HomeMy WebLinkAboutMiscellaneous Miscellaneous 1990-6-22
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CITY OF SPRINGFIELD
Development Services Department
DATE OF Lt.. u'"
June 22, 1990
JOURNAL NUKBER 90-05-87
EXPLANATION'-OF THE NATURE OF 'THE APPLICATION
Type II Site Plan Review to consider the proposed professional office use: The
applicant's intention is to live in the existing house and build an approximately
1,000 square foot addition to be used as a real estate office. Required off street
parking is also proposed. The use proposed is permitted (Ref. SDC Section
16.100(11)(e)) upon final approval of this request. (Note: The properties in this
request are located within Springfield's Urban Growth Boundary. Annexation of these
properties to the City will be required prior to approval of this request).
DECISION
PRELIMINARY SITE PLAN APPROVAL CONTINGENT ON ANNEXATION TO THE CITY OF SPRINGFIELD
(See Attachment A for specific criteria of approval, applicable special use standards
and conditions of approval).
u.~ USES THAT KAY BE AUTHORIZED BY THE DECISION
None. However, the following professional office uses may be permitted in
residential districts upon Site Plan Review approval (Ref. SDC Section
16.100(11)(e)): "Accountants, architects, attorneys, computer programmers,
engineers, insurance agencies, medical and dental practitioners, planners and studios
for artists, interior decorators and photographers."
SITE INFORMATION
There~e~o~l~,s~,"n~lved in this application. The north lot has an existing house
1~2.s2.s Game Eal'm Roa(j~, Assessor's Mapll 17-03-22-44 Tax Lot 6900. The south lot is
vacant, Assessor's Mapll 17-03-22-44 Tax Lot 7000. Both properties are zoned Low
Density Residential/Urban Fringe 10; the Metro Plan Designation is Low Density
Residential.
APPLICANT
Rollie Korinek
2114 L Street
Springfield, OR 97477
PROPERTY OVNER
Steve and Kathy Mirabile (Tax Lot 6900)
Lane County (Tax Lot 7000)
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JO. NO. 90-05-87
Page 2
ADDITIONAL INFORMATION
The application, all documents and evidence relied upon by the applicant and the
applicable criteria are available for a free inspection and copies will be available
at a cost of. $0.75 for the first page and $0.25 for each additional page at the
Development Services Department, 225 Fifth Street, Springfield, Oregon.
APPEAL
If you wish to appeal this Type II Site Plan Review decision, yo~ must do so within
10 days of the date of this letter. Your appeal must be in accordance with
Springfield Development Code, Article 15, 'APPEALS.
QUESTIONS
Please call the Development Services Department at 726-3759 if you have any questions
regarding this process.
~REPARED B~ / ~
G~
Associate Planner
Copy To: DRC Members
Property Owners/Residents within 300 feet of the subject properties
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ATTACHMENT A FINDINGS
CRITERIA OF APPROV~ (Ref. Section 31.060 of the SDC).
(1) DEMONSTRATED COMPLIANCE VITH APPLICABLE STANDARDS OF THIS CODE:
Vhen the subject properties have been annexed to the City and the applicable
Development Code and Special Use Standards below have been met, this application
'wi'll have demonstrated _compliance_wi th ,the applicable standards of this Code.
(2) PROPOSED ON-SITE AND OFF-SITE PUBLIC AND PRIVATE IMPROVEMENTS ARE SUFFICIENT TO
ACCOKKODATE THE PROPOSED DEVELOPMENT. DEVELOPMENT PLANS HAVE BEEN MODIFIED TO
CONFORM VITH PUBLIC FACILITY PLANS AND CITY STANDARDS.
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Both properties are located within Springfield's Urban Growth Boundary.
Hayden Bridge Yay is fully improved; Game Farm Road will require future
improvement (an Improvement Agreement will be required). Dedication of
right-of-way will be required. The existing house is on septic and will remain
on septic until such time public sanitary sewer is extended to serve the site and
the house is hooked up to the public system. The existing house has water and
electricity. Refer also to 4.a..
(3) I"."",.ORIED NATURAL AND HISTORIC FEATURES OF THIS SITE HAVE BEEN ADEQUATELY
CONSIDERED IN THE PROJECT DESIGN, CONSI"."",. VITH METRO PLAN POLICIES.
There are no identified natural or, historic features in the proposed development
area.
(4) THE DESIGN OF THE PROPOSED DEVELOPMENT, AS CONDITIONED, MITIGATES IU61u..FIED
NEGATIVE IMPACTS AND RESOLVES IU61.uFIED LAND USE CONFLICTS.
Identified negative impacts:
a. Location of the proposed parking lot: Both Hayden Bridge Yay/Harlow Road and
Game Farm Road are listed as Minor Arterial Streets (Ref. SDC Section
32.040(4)(b)5. and 18.) SDC Table 32-4 requires a 200 foot separation between
a driveway and the intersection. Tax Lot 7000 has approximately 200 feet of
frontage on Hayden Bridge Vay. However, Table 32-4 #4. states; "In cases
where an existing lot and/or use makes compliance with theses specifications
unreasonable, a new driveway or existing driveway required to be relocated by
this Code shall be placed at the furthest point from the intersection curb
return, considering both safety and internal circulation requirements of the
development." The Transportation Administrator will'accept the location of
the proposed driveway as shown on the plan submitted upon annexation of both
properties to the City. Lane County has also agreed to this access. A
Facilities Permit from Lane County will be required.
b. Separation from residential property: A 6 foot sight obscuring fence needs
to be constructed along the east property line. A privot or similar type of
hedge needs to be planted in the 5 foot side yard setback along the east
property line for the depth of the parking area. A 4 foot high fence
(minimum) is required along the frontage of Hayden Bridge Yay behind the
required landscaping in accordance with SDC Section 16.100 (ll)(c).
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JO. NO. 90-05-87
Page 2 Attachment A - Findings
(5) PARKING AREAS AND INGRESS-EGRESS POINTS HAVE BEEN DESIGNED SO AS TO FACILITATE
TRAFFIC AND PEDESTRIAN SAFETY, TO AVOID CONGESTION AND TO MINIMIZE CURB CUTS ON
ARTERIAL AND COLLECTOR STREETS.
Both properties have frontage on minor:.arterial streets. Refer to the discussion
in #4.a., above. The existing house will be used as' a residence~ The required
two parking spaces (Ref. SDC Section 16.070(3)) can be accommodated by the
existing driveway taking access from' Game Farm Road. The proposed office use
will require four parking spaces (Ref. SDC Section 16.070(9)). The proposed plan
shows paved parking with stripes and wheel stops. One bike rack capable of
holding 3 bicycles (Ref. SDC Section 31.190(9)) is also shown.
SPECIAL USE STANDARDS (Ref. SDC 16.100(11)).
(a) PROFESSIONAL OFFICES IN RESIDENTIAL DISTRICTS SHALL BE PERMITTED VHEN:
1. THE LOTS ARE ADJACENT TO CC OR KRC DISTRICTS; AND
The property directly to the west, across Game Farm Road is zoned Community
Commercial/Urban Fringe 10. This standard has been met.
2. A MAJORITY OF THE SQUARE FOOTAGE OF THE STRUCTURE ON THE LOT IS NOT MORE THAN
100 FEET FROM THE CC OR KRC DISTRICTS.
The term "adjacent", as defined in SDC Article 2, exempts the Game Farm Road
right-of-way. This measurement therefore begins at the west property line of
Tax Lots 6900 and 7000. The existing house and proposed addition are
entirely within 100 feet of the CC District.
(b) A PROFESSIONAL OFFICE EXCEEDING 2,000 SQUARE FEET OF GROSS FLOOR AREA SHALL ABUT
AN ARTERIAL OR COLLECTOR STREET.
The existing house is intended to be used as a residence. The proposed office
use is approximately 1,000 square feet. In any case, both Hayden Bridge
Yay/Harlow Road and Game Farm Road are listed as Minor Arterial Streets. This
standard has been met.
(c) NO PARKING SHALL BE PERMITTED llITHIN THE FRONT YARD SETBACK. REQUIRED PARKING
SHALL BE SCREENED FROM PUBLIC VIEV. '
The existing driveway on Game Farm Road will remain to serve the house which will
still be used as a residence. The proposed parking area taking access from
Hayden Bridge Yay will serve the proposed office addition. The plan submitted
shows a parking setback of 15 feet. The parking is outside of the required 10
foot residential front yard setback. This parking lot will require a sight
obscuring fence along the east property line and along the frontage of Hayden
Bridge Yay. A 5 foot-wide landscape strip will be required along the perimeter
of this parking area, in front of the required fence.
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JO. NO. 90-05-87
Page 3 Attachment A - Findings
(d) FOR STRUCTURES ON THE SPRINGFIELD HISTORIC INVENTORY, ANY EXTERNAL MODIFICATION
SHALL BE FULLY COMPATIBLE VITH THE ORIGINAL DESIGN. ,
The existing house is not on the Springfield Historic Inventory.
(e) PROFESSIONAL OFFICES ARE LIMITED TO: ACCOUNTANTS, ARCHITECTS, ATTORNEYS, COMPITfER
PROGRAKIIERS, - ENGINEERS, 'INSURANCE AGENCIES~ - MEDICAL . AND- DENTAL PRACTITIONERS,
PLANNERS, REALTORS AND STUDIOS FOR ARTISTS, INTERIOR DECORATORS AND
PHOTOGRAPHERS.
The proposed use is a real estate office. This use is listed above.
(f) A MINIKUK OF 25 PERCENT OF THE LOT SHALL BE PLANTED KATERIAL.
The proposed request exceeds this standard. Refer to the attached plan.
YHAT NEEDS TO BE DONE BY THE APPLICANT TO OBTAIN FINAL SITE PLAN APPROVAL?
1. A Final Site Plan drawn to scale is required within 90 days of the date approval
by the Lane County Boundary Commission. The following revisions need to be shown
on the Final Site Plan:
a. Mark the following statement on the plan: "Approval is for a residence and a
real estate office, any other use will require another Site Plan Review."
b. The proposed parking area:
(1)
A 4 foot high sight
front of the parking
obscuring fence will
7000.
obscuring fence (minimum) will be
area along Hayden Bridge Yay; a 6
be required along the east property
required in the
foot high sight
line of Tax Lot
(2) A 5 foot-wide landscape strip will be required along the east property
line of Tax Lot 7000 and along the frontage of Hayden Bridge Yay. A
landscape plan will be required. The method of irrigation must be shown
unless a nursery person submits a written statement showing the method of
irrigation or that drought resistant plants can survive.
(3) On-site drainage needs to be shown.
(4) The back-up area standard is 24 feet, not the 20 feet scaled on the plan
submitted.
(5) The standard driveway apron requires 5 foot wide flares.
(6) Handicapped parking requires only a 15 foot wide space (9" space, 6'
aisle) .
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JO. NO. 90-05-87
Page 4 Attachment A - Findings
c.
Determine
possible
remain,
location
the location
to determine
if possible.
of the proposed
of the existing 36" cedar tree as precisely as
if it may be saved. Staff prefers that the tree
However, if the tree must be removed due to the
addition, staff will agree to its removal.
2. A signed Development Agreement. This agreement will be prepared' by' staff upon
approval of your Final Site Plan.
3. A copy of the Lane County Boundary Commission's annexation approval. Note: The
annexation request must extend to the centerline of Hayden Bridge Yay in order to
be contiguous with Springfield's City Limits and the west right-of-way line of
Game Farm Road along the frontage of Tax Lots 6900 and 7000.
4. A copy of a deed showing both lots combined into one lot.
5. A letter from the Lane County Sanitarian stating that the existing septic system
will be capable of serving the existing house and proposed office addition.
6. Signing and recording the dedication of right-of-way for Game Farm Road (35 feet
from centerline).
7. Signing and recording the dedication of right-of-way for Hayden Bridge Yay (40
feet from centerline).
8. The signing and recording of an Improvement Agreement for Game Farm Road.
9. A Facilities Permit from Lane County for the new driveway on Hayden Bridge Yay.
Although right-of-way for Hayden Bridge Yay and Game Farm Road is necessary as
part of the required annexation request, Lane County still will have jurisdiction
over the above mention rights-of-way.
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