditions:
I) The designs of the driveways are not shown on the site plan. The design of
.each driveway shall meet the requirements set out in SDC 32.080, Table 32.2 for
traditional lots.
2) A 10-foot vision clearance triangle shall be maintained on both sides of the two
approved driveways as per SDC 32.070.
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3) Stormwater from structure roofs on Parcel 2 be collected and directed to Main
Street. Site drainage measures to accomplish this shall be designed, approved,
and installed at the time of development on the parcel.
VII. Appeal
If you wish to appeal the decision in this matter, you must do so within 10 days of the
date of this letter. Your appeal must be in accordance with the Springfield Development
Code, Article 15, "Appeals." Note: Appeals must be made on a City form and a fee of
$100.00 must be paid to the City at the time of submittal. The fee will be returned to the
appellant if the Planning Commission approves the appeal application.
Additional Information
The application, all documents and evidence relied upon by the applicant, and the
applicable criteria of approval, are available for a free inspection. Copies will be
available at a cost of$.75 for the first page and $.25 for each additional page at the
Development Services Department, 225 Fifth Street, Springfield, Oregon.
Future development of the property may require the payment of Systems Development
Charges (SDC's) to support citywide development of transportation, storm sewer and
sanitary sewer facilities. For additional information on the calculation ofSDC's please
call Don Branch at 726-3725.
Questions
If you questions about this request, the decision, or your rights to appeal, please call the
Development Services Department at 726-3759.
Prepared By
Mark Metzger, Planner III
Development Services Department
City of Springfield
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