HomeMy WebLinkAboutNotice PLANNER 10/25/2007
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Notice of Decision - Subdivision Tentative Plan
Project Name: Foumal/Curran
Project Proposal: Subdivide three parcels into six lots. ,
Case Number: SUB2007-00050
ProjeCt Location: 3861 and 3835 EStreet; 17-02-31-13 Tax Lots 1101, 1102 and: 1103.
Property size: at't',~~tely 37,000 sf
Base Zone: LDR (Low Density Residential)
Overlay District(s): DWP (Drinking Water Protection) Overlay, 10-20 year TOTZ
Metro Plan Designation: LDR (Low Density Residential)
Refinement PlanjDesignation: Mid-Springfield/LDR,
Pre-Submittal Meeting Date: August 2,2007
Application Submitted Date: September 18, 2007
Decision Issued Date: J October 25, 2007 j
Appeal Deadline Date: November 9, 2007
O~her Application(s): none
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I POSITION REVIEW OF NAME PHONE
I Project Manager Planning Steve Hopkins 726-3649
I Transportation Planning Engineer Transportation Greg Kwok , 726-7134
I Ptiblic Works Civil Engineer Utilities Jesse Jones 736-1036
I Public Works EIT Sanitary & Storm Sewer Jesse Jones 736-1036
I Deputy Fire Marshall Fire and Life Safety Gilbert Gordon 726-2293
I Commurtity Services Manager, Building Dave Puent 726-3668
Owner/Applicant:
Laura Foumal
1750 Washington Street
Eugene OR
Owner/Applicant:
Bill Curran
3861 E Street
Springfield OR 97477
Representative:
Jeanette Applauso
Branch Engineering
310 Fifth St.
Springfield OR 97477
FoumallCurran
Case No. SUB2007-00050
Site:
Summary of proposal: Subdivide three parcels into six lots with a common driveway to serve
four lots. Lots 1 and 6 will contain the existing dwellings.
Decision: Tentative Approval with conditions, as of the date of this letteri The standards of
the Springfield Development Code (SDq applicable to each criterion of ~pproval are listed
herein and are satisfied by the submitted plans and notes unless specifically rioted with findings
and conditions necessary for compliance. The Final Plat must conform to the submitted plans
as conditioned herein. This is a limited land use decision made according to!city code and state
statutes. Unless appealed, the decisiori is final. Please re,ad this document c<n;efully.
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 and
federal regulations.
Review Process: This application is reviewed under Type 11 procedures,listed in SDC 5.1-130, '
the Tentative Plan Criteria of Approval, SDC 5.12-125, and the Land Division Standards of
Article 5.12-100.
Procedural Findings: ,
. Applications for Limited Land Use Decisions require the notific!oation of property
owners/ occupants within 300 feet of the subject property allowing for a 14 day
comment period on the application (SDC Sections 5.1-130 and 5.2-1l5). The applicant
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Case No. SUB2007-00050
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and parties submitting written comments during the notice period have appeal rights
and are mailed a copy of this decision for consideration.
. Notice was sent to adjacent property owners/occupants within 300 feet' of the subject
site on :::;~t'~~~.ber 20, 2007. No comments were submitted.
. On October 9, 2007"the City's Development Review Committee reviJwed the proposed
plans. City staff's review comments have been reduced to findings and conditions only
as necessary for compliance with the Tentative Plan Criteria of Approval contained in
SDC 5.12-125. This decision was issued on the 38th day of the 120 dais mandated by the
state.
. In accordance with SDC 5.12-145, the Final Plat shall comply with the requirements of
the SDC and the conditions imposed by the Director in this decisiqn. The, Final Plat
otherwise shall be in substantial conformity with the tentative plan '!eviewed. Portions
of the proposal approved as submitted during tentative review cannbt be substantively
changed during Final Plat approval. .
SDC 5.12-125 Tentative Plan Criteria
The Director shall approve or approve with conditions a Tentative Plari 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 aI)y approval criteria
upon determining the particular criterion can be addressed as part of a future development
application. ,.
A. The request conforms to the provisions of this Code pertaining to lot/parcel size and
dimensions.
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Finding: The property is zonedLDR (Low Density Residential) and the minimum lot
size for a parcel on an east/ west street is 4500 sf with 60 feet of fron~age. As proposed,
the lots raI)ge from 4,895 sf to 8,242 sf. Lots 1 and 6 have frontage to E Street. Lots 2-5
are panhandles and share a common driveway to E Street. This atcess is allowed in
accordance with SDC Section 3.2-220.
Conclusion: The proposal complies with SDC5.,12-125(A).
B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement
Plan diagram, Plan District map, and Conceptual Development Plan."
Finding: The property is zoned LDR (Low Density Residential): and the Gateway
Refinement Plan designation is LDR (Low Density Residential). This land division will
create 6 dwellings on .85 acre. This equates to approximately 7 dwellipgs per acre which
complies with the 1-10 du/acre requirement of the LDR zone and the Metro Plan.
Conclusion: The proposal complies with SDC 5.12-125(B).
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Case No. SUB2007-00050
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c. CapacitY requirements of public and private facilities, including but not limited to,
water and electricity; sanitary sewer and storrriwater 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 pirector or a utility
provider shall determine capacity issues.
Finding: Abutting the subject site to the north, 'E' Street is a 36-foot ~ide asphalt paved
roadway within a 60-foot wide right of way. The street is improveq with curbfgutter,
sidewalk, and street lighting. Average daily traffic along this section of 'E' street is
estimated to be less than 300 vehicle trips per day. '
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Finding: Existing transportation facilities would be adequate to accommodate the
additional volume of traffic generated by the proposed development.
Finding: According to the Deputy Fire Marshal, wate~ supply and acs~ss are adequate.
Finding: Lots 1 'and 6 are currently connected to City sanitary sewer in E St. Lot 4 has a
, connection to the main along the eastern side of the site. Lot 5 will ,connect directly to
the main along the eastern side of the site. Lots 2 and 3 will be serVed by two new 4"
sanitary sewer laterals from the E Street main.
Finding: To comply with Sections 4.3-110 and 4.3-115, stormwater runoff from the
common driveway will be directed into a private vegetated soakage trench and drained
to the city system. Stormwater runoff from Parcels 1 and 6 will cont4'tue to weephole to
the curb. Roof runoff from Lots 2-5 will be directed to the existiI).g city, stormwater
system through an 8" stormwater pipe in the joint utility trench.
Condition of AOOToval: The proposed private vel!etated soaka'l!e shall be fullv
vel!etated with all vel!etation species established prior to approval of Final Plat.
Alternativelv. if this condition cannot be met the applicant shall provide and maintain
additional interim erosion control! water Qualitv measures accept~ble to the Public
Works Department that will suffice until such time as the filter strip vel!etation becomes
fullv established.
Finding: Sections 4.3-120 to 4.3~130 of the Springfield Development Code require, each
development area to be provided with a water system having suffi~iently sized mains
and lesser lines to furnish adequate supply to the development and sufficient access for
, maintenance. Springfield Utility Board coordinates the design of. the water system
within Springfield city limits. The current plan proposal depicts extending water line
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services to Lots 2, 3, 4, and 5. '
Finding: The applicant has proposed a 7 foot public utility easement along the frontage
of Lot 1, satisfying Section 4.3-140 of the SDC. Additionally, a 2~' joint use 'access,
drainage, and utility easement has been proposed along the joint-use driveway for the
benefit of all lots,
Condition of Aporoval: Prior to apProval of the Final Plat, all necessary utilities shall be
constructed and extended to each parcel. .
Conclusion: As conditioned, the proposal complies with SDC 5.12-125(C).
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Foumal/Curran
Case No. SUB2007-00050
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'D.
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The proposed land division shall comply' with all applicable public and private
design and construction standards contained in this, Code and other applicable
regulations.
Finding: The existing dwellings will be on Lots 1 and 6. In order to comply with the
setbacks from the new lot lines, the carport must be removed from the dwelling on Lot
1.
Condition of Aooroval: Prior to approval of-the final plat. remove the carport from the
dwellinl!: on Lot 1.
Finding: In accordance with SDC 3.2-220(5), the common driveway, must be paved at
least 18' wide from the front property line to the pan of the last lot 'arid constructed to
supportan 80,000 lb load.
Condition of Aooroval: Prior to approval of the final plat. the cOmID.on drivewav shall ,
be paved 18' wide from the front property line to the pan of the last lot and constructed
to support an 80.000 lb load.
Findirig: SDC Section 4.3-125 requires all utility lines to be placed underground,
including those lines serving existing dwellings.
Condition of Aooroval: Prior to approval of the Final Plat. all utility lines shall be
placed undercround, includinl!: the existing overhead utilities serving the existing
dwellinl!:s.
Finding: Lots 2-5 will be addressed on E Street 'and will take access from a shared
private driveway. Adequate premises identification is required to provide timely Fire
and Life Safety services to these lots.
Condition of ApDroval: Prior to approval of the final plat, the addre~ses for Lots 2-5, as
assil!:lled bv the Buildinl!: Official, shall be c1earlv identified with permanent sil!:llage
placed in a position that is plainlv visible and legible from E Street. The signage shall be
in accordance with Springfield Fire Code 505.1: Premises Identification.
Conclusio,n: As conditioned, the proposal complies with SDC 5.12-125(D).
E. Physical features, including, but not limited to: steep slopes with unstable soil or
geologic conditions; areas with susceptibility of flooding; significant clusters of trees
and shmbs;watercourses shown on the WQLW Map and their associated riparian areas;
wetlands; rock outcroppings; open spaces; and areas of historic and/or archaeological
significance, as may be specified in Section 3.3-900 or OR~ 97.740-760, 358.905-955 and
390.235-240, shall be protected as specified in this Code or in State or federal law.
Finding: The subject property does not contain any steep slopes and there is no
regulated water body within 500 feet. '
Conclusion: As conditioned, the proposal complies with SDC 5.12-125(E).
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, transit stops, neighborhood
FDurnel/Curran
Case No. SUB2007-00050
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activity centers, and commercial, industrial and public areas; minilnize driveways on
arterial and collector streets as specified in this Code or other applicable regulations and
comply withthe ODOT access management standards for State highways.
Finding: The common driveway will provide access to four lots with only one
additional curb cut onto E Street.
Conclusion: The proposal complies with SDC 5.12-125(F).
G; Development of any remainder of the property under the same ownership can be
accomplished as specified in this Code.
Finding: The adjacent property is under separate ownership.
Conclusion: The proposal complies with SDC 5.12-125(G).
H. Adjacent land can be developed or is provided access that will allo~ its development
as specified in this Code.
Finding: The surrounding property is zoned LDR, is developed ~ith single family
dwellings and has access to E Street. f
Conclusion: The proposal complies with SDC 5.12-125(H).
I. ' 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.
Finding: The property is entirely within the city limits.
Conclusion: The proposal complies with SDC 5.12-125(1).
J. Where the Subdivision of a manufactured dwelling park or mobile home park is
proposed, the following approval criteria apply:
Finding: This is not a subdivision of a mimufactured dwelling park. '
Conclusion: The proposal complies with SDC 5:12~125(D.
DETERMINATION: Based on the evidence in the record. the Director determines the
orooosal comolies with SDC 5.12-125IAI-m. subiect to the Conditions of Aooroval attached
to this reoort.
What Needs To Be Done?
SDC 5.12-140 states: The subdivision Plat pre-submittal meeting shall be held within 2 years
of the date of Tentative Plan approval (the date of this letter). The mylars and application fee
shall be submitted within 180 days of the pre-submittal meeting. If the' applicant has not
submitted the Partition Plat within these times, Tentative Plan approval shall become null
arid void and re-submittal of the Tentative Plan shall be required.
Foumal/CurrO[l
Case No, SUB2007-00050
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A Final Plat application is charged upon submittal of the complete application and all required
'documents, and after all conditions of approval are met, including the constrUction of public
and private improvements and extension of utilities requir~d through thi~ decision. Upon
signature by the City Surveyor and the Planning Manager, the Plat mylar may be submitted to
Lane County for recordation. Noindividuallots may be transferred until tl:l.e Plat is recorded
and the mylar copy of the filed Partition is returned to the City Surveyor.
Conditions of Aporoval:
5.12-130 Tentative Plan Conditions
To the extent necessary to satisfy the approval criteria of Section 5.12-12?, comply with all
applicable provisions of this Code and to mitigate identified negative impacts to surrounding
properties, the Director shall impose approval conditions. All conditions sha)l be satisfied prior
to, Plat approval. Approval conditions may include, but are not limited to:' ,
1. Condition of Aporoval: The proposed private vegetated soakage shall be fullv
" ve!!etated with all ve!!etation species established prior to approval of Final Plat.
Alternativelv,' if this condition cannot be met the applicant shall provide and
maintain additional interiin erosion control/water Qualitv measures acceptable to
the Public Works Department that will suffice until such time as the filter strio
ve!!etation becomes fullv established.
2. Condition of Aporoval: Prior to approval of the Final Plat all necessarY utilities shall
be constructed and extended to each parcel.
3. COlldition of Approval: Prior to appro~al of the final plat remove the carport from
the dwelling on LotI.
4. Condition of Aporoval: Prior to aporoval of the final plat the common drivewav
shall be paved 18' wide from the front oropertv line to the pan of the last lot and
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constructed to support an 80.000 lb load.
5. Condition of Approval: Prior to aporoval of the Final Plat all, utility lines shall be
olaced unden!round. includin~ the existin!! overhead utilities servin!! the existin2;
dwellin!!s.
6. Condition of Approval: Prior to approval of .the final plat, the addresses for Lots 2-5.
as assigned bv the, Building Official, shall be clearlv identified with permanent
~il!llil!!e placed in a position that is plainlv visible and lecible from E Street. The
silma!!e shall be in accordance with Sorinl!field Fire Code 505.1: Premises
Identification. '
Additional Information:, The application, all documents, and evidence relied upon by the
applicant, and the applicable criteria of approval are available for free inspection and copies are
available for a fee at the Development Services Department, 225 Fifth Street, Springfield,
Oregon. .
FoumallCurran
,Case No. SUB2007-00050
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Appeal: This Type 11 Tentative Partition decision is considered a decision of the Director and as
such may be appealed to the Planning Commission. The appeal may be filed with the
Development Services Department by an affected party. The appeal must be ,in accordance with
SDC, Section 5.3-100, Appeals. An Appeals application must be submitted to the City with a
fee of $250.00. The fee will be returned to the appellant if the Planning Commission approves
the appeal application.
In accordance with SDC 5.3~ 115(B) which provides for a IS-day appeal period and Oregon
Rules of Civil Procedures, Rule 10(c) for service of notice by mail, the appeal period for this
decision expires at 5:00 p.m. on November 9, 2007.
Questions: Please call Steve Hopkins in the Planning Division of the Development Services
Department at (541) 726-3649 if you have any questions regarding this process.
Prepared by:
Steve Hopkins, AICP ,
Planner 11
Development SerVices - Urban Planning Division
FoumallCurran
Case No, SUB2007-00050
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