HomeMy WebLinkAboutApplication Deemed Incomplete 2024.03.25 Atrium Building 99 West 10th Avenue Eugene, Oregon 97401 Phone: 541-682-5453 Fax: 541-682-5572 www.eugene-or.gov/planning
March 25, 2024
Carol Schirmer
Schirmer Consulting, LLC
PO Box 10424
Eugene, OR 97440
RE: 1963 Villard Street Middle Housing Land Division (MHT 24-2)
Thank you for your application for a Middle Housing Land Division - Tentative. Our completeness
review process provides an opportunity to collaboratively address any items that are unclear,
incomplete, or missing before your application is evaluated for consistency with our land use code.
We also use this as an opportunity to identify other issues which may be raised during the public
process. Based on our review, your application is deemed incomplete at this time.
A checklist identifying specific items that are incomplete and a form that provides options for how to
proceed are attached. Please review the checklist and select an option from the 180 Day
Completeness Review Process form.
I look forward to working with you through the next steps of this process. If you have any questions,
please contact me.
Sincerely,
Brai Black
Assistant Planner
(541) 682-5437
BBlack@Eugene-or.gov
Middle Housing Land Division, Tentative Completeness Review Form Page 1 of 3
Middle Housing Land Division, Tentative Completeness Review Form Planning Division
Application File Name (#): MHT 24-2 (1963 Villard Street Middle Housing Land
Division)
Date: 3/25/2024
Applicant’s Name: Stephen and Patricia Stolp Zoning: R-1
Representative’s Name: Carol Schirmer, Schirmer Consulting, LLC
Reviewed by: Brai Black, Assistant Planner Phone: (541) 682-5437
E-mail: BBlack@eugene-or.gov
General
Comments:
Written Statement
Submitted Missing Incomplete N/A
☒ ☐ ☐ ☐
1. Detailed written statement that describes the nature of the middle
housing land division and how the request is consistent with all applicable
criteria (Eugene Code Section 9.8194).
☐ ☐ ☐ ☒
2. Materials specifically address applicable criteria when applications
involve concurrent applications, such as Subdivisions, Partitions,
Adjustments, Site Review, etc.
☒ ☐ ☐ ☐
3. Submitted documentation proving that the property included in the
proposed land division is on an annexed, legal lot (Eugene Code Section
9.8193(5)).
☒ ☐ ☐ ☐
4. Submit information as to whether the Middle Housing Land Division is
taking place on a lot/parcel prior to middle housing development, after
middle housing development (built June 30, 2022 or later), or after
middle housing development (built June 29th, 2022 or before)
☒ ☐ ☐ ☐ 5. Application is signed by the property owner.
☒ ☐ ☐ ☐ 6. The division results in one unit of middle housing per lot, with the
exception of lots/parcels created for common area or shared use areas.
☒ ☐ ☐ ☐ 7. Is the applicant using the most updated version of code and application
form?
Comments:
For Middle Housing Yet to be Developed
Submitted Missing Incomplete N/A
☒ ☐ ☐ ☐ 1. Detailed written statement that demonstrates how the middle housing
complies with the standards listed at EC 9.8194(1)(b)
Comments:
For Middle Housing Developed Prior to June 30, 2022
Submitted Missing Incomplete N/A
☐ ☐ ☐ ☒ 1. Submitted a Certificate of Occupancy demonstrating that the middle
housing was developed prior to June 30, 2022
☐ ☐ ☐ ☒
2. Detailed written statement identifying that the middle housing complied
with applicable land use requirements at the time the Certificate of
Occupancy was issued.
Comments:
Middle Housing Land Division, Tentative Completeness Review Form Page 2 of 3
Site Plan Requirements
Submitted Missing Incomplete N/A
☒ ☐ ☐ ☐ 3. Date, north arrow, and standard engineer's scale are shown on the plan.
☒ ☐ ☐ ☐ 4. Assessor's Map and Tax Lot numbers shown.
☒ ☐ ☐ ☐ 5. Vicinity map shown on the site plan.
☒ ☐ ☐ ☐ 6. Clearly identifies the boundary of the Parent Lot
☒ ☐ ☐ ☐
7. Dimensions of the plat boundary, including dimensions and approximate
square footage calculations of all proposed middle housing lots are
shown.
☐ ☐ ☒ ☐
8. The location, setbacks and height of all existing structures, including
those under pending building permits are shown. Whether existing
structures are proposed for removal or will remain is indicated.
☒ ☐ ☐ ☐ 9. Plat is prepared, stamped and signed by a Oregon professional land
surveyor.
☒ ☐ ☐ ☐ 10. Width and locations of all existing and proposed public and private
easements are shown, especially as required under EC 9.8194(4)
☐ ☐ ☒ ☐ 11. Names of all recorded subdivisions and partitions contiguous to the
proposed division, and the layout of adjacent lots, are shown.
☒ ☐ ☐ ☐ 12. All property in contiguous ownership is shown.
☒ ☐ ☐ ☐ 13. Type and size of existing or proposed fencing and/or landscape buffering
is shown.
☒ ☐ ☐ ☐ 14. Existing electric facilities, service lines and related easements are shown.
☒ ☐ ☐ ☐ 15. For structures 3 feet or closer to new property line, show eaves &
overhangs.
☒ ☐ ☐ ☐ 16. The site plan includes the required note, per EC 9.8194(8)
☐ ☐ ☐ ☒ 17. Shows any areas for dedication of public right-of-way or frontage
improvements, as required under EC 9.8194(3)(b)&(c).
Comments: 8.a. Based on aerial photos taken in 2023, it appears that there may be additional existing structures located near
the eastern boundary of proposed Middle Housing Lot 2. These structures are not reflected on the site plan.
Please address this or confirm that all existing structures on the subject site are shown.
8.b. Please show the height of the existing garage (to remain).
8.c. Informational Item: It is not necessary to show heights for structures that will be removed prior to final plat,
but if structures are not going to be removed before final plat, please show the buildings’ heights on the site plan
to ensure height standards are met near new property lines.
10. Informational Item: It appears that some of the existing buildings on each lot are less than 10 feet from each
other, and are located within the required interior yard setbacks. It is recommended that you identify in the
applicant’s written statement that existing buildings that do not comply with setbacks (or other provisions of the
Land Use Code) are existing nonconformities, and are not in violation of EC 9.8194(9).
11. The site plan does not show the recorded subdivision (Fairmount) affecting the Subject Property and adjacent
properties. Please show the names of all recorded Subdivisions and Partitions contiguous to the proposed
division.
Supporting Analysis and Documents
Submitted Missing Incomplete N/A
☒ ☐ ☐ ☐ 18. A preliminary title report submitted (9.8193(2)).
☒ ☐ ☐ ☐
19. Provides information demonstrates that buildings or structures on the
middle housing lots created by the middle housing land division will
comply with Applicable building code provisions, per EC 9.8194(7)
Comments:
Middle Housing Land Division, Tentative Completeness Review Form Page 3 of 3
Street and Utility Improvement Requirements
☒ ☐ ☐ ☐
1. Show that utility plans comply with Eugene Code Section 9.6775,
Underground Utilities, as well as EC 9.8194(5), Separate Utilities for each
Middle Housing unit.
NOTICE STATEMENT: If the Eugene/Springfield Fire Marshall (or the Fire Marshal’s designee) determine that there is
inadequate water supply, apparatus access, or both, to the site for the development of one and two family dwellings that will
be subject to the Oregon Residential Specialty Code, the Eugene Building Official (or the Building Official’s designee) may
require compliance with one or more of the fire suppression or fire containment Uniform Alternate Construction Standards
set out at OAR 918-480-0125(4) and (5).
For Staff Use Only - Referral Information
Yes No
☐ ☒
2. Does Building Permit Services require a referral for this application? (Is a
residential structure setback less than 3 feet from any new property
line?
☐ ☒
3. Is the right-of-way county maintained? If yes, route land use referral to
Lane County Transportation and Lane County Road Maintenance
Planning.
☐ ☒ 4. Route to Bonneville Power Administration (if site includes a BPA
easement)
☐ ☒
5. Does the resulting change create or eliminate a split zone or split
overlay zone? If Yes, please send referral to Thea Evans or Planning GIS
Specialist
☐ 6. Other:
MHT File Name MHT 24-2 1963 Villard Street
Middle Housing Land Division
Date
Received/DUE
3/25
4/1
Brai Black
Reviewer Victoria Doyle Email vdoyle@eugene-or.gov
File Type Duplex ☒ Triplex ☐ Fourplex ☐ Cottage Cluster ☐
Supporting Analysis and Documents EC 9.8193(1)-(2)
Submitted Missing/
Incomplete
Comments
(Note if Not Applicable)
Tentative Plan is to be completed by an Oregon Licensed
Land Surveyor per EC 9.8193(1) ☒ ☐ Kent Baker, LS
Submit preliminary title report per EC 9.8193(2). ☒ ☐
Easement Requirements Shown on Site Plan EC 9.8194
and Dedication of Public Ways EC 9.6805
Submitted Missing/
Incomplete Comments
(Note if Not Applicable)
Easements necessary for locating, accessing, replacing, and
servicing all utilities ☒ ☐
Easements for pedestrian access from each dwelling unit to a
street ☐ ☐ NA
Easements necessary for any common areas or shared
building elements ☐ ☐ NA
Separate utilities provided for each dwelling unit, i.e.,
wastewater must have direct connection to the public main
EC 98194(5)
☒ ☐ Private easement proposed
will include language
regarding same ownership
Address Public Ways for ped/bike access (if applicable) ☒ ☐
Additional Comments:
EC 9.6505 Improvements - Specifications
Submitted Missing/
Incomplete Comments
(Note if Not Applicable)
Include a diagram (including diameter) of existing and
proposed water mains. ☒ ☐
Show existing and proposed fire hydrants. ☒ ☐
Show location of the existing public wastewater system and
flow line elevation at proposed connection point(s). ☒ ☐
Show existing and proposed wastewater sewer layout,
including service to each lot per EC 98194(5) ☒ ☐
Show street names for all existing and proposed streets
(public and private) and identify the street classification. ☒ ☐
MIDDLE HOUSING LAND DIVISION
Public Works Completeness Review
Show location and widths (right-of-way and paving width) of
all existing and proposed streets, intersections, and bike and
pedestrian access ways, both within the plat and adjacent to
the plat.
☒ ☐
Show existing and proposed curbs and sidewalks on site and
adjacent to property involved. EC 9.6505(3)(b) ☒ ☐
Show that the proposal is consistent with Eugene Code
Section 9.6780, Vision Clearance Area and any show Radii of
street curves (if applicable).
☐ ☐ NA
Contour Intervals
Submitted Missing/
Incomplete Comments
Note on Plat City Benchmark Used ☒ ☐
One-foot contour intervals for ground slopes up to five
percent. ☒
Two-foot contour intervals for ground slopes between
five and ten percent. ☐
Five-foot contour intervals for ground slopes exceeding
ten percent. ☐
Stormwater Drainage Analysis (if Provided)
Submitted Missing/
Incomplete
Comments
(Note if Not Applicable)
EC 9.6791- EC 9.6797 ☐ ☐ NA
Additional Comments:
Access Connection Standards per EC 9.5550
Detached Duplex Submitted Missing/
Incomplete
Comments
(Note if Not Applicable)
☒ ☐
Additional Comments:
Staff Use Only - other agencies and jurisdiction
Submitted Missing/
Incomplete
Comments
(Note if Not Applicable)
LCPW Jurisdiction? Route to Lane Co Transportation ☐ ☐ NA
ODOT? Junction City Water? ☐ ☐ NA
Additional Comments
Land Use Application
Completeness Review Step
___________________________________________________________________________________
The City reviews land use applications for completeness according to State law (ORS 227.178).
According to Eugene Code Section 9.7010 Application Filing, a land use application must address each
of the criteria and standards applicable to the proposed use , including any adjustments to standards
requested in the application. It is the applicant’s responsibility to provide persuasive evidence that
the application complies with the approval criteria and applicable standards. Supplying the
information requested by the City will provide the necessary documentation for an informed
decision. Refusal to submit all or some of the missing information could result in a denial of the
application.
If City staff determines that an application contains sufficient inf ormation for review, including the
required number of copies, staff will inform the applicant in writing and the application will be
deemed “complete.” Once an application is deemed “complete”, City staff will begin the application
review process.
If City staff determine that an application is “incomplete”, staff will inform the applicant in writing
and provide a list of missing or incomplete materials. The City will begin the review of “incomplete”
applications upon review and determination that the r equired number of copies and the following
items have been received:
(1) All missing or incomplete materials requested by the City; or
(2) Some of the missing or incomplete materials requested by the City and a written statement
from the applicant that none of the other missing information will be provided; or
(3) A written statement from the applicant indicating that none of the missing information will be
provided.
To help ensure that City staff know how to proceed with an “incomplete” application, applicants are
requested to submit a form titled, “Incomplete Land Use Application – 180 Day Completeness Review
Process”.
According to State law, an applicant has 180 days from the date an application is first submitted to
make the application complete. On the181st day after a land use application is first submitted, it will
be void if an applicant has not submitted (1), (2) or (3) above.
Incomplete Land Use Application:
180 Day Completeness Review Process
Please Complete and Return to:
Eugene Planning Division
Attn:
File #:
99 West 10th Avenue
Eugene, OR 97401
Completeness Review Step (Check ONE box)
I intend to submit all of the missing or incomplete materials as identified by the City in completeness
review. I understand that according to State law I have up to 180 days from the date the application
was submitted to provide the missing or incomplete materials and that after that date, if I have not
submitted the missing information, my application will be void. I also hereby agree to allow the City a
reasonable period of time for a review and determination of completeness upon submittal of the
missing or incomplete materials and the required number of copies.
I intend to submit some, but not all, of the missing or incomplete materials as identified by the City in
completeness review. I understand that according to State law I have up to 180 days from the date
the application was submitted to provide the missing or incomplete materials that I intend to submit
and that after that date, if I have not submitted the missing information, my application will be void. I
also hereby agree to allow the City a reasonable period of time for a review and determination of
completeness, upon submittal of the missing or incomplete materials and the required number of
copies. The materials I do not intend to submit are those items I have listed on the lines below (attach
additional sheets if necessary).
I do not intend to submit any of the missing or incomplete materials as identified by the City in the
completeness review. I understand that the City will proceed with review of the application materials
previously submitted. I also understand that incomplete applications may not provide adequate
evidence to demonstrate compliance with applicable criteria and standards. Please deem my
application complete as of the date this form is received by the City of Eugene Planning Division.
Printed Name of Applicant or Applicant’s Representative
Signature of Applicant or Applicant’s Representative Date