HomeMy WebLinkAboutApplication Materialsa Planning PARTITION, TENTATIVE PLAN
Please. complete the following application checklist. (Vote that additional information maybe required upon
further review in order to adequately address the applicable criteria for approval. If you have any questions
about filling out this application, please contact Planning staff at the Permit and Information Center, phone
(541) 682-5377, 99 West 10th Avenue, Eugene.
List all Assessor's Map and Tax Lot numbers of the property included in the request. Proposals are required to
include all property under contiguous ownership of the applicant.
Assessors Map
Tax Lot
Zoning
17-03-29-11
00800
R-1
Current Site Address(es):2580 Pioneer Pike
Name of Partition PlaJentative Partition Plan for Real Estate Commodities, LLC
Adjustment Requested? ❑ Yes rNJ No
Specify type of adjustment being requested:
Does the adjustment request include stormwater drainage facilities? ❑ Yes ❑ No
(If request includes Pollution Reduction/Flow Control, submit approved alternative design. If request
includes Source Control, submit DAR form).
Existing Use
Area (acres/sq. feet)
Proposed Parcel 1
Proposed Parcel 2
Proposed Parcel 3
.�----®- --
Total Area:
Tentative Plan Approval Criteria type (check one):
[] General/Discretionary
❑ Housing/Clear and Objective
Commercial or Industrial Building(s) located on site?
❑ Yes — Submit a fourth copy of written statement
and
set of site plans at the time of initial submittal
❑ No
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Planning & Development.. _ _ . Updated: March 2026
Planning Division
99 W. 1OT" Avenue Suite 290, Eugene, OR 97401
Phone: 541.682.5377 or E-mail: planning(cD-eugene-or.gov Page 1 of 6
Expedited land Divisions
If your proposal meets the following requirements, you have the option of proceeding under the Expedited
Land Division process or the standard city process. Please refer to the information sheet for further details.
Does your application qualify as an Expedited Land Division? My application:
❑ Includes only land that is zoned for residential uses and is within the urban growth boundary;
❑ Is solely for the purpose of residential use;
❑ Results in development that:
❑ Creates parcels that allow building residential units at 80% or more of the maximum net density
permitted by the underlying zoning;
❑ Will be sold or rented to households with incomes below 120% of the median family income for
Lane County
Please refer to EC 908215(7) or EC 9.8220(7) for a full description of these Requirements.
If you checked each box above, select "yes" below. if not, select "no".
❑ Yes, my project qualifies as an Expedited Land Division
No, I do not qualify
If you selected "yes" above, and you may opt to proceed under the requirements of an Expedited Land
Division. If you select the Expedited Land Division process, please include all necessary information in your
application demonstrating how you qualify, specifically. If you selected "no" above, please select the
"standard" process below.
Please check one option:
Standard Process (EC 9.7200-9.7230)
r❑ Expedited Land Division process (9.7900-9.7925)
Filing Fee
Q A filing fee must accompany all applications. The fee varies depending upon the type of application and is
adjusted periodically by the City Manager. Check with Planning staff at the Permit and Information Center
to determine the required fee or check website: www.eugeneplanning.org
Submittal Requirements:
Provide 2 paper copies and one identical digital copy (CD, USB Drive, or Other) of all application materials (i.e.
written statement, site plans, etc.). Digital files must be in PDF file format. Please note that it is the applicant's
responsibility to make sure that the digital and paper copies are identical. Following completeness review, an
updated digital and paper copies may be required. All paper site plans must be folded to a size equal or less
than 11" x 17".
Written Statement
0 Clearly state whether the application is to be reviewed under the General/Discretionary or Housing/Clear
and Objective Criteria.
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Planning & Development Updated: Nlar_h 2026
Planning Division
99 W. 10T" Avenue Suite 290, Eugene, OR 97401
Phone: 541.682.5377 or E-mail: planning(a)_eugene-or.gov Page 2 of 6
0 Show street connectivity and provide supporting narrative to address applicable street connectivity
standards from EC 9.6815.
Q Show that the proposal is consistent with EC 9.6780, Vision Clearance Area.
0 Show secondary emergency vehicle access.
* Show street names for all existing and proposed streets (public and private), in accordance with EC 9.6855.
Q Indicate the radii of all curves in the plat.
Q Show the location and type of existing and proposed transit -related facilities.
0 Identify any street grade over 12 %.
0 Show all existing private access driveways to property. When the property fronts a street under Lane
County jurisdiction, also show driveway locations for adjacent properties.
FOR Show any special setbacks, in accordance with Section 9.6750.
Q Submit an Alternative Traffic Safety Study (ATSS) if an adjustment is requested to required internal vehicle
stacking at EC 9.6703(3)(a).
Al Note any amount of increase to the development site's peak hour trips due to the proposed development;
particularly if the increase is more than 50% and there will be 20 or more additional peak hour trips than the
previous/existing use.
Q Demonstrate that access to the development site is located in accordance with EC 7.420.
Contour Intervals
Show existing and proposed contours at one of the following intervals and roust be based on City Bench Mark
(North American Vertical Datum of 1988 (NAV 88). The City Bench Mark used must be noted on the plan.
Indicate 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.
❑Q Five-foot contour intervals for ground slopes exceeding ten percent.
Supporting Analysis and Documents
Q Submit a preliminary title report_ EC 9.8210(1)_
❑ Geotechnical Analysis submitted, as required in accordance with EC 9.6710(2) for General/Discretionary
criteria applications and EC 9.6710(6) for Housing/Clear and Objective applications.
❑Q The applicant is responsible for meeting State/Federal wetland requirements. Submit a wetland
determination and a letter of acceptance of the determination from the Oregon Division of State Lands
(ODSL) and if necessary, a wetland delineation report for potential wetlands identified on the Eugene Local
Wetlands Inventory (LWI) maps, West Eugene Wetlands Plan (WEWP) maps, Wetland Determination
reports, or other sources which indicate the potential presence of wetlands.
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).
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Planning & Development Updated: Larch 2026
Planning Division
99 W. 10T" Avenue Suite 290, Eugene, OR 97401
Phone: 541.682.5377 or E-mail: planning (aD_eugene-or.gov Page 5 of 6
0 Submit detailed written statement describing how this request is consistent with all applicable criteria (EC
9.8215, or EC 9.8220 for "Housing/Clear and Objective" proposals). Applications involving "Housing/Clear
and Objective" proposals, flag lots, small lot provisions, or adjustment review requests shall specifically
address additional related criteria. Please note: it is the applicant's responsibility to provide adequate
information demonstrating hove the project satisfies the applicable approval criteria. Failure to provide
such information may result in a denial of your application.
Q In accordance with EC 9.8210(3), submit documentation proving that the property included in the
proposed land division is/are legal lot(s). See the definition of a legal lot in EC 9.0500.
Tentative Plan Requirements
Show the date, north arrow, and standard engineer's scale on the proposed plan.
Q Show the Assessor's Map and Tax Lot numbers on the proposed plan.
Q Show a vicinity map on the proposed plan (vicinity map does not need to be drawn to scale).
Q Show the dimensions of the proposed plan boundary, including the dimensions and approximate square
footage calculations of all proposed parcels.
Q Show the location of parcel lines and other site layout details for future division and parcels greater than
13,500 square feet.
0 Show the location, setbacks and height of all existing structures, including those under pending building
permits. Indicate whether existing structures will remain or be removed. If any existing structures will be 3
feet or less from a new property line, show eaves and overhangs.
0 Proposed plan is prepared, stamped and signed by registered professional land surveyor.
0 Show the width and location of all existing and proposed public and private easements.
n Show the names of all recorded subdivisions and partitions contiguous to proposed partition, and the
layout of adjacent lots.
Q Show all contiguous property under the same ownership. The application shall include all contiguous
property under the same ownership.
Q Show the type and size of existing or proposed fencing and/or landscape buffering.
Tree and Significant Vegetation Requirements (Housing/Clear and Objective Applications Only)
❑ Provide a tree preservation plan and report prepared by a certified arborist or approved equivalent,
showing compliance with EC 9.6885 and/or other applicable requirements.
❑ Show the location, size and species of existing trees on site that are 8 inches or more in diameter at DBH
(4.5 feet above ground). Provide an assessment of the condition of the existing trees, indicate whether
they will be preserved or removed, and indicate the means of preservation, when applicable.
❑ Identify other significant vegetation and natural features and indicate whether they will be preserved or
removed. Indicate means of preservation when applicable.
Wastewater Requirements
0 Show the location and flowline elevation of the existing public wastewater sewer at proposed connection
point(s).
❑® Show the existing and proposed wastewater sewer layout, including service to each lot (each lot must be
connected to the public wastewater sewer).
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Planning & Development _ Updated: March 2026
Planning Division
99 W. 10T" Avenue Suite 290, Eugene, OR 97401
Phone: 541.682.5377 or E-mail: planninq(a)-eugene-or.aov Page 3 of 6
Water Suppled Requirements
Q Show a diagram (including diameter) of existing and proposed water mains.
Q Show existing and proposed fire hydrants.
Is any part of the property located above 500 feet in elevation?
❑ Yes -- If yes, contact EWES Water Engineering at 541-685-7377 to discuss water service/capacity
for the site prior to application submittal
F No
Storm Drainage Requirements
Q Show the location and flowline elevation of the existing public piped system at proposed connection
point(s).
Q Delineate the Special Flood Hazard Area and determine the base flood elevation.
n Delineate the tops -of -banks of all drainage -ways on and adjacent to the property.
Q A description of the extent to which a watercourse will be altered or relocated as a result of proposed
development, including a stormwater analysis of pre- and post -development flows.
0 Show existing and proposed storm drainage, including the type of facilities proposed for collection,
conveyance, and treatment of storm water for all lots and development consistent with the stormwater
provisions at EC 9.6790 — 9.6795.
Q Submit a stormwater analysis (3 copies) that demonstrates compliance with stormwater drainage
provisions at EC 9.6790 — 9.6795.
0 Indicate whether the stormwater system or portions thereof are proposed for public or private maintenance. If
applicable, submit a draft Operations and Maintenance Plan (for private facilities) and/or Operations and
Maintenance Agreement (for public facilities) consistent with EC 9.6797.
Street and utility Improvement Requirements
Note on plat the location, size and species of existing and proposed street trees.
0 Note on plat the location of any existing or proposed street lights.
0 Show existing and proposed public and private improvements.
Note on the plat whether public improvements are to be constructed publicly or privately.
❑ Show that utility plans comply with underground utility requirements at EC 9.6775.
❑ Show existing electric facilities, service lines and related easements.
Street and Public Access Way Requirements
Q Show the location and widths (right-of-way and paving widths) of all existing and proposed streets,
intersections, and bike and pedestrian access ways, both within and adjacent to the plat.
0 Identify the street classification of all streets.
Q Indicate potential slope easements.
n Provide a street center profile using ground elevations when proposed street intersect 15% grade.
Q Show existing and proposed curbs and sidewalks on the site and adjacent to the site.
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Planning & Development Updated: March 2026
Planning Division
99 W. 1 OT" Avenue Suite 290, Eugene, OR 97401
Phone: 541.682.5377 or E-mail: planninq(a_Deugene-or.gov Page 4 of 6
By signing, the undersigned certifies that he/she has read and understood the submittal requirements
outlined, and that he/she understands that omission of any listed item may cause delay in processing the
application. I (We), the undersigned, acknowledge that the information supplied in this application is
complete and accurate to the best of my (our) knowledge.
APPLICANT Q / APPLICANT'S REPRESENTATIVE ❑ (Check one):
Name (print): J nat Oakes
Address: 1140 Willagillespie Rd., Ste 43
Phone: (
Signature:
Company/Organization
Avery Land Surveying
_ City/state/zip: Eugene, OR 97401
E-mail (if applicable):,
APPLICANTS REPRESENTATIVE ❑ / DESIGNATE® CONTACT PERSON ❑ (Check all that apply):
Name (print):
Address:
Phone:
Signature: _
Company/Organization:
City/State/Zip:
E-mail:
OREGON LICENSE® SURVEYOR* (As required under EC 9.8210(1)):
*If surveyor has signed the site plans or tentative plat, signature below is not required.
Name (print):Jonathan
Company/Organization: v Lai
Phone: (
Signature:
Surveying pLs#:
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Planning Division
99 W. 10T" Avenue Suite 290, Eugene, OR 97401
Phone: 541.682.5377 or E-mail: plan ningaa.eugene-or.gov Page 6 of 6
CODE CRITERIA CONFORMANCE STATEMENT
TENTATIVE PARTITION APPLICATION
FOR
REAL ESTATE COMMODITIES, LLC
ASSESSOR'S MAP 17-03-29-11, TAX LOT 800
August 15, 2026
The subject property is located within the city limits of Eugene and is contained in an area
having a R-1 zoning classification. The property consists of a 17,580 sq. ft. lot with
approximately 70.0 feet of frontage on Pioneer Pike, a public road.
The site is currently developed with two separate residential structures that share a common roof
over a concrete walkway connecting the two structures. While the two structures each have their
own service connection to the public sewer, both public water and public power service to these
structures runs from a common meter base and likely passes through the front structure to serve
the rear structure.
Both structures will be removed in their entirety prior to final partition as will an approximately
170 square foot storage shed located along the eastern lot line.
The property was established in its current configuration through a property line adjustment
approved under City of Eugene Planning File No. LA08-34. Since the boundaries of the subject
property were create through a recognized planning process, the subject property satisfies the
criteria to be classified as a legal lot as defined in EC 9.0500.
The applicant is proposing to divide the property into two (2) parcels under the General Housing
Criteria of the Eugene Code. One of the parcels created through the proposed partition is
classified as a flag lot. As previously stated, the overall area of the subject property is 17,580 sq.
ft. This exceeds the minimum lot area requirement of 13,500 sq. ft. needed in order to create a
flag lot through a land division process as stipulated in Section 9.2775(3)(a) of the Eugene Code.
The proposed flag lot will have a lot width of 73 feet which exceeds the minimum lot width
requirement of 50.0 feet for flag lots as specified in Section 9.2775(3)(b) of the Eugene Code.
The applicant is proposing to create a single flag lot with the pole portion being 15.0 feet in
width to comply with Section 9.2775(3)(c) of the Eugene Code. The pole portion will provide
the flag lot with access to the public street in compliance with 9.2775(5)(c)(1) of the Eugene
Code. The access drive and associated off-street parking area will be constructed at the time a
building permit is issued for Lot 2.
The pole portion is incorporated into the overall boundary of the flag lot and therefore will be
under the same ownership as the flag portion of the lot in compliance with Section 9.2775(3)(d)
of the Eugene Code.
An application to create the flag lot through a land division process is being submitted for review
and approval by the city planning department in accordance with Section 9.2775(3)(e) of the
Eugene Code. The subject property is located within an established low density residential
neighborhood and is bordered on the west and north by existing single-family residential
housing. As proposed, the subject property will meet all applicable development standards set
forth in Chapter 9 of the Eugene Code as referenced in the platting standards listed below along
with the corresponding citation to the relevant code section.
Proposed Parcel 1 will be 5,120 square feet. Proposed Parcel 2, exclusive of the panhandle, will
be 10,810 square feet.
PRIOR APPLICATION: application was made in 2009 to create the lots as proposed above.
The applicant chose not to proceed with final partition at that time. Many of the conditions of
approval in STAFF REPORT PT 09-05 dated November 2, 2009 revolved around treatment of
the two existing structures which were proposed to remain.
As state above, the structure will be removed in their entirety in the current proposal.
The applicable criteria of Eugene City Code, Section 9.8215 can be met as follows:
Section 9.821 S(1)(a): Lot Standards
Density: The applicant is proposing to create two parcels within an R-1 zoning classification.
Parcel 1 will contain 5,120 sq. ft. which translates to a density of 7 units per acre. Parcel 2 is
classified as a flag lot and will contain 10,810 sq. ft. exclusive of the pole portion of the flag lot.
This translates to a density of 5 units per acre for the flag portion of the proposed Parcel 2.
All parcels fall below the maximum density requirement of 14 units per acre as required under
the R-1 zoning classification per Table 9.2750 of the Eugene Code.
Height: The existing structures will be removed prior to final partition. The standard will be
addressed at time of building permit.
Setback: The existing structures will be removed prior to final partition. The standard will be
addressed at time of building permit.
Coverage: The existing structures will be removed prior to final partition. The standard will
be addressed at time of building permit.
Lot Width: Parcel 1 will have a lot width of 52.0 feet which exceeds the minimum lot width
requirement of 50 feet specified in Table 9.2760 of the Eugene Code. Parcel 2 is created as a flag
lot 72.9 in width. This exceeds the minimum lot with requirement of 50.0 feet specified in
Section 9.2775(3)(b) of the Eugene Code.
Lot Frontage: Parcel 1 will have 54 feet of frontage on Pioneer Pike. This exceeds the minimum
lot frontage requirement of 50 feet in a R-1 residential zoning classification per EC. Table
9.2760. Parcel 2 is being created as a flag lot with a single user. In accordance with Section
9.2775(3)(c) Parcel 2 has a pole portion providing 15.0 feet of frontage on Pioneer Pike.
Lot Area: Parcel 1 will contain 5,120 sq. ft. which exceeds the minimum lot area requirement of
4500 sq. ft. specified in Table 9.2760 of the Eugene Code. Parcel 2 is created as a flag lot and
will contain 10,810 sq. ft. which exceeds the minimum lot area of 6000 sq. ft. for the flag portion
of flag lots specified under Section 9.2775(3)(a) of the Eugene Code.
Solar Access: Pursuant to Section 9.2790 solar lot standards are not applicable to partitions.
EC 9.8215(1)(b): The proposed partition complies with EC 9.6800 through 9.6870 - Standards
for Streets, Alleys, and Other Public Ways.
EC 9.6810: Block Length
The subject property is currently served by an existing public street network in
compliance with the purpose and intent of the street connectivity standards outlined in
Section 9.6815(1) of the Eugene Code. The subject property has frontage on Pioneer Pike
along its entire northeasterly boundary. Pioneer Pike is as classified as a local street on
the City of Eugene Street Classification Map. Pioneer Pike is a looped street serving a
fully developed residential neighborhood. Considering the minimal potential for
redevelopment of the surrounding residential lots the applicant is requesting an exception
to the block length standards under Section 9.6810(2).
EC 9.6815(1): Connectivity For Streets
The subject property is already served by existing public street network in compliance
with the purpose and intent of the street connectivity standards of the Eugene Code.
Pioneer Pike, a local street per the City of Eugene Street Classification Map is a looped
street providing two points of connection to Coburg Road, classified as a major arterial
per the City of Eugene Street Classification Map. Coburg Road, in turn, provides direct
access to nearby schools, residential and commercial areas and neighborhood activity
centers. Pioneer Pike is a low volume residential street improved with 29 feet of asphalt
travel surface within a 40.0 foot right of way. The looped connection between Pioneer
Pike and Coburg Road provides a means of secondary access to the site for the safe and
efficient movement of fire and emergency medical vehicles to the subject property. The
looped nature of Pioneer Pike aides in the dispersal of local traffic generated by the
proposed partition onto adjacent streets to reduce travel lengths and create an efficient
circulation pattern between the subject properties and the local, collector and arterial
streets providing access to the surrounding commercial areas and activity centers.
EC 9.6815(2): Street Connectivity Standards
a) All streets and alleys shall be public unless the developer demonstrates that a
public street or alley is not necessary for compliance with this land use code or
the street connectivity standards of subparagraphs (b) to (e) of this subsection.
As demonstrated in response to Planning Code Section 9.6815 (1) the subject property is
currently served by an existing public street network in compliance with the purpose and
intent of the street connectivity standards. No new streets are required or proposed under
this land use application.
b) The proposed development shall include street connections in the direction of
all existing or planned streets within 114 mile of the development site. The
proposed development shall also include street connections to any streets that
abut, are adjacent to, or terminate at the development site.
As stated in response to Section 9.6810 of the Eugene Code the subject property is
presently served by a public street network in compliance with Section 9.6815(1) of the
Eugene Code. Since no streets terminate at the development this code criteria is not
pertinent to this application.
c) The proposed development site shall include streets that extend to undeveloped
or partially developed land that is adjacent to the development site or that is
separated from the development site by a drainage channel, transmission
easement, survey gap, or similar property condition. The streets shall be in
locations that will enable adjoining properties to connect to the proposed
development's street system.
There is no undeveloped or partially developed land adjacent to the subject property
therefore this section of the Eugene Code is not applicable to this land use application.
d) Secondary access for fire and emergency medical vehicles consistent with EC
9.6870 is required.
Secondary access for fire and emergency medical vehicles is available from looped
connection between Pioneer Pike and Coburg Road, therefore this development criteria
been satisfied.
e) Except for applications proposing needed housing, all applicants shall show
that the proposed street alignment shall minimize excavation and embankment
and avoid impacts to natural resources, including water -related features.
No new streets are required or proposed with this land use application. Therefore, this
section of the development criteria does not pertain to this land use application.
f) In cases where a required street connection would result in the extension of an
existing street that is not improved to city standards...
As stated in response to Section 9.6815(2) no new street connections are required or
proposed with this land use application, therefore the development criteria of this section
of the Eugene Code does not pertain to this land use application.
9.6820 Cul-de-Sacs
No cul-de-sacs are proposed, needed or required with this application. Therefore, this
section is not applicable.
9.6830 Intersections of Streets and Alleys
No street intersections are proposed with this application. Therefore, this section is not
applicable.
9.6840 Public Accessways
There are no areas surrounding the subject property which are not already served by
existing public streets or access ways. Therefore, this criterion does not pertain to this
land use application.
9.6840 Reserve Strips
No new streets or street rights -of -way is proposed with this application. There are no
areas which require controlled access from the subject property or current street rights -of -
way. Therefore, this section is not applicable.
9.6845 Special Safety Requirements
The subject area is served by local street which, by the nature of its existing improvement
condition, is easily discernable as low volume residential street, therefore no special
design standards would be required to discourage non -local traffic usage of the local
public street serving the development site.
9.6850 Street Classification Map
Coburg Road is classified as a major arterial and Pioneer Pike is classified as a local low
volume residential street as shown on the November 1999 City of Eugene Street
Classification Map. This land use application will not generate an increase in the existing
daily traffic trips on Pioneer Pike and therefore will not alter the local street character or
classification of Pioneer Pike or the surrounding public streets serving the site.
9.6860 Street Rizht-Of-Way Map
Pioneer Pike is classified as a local street with a current right of way of 40 feet in width.
Pioneer Pike is presently developed as an asphalt mat roadway 29 feet in width which
falls within the range of paving widths permitted for local, low volume residential streets.
The current improvements to Pioneer Pike do not conform to the design standards for low
volume residential streets as specified in the City of Eugene Street Classification and
Design Standards Manual. Per the design standards manual, the maximum right of way
width needed to accommodate a fully improved low volume residential street with, curb
and gutter and 28.0 feet of paving and a park strip for street trees and setback sidewalks is
55.0 feet.
In order to permit the expansion or modification of the existing improvements in Pioneer
Pike, the applicant is proposing to establish a special setback of 27.5 feet from the
centerline of Pioneer Pike to insure that future improvements constructed on Parcel 1 do
not inhibit the ability of the city to expand the right of way of Pioneer Pike to the
maximum width necessary for low volume residential streets as outlined in the city of
Eugene Street Classification and Design Standards Manual.
9.6865 Transit Facilities
The subject property is not directly located on an LTD transit route. However, transit
facilities are available to the subject property via various bus routes running in Coburg
Road, approximately 200 feet easterly of the subject property. No additional transit
facilities are required or proposed with this land use application.
9.6870 Street Width
The subject property is served by Pioneer Pike which is presently improved as a 29-foot
asphalt mat roadway. This paving width falls within the range of paving widths
recommended for local low volume residential streets as outlined in the City of Eugene
Street Design Standards Manual. Therefore, this criterion has been satisfied.
Section 9.8215(1)(c): Public Improvement Standards
9.6500 Easements
No public easements are required to extend public utilities to the site.
9.6505 Improvements - Specifications
No public improvements are proposed with this land use application. As noted above in
the response to Code Section 9.6870, the public street serving the subject property is
paved to an accepted width for low volume residential streets per Table 9.6870 of the
Eugene Code and therefore complies with code criteria contained in Section
9.6505(3)(b). While Pioneer Pike meets the paving width requirements of the street
design standards it does not include any other of the street improvement components (i.e.
curb and gutter, street trees, sidewalks) contained in the typical section for low volume
residential streets shown in the design standards manual.
The applicant is proposing to execute an Irrevocable Petition for Public Improvements
requesting the city to install these missing design components so that at a future time,
after a majority of the adjacent properties on Pioneer Pike also join in that request, the
roadway can be fully improved to city standards.
Public water is in use by the subject property via the existing 4-inch water main located
in the Pioneer Pike right of way. Sanitary sewer service is in use by the subject property
via the existing wastewater main located in the Pioneer Pike right of way. Stormwater
runoff from impervious surfaces constructed on the site drains to an open channel within
the public stormwater system adjacent to the southwesterly boundary of the subject
property.
Section 9.8215(1)(d): Development in Flood Plains
The subject property appears on F.E.M.A. Community Panel No. 41039CI 129-F bearing an
effective date of June 2, 1999 and the F.E.M.A. map indicates that the property does not lie
within a special flood hazard area.
Section 9.8215(1)(e): Geotechnical Analysis
No soil disturbance is proposed with this application therefore I have not provided a geotechnical
report with this application.
Section 9.8215(1)(/): Public Access Required
All parcels proposed in this application have access to a public street.
Section 9.8215(1)(g): Special Setback Standards
As discussed in the response to Section 9.6860 the applicant is proposing a special setback along
the entire Pioneer Pike frontage measuring 27.5 feet from the centerline of Pioneer Pike.
Section 9.8215(1)(h): Underground Utilities
All utilities will be constructed underground in accordance with Section 9.6775 of the Eugene
Code.
Section 9.8215(1)(i): Vision Clearance Area.
The subject property is not located at a street intersection therefore the vision clearance standards
of the Eugene Code are not pertinent to this land use application.
Section 9.8215(1)0): EC 9.6 791-9.679 7 regarding stormwater destination, pollution reduction,
flow control, source control, easements, and operations and maintenance.
9.6791 Stormwater Destination
Stormwater runoff from the impervious surfaces currently constructed on the subject
property is collected into a closed pipe system and directed to the open drainage channel
located on the southwesterly side of the subject property. This open waterway was
modeled in the August 2002 URS Drainage Study. The subject property is located in the
DS-070 Sub -basin contained in the overall Willakenzie Basin Drainage System.
Stormwater runoff from the subject property enters the public system upstream of Node
71121. Per the hydraulic performance data for future land use conditions in the
Willakenzie Basin shown on Table E-4 of the URS Study the invert elevation at Node
71121 is 405.3 and the water surface elevation under future land use conditions for the 10
year design storm event is 407.1. This translates to a minimum channel height of 1.8 feet.
The accompanying tentative plan indicates a channel height of 3.0 feet adjacent to the
subject property. Resulting in a freeboard in excess of 1.0 feet between the water surface
established under a 10-year design storm event and the top of the existing drainage
channel adjacent to the subject property.
Stormwater is then carried in the natural drainage way until it enters a 60" storm pipe at
Node 62915. Referring to the data in the aforementioned Table E-4 of the URS Study the
flowline data for the 60" pipe at Node 62915 is 403.6 and the water surface of the 10-year
design storm event is 406.9 which translates to the 60" pipe flowing 67% full when
carrying flows generated by a 10-year design storm event. As demonstrated through the
use of the published data appearing in the approved URS Study and outlined above, the
open channel and the downstream inlet structure receiving stormwater from the subject
property has sufficient capacity to accommodate stormwater runoff generated as a result of
this land use application.
9.6792 Stormwater Pollution Reduction
This criterion of approval will be addressed at time of building permit issuance pursuant to
Section 9.6792(2)(c)(1) of the Eugene Code.
9.6793 Stormwater Flow Control (Headwaters)
The subject property is not located within or adjacent to a "Headwaters" area and therefore
is not applicable to this proposal.
9.6794 Stormwater Oil Control
The applicant is proposing to partition a residential property into two parcels that will
generate an expected daily traffic count considerably less than 100 vehicles per 100 square
feet of building area and will not result in the need for the construction of more than 100
off street parking spaces. Therefore, this section of the Eugene Code is not applicable to
this land use application.
9.6795 Stormwater Source Controls
The applicant does not propose to construct any of the defined uses or improvements
listed under this section. Therefore, this section of the Eugene Code is not applicable to
this land use application.
9.6796 Dedication of Stormwater Easements
There are no proposed Public Stormwater Easements required by this land use application;
therefore, this section of the Eugene Code is not pertinent to this application. The
applicant is proposing to create a private stormwater drainage easement covering the pipe
carrying stormwater runoff from Parcel 1 across Parcel 2 to the open drainage channel at
the southwesterly boundary of Parcel 2.
9.6797 Stormwater Operation and Maintenance
No stormwater treatment facilities are required or proposed under this land use application
therefore this code criteria is not pertinent to this application
Section 9.8215(1)(k): All other applicable development standards for features explicitly
included in the application.
The proposed partition contains a flag lot and as such is subject to the standards of Section 9.2775
of the Eugene Code. Compliance with this specific code criteria section is discussed in the
opening statement providing the background for this land use application as well as the responses
to the Lot Standards under Section 9.8215(1)(a) of the Eugene Code.
Section 9.8215(1)(1): The applicable adopted plan policies beginning at EC 9.9500
The subject property is located within the city limits of Eugene and therefore falls under the
policies and objectives of the Eugene/Springfield Metro Area General Plan. The site is providing
a residential use which is consistent with the property designation shown on the Metro Plan
Diagram. The proposed application complies with the goal of the residential housing element of
the Metro Plan by providing residents an opportunity to obtain affordable housing that meets their
individual needs. The applicant achieves this policy goal by in -filling an existing residential
property to a higher density in a pattern of compact urban growth that creates an additional
housing unit in close proximity to employment opportunities and commercial services, that is
already served by existing public utility and transportation facilities.
The subject property has not been identified as an area with a potential for geological hazard nor
are there any natural environmental features or drainage -ways located on the site. Therefore, the
environmental resources and environmental design elements of the Metro Plan identified in
Section 9.9560(4)(5) of the Eugene Code are not pertinent to this land use application. In addition
to the Metropolitan General Plan, the subject property is also located within the Cal Young
Subarea of the Willakenzie Area Plan and the policies of this adopted plan pertinent to this land
use application are addressed as follows:
General Land Use refer to EC 9.9700(1).
The applicant is proposing to create an in -fill development that would result in a housing
density ranging between 5 to 7 units/acre. This housing density is in compliance with the
density requirements of the underlying low residential zoning classification of the subject
property and consistent with the low -density designation for the subject property shown
on the Land Use Diagram contained in the Willakenzie Plan.
The applicant is proposing to divide the subject property in order to separate the two
single family residences currently located on the property onto their individual lot.
Surrounding properties are comprised of other single-family residences on individual lots
averaging with an average density of 2 units/acre. By maintaining the existing site
conditions the applicant has minimized the land use conflicts that could arise from this
mixture of low density and higher density land uses.
Residential Land Use refer to EC 9.9700(2).
Because the lots created through this partition will encompass existing single-family
structures, the proposed development maintains the character of the existing low density
residential neighborhood. The proposed partition will provide a mixture of housing
densities to meet the demands of a diverse population that is located within an area that
has good access to commercial areas and transit facilities.
Transportation Element refer to EC 9.9700(13).
The proposed development complies with the transportation elements of the Willakenzie
Area Plan by creating an opportunity for home ownership within an established residential
neighborhood utilizing an existing local street for the local traffic generated by this land
use application.
Public Facilities and Services Element - Natural Drainage refer to EC 9.9700(14)
The proposed development complies with the natural drainage aspect of the public
facilities and services element of the Willakenzie Area Plan because the proposed
development does not require the installation of an extensive underground storm sewer
system. In addition, the proposed development utilizes existing land features and natural
drainage ways to convey storm water across the subject property as an alternative to a
closed pipe system.
Neighborhood Design Element- Natural Resources Area Protection to EC 9.9700(17)
The proposed development complies with the natural resource protection area aspect of
the neighborhood design element of the Willakenzie Area Plan by maintaining the existing
drainage way located adjacent to the southwesterly boundary in its natural, vegetated state
to facilitate flood and erosion control and to maximize the potential for pollution reduction
of stormwater runoff conveyed in the open channel.
Section 9.821 S(2): The proposed partition will not cause any existing improvements on
proposed lots to be inconsistent with applicable standards in this land use code.
The proposed partition does not create a new nonconforming situation.
Section 9.821 S(3): Partitions abutting collector and arterial streets comply with access
management guidelines of the agency having jurisdiction over the street.
The subject property does not abut a collector or arterial street therefore this criterion of the
Eugene Code is not pertinent to this land use application.
Section 9.821 S(4): If the provisions of EC 9.8215(1) require a public street, or if the
applicant proposes the creation of a public street; all of the following criteria also apply:
(a) The proposal will not impede the future best use of the remainder of the
property under the same ownership or adversely affect the development of the remainder or
any adjoining land or access thereto.
(b) The proposed partition will:
1. Not result in significant risk of fire, flood, geological hazards, or other public health and
safety concerns;
2. Provide adequate transportation systems, water supply, sewage disposal, drainage, and
other public utilities;
3. Not hamper the adequate provision of publicly owned open space for recreation needs
(c) The proposed partition provides direct bicycle and pedestrian access to
nearby and adjacent residential areas, transit stops, neighborhood activity
centers, commercial areas, and industrial areas, and provides safe,
convenient and direct transit circulation, provided the city makes findings to demonstrate
consistency with constitutional requirements. "Nearby" means uses within 114 mile that can
reasonably be expected to be used by pedestrians, and uses within 2 miles that can be
reasonably expected to be used by bicyclists
No public streets are required or proposed by this application and therefore this section of the
Eugene Code is not applicable.
Section 9.8215(5): As far as practicable, lot lines run at right angles to the street upon which
the lots face, except that on curved streets they are radial to the curve.
The pole portion of the flag lot that defines the new division line runs as near to perpendicular to
Pioneer Pike as practical.
Section 9.8215(6): On R-1 zoned property, if the partition results in a parcel greater than
13,500 square feet in size based on EC 9.2761(5)(b), the application shall indicate the
location of parcel lines and other details of layout that show future division may be made
without violating the requirements of this land use code and without interfering with the
orderly extension of adjacent streets, bicycle paths, and accessways. Any restriction of
buildings within future street, bicycle path, and accessway locations shall be made a matter
of record in the tentative plan approval.
The proposed partition does not create a parcel greater than 13,500 sq. ft.; therefore, this section
of the Eugene Code is not applicable.
Western -, 1 1, k', �'111 F cl-' r o vv
PUBLIC RECORD REPORT
FOR NEW SUBDIVISION
OR LAND PARTITION
THIS REPORT IS ISSUED BY THE ABOVE -NAMED COMPANY ("THE COMPANY") FOR THE EXCLUSIVE
USE OF THE FOLLOWING CUSTOMER:
Real Estate Commodities
Phone No.: (999)999-9999
Date Prepared:
August 5, 2026
Effective Date:
July 31, 2026 / 05:00 PM
Charge:
$350.00
Order No.:
WT0289863
Reference:
The information contained in this report is furnished by Western Title & Escrow Company (the "Company") as a
real property information service based on the records and indices maintained by the Company for the county
identified below. THIS IS NOT TITLE INSURANCE, AN EVALUATION OF THE STATUS OF TITLE, OR A
PRELIMINARY TITLE REPORT, OR COMMITMENT FOR TITLE INSURANCE. No examination has been made
of the title to the herein described property, other than as specifically set forth herein. Liability for any loss arising
from errors and/or omissions is limited to the lesser of the charge or the actual loss, and the Company will have no
greater liability by reason of this report. THIS REPORT IS SUBJECT TO THE LIMITATIONS OF LIABILITY
STATED BELOW, WHICH LIMITATIONS OF LIABILITY ARE A PART OF THIS REPORT.
REPORT
A. The Land referred to in this report is located in the County of Lane, State of Oregon, and is described as
follows:
As fully set forth on Exhibit "A" attached hereto and by this reference made a part hereof.
B. As of the Effective Date, the tax account and map references pertinent to the Land are as follows:
As fully set forth on Exhibit "B" attached hereto and by this reference made a part hereof.
C. As of the Effective Date and according to the Public Records, we find title to the land apparently vested in:
As fully set forth on Exhibit "C" attached hereto and by this reference made a part hereof.
D. As of the Effective Date and according to the Public Records, the Land is subject to the following liens and
encumbrances, which are not necessarily shown in the order of priority:
As fully set forth on Exhibit "D" attached hereto and by this reference made a part hereof.
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
Western Title & Escrow Company
Public Record Report for New Subdivision or Land Partition
Order No. WT0289863
EXHIBIT "A"
(Land Description)
Beginning at the Northwest corner of Lot 1, Block 1, PIONEER CORNERS, as platted and recorded in Book 12,
Page 1, Lane County Oregon Plat Records, thence North 64035'00" West 58.00 feet to the True Point of Beginning
of the herein described tract; thence South 42044'31" West 255.82 feet parallel with the easterly line of said Lot 2,
to the southerly line thereof; thence North 61 °55'26" West 79.08 feet along the Southerly line of Lots 2 and 3 of
said PIONEER CORNERS to a point referenced by a 5/8" rebar marked "EGR & Assoc." bearing North 46°27'22"
East 2.00 feet; thence leaving said Southerly line North 46°27'22" East 163.90 feet to a 5/8" rebar marked "EGR &
Assoc."; thence North 42°1T47" East 91.52 feet to the Northerly line of said Lot 3, said point being referenced by a
5/8" rebar marked "EGR & Assoc."; thence South 64035'00" East 69.77 feet along the Northerly line of said Lots 2
and 3, to the True Point of Beginning, all in Lane County, Oregon.
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
Western Title & Escrow Company
Public Record Report for New Subdivision or Land Partition
Order No. WT0289863
EXHIBIT "B"
(Tax Account and Map)
APN/Parcel ID(s) 0244275 as well as Tax/Map ID(s) 17-03-29-11-00800
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
Western Title & Escrow Company
Public Record Report for New Subdivision or Land Partition
Order No. WT0289863
EXHIBIT "C"
(Vesting)
Real Estate Commodities, LLC, an Oregon limited liability company
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
Western Title & Escrow Company
Public Record Report for New Subdivision or Land Partition
Order No. WT0289863
EXHIBIT "D"
(Liens and Encumbrances)
1. Property taxes in an undetermined amount, which are a lien but not yet payable, including any
assessments collected with taxes to be levied for the fiscal year 2026-2027.
2. Rights of the public, riparian owners and governmental bodies as to the use of the waters of the Slough
and the natural flow thereof on and across that portion of the subject land lying below the high water line of
said waterway.
3. Easement reserved in the expired declaration of building restrictions and protective covenants, including
the terms and provisions thereof,
Recording Date: June 15, 1945
Recording No.: 290-238
4. Covenants, conditions, restrictions and easements but omitting any covenants or restrictions, if any,
including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status,
marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity,
gender expression, medical condition or genetic information, as set forth in applicable state or federal
laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth in the
document
Recording Date: August 17, 1948
Recording No: 379-654
5. Terms, provisions and conditions, including, but not limited to, maintenance provisions, and a covenant to
share the costs of maintenance, contained in Maintenance Access Easement Agreement,
Recording Date: November 6, 2008
Recording No.: 2008-060576
6. An encroachment of the fence situated on land adjoining to the South and East into or onto said Land, as
disclosed by Survey No. 41275, filed November 10, 2008, Lane County Surveyors Office.
7. Notice of Approval for a Property Line Adjustment, including the terms and provisions thereof,
Recording Date: November 13, 2008
Recording No.: 2008-061394
8. A deed of trust to secure an indebtedness in the amount shown below,
Amount:
$150,000.00
Dated:
July 9, 2026
Trustor/Grantor:
Real Estate Commodities, LLC, an Oregon limited liability company
Trustee:
Arnold, Gallagher, PC, an Oregon Professional Corporation
Beneficiary:
Gordon C. Gallic, Trustee of the Gallic Family Revocable Trust dated January 16,
2013
Recording Date:
July 17, 2026
Recording No.:
2026-023865
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
Western Title & Escrow Company
Public Record Report for New Subdivision or Land Partition
Order No. WT0289863
EXHIBIT "D"
(Liens and Encumbrances)
(continued)
END OF EXCEPTIONS
Note: Property taxes for the fiscal year shown below are paid in full.
Fiscal Year:
2025-2026
Amount:
$4,447.51
Levy Code:
00400
Account No.:
0244275
Map No.:
17-03-29-11-00800
Please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes,
supplemental taxes, escaped assessments and any delinquencies.
Public Record Report for New Subdivision or Partition
(Ver. 20161024)
PLANNING INVOICE
DATE 8/14/2026
City of Eugene Planning
Method of Payment Customer Information
❑ Cash Name: Real Estate Commodities LLC
❑ Check Address: 1574 Coburg Rd, Ste 217
❑ Credit/Debit Card Eugene, OR
Project:
Amount Received Tentative Partition 17-03-29-11-00800
$2,821.85
# Application Type Modification Qt Base Fee Discount Total
pp yP Concurrent 7
1 *Partition- Tentative 1 $ 2,431.00 $ 2,431.00
2 Fire Review Fee 1 $ 157.85 $ 157.85
3
4
5
6
7
8
9
Other
Other
Appeal
Appeal
Subtotal App Fees $ 2,588.85
Subtotal Other Fees $ -
Subtotal Appeal Fees $ -
Admin Fee 9% $ 233.00
Total $ 2,821.85
NOTICE: Scammers are impersonating the City of Eugene and
are attempting to collect payments on land use applications.
Staff Receiving Application The City of Eugene will never ask you to wire money directly into
JTS an account. Emails from City staff regarding payment will end in
either "@eugene-or.gov" or "@ci.eugene.or.us". The City accepts
the following forms of payment: credit/debit card, check or
cash.
Building Permit Services • 99 West 1 Oth Avenue • Eugene, Oregon • 97401 • 541-682-5377
CITY OF EUGENE
BUILDING & PERMIT SERVICE
99 WEST LOTH AVE 682-5086
REG-RECEIPT:1-0001960 Aug 14 2026
CASHIER: JRF
Partition, Tentative $2,431.00
Admin Fee -Auto Calc $233.00
Planning App Fee - OTHER $157.85
Fire Review
--------------
TOTAL DUE: $2,821.85
RECEIVED FROM:
TIMOTHY HOVERT
Credit: $2,821.85
-------------
Total tendered: $2,821.85
--------------
Change due: $ &0
www.eugene-or,gov/bldgpermittracking
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