HomeMy WebLinkAboutNotes, Meeting PLANNER 4/7/2011
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PRE11-00007
Development Issues Meeting for Proposed Residential Dwelling - Bob Alexander
Vacant Lot off South 3rd Street and South G Street (Map 18-03-02-21, TL 1600)
OPTION I
. "As is", one legal lot without City water and sewer.
. Requirements for approval of a building permit.
. The installation of a well meeting minimum water quality and flow requirements. I have yet
to research the availability of surface water at this time.
. Approval from Lane County for an on-site septic system. Septic approval is not assumed.
The [County] Sanitarian will require testing of the soils and review'the geology of the area.
Cost of permits and contracting for a septic approval are estimated at approximately $4,500.
A septic system requiring filtration could add $20,000 to construction costs.
. Approval from Lane County for on-site stormwater system. .
. Construction of a road within existing public right-of-way from G Street to home site which
meets the City building requirements, and requirements of the Department of Fire and Life
Safety. A gravel road is acceptable. Costs could vary depending on location of home site
and engineering requirements. The City would require recordation of an agreement to fund
street frontage construction at some future date.
A: The applicant has not posed any questions of staff, and instead has provided comments about their
development aspirations. As a result, staffs respon!les will be limited to general observations about
the current site development constraints and required steps to obtain building permit and/or land
division approval.
Because sanitary sewer service is available (and afforded) to the property frontage on South 2nd
Street, annexation will be required prior to construction of a single family dwelling on the site.
Sanitary sewer connections serving the property would have to meet requirements of the Plumbing
Code for depth of cover, etc.
Stormwater management will be required and probably could be done through on-site infiltration
and/or vegetative treatment. Because annexation will be required for anyon-site development, the
City will be the reviewing and approving authority for stormwater management systems.
Any development on the site will require the developer to obtain a Hillside Development Overlay
District permit, which could limit the type and amount of building coverage. Among other things, an
engineered foundation would be required for any house to be constructed on the site.
A tree felling permit would be required if more than five trees, 5" diameter or greater, are proposed
to be removed from the property.
Even if City water is available to the property, a supplementary on-site well or fire pump may be
advisable to provide fire sprinkler coverage. Anecdotal information suggests that availability of well
water is extremely limited in this area. SUB Water has provided comments on possible water
service provision to the site.
All utilities required to serve the building site will have to be placed underground.
The property owner will be required to extend access to the buildil1g site from the nearest
connecting surface road near South 3ni and South G Streets. Development of any access road will
have to be within the platted public right-of-way or a recorded access easement. The developer will
have to improve the road to acceptable standards and/or execute an Improvement Agreement with
the City. Staff has conducted a site visit and determined that developing an access to the property
from the South 2nd Street frontage appears to be extremely improbable - if not impossible.
Public Works Engineering to comment.
Date: r{f)Ceived:_~F/J
Planner: AL
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10.2 OPTION II
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. Annexation and platting of minor subdivision. Although it may be feasible to create a minor
subdivision, the costs associated with street front development, engineering, planning,
permits and surveying are too high at this time to warrant the investment The property
owner adjacent on the north may agree to share a portion of the street front development
costs, which could be as much as $70,000. Economies of scale would alleviate some of the
infrastructure costs for a development of a large subdivision.
A: Staff has conducted preliminary slope calculations based on available topographic data and
determined the site has average slopes generally exceeding 30% and in some portions
approaching 40%. In accordance with Section 3.3-500 of the Springfield Development Code, any
proposed land division would need to meet the requirements of the Hillside Development Overlay
District. Among other restrictions, a proposed partition would need to maintain at least 20,000 ff for
each parcel with 25%-35% average slope, and at least 40,000 fe for parcels with average slope
exceeding 35%. Minimum parcel frontage on South 3rd Street would have to be 150 - 200 ft.
depending upon the average slope. It appears the property has approximately 282 feet of platted
street frontage on South 3rd Street, so creating more than one conforming parcel may require a
minor variance.
Based on the current property dimensions and configuration it is possible that a two-lot partition
could be created upon annexation. It is unlikely that any more than two conforming parcels could
be derived from this property. The developer's obligations for constructing and extending required
urban improvements (utilities, streets, etc.) would be detailed in an executed Annexation Agreement
prior to any land division being considered.
It is possible that some type of Local Improvement District (LID), reimbursement district, or similar
arrangement for recovery of developer front-end costs could be implemented for this property. As
other benefiting properties are developed, the property owner would recoup some of the
improvement costs. However, there are generally limitations on the duration of these types of
agreements (ie. in most cases they would automatically terminate after 10 years).
Staff has done rough calculations and advises that annexation of the property would cost
approximately $8,700 in application fees. This type of land use application would require an initial
pre-submittal meeting and a subsequent public hearing before City Council. Upon execution of an
Annexation Agreement (required for submittal of the annexation request), the timetable for
completion of annexation would be approximately 3-5 months unless there are extenuating
circumstances such as neighborhood opposition, etc.
Date: [{eceived: '1/7/~11
Planner: AL