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HomeMy WebLinkAboutApplication Materials Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning TENTATIVE PARTITION APPLICATION Four Oaks Grange Road Partition Assessor’s Map Tax Lot 18 04 03 23 400 601 October 30, 2026 Four Oaks Grange Road Partition 2 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Table of Contents Page Numbers Tentative Partition Application........................................................................................ 3 - 4 Tentative Partition Site Plan Requirements ................................................................... 5 - 7 Tentative Partition Written Statement .......................................................................... 8 - 16 Attachments Attachment A Tax Lot Map Attachment B Air Photo Attachment C Air Photo (greater context) Attachment D FIRM Attachment E Deed Card Attachment F Future Land Division: Parcel 1 and Parcel 2 Items Submitted Separately Preliminary Title Report Four Oaks Grange Road Partition 3 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning October 30, 2026 TENTATIVE PARTITION APPLICATION Four Oaks Grange Road Partition PROPERTY OWNER / APPLICANT Four Oaks Grange Farmlette, LLC 2140 Four Oaks Grange Road Eugene, OR 97405 Contact: Laura Allen email: APPLICANT’S REPRESENTATIVE LANDSCAPE ARCHITECT Schirmer Consulting, LLC PO Box 10424 Eugene, OR 97440 Contact: Carol Schirmer email: SURVEYOR SSW Engineers, Inc. 60 North Danebo Street Suite 200 Eugene, OR 97402 Contact: Mike Dahrens Email: The following specific proposal information is from the Tentative Partition Plan Application Checklist. LAND USE REQUEST The applicant plans to partition the subject property into three separate legal lots. MAP and TAX LOT Assessor’s Map Tax Lot Current Zoning 18 04 03 23 400 and 601 R-1 CURRENT SITE ADDRESS 2130 and 2134 Four Oaks Grange Road NAME of PARTITION PLAT Four Oaks Grange Road Partition ADJUSTMENT REQUESTED None AREA OF REQUEST 39,265 sf or .90 acres Four Oaks Grange Road Partition 4 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning PROPOSED PARCELS Proposed Parcel 1 Existing Use: Residential Area: 13,884 sf or .32 acres Proposed Parcel 2 Existing Use: Vacant Area: 13,861 sf or .32 acres Proposed Parcel 3 Existing Use: Residential Area: 11,510 sf or .26 acres TENTATIVE PLAN APPROVAL CRITERIA This application will be filed under the General Criteria. (EC 9.8215) COMMERCIAL or INDUSTRIAL BUILDING LOCATED ON SITE No EXPEDITED LAND DIVISION Does your application qualify as an Expedited Land Division? Yes. Four Oaks Grange Road Partition 5 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning WRITTEN STATEMENT PARTITION, TENTATIVE PLAN The following written statement addresses all the Partition, Tentative Plan criteria. Code requirements are in plain text and responses are in italics for clarity. Introduction: The proposed partition is for the property depicted as: Map 18 04 03 23 Tax Lot 400 and 601 Zoning R-1 The proposed partition will divide the subject property into 3 lawfully created units of land. 9.8210 Partition, Tentative Plan Application Requirements 1. Applications are prepared by an Oregon licensed land surveyor and contain a preliminary title report. This application is prepared by Schirmer Consulting, LLC., an Oregon licensed landscape architect and the plan is prepared by SSW Engineers, Inc., an Oregon licensed land surveyor whose license expires 12.31.27. The application is signed by the surveyor. 2. Applications include all contiguous property under the same ownership as the subject property and are signed by the owner of the property. This application contains all contiguous property under the same ownership. It consists of one lot. The application is signed by the owners. 3. The lot proposed to be divided in the partition application is a legal lot. Per the Eugene Code (EC) 9.0500 Definitions, a legal lot is defined as ‘a lot of record that has boundary lines that were established: (A) through a partition or subdivision procedure, or (B) by a deed that was signed prior to April 2, 1962.” Tax Lot 400 is a legal lot because it is described in a 1947 deed and the description remains the same today. See attached Deed. Tax Lot 601 is a legal lot because it was created through a Partition and is Parcel 1 of LPPN 2018-P2836 recorded October 18, 2025. 4. If the proposal includes needed housing as defined by State statutes, the written statement submitted with the partition application shall clearly state whether the application is electing to use the general approval criteria. This application is a proposal for needed housing as defined by State statutes and will be reviewed under the General Criteria. 9.8215 Partition, Tentative Plan Approval Criteria - General. The planning director shall approve, approve with conditions, or deny a partition, with findings and conclusion. Approval, or approval with conditions, shall be based on the following: (1) The proposed partition complies with all of the following: (a) EC 9.2000 through 9.3915 regarding lot dimensions and density requirements for the subject zone. Within the /WR Water Resources Conservation Overlay Zone, no new lot may be created if more than 33% of the lot, as created, would be occupied by either: (1) The Combined area of the /WR conservation setback and any portion of the Goal 5 Water Resource Site that extends landward beyond the conservation setback; or (2) The /WQ Management Area. Development site is not in either the /WQ or /WR overlay zone. The subject property is zoned R-1 Table 9.2750 Residential Zone Development Standards. Density requirements for property zoned R-1 are as follows: Four Oaks Grange Road Partition 6 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Minimum Net Density: No minimum Maximum Net Density: 14 units per acre or 25 townhouse units (Middle Housing) per acre. Parcel 1 is 13,884 sf or .31 acres Minimum density required: No minimum Maximum density allowed: 4 units unless Middle Housing Density proposed: 3 units per acre Parcel 2 is 13,861 sf or .33 acres Minimum density required: No minimum Maximum density allowed: 4 units unless Middle Housing Density Proposed: Vacant. Not applicable Parcel 3 is 11,510 sf or .26 acres Minimum density required: No minimum Maximum density allowed: 3 units unless Middle Housing Density Proposed: 3 units per acre Table 9.2760 Residential Zone Lot Standards Lot Dimensions: Minimum Width Interior Lot 50 feet Proposed Parcel 1: 60 feet + Proposed Parcel 2: 65 feet + Proposed Parcel 3 70 feet + Minimum Frontage Interior Lot 50 feet Proposed Parcel 1: 72 feet + Proposed Parcel 2: 50 feet + Minimum Frontage Flag Lot 15 feet Proposed Parcel 3: 25 feet Lot Area Minimum 4500 sf Lot Area Maximum 13,500 sf Parcel 1: 13,884 sf Parcel 2: 13,861 sf Parcel 3: 11,510 sf EC 9.2761 Special Standards for Table 9.2760. (5) Exceptions to the maximum lot size shall be granted if any of the following is met: (b) The lot exceeding the maximum lot size is intended to reserve a large lot for future land division with feasibility demonstrated by a conceptual buildout plan. See attached conceptual buildout plan for Parcels 1 and 2. (b) EC 9.6800 through 9.6875 Standards for Streets, Alleys and Other Public Ways EC 9.6805 Dedication of Public Ways. As a condition of any development, the city may require dedication of public ways for bicycle and pedestrian use as well as for streets and alleys, providing the city makes findings to demonstrate consistency with constitutional requirements. This development site does not propose any new public ways. EC 9.6810 Block Length Block length for local streets shall not exceed 600 feet unless an exception is granted based on one or more of the following: The subject property is an existing developed lot proposed to be partitioned. It fronts a public street. No new streets are being proposed as a part of this partition, so block length requirements are not applicable. Four Oaks Grange Road Partition 7 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning EC 9.6815 Connectivity for Streets (2) Street Connectivity Standards (a) All streets and alleys shall be public . . . No new streets are proposed because of this development. The existing streets are public. (b) The proposed development shall include street connections in the direction of all existing or planned streets. . . No streets are proposed as part of this partition because a street would take up the majority of the lot. The property is located within a fully developed street system therefore no new streets are proposed. (c) The proposed development shall include streets that extend to undeveloped or partially developed land . . . The development site is in a fully developed residential neighborhood. No new streets are proposed because of this development. All surrounding properties are currently accessible through the existing street system. (d) Secondary access for fire and emergency vehicles consistent with EC 9.6870 is required. Secondary emergency vehicle access is provided by the existing street system. (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 proposed because of this development. (f) In cases where a required street connection would result in the extension of an existing street. . . No new streets are proposed because of this development. The existing system is fully developed with appropriate block lengths. No new street connections will be required. (g) In the context of a Type II or Type III land use decision, the city shall grant an 2. The applicant demonstrates that a connection cannot be made because of the existence of one or more of the following conditions: b. Buildings or other existing development on adjacent lands, including previously subdivided but vacant parcels physically preclude a connection now or in the future, considering the potential for redevelopment. The properties surrounding this partition are fully developed with existing buildings. An exception to the street connectivity standards is requested. EC 9.6820 Cul-de-Sacs or Emergency Vehicle Turnarounds The street system is fully developed and interconnected. No cul-de-sacs or emergency vehicle turnarounds will be necessary. There are no new streets proposed. EC 9.6830 Intersections of Streets and Alleys (1) Angles (a) Streets and alleys shall intersect one another at an angle as near to a right angle as practicable considering topography of the area and previous adjacent layout. No new streets or alleys are proposed. (2) Offsets The minimum intersection offset shall be 100 feet on a local street, 200 feet on a collector street. And 400 feet from an arterial street unless adjusted through the process for adjustments to standards EC 9.8030 (12)(c) Offsets shall be measured from the center lines of the two intersecting streets. No new streets are proposed. Four Oaks Grange Road Partition 8 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning EC 9.6835 Public Accessways (1) The city shall require within the development site the dedication to the public and improvement of accessways for pedestrians and bicyclist use to connect the development site to adjacent cul-de-sacs or to an adjacent site that is undeveloped, publicly owned, or developed with an accessway that connects to the subject site, provided the city makes findings to demonstrate consistency with constitutional requirements. The development site is not adjacent to cul-de-sacs or land that is undeveloped, publicly owned or developed with an accessway that connects to the subject site. No accessways are proposed. (2) Existing unimproved public accessways on properties adjacent to the development site . . . There are no unimproved accessways on properties adjacent to the site therefore this criterion does not apply. EC 9.6840 Reserve Strips The city manager may require the developer to dedicate a reserve strip controlling the access to a street or alley when a reserve strip is necessary to address one or more of the following: (1) To prevent access to abutting land at the end of the street in order to assure the proper extension of the street pattern and the orderly development of land lying beyond the street. No new streets are proposed. (2) To prevent access to the side of a street on the side where additional width is required to meet right-of-way standards provided in Table 9.6870 Right-of-Way and Paving Widths. No new streets are proposed. (3) To prevent access to land abutting a street of the development, but not within the development itself. No new streets are proposed therefore this situation doesn’t exist. (4) To prevent access to land unsuitable for development. The development site does not abut land unsuitable for development. In fact, all surrounding properties are fully developed. (5) To prevent access prior to payment of street improvement assessments or connection charges. No known street improvement assessment or connection charges will be required because of this development. No new streets are proposed and there are currently no outstanding street improvement assessments. EC 9.6845 Special Safety Requirements Except for applications proposing needed housing, where necessary to insure safety, reduce traffic hazards and promote the welfare of the general public, pedestrians, bicyclists and residents of the subject area, the planning director or public works director may require that local streets and alleys be designed to discourage their use by non-local motor vehicle traffic and encourage their use by local motor vehicle traffic, pedestrians, bicyclists, and residents of the area. No new streets or alleys are proposed for this development site. EC 9.6850 Street Classification Map The November 1999 Street Classification Map adopted by Ordinance No. 20181 (rules). Four Oaks Grange Road is classified as a local street. EC 9.6855 Street Names Wherever practical, streets that are in alignment with existing named streets shall bear the names of such existing streets. Names for streets that are not in alignment with existing streets are subject to approval by the planning director and shall not necessarily duplicate or resemble the name of any existing or platted street in Lane County. No new streets are proposed therefore no new street names are proposed. Four Oaks Grange Road Partition 9 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning EC 9.6860 Street Right-of-Way Map The November 1999 Street Right-of-Way Map is an official map adopted by the city council by ordinance No. 20181 designating the widths of street right-of- way and street paving for specific street segments. Four Oaks Grange Road is not on the Street Right-of-Way map. EC 9.6865 Transit Facilities (1) Except for applications proposing needed housing, the city manager may require provisions, including easements, for transit facilities where future transit routes are required on streets extending through or adjacent to the area of development . . . No new transit facilities or easements are anticipated. (2) Except for applications proposing needed housing, where the provision of transit stops, bus pull outs or other facilities along a public street requires a right-of-way or paving width greater than that listed . . . No new facilities are proposed or are likely necessary because of this partition. EC 9.6870 Street Width Unless an alternative width is approved through use of other procedures in this code, the right-of-way width and paving width of streets and alleys dedicated shall conform to those designated on the adopted Street Right-of-Way map. When a street segment right-of- way width is not designated on the Street Right-of-Way map, the required street width shall be the minimum shown for its type in Table 9.6870 Right-of-Way and Paving Widths . . . Four Oaks Grange Road is Medium Volume local street. Table 9.6870 indicates a right of way width of 50’ – 60’ and a paving width of 20’ – 34’. The right of way width is 50’ and the paving width is 18’. The proposed right-of-way width is consistent with and the existing paving width is not consistent with the standards set forth in Table 9.6870. EC 9.6873 Slope Easements. No new streets are proposed because of this development. No slope easements required. EC 9.6875 Private Street Design Standards No new streets are proposed because of this development. (c) EC 9.6500 through 9.6505 Public Improvement Standards EC 9.6500 Easements. (1) The city may require the dedication of easements for wastewater sewers and other public utilities, and for access thereto for maintenance, of a sufficient width to meet the intended use, provided the city makes findings to demonstrate consistency with constitutional requirements. Acknowledged. (2) Easements may be required along lot or parcel rear lines or side lines, or elsewhere as necessary to provide needed facilities for present or future development of the area. Acknowledged. (3) No building, structure, tree, or other obstruction shall be placed or located on or in a public utility easement. Prior to approval of a final PUD, final site review plans, or final plats, there shall appear thereon a restriction showing compliance with this subsection. No building, structure, tree, or other obstruction will be placed or located on or in a public utility easement. A note will be added to the Final Plat indicating as such if a PUE is proposed. EC 9.6505 Improvements - Specifications. All public improvements shall be designed and constructed in accordance with adopted plans and policies, the procedures specified in Chapter 7 of this code, and standards and specifications adopted pursuant to Chapter 7 of this Four Oaks Grange Road Partition 10 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning code. Additionally, all developments shall make and be served by the following infrastructure improvements: (1) Water Supply. All developments shall be served by the water system of the Eugene Water & Electric Board. All lots will be served by EWEB (Eugene Water & Electric Board). See Site Plan for proposed water meters. (2) Sewage. All developments shall be served by the wastewater sewage system of the city, complying with provisions in Chapter 6 of this code. Public improvements will be constructed privately. Proposed lots will be served by the wastewater sewage system of the city of Eugene (municipal structure and wastewater treatment plant). Parcels 1 and 3 and will keep the connection to the existing 10” wastewater line in Four Oaks Grange Road. Parcel 2 will connect to a new tap in Four Oaks Grange Road.See Tentative Partition plan for location. (3) Streets and Alleys. (a) The developer shall grade and pave all streets and alleys in the development site. All paving shall be to the width specified. . . . There are no streets and alleys proposed as part of this partition. (b) The developer shall pave streets and alleys adjacent to the development site to the width specified in EC 9.6870 Street Width, unless such streets and alleys are already paved to that width, provided the City makes findings to demonstrate consistency with constitutional requirements. All paving shall provide for drainage of all such streets and alleys, and construct curbs and gutters, sidewalks, street trees and street lights adjacent to the development site. Four Oaks Grange Road is Medium Volume local street. Table 9.6870 indicates a right of way width of 50’ – 60’ and a paving width of 20’ – 34’. The right of way width is 50’ and the paving width is 18’. The proposed right-of-way width is consistent with and the existing paving width is not consistent with the standards set forth in Table 9.6870. (c) The standard at (3)(b) may be adjusted if consistent with the criteria of EC 9.8030(19). No request for adjustment is being made. (4) Sidewalks. Sidewalks shall be located, designed and constructed according to the provisions of this land use code, the Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, construction and design standards adopted pursuant to Chapter 7 of this code, and other adopted plans and policies. This is a fairly rural road with drainage ditches on either side of the street. There is an existing sidewalk on the opposite side of the road. No sidewalks are proposed. (5) Bicycle Paths and Accessways. Bicycle Paths and Accessways shall be designed and constructed according to provisions of this land use code, the Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, construction and design standards adopted pursuant to Chapter 7 of this code, and other adopted plans and policies. No new bicycle paths or accessways are proposed because of this development. (d) EC 9.6706 Development in Flood Plains through EC 9.6709 Special Flood Hazard Areas - Standards. The project site is not in a designated flood plain or special flood hazard area. This information was obtained from FIRM #41039C1106F. The subject property is outside the 500-year flood. See attached FIRM. (e) EC 9.6710 Geological and Geotechnical Analysis. Four Oaks Grange Road Partition 11 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning (2) Geological and Geotechnical Analysis Required. Except for those activities exempted under EC 9.6710(3) Exemptions from Geological and Geotechnical Requirements, a geological and geotechnical analysis, prepared by an Oregon licensed Engineering Geologist or an Oregon licensed Civil Engineer . . . is required for any of the following: (a) All proposed tentative planned unit development, site review, or subdivision applications on properties with slopes equal to or greater than 5%. This proposal is for a partition. (b) All proposed development that includes dedication or construction of a public street or alley or the construction of a public drainage systems or public wastewater systems. This proposal is for a partition and does not include dedication or construction of a public street or alley or the construction of public drainage systems or public wastewater systems. No geotechnical analysis is required. (f) EC 9.6735 Public Access Required. (1) Except as otherwise provided in this land use code, no building or structure shall be erected or altered except on a lot fronting or abutting on a public street or having access to a public street over a private street or easement of record approved in accordance with provisions contained in this land use code. All lots front a public ROW, Four Oaks Grange Road. (2) Access from a public street to a development site shall be located in accordance with EC 7.420 Access Connections – Location. If a development will increase the development site’s peak hour trip generation by less than 50% and will generate less than 20 additional peak hour trips, the development site’s existing access connections are exempt from this standard. The development site’s peak hour trips are currently 2 (2 existing single unit dwellings). With the addition of one lot the peak hours trips will increase by 1 or 50% and generate less than 20 additional peak hour trips therefore these standards apply. EC 7.420 Access Connections – Location. (1) Access Connections to all Street Classifications. Access connections to all street classifications shall be located in accordance with the following standards: (a) No access connection shall be located to encompass a municipal utility. An access connection may encompass a municipal utility if the applicant either: The existing access connections do not encompass a municipal utility. Any proposed access connections will be reviewed at time of building permit for compliance. (b) Except when an existing lot or parcel frontage is located entirely within an area where the adjacent street grade is over fifteen percent (15%) . . . Not applicable. The street fronting the partition is relatively flat. (c) If a parcel has frontage on two or more streets of different street classifications, the access connection shall access the street with the lowest classification. The access connection can access the street with the higher classification if the applicant can demonstrate (1), (2) or (3): The parcel has frontage on one street, Four Oaks Grange Road. (d) Access connections located within five feet of an existing alley connection may be merged with the alley pavement. The combined connection width shall not exceed 35 feet. A public access easement shall be recorded and submitted to the city upon issuance of a permit to construct the access connection. Not applicable. No existing alleys. (3) Access Connections to Local and Neighborhood Collector Streets. In addition to the location standards set forth in EC 7.420(1), access connections to local and Four Oaks Grange Road Partition 12 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning neighborhood collector streets shall be located in accordance with the following standards: Access to the local street from any new parcels, if proposed, will be evaluated for compliance at time of building permit submittal. (g) EC 9.6750 Special Setback Standards. (2) Special Setback for Streets (b) A lot or parcel in any zone adjoining a local or accessway street that is not improved with curb, gutter, sidewalk, street lights and street trees shall have a special setback width equal to a distance of one-half of the minimum width established by EC 9.6870 and Table 9.6870. The special setback width is separate from, and in addition to, any interior or front yard setback required by the zone. Four Oaks Grange is local street and is not fully improved. The street meets the minimum right-of-way width in Table EC 9.6870. No Special Setback required, (4) Special Setback for Utility Easements. A lot or parcel of land in any zone for which there is a planned utility easement, or where extension of public infrastructure has been identified through long-range infrastructure plans or the design of existing infrastructure, shall have a special building setback line to allow for the future easement. There are no planned utility easements or long-range infrastructure plans to extend public infrastructure through the development site. (h) EC 9.6775 Underground Utilities. All new on-site utilities shall be placed underground if there is a utility-owned structure immediately adjacent to the development site, unless adjusted pursuant to the provisions of EC 9.8030(5). . . All new on-site utilities, if proposed, will be placed underground and a note stating as such is on the Tentative Partition. (i) EC 9.6780 Vision Clearance Area. Development sites shall have triangular vision clearance areas on all street corners to provide for unobstructed vision consistent with American Association of State Highway and Transportation Officials (AASHTO) standards. Not applicable. Property is not at an intersection. (j) EC 9.6791 through 9.6797 regarding stormwater destination, pollution reduction, flow control for headwaters area, oil control, source control, easements, and operation and maintenance. This is a proposal for a partition and no structures are currently being proposed. The existing city storm system was designed to accommodate properties to be fully built out to the existing zoning. EC 9.6791 Stormwater Flood Control (3) Standards. (a) Stormwater flood control facilities shall be designed and constructed according to adopted plans and policies, and in accordance with standards in EC Chapters 6 and 7, and the stormwater flood control provisions and the facility design requirements set forth in the Stormwater Management Manual. No new impervious surface is proposed. This property is in the Amazon Basin Drainage System, Bertelsen Subbasin. There are no known deficiencies in this subbasin. EC 9.6792 Stormwater Quality (3) Standards. (a) Stormwater quality facilities for water quality treatment shall be selected from and sited, designed, and constructed according to the Stormwater Management Manual. The selected stormwater quality facilities shall treat all stormwater runoff from all new or replaced impervious surface areas, or an equivalent on-site area, that will result from the water quality design storm. (b) Stormwater quality facilities shall be selected based on the following priority order. Four Oaks Grange Road Partition 13 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning 1. Infiltration shall be utilized for treatment of the water quality design storm runoff unless one of the following site conditions exists: a. Infiltration rates are less than 2 inches per hour; b. Bedrock is less than 5 feet below the ground surface; c. Groundwater elevations are less than 6 feet below the ground surface; or d. Ground surface slopes are greater than 10%. 2. If any of the site conditions listed in subsection (3)(b)1 exist, extended filtration (filtration through natural or engineered media) shall be utilized to treat the water quality design storm runoff from the impervious surface areas unless: Willakenzie Clay Loam (Class C soil): a. Infiltration rate less than 2 inches per hour; Yes. b. Bedrock less than 5 feet below the ground surface; Yes. c. Groundwater elevations less than 6 feet; or, No. d. Ground surface slopes greater than 10% No. Pengra Loam (Class D soil): a. Infiltration rate less than 2 inches per hour; Yes. b. Bedrock less than 5 feet below the ground surface; No. c. Groundwater elevations less than 6 feet; or, Yes. d. Ground surface slopes greater than 10% No EC 9.6793 Stormwater Flow Controls (Headwaters). This property is not in the headwaters, nor does it drain into a pipe that discharges into a headwaters stream. The property is not above 500 feet. EC 9.6794 Stormwater Oil Control. This is not a proposal for development. EC 9.6795 Stormwater Source Controls. This is not a proposal for development. The property is zoned for residential use and will not contain fuel dispensing facilities, storage of liquid materials, etc. EC 9.6796 Dedication of Stormwater Easements. This is not a proposal for development therefore there are no city-maintained stormwater facilities proposed nor would there likely be on private property. EC 9.6797 Stormwater Operations and Maintenance (2) Applicability. Operation and maintenance standards apply to all facilities designed and constructed in accordance with EC 9.6792 through EC 9.6795 and the Stormwater Management Manual. This application is for a partition. Four Oaks Grange Road Partition 14 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning (3) Standards. (a) Unless the city accepts the responsibility to operate and maintain a stormwater facility, all stormwater management facilities shall be privately operated and maintained. Acknowledged and agreed. (b) All stormwater facilities shall be operated and maintained in accordance with EC Chapters 6 and 7, and the Stormwater Management Manual. Acknowledged and agreed. (c) Privately maintained facilities. Applications proposing private operation and maintenance of all or part of the stormwater facility shall include an Operations and Maintenance Plan in accordance with the forms adopted as part of the Stormwater Management Manual. Acknowledged and agreed. (k) All other applicable development standards for features explicitly included in the application. The materials contained in this application address compliance with the applicable development standards as they relate to the proposed partition. The proposed parcels will be subject to further review for compliance with any applicable standards at the time of future development. EC 7.410 Access Connections – Number, Width and Shared. (1) Unless there is an access agreement between development sites, a development site shall be entitled to one access connection. Proposed Parcel 1 has an existing access. There Is a proposed shared access between proposed Parcels 2 and 3. (2) Unless provided otherwise by this chapter 7 or by the vision clearance or maximum driveway width requirements in chapter 9 of this code, an access connection shall be no wider than 20 feet. The existing access dimensions are 10 feet + for Parcel 1 and 18 feet + for shared access to Parcels 2 and 3. To the extent that they don’t meet current standards they are existing non- conforming. (3) Access Connections to Local and Neighborhood Collector Streets. In addition to the location standards set forth in EC 7.420(1), access connections to local and neighborhood collector streets shall be located in accordance with the following standards: No new access is proposed. (4) The width of an access connection for a single family dwelling or duplex shall be no less than 12 feet. There are 2 existing access connections, 10 feet + for Parcel 1 and 18 feet + for shared access to Parcels 2 and 3. Table 9.2750 Residential Zone Development Standards. Table 9.2750 The subject property is zoned R-1. Maximum building height 30 feet Accessory Building 25 feet Proposed Parcel 1 Existing Dwelling 13.3 feet Proposed Parcel 2 Existing Shed 11.5 feet Proposed Parcel 3 Existing Dwelling 22.3 feet Four Oaks Grange Road Partition 15 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning Existing Shed 12 feet Minimum Building Setback Front Yard 10 feet Garages/Carports 18 feet Parcel 1 Existing Dwelling 57.6 feet from Four Oaks Grange Drive Parcel 2 Existing Shed Not applicable. Parcel 3 Existing Dwelling Not applicable. Interior Yard Setback 5 feet or 10 feet between buildings Parcel 1 Existing dwelling 6.37 feet from proposed east property line 7.18 feet from proposed south property line 9.75 feet from proposed west property line 27.4 feet from north property line 18 feet + from existing shed to west Parcel 2 Existing Shed 8.56 feet from proposed east property line 25.9 feet from south property line 71.1 feet from west property line 30.25 feet from proposed north property line Parcel 3 Existing Dwelling 40.5 feet from north property line 5.7 feet from east property line 13.0 feet from south property line 47.75 feet from west property line 28.75 feet from existing shed. Existing Shed 8.2 feet from west property line 15.4 feet from south property line 23.83 feet from proposed north property line Lot Coverage Maximum 50% Parcel 1 1,735 sf existing or 12.5 % Parcel 2 678 sf existing or 4% Parcel 3 1,679 sf existing or 14.6% (l) The applicable adopted plan policies beginning at EC 9.9500. The Eugene-Springfield Metropolitan Area Plan (Metro Plan) is the adopted plan for the area of the subject property. The property is in the Churchill Area Neighbors and there is no adopted refinement plan for the subject property. There are no specific policies that would serve as mandatory approval criteria or otherwise generate additional requirements of the proposed Partition. (2) The proposed partition will not create a new nonconforming situation. This partition does not create any new nonconforming situations. See criteria addressed in the written statement above. Four Oaks Grange Road Partition 16 Tentative Partition Application: Written Statement October 30, 2026 Schirmer Consulting, LLC · PO Box 10424, Eugene, OR 97440 · (541) 234-5108 Landscape Architecture + Land Use Planning (3) Partitions abutting collector and arterial streets comply with access management guidelines of the agency having jurisdiction over the street. The partition abuts Four Oaks Grange Road, a local street. (4) If the provisions of EC 9.8215(1) require a public street. . . . No new streets are proposed. (5) As far as is practicable, lot side 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 proposed side lot lines are perpendicular to Four Oaks Grange Road, the street upon which it faces. (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 of the parcel 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. If the planning director deems it necessary for the purpose of future land division, any restriction of buildings within future street, bicycle path, and accessway locations shall be made a matter of record in the tentative plan approval. Proposed Parcels 1 and 2 are greater than 13,500 sf. See Attachment for potential future land division. The potential future land division is similar to the Tentative Partition in that it 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. Easements can be proposed to access the lots (potential Middle Housing Lots), (7) If the applicant elects to use the expedited land division procedures in EC 9.7900 through EC 9.7925, the application must meet the following additional approval criteria in subparagraphs (a)–(c): (a) The proposed partition only includes land zoned for residential uses; The property is zoned R-1 which is land zoned for residential uses. (b) The parcels created will only be developed for residential use, including recreational or open space accessory to residential use; and Parcels 1 and 3 are currently in residential use and will remain that way. Parcel 2 is intended for additional residential use including recreational or open space accessory to the residential use. (c) The parcels created will either allow construction of residential units at a density of 80 percent or more of the maximum net density per acre permitted in the zone and identified in Table 9.2750; or, existing and future dwellings located on the property that is the subject of the partition application will be sold or rented to households with incomes below 120 percent of the median family income for Lane County. All parcels will allow construction of residential units at a density of 80 percent or more of the maximum net density permitted in the zone. Conclusion We look forward to your review and approval of the Four Oaks Grange Road Partition and more housing opportunities for Eugene. Sincerely. Schirmer Consulting, LLC Carol Schirmer Principal Real Property Tax Lot Record Lane County Assessment and Taxation Print Date: Jan 29, 2026 In preparation of these records, every effort has been made to offer the most current, correct, and clearly expressed information possible. Nevertheless, inadvertent errors in information may occur. In particular but without limiting anything here, Lane County disclaims any responsibility for typographical errors and accuracy of this information. The information and data included on Lane County servers have been compiled by Lane County staff from a variety of sources, and are subject to change without notice to the User. Lane County makes no warranties or representations whatsoever regarding the quality, content, completeness, suitability, adequacy, sequence, accuracy, or timeliness of such information and data. The legal descriptions contained herein are for tax lot purposes only. Included in this report: A listing of documents affecting ownership and/or property boundary changes.1. The scanned tax lot record image and any legal description changes made since .2. Map & Tax Lot 1804032300400 Status Active Current Parcel/Account Current TCA 0720019 00400 Document #Type Date Effective Year Tax Lot Acres 2025-008127 Warranty Deed 03/19/2025 2025 0.61 Comments: Description Card 0.61 Comments: Four Oaks Grange Road FUTURE LAND DIVISION: Parcel 1 and 2 - Potential NPhone: 541.234.5108 PO Box 10424 SCHIRMER CONSULTING, LLC Eugene, Oregon 97440 Landscape Architecture + Land Use Planning NTS © 2026 SCHIRMER CONSULTING, LLC Eugene, OR 97405 0 20 40 80 Scale: 1" = 40' - 0" PARTITION PARCEL 2 PARTITION PARCEL 1 Future Parcel 1 5,167 sf Future Parcel 1 8,717 sf Future Parcel 1 9,576 sf Future Parcel 1 4,285 sf PARTITION PARCEL 3 AMENDED ANNUAL REPORT Corporation Division sos.oregon.gov/business E-FILED Dec 04, 2025 OREGON SECRETARY OF STATE 163409098 REGISTRY NUMBER 01/15/2020 REGISTRATION DATE BUSINESS NAME FOUR OAKS FARMLETTE, LLC BUSINESS ACTIVITY THIS LLC WILL PROVIDE HOUSING IN A SUSTAINABILITY FOCUSED INTENTIONAL COMMUNITY. MAILING ADDRESS 2140 FOUR OAKS GRANGE RD EUGENE OR 97405 USA DOMESTIC LIMITED LIABILITY COMPANY TYPE 2140 FOUR OAKS GRANGE RD EUGENE OR 97405 USA PRIMARY PLACE OF BUSINESS OREGON JURISDICTION REGISTERED AGENT LAURA ALLEN 2140 FOUR OAKS GRANGE RD EUGENE OR 97405 USA If the Registered Agent has changed, the new agent has consented to the appointment. MEMBER LAURA ALLEN 2140 FOUR OAKS GRANGE RD EUGENE OR 97405 USA MEMBER PETER RALPH 2140 FOUR OAKS GRANGE RD EUGENE OR 97405 USA Page 1 Corporation Division sos.oregon.gov/business OREGON SECRETARY OF STATE I declare, under penalty of perjury, that this document does not fraudulently conceal, fraudulently obscure, fraudulently alter or otherwise misrepresent the identity of the person or any officers, managers, members or agents of the limited liability company on behalf of which the person signs. This filing has been examined by me and is, to the best of my knowledge and belief, true, correct, and complete. Making false statements in this document is against the law and may be penalized by fines, imprisonment, or both. By typing my name in the electronic signature field, I am agreeing to conduct business electronically with the State of Oregon. I understand that transactions and/or signatures in records may not be denied legal effect solely because they are conducted, executed, or prepared in electronic form and that if a law requires a record or signature to be in writing, an electronic record or signature satisfies that requirement. ELECTRONIC SIGNATURE NAME LAURA ALLEN TITLE MEMBER DATE 12-04-2025 Page 2 MAIN OFFICE 675 OAK STREET, SUITE 100 EUGENE, OREGON 97401 PH: (541) 687-2233 * FAX: (541)485-0307 FLORENCE OFFICE 715 HWY 101 * FLORENCE, OREGON 97439 MAILING: PO BOX 508 * FLORENCE, OREGON 97439 PH: (541) 997-8417 * FAX: (541)997-8246 VILLAGE PLAZA OFFICE 4750 VILLAGE PLAZA LOOP, SUITE 100 EUGENE, OREGON 97401 PH: (541) 653-8622 * FAX: (541) 844-1626 STATUS OF RECORD TITLE REPORT SCHIRMER CONSULTING, LLC Date: JUNE 26, 2026 ATTN: CAROL SCHIRMER Our No: CT-0353235 PO BOX 10424 Your No: -- EUGENE, OR 97440 Charge: $300.00 As requested, Cascade Title Co. has searched our tract indices as to the following described real property: Parcel 1, LAND PARTITION PLAT NO. 2018-P2836, as platted and recorded October 25, 2018, Reception No. 2018-049833, Lane County Deeds and Records, in Lane County, Oregon. and as of: JUNE 15, 2026 at 8:00 A.M., we find the following: Vestee: FOUR OAKS FARMLETTE, LLC Said property is subject to the following on record matters: 1. Transmission Line Easement, including the terms and provisions thereof, granted the United States of America, by instrument recorded January 13, 1942, Reception No. B226 P396, Lane County Oregon Deed Records. 2. Agreement, including the terms and provisions thereof, recorded February 28, 1969, Reception No. 1969-055521, Lane County Official Records. 3. Annexation Ordinance No. 15621, including the terms and provisions thereof, recorded April 24, 1969, Reception No. 1969-061722, Lane County Official Records. 4. Annexation Final Order #167, including the terms and provisions thereof, recorded April 13, 1973, Reception No. 1973-016116, Lane County Official Records. 5. Notice of Building Permit that does not Constitute a Secondary Dwelling and Accessory Building Plumbing Standards Related to an R-1 Zone, including the terms and provisions thereof, recorded July 19, 2016, Reception No. 2016-034398, Lane County Deeds and Records. 6. Notice of Operation and Maintenance Plan, including the terms and provisions thereof, recorded November 17, 2016, Reception No. 2016-057105, Lane County Deeds and Records. 7. Notice of Owner Occupancy of Primary/Secondary Dwelling, including the terms and provisions thereof, recorded January 13, 2017, Reception No. 2017-001876, Lane County Deeds and Records. *0353235* Order No. 0353235 Page 2 8. Easements, notes, conditions, restrictions and dedications as shown, set forth, and/or delineated on the recorded Plat of Land Partition Plat No. 2018-P2836, recorded October 25, 2018, Reception No. 2018-049833, Lane County Deeds and Records. 9. Grant of Shared Water System Easement and Maintenance Agreement, including the terms and provisions thereof, recorded October 25, 2018, Reception No. 2018-049834, Lane County Deeds and Records. 10. Irrevocable Petition for Public Improvements, including the terms and provisions thereof, recorded October 25, 2018, Reception No. 2018-049835, Lane County Deeds and Records. 11. Grant of Private Sanitary Sewer Easement, including the terms and provisions thereof, recorded August 7, 2019, Reception No. 2019-033542, Lane County Deeds and Records. NOTE: The property address as shown on the Assessor's Roll is: 2134 Four Oaks Grange Road Eugene, OR 97405 NOTE: Taxes, Account No. 1897501, Assessor's Map No. 18 04 03 2 3, #601, Code 4-00, 2025-2026, in the amount of $6,282.26, PAID IN FULL. This report is to be utilized for information only. This report is not to be used as a basis for transferring, encumbering or foreclosing the real property described. The liability of Cascade Title Co. is limited to the addressee and shall not exceed the premium paid hereunder. CASCADE TITLE CO., by: nb/rh: Title Officer: KURT BEATY MAP NO. 18-04-03-23 THIS MAP/PLAT IS BEING FURNISHED AS AN AID IN LOCATING THE HEREIN DESCRIBED LAND IN RELATION TO ADJOINING STREETS, NATURAL BOUNDARIES AND OTHER LAND, AND IS NOT A SURVEY OF THE LAND DEPICTED. EXCEPT TO THE EXTENT A POLICY OF TITLE INSURANCE IS EXPRESSLY MODIFIED BY ENDORSEMENT, IF ANY, THE COMPANY DOES NOT INSURE DIMENSIONS, DISTANCES, LOCATION OF EASEMENTS, ACREAGE OR OTHER MATTERS SHOWN THEREON.