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I. REQUEST

The following report reviews a land use application to divide an existing parcel totaling approximately 16,639 square feet into two parcels comprised of approximately 7,000 square feet for Parcel 1 and 9,639 square feet for Parcel 2. The property is located at 5080 Chehalis Dr. N, Keizer, OR. (See Exhibit 1) II. BACKGROUND A. APPLICANT/PROPERTY OWNER: Dale Van Lydegraf

B. AGENT: Project Delivery Group LLC

C. PROPERTY LOCATION: The subject property is located at 5080 Chehalis Dr. N. The Marion County Tax Assessor's office identifies the property as Township 7 South, Range 3 West, Section 03AB Tax Lot # 02000. (See Exhibit 2)

D. PARCEL SIZE: The subject property contains approximately 16,639 square feet.

E. EXISTING DEVELOPMENT AND PUBLIC FACILITIES: The subject property contains a dwelling currently under construction. Both the dwelling under construction and the proposed new home on Parcel 2 can be served by both public water and sewer.

F. ZONING: The subject property is zoned RS (Residential Single Family) and is designated Low Density Residential on the Comprehensive Plan.

G. ADJACENT ZONING AND LAND USES: Surrounding properties are zoned RS (Residential Single Family) and are developed with single family homes.

III. DECISION

Notice is hereby given that the Zoning Administrator for the City of Keizer has APPROVED THE PARTITION WITH CONDITIONS AND REQUIREMENTS noted below. Findings in support of this decision are found in Section VI. starting on page 7 of this staff report. Any interested person, including the applicant, who disagrees with this decision, may request an appeal be considered by the Keizer Hearings Officer at a public hearing. The appeal is subject to the appellant paying a $250.00 fee. This fee may be refunded if the appeal is successful. An appeal request must be submitted in writing on a form provided by the City of Keizer. The appeal request must be received in the Keizer Community Development Department, 930 Chemawa Road NE, Keizer by 5:00 p.m. on November 9, 2017. Unless appealed, this decision becomes final on November 10, 2017. Partition approval is only valid if the final plat is recorded prior to November 10, 2018.

KEIZER COMMUNITY DEVELOPMENT DEPARTMENT

NOTICE OF DECISION

PARTITION CASE NO. 2017-20

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IV. CONDITIONS AND REQUIREMENTS

The following conditions shall be completed, including review and approval by the appropriate department, prior to the time lines outlined below. Compliance with the Conditions of Approval shall be the sole responsibility of the applicants and/or property owner. General: 1. The Keizer Development Code requires the developer to connect to public utility services.

The Development Code also requires all utility services to be placed below ground. These requirements apply to this request. Further, the developer is responsible for all utility connection costs. The City's System Development Charges for park development, water system improvements and transportation improvements shall be the fee in place at the time of building permit application. These Development charges, as well as those involving the extension of sewer, water, and/or storm drainage, will apply to this request.

Prior to Preliminary Plat Approval:

2. A detailed preliminary plat shall be submitted to the Marion County Surveyor’s Office

for review. The Marion County Surveyor’s Office will then submit the preliminary plat to Keizer for review. The Preliminary Plat must be submitted for review prior to submittal of a final plat.

a. Parcels ten acres and less must be surveyed. b. Per ORS 92.050, plat must be submitted for review. c. Checking fee and recording fee required. d. A current or updated title report must be submitted at the time of review. Title

reports shall be no less than 15 days old at the time of approval of the plat by the Surveyor’s Office, which may require additional updated reports.

The detailed preliminary plat shall include the following provisions: e. The preliminary plat shall substantially conform to the proposed partition request. f. Lots shall comply with all area and dimension requirements for lots within the

Single Family Residential (RS) zone. The final plat must show both gross and net area calculations.

g. Include all engineering elements as required by the Department of Public Works requirements.

h. Include a signature line for the City Engineer. i. Access easement area shall be shown on the plat and shall comply with city

standards. j. Include on the plat, language indicating that a maintenance agreement for the

shared access easement will be recorded along with the final plat. The following language is acceptable language to the City:

A Maintenance agreement for the shared access easement has been recorded on this ____ day of _____, 201_ in reel ___ page _____ of the Marion County Oregon Deed of Records.

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Prior to Final Plat approval (Mylar):

3. The applicant shall submit a final partitioning plat prepared by a registered professional surveyor which conforms to the approved preliminary plat. Following plat approval, the final plat and title transfer instruments accomplishing the property adjustments shall be recorded with the Marion County Clerk by November 10, 2018. The plat shall include all engineering elements as required by the Department of Public Works and shall show all lot sizes and dimensions. Both gross and net area must be shown.

4. The proposed access easement shall be a minimum of twenty (20) feet of unobstructed

width; with a minimum paved width of twelve (12) feet which shall be located substantially within the center of the access easement. The improvement of the access easement shall be completed prior to approval of the final plat. In lieu of this, the applicant may obtain a performance bond, improvement agreement or other instrument acceptable to the City as outlined in Section 3.202.02.E.3 and 3.202.05.B of the Keizer Development Code. Improvement agreements may be obtained from the Community Development Department.

5. The maintenance of the access easement and address display signage shall be provided in

the form of a maintenance agreement, homeowners association, or other instrument acceptable to the City and shall be recorded with the Marion County Clerk. A copy of the agreement shall be submitted to the Community Development Department for review and approval. The agreement shall also include language stipulating that the agreement cannot be extinguished without written approval of the City of Keizer.

6. The home on Parcel 1 must maintain a minimum of 20’ to the rear property line and a five (5) foot setback to the edge of the access easement. A site plan prepared by a licensed engineer or surveyor must be submitted showing the home in relation to the edge of the access easement and rear property line in order to ensure these requirements are met.

7. The property owner shall sign a non-remonstrance agreement with the City of Keizer for

future street improvements along Chehalis Drive which shall be recorded against the property. Any recording fees incurred during this process shall be paid by the applicant to the City of Keizer prior to recording.

8. A six (6) foot tall sight obscuring fence must be installed along the north property line adjacent to the proposed access easement unless waived (in writing) by the adjacent property owner.

9. Four streetscape trees must be planted on Parcel 1. Two shall be planted within the boundaries of the lot and within 10 feet of street improvements along Chehalis Dr N And two must be planted along the access easement and within 10’ of the access improvements

10. A Tree Replacement Plan must be submitted before final plat review to the Community Development Department indicating where four (4) trees will be planted.

Public Works Department Conditions and Requirements:

11. The following applicable requirements/conditions of the Public Works Department must be met as outlined below:

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SANITARY SEWERS: It is the developer’s responsibility to connect the proposed development to the appropriate master plan sewer lines designed to serve the area.

a) City of Salem approval for local sewer permits will need to be issued prior to construction. Construction permits will be required for any construction within a public street.

b) Connecting to existing sewers that serve the general area will be the responsibility of the developer of the property. Each parcel will be required to have its own sanitary sewer service and will be required to connect to an approved public sanitary sewer line. Plans for connection to the sanitary sewer system shall be submitted to the City of Keizer and the City of Salem for parcel 2. No new development will be allowed on Parcels 1 and 2 until those parcels have successfully completed a development plan processed by the City of Keizer.

c) Appropriate easements will be required for any public sewer mains located within the subject property if located outside of the platted right of ways. Easements will be required for all private sewer lines that cross private properties.

d) The subject property is located within the original Keizer Sewer District and is therefore not subject to an acreage.

WATER SYSTEM: a) The Keizer Fire District shall determine if a new hydrant is required to serve the future

development of the proposed new parcels. An overall plan indicating how water service will be provided to the proposed new parcels shall be submitted to the Public Works Department for approval prior to any new development.

b) Location of the water meters shall be determined by the Public Works Department after all existing utility locations are known.

STREET AND DRAINAGE IMPROVEMENTS: a) No public street improvements are being proposed at this time for the proposed

partitioning. An acceptable plan for an adequate turn around on proposed Parcel 2 has been submitted. The proposed driveway spacing is acceptable and no additional right of way is required.

b) All impervious surfaces on the site, including the future turn around, shall be designed to keep all storm water runoff on-site. No storm water runoff from the new development shall be directed to Chehalis Drive. Plans for stormwater drainage, including stormwater quality, detention, and outlet, shall be submitted to the City of Keizer Public Works Department for review and approval prior to approval of any development of proposed new parcels. A grading and drainage plan will be required for the future development and all lot corners shall have finished grade elevations indicated on the plan.

OTHER a) Construction permits are required by the Public Works Department prior to any public

facility construction as well as private utility construction within existing right of ways.

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b) A Pre-design meeting with the City of Keizer Public Works Department will be required prior to the Developer's Engineer submitting plans to either the City of Keizer or the City of Salem for review.

c) Street opening permits are required for any work within the City Right of Way that is not

covered by a Construction Permit. d) A Pre-construction conference shall be required prior to commencement of any

construction under permits issued by the City. e) The Partition Plat shall include a signature line for the City Engineer. f) Any existing wells on the subject property shall be abandoned in accordance with the

Oregon State Water Resources Department requirements. g) Erosion control permits shall be obtained from the City of Keizer prior to the disturbance

of any soil on the subject property. Prior To Obtaining Building Permit(s):

12. All required public utility services shall be completed to the satisfaction of the Department

of Public Works.

13. The development of the proposed home on Parcel 2 must conform to the Infill Standards of Section 2.316 of the Keizer Development Code. The proposed dwelling on Parcel 2 will be limited to a maximum of 21 feet in height unless additional setback is provided.

Prior to Obtaining Building Permit Final for each dwelling within the partition:

14. The residential address requirements found in the Oregon Uniform Fire Code shall be

completed as approved by the Keizer Fire District and City of Keizer Community Development Department. An address display sign must be installed at the intersection of the access easement and Chehalis Drive N identifying the addresses located on the easement.

15. Three (3) on-site parking spaces shall be provided for Parcel 2. Parking spaces must be a

minimum 9’ wide and 18’ long. As an alternative, the applicant may choose to provide additional parking elsewhere and submit an alternate parking plan to satisfy this requirement.

16. Four (4) replacement trees must be planted according to the Tree Replacement Plan. Before plat approval the Tree Replacement Plan must be provided to the Community Development Department for approval.

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V. COMMENTS AGENCY COMMENTS: A. The Keizer Public Works Department submitted comments (Exhibit 3) regarding

requirements for public facilities and improvements necessary to serve the subject property.

B. The Marion County Surveyor’s Office submitted comments (Exhibit 4) regarding the

process for platting the partition consistent with state law.

C. Salem Keizer School District 24J submitted comments (Exhibit 5) regarding school capacity in the area.

D. The Keizer Fire District, the Keizer Police Department and City of Salem Community Development Department submitted they have reviewed the proposal and have no comments.

CITIZEN COMMENTS: A letter requesting comments was sent to the surrounding property owners within 250 feet of the subject property. Jaime and Mona Cook submitted comments regarding existing trees and the possibility of a two-story dwelling being built on the property (Exhibit 6). Staff Response: The Keizer Development Code Infill Development Standards (Section 2.316) are designed to be sensitive to the existing neighborhoods. Building heights for new development must not exceed five (5) feet above the height of the existing abutting dwellings unless additional mitigating measures are provided. Additional mitigating measures may include an increased setback and or additional landscaping requirements. Additional measures will be regulated at the time of building permit approval. Wendie Olson submitted comments about the benefits of sidewalks and streetlights. (Exhibit 7) Staff Response: The Keizer Development Code requires street frontage improvements (sidewalks, street widening, etc.) be provided if the property has more than 100 feet of frontage or if located along an arterial or collector street. In this case, Chehalis Drive is designated as a local street and the subject property has only 75 feet of frontage. Therefore, no street improvements can be required with this request.

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VI. FINDINGS AND CONCLUSIONS

The following are findings that address the Partition request to divide the property into two parcels in accordance with the Keizer Development Code. The approval, or denial, of a partition application is based on compliance with the decision criteria found in Section 3.107 of the Keizer Development Code. The criteria and staff's findings for the applicable sections of the Keizer Development Code are listed below: A. SECTION 3.107.07.A - EACH PARCEL SHALL MEET THE ACCESS

REQUIREMENTS OF SECTION 2.310.03.D.

All lots and parcels created after the effective date of this Ordinance shall provide a minimum frontage, on an existing or proposed public street, equal to the minimum width required by the underlying zone. FINDINGS: The subject property is located within an RS zone. The minimum lot frontage requirement on a public street in an RS zone is forty (40) feet for a single family home. Parcel 1 will have approximately 75 feet of frontage along Chehalis Drive N which exceeds the minimum lot frontage requirement. Parcel 2 will be accessed via a newly proposed access easement and will have frontage along the proposed access easement. Section 2.310.03.D.1 states in part that “Residential lots…may be accessed via an access easement developed in accordance with the provisions of Section 2.302.08.” The specific provisions of Section 2.302.08 will be addressed later in this report. Based upon the applicant’s site plan and written statement, staff finds the applicant’s proposal complies with the access requirements of Section 2.310 therefore staff finds this proposal can satisfy this criterion.

B. SECTION 3.107.07.B - EACH PARCEL SHALL SATISFY THE DIMENSIONAL STANDARDS OF THE APPLICABLE ZONING DISTRICT, UNLESS A VARIANCE FROM THESE STANDARDS IS APPROVED.

FINDINGS: The subject property is located in a RS zone which requires lots to have a minimum width of forty (40) feet and a minimum depth of seventy (70) feet for residential uses. The applicant’s site plan and written statement indicate both parcels exceed the minimum requirements of the RS zone as both parcels are proposed to be approximately 75 feet wide. In addition, Parcel 1 is proposed to be approximately 93 feet deep and Parcel 2 is proposed to be approximately 128 feet deep. The RS zone also regulates setback requirements in the dimensional standards section of the development code. The dwelling under construction on Parcel 1 will need to maintain the minimum setbacks for a two-story house. The minimum rear yard setback required is 20 feet for a two-story home. In addition, the setback required between the home on Parcel 1 and the edge of the proposed access easement is 5 feet. At the time of building permit approval, the applicant proposed a 23’ rear setback and a 15’ setback to the edge of the access easement both setbacks are in excess of the minimum required. A site plan prepared by a licensed engineer or surveyor must be submitted showing the existing home in relation to the edge of the access easement and new rear property line in order to ensure these requirements are met.

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As a condition of approval, each lot must meet the minimum required width and depth requirements of the RS zone and all dimensions must be shown on the preliminary and final plat. With these conditions, staff finds this request can satisfy this criterion.

C. SECTION 3.107.07.C - EACH PARCEL SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 2.310.

1. Section 2.310.03.A. Minimum lot area shall conform to the requirements of the

zoning district in which the parcel is located. FINDINGS: The property is located in the RS zone which requires a minimum lot

area of 5,000 square feet for a detached single family dwelling. Lot area is to be determined as a net area calculation and cannot include the area designated for the access easement or flag lot portion of the property. The applicant’s site plan shows that the proposed parcels exceed the minimum lot area required by the RS zone. Net area of Parcel 1 will be approximately 6,067 square feet and Parcel 2 will be approximately 9,639 square feet in area. As a condition of partition approval, the preliminary and final plat must show both gross and net area calculations, which will ensure this requirement is met. In no case can the proposed parcels be less than the minimum required by the RS zone. Therefore, with this condition of approval, staff finds this request satisfies this criterion.

2. Section 2.310.03.C. Lot width and depth. The depth of a lot or parcel shall not be

more than 3 times the width of the parcel.

FINDINGS: The intent of this provision is to prevent the creation of parcels which are unusually deep and narrow which can be difficult to serve and develop, and to promote an orderly and efficient development pattern and use of property. The submitted site plan shows the proposed parcels comply with this standard. Parcel 1 is approximately 75 feet wide and 93 feet deep. Parcel 2 is approximately 75 feet wide and 128 feet deep. Neither parcel will have a length which is three times its width and therefore meets the minimum lot width and depth ratio requirements as outlined in the Keizer Development Code. This proposal complies with this criterion.

3. Section 2.310.03.G. The side lines of lots, as far as practicable, shall run at right

angles to the right-of-way line of the adjacent street. The rear lot line shall be no less than ½ the dimension of the front lot line.

FINDINGS: The intent of this provision is to allow the division of property that

will result in a more or less uniform shape thereby avoiding difficult to develop parcels. The subject property is a rectangular shaped property that will result in dividing the parcel into 2 rectangular shaped parcels. This development proposal will allow the property to be developed consistent with the provisions of the Keizer Development Code. The proposed lot lines run at right angles. The rear lot lines are all uniform and not less than ½ the dimension of the front lot line. Therefore, staff finds this request satisfies this criterion.

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4. Section 2.310.03.H. Utility easements shall be provided on lot area where necessary to accommodate public facilities. Such easements shall have a minimum total width as specified in Section 2.302.04 of the Keizer Development Code.

FINDINGS: The Public Works Department submitted comments pertaining to utility easements and facilities which have been included as conditions for the partition approval. This is a development requirement and shall be placed as a condition of approval of this partition application. Therefore, this request can comply with this criterion.

5. Section 2.310.05.A. Private Access. Private driveways serving flag lots, or private streets and access easements, shall be surfaced per the requirements of this code.

FINDINGS: The applicant is proposing a 20 foot wide private access easement to serve the newly created Parcel 2. The standards governing access easements will be further addressed later in this report. As a condition of partition approval, the proposed access easement will be required to be paved a minimum of 12 feet wide, 14 feet is proposed by the applicant. Staff finds this request can comply with this criterion.

6. Section 2.310.05.C. Street Frontage Improvements. If the street frontage of the

subject property is less than or equal to 100 feet, and not along a collector or arterial street the applicant shall sign a non-remonstrance agreement with the City of Keizer. This agreement shall stipulate that the applicant or future property owner will agree to participate in right-of-way improvements. The agreement many include provisions for the following: street paving, curbing, sidewalks, water lines, storm sewer facilities and sanitary sewer facilities. FINDINGS: The street frontage of the subject property is approximately 75 feet in length. Street frontage improvements are not required for properties less than or equal to 100 feet and not along a collector or arterial street. Therefore, no street frontage improvements will be required with this application. However, the property owner shall sign a non-remonstrance agreement with the City of Keizer for future street improvements along Chehalis Drive N which shall be recorded against the property. Any recording fees incurred during this process shall be paid by the applicant to the City of Keizer prior to recording. This agreement shall stipulate that the current and future property owner(s) will agree to waive the right to remonstrate against any local improvement project benefiting the subject property respecting participation in right of way improvements of Chehalis Drive N. The agreement may include provisions for the following: street paving, curbing, sidewalks, water lines, storm sewer facilities and sanitary sewer facilities. This shall be placed as a condition of approval of this partition application. Therefore, with the above recommended conditions of approval, staff finds this request may comply with this criterion.

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D. SECTION 3.107.07.D - IMPROVEMENTS OR DEDICATIONS THAT ARE

REQUIRED AS A CONDITION OF DEVELOPMENT APPROVAL, IF NOT VOLUNTARILY ACCEPTED BY THE APPLICANT, SHALL BE ROUGHLY PROPORTIONAL TO THE IMPACT OF THE DEVELOPMENT.

FINDINGS: The City has a legitimate governmental interest in assuring the development does not cause inadequate, unsafe and inefficient public transportation facilities. This is done by ensuring that adequate streets are provided in order to avoid traffic generation that exceeds the street system’s carrying capacity, which then causes dangerous or hazardous conditions. The Keizer Development Code requires that new development make road improvements to bring their road classification up to the road classification and construction standards when they are located on a collector or arterial street or if there is more than 100 feet of frontage along a local street. In this case, no street frontage improvements or dedications are anticipated. The property owner will be required to sign a non-remonstrance agreement pertaining to future improvements along Chehalis Drive, but no actual improvements are being required as a part of this application. Therefore, staff finds this criterion is not applicable.

E. SECTION 3.107.07.E - EACH PARCEL SHALL COMPLY WITH THE APPLICABLE REQUIREMENTS WITHIN SECTIONS 2.301 (General Provisions); 2.302 (Street Standards); 2.303 (Off-Street Parking and Loading); 2.305 (Transit Facilities); 2.306 (Storm Drainage); 2.307 (Utility Lines and Facilities); 2.309 (Site and Landscaping Design); and 2.316 (Infill Standards).

1. Section 2.301 General Provisions. Public Facilities must be provided for all developments meeting the minimum requirements as outlined in Section 2.301.03. Public Facilities Improvements Requirements Table:

FINDINGS: The intent of this provision is to ensure that new development is served by adequate public facilities and avoid having the situation where the public facilities are inadequate to serve the new development. The Keizer Development Code requires that appropriate public facilities be provided. The Public Works Department submitted comments (Exhibit 3) which specifically outline the requirements for the provision of public facilities to the proposed development of the two parcels. These comments have been incorporated into the conditions and requirements of this partition approval. Connection to the sanitary sewer system and water system will be required. The Keizer Fire District shall determine if a new hydrant is required to serve the proposed development. An overall plan indicating how water service will be provided shall be submitted to the Public Works Department for approval. The proposed sanitary sewer service must be approved by both the City of Salem and City of Keizer. The installation of appropriate public facilities will be ensured through the permit review and approval process and will be placed as a condition of partition approval. Therefore, staff finds with the above mentioned conditions of approval, this proposal satisfies this criterion.

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2. Section 2.302 Street Standards. Street standards are established to provide for safe, efficient, and convenient vehicular, bicycle and pedestrian movement; adequate access to all proposed developments; and to provide adequate area in all public rights-of-way for sidewalks, sanitary sewers, storm sewers, water lines, natural gas lines, power lines and other utilities commonly and appropriately placed in such rights of way: FINDINGS: The subject property is served by an existing public street (Chehalis Drive). No improvements or dedications are proposed with this application, and none are being required at this time. The applicant proposes to access the newly created Parcel 2 by a 20’ wide private access easement. The standards governing this easement will be addressed later in this report. With these conditions of approval, staff finds this request can satisfy this criterion

3. Section 2.302.08. Private Access Easements. A. Width; B. Maintenance; C. Turn-around; D. Parking; E. Trees Along Access Easements; F. Screening:

FINDINGS: The intent of this provision is to assure private access easements are constructed in a manner consistent with city standards thereby avoiding the creation of a substandard access easement which might be unusable for vehicular traffic. A. Width: A twenty (20) foot wide private access easement with paved width of twelve (12) feet is required for private access easements serving one dwelling. In addition the easement cannot exceed 300 feet in length. The applicant shows on his plan a 20 foot easement with 14 feet of paved width that does not exceed 300 feet in length and therefore complies with these standards. B. Maintenance: Provisions for the maintenance of the access easement shall be provided in the form of a Maintenance Agreement, homeowner’s association, or other instrument acceptable to the City. This will be placed as a condition of partition approval. C. Turn-around: A turn-around shall be required only for access easements which is the sole access for two or more residences. The access easement proposed would serve only Parcel 2, therefore a turnaround is not required. As noted in the Public Works submitted comments, an acceptable plan for a vehicle maneuvering area on proposed Parcel 2 has been submitted and the driveway spacing is acceptable. D. Parking: Single family dwellings having their sole access by an access easement must provide three on-site parking spaces. Parcel 2 is served by an access easement, therefore three (3) on-site parking spaces shall be required and will be placed as a condition of Certificate of Occupancy approval for a building permit. E. Trees Along Access Easements: Streetscape trees are required along access easements. Lots measuring less than 45 feet in width shall plant one (1) tree and lots more than 45 feet in width shall be required to plant two (2) streetscape trees within the boundaries of each lot and within 10 feet of the access improvements. Parcel 1 is more than 45 feet along the access easement and will be required to plant two (2) streetscape trees along the access easement. Planting of streetscape trees on Parcels 1 will be placed as a condition of plat approval.

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F. Screening: A 6 foot high sight obscuring fence, wall, or hedge shall be placed along the exterior side of an access easement to provide screening to any adjacent properties unless waived (in writing) by the adjacent property owners. This requirement is to be placed as a condition of partition plat approval. Based upon the submitted written information and site plan, the proposed private access easement can comply with Section 2.302.08, and with the above mentioned conditions, staff finds this request satisfies this criterion.

4. Section 2.303 Off-Street Parking and Loading:

FINDINGS: Section 2.303.06 requires that 2 on-site parking spaces per unit are required for single family development, and 3 on-site parking spaces are required for single family dwellings having their access via an access easement. Parcel 2 will be served by a private access easement. As stated above, 3 on-site parking spaces are required for Parcel 2. All spaces must be a minimum of 9 feet wide and 18 feet long. This requirement will be regulated through the building permit review process. With this requirement placed as a condition of partition approval, staff finds this request satisfies this criterion.

5. Section 2.305 Transit Facilities:

FINDINGS: No transit facilities are proposed with this development, and are not necessary. Therefore, this criterion is not applicable to this proposal.

6. Section 2.306 Adequate storm drainage shall be available to serve the existing and newly created parcels.

FINDINGS: The intent of this provision is to ensure that adequate storm drainage is provided to avoid having runoff from the property become either a nuisance or hindrance to other properties. The Public Works Department has submitted comments regarding the requirements for storm drainage facilities and these requirements have been incorporated into this report as conditions of approval of the partition. Specifically, all impervious surfaces on the site, including the proposed access easement area, shall be designed to keep all storm water runoff on-site. No storm water runoff from the new development shall be directed to Chehalis Drive. Plans for storm water drainage including storm water quality, detention, and outlet, shall be submitted to the Public Works Department for review and approval prior to plat approval. The applicant submitted a preliminary grading and drainage plan showing topography and general flow lines of storm water runoff and a water quality detention facility. As a condition of approval, a final grading and drainage plan will be required for the proposed development and all lot corners shall have finished grade elevations indicated on the plan. Storm drainage plans shall be designed to be consistent with Section 2.306 of the Keizer Development Code. With this placed as a condition of approval, staff finds this request can satisfy this criterion.

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7. Section 2.307 Utility Lines and Facilities. To provide adequate services and facilities

appropriate to the scale and type of development.

FINDINGS: The intent of this provision is to allow new development to be served by public facilities thereby avoiding the need to connect into private systems and avoid any potential groundwater contamination issues. Public water and sewer are available to serve the development. The Public Works Department submitted written requirements which have been made conditions of this partition approval addressing the specific public facility requirements relating to sanitary sewer, water, and street and drainage improvements necessary to accommodate the development. Appropriate easements will be required for any public sewer mains located within the subject property if located outside platted right of ways. Private Utilities such as gas, electricity, and communication services shall be installed according to the requirements of the district or company serving the development. Except where otherwise prohibited by the utility district or company, all such facilities shall be underground. With these conditions of approval, staff finds that this request complies with this criterion.

8. Section 2.309 Site and landscaping design. Section 2.309.05(B)(7f) - The City recognizes that factors such as disease, safety concerns, and site development requirements may require removal of mature trees. Depending on these factors, the City of Keizer may require removal of mature trees. Development of the property in conformance with an approved landscaping plan shall be a condition of land use approval or building permit. The City may require significant trees that are removed (including trees that are removed within the year prior to the application) be replaced at the rate of up to two new trees for each significant tree removed. Replacement trees shall have a trunk, when measured at six (6) inches above ground level, of at least two (2) inches when planted, and shall be a type that will be at least twelve (12) inches in diameter at ground level when fully mature Landscaping must be provided as outlined in section 2.309:

FINDINGS: The intent of this provision is to require planting of new trees to replace trees that are cut down as part of development and that measures will be taken to protect and preserve the trees during construction. In particular, this provision aims to replace trees that are identified as being “significant trees” which are trees that are equal to or greater than 50 feet in height or 12 inches in diameter. The City has the ability to require up to 2 trees to be planted for each tree removed. The Applicant’s Statement and the Existing Conditions map indicate there are a total of 15 trees on the property. The City only recognizes 3 trees on the property of which two are considered significant trees as the arborvitaes and rhododendron should not be included in the tree count. Therefore four (4) replacement trees shall be required to be planted. The applicant did not submit a replacement plan showing where the 4 trees will be planted. A Tree Replacement plan will be required to be submitted prior to plat approval and trees will be required to be planted prior to final plat approval for Parcel 1 and Certificate of Occupancy approval for a building permit for Parcel 2. Staff finds this request satisfies this criterion.

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9. Section 2.316.03-Infill Development Parcel Criteria. An infill development is any

residential development less than two (2) acres in size, and which directly abuts an existing residential neighborhood.

FINDINGS: The intent of this provision is to allow residential infill development to achieve the planned densities specified in the Comprehensive Plan and to conserve livability and neighborhood quality while promoting neighborhood compatibility. An infill development is any residential development less than two (2) acres in size, and which directly abuts an existing residential neighborhood. Since the subject property proposed to be partitioned is less than 2 acres in area and is adjacent to existing residential development the infill development standards of Section 2.316 will be required to be met. These standards will apply to the newly proposed home on Parcel 2 and will be regulated at the time of building permit approval and are made a condition of this partition approval.

Building heights for new infill development shall not exceed five (5) feet above the height of the existing abutting dwelling located on directly abutting parcels to the new infill development, unless measures are provided to mitigate the impact of the proposed dwelling. Acceptable mitigation measures may utilize a combination of increased setbacks from property lines or screening. Setbacks would include an additional one foot for every foot over the maximum height allowed based upon the height of the directly abutting dwellings. Increased setback is intended to be the primary method used to mitigate negative impacts between structures. The applicant has submitted a building footprint of the proposed dwelling on Parcel 2 and has indicated it to be built to a maximum height of 20 feet. The adjacent property is a single-story dwelling with an approximate height of 16 feet. With the height of the new dwelling being within four feet of the adjacent dwelling, no additional mitigation will be required. A condition of approval (which will be regulated through the building permit review process) the proposed development of Parcel 2 shall substantially conform to the proposed infill development plan and will be verified at that time. If the dwelling does not conform to the proposed height, additional setbacks will be required for building height over 21’ With the above mentioned conditions of approval staff finds this proposal complies with the provisions of Section 2.316, and therefore, staff finds this request satisfies this criterion.

F. SECTION 3.107.07.F - ADEQUATE PUBLIC FACILITIES SHALL BE AVAILABLE

TO SERVE THE EXISTING AND NEWLY CREATED PARCELS: FINDINGS: The applicant has indicated that public water and sewer are available or can be extended to serve the subject property. As a condition of partition approval, the requirements of the Public Works Department regarding public facilities must be adhered to as outlined in the conditions of this report. As a condition of partition approval, the newly created parcel must be connected to public facilities. This request satisfies this criterion.

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89.76

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89.64

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200.00110.00

3235.18 N89 24W

75.00

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120.09

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213.11 N89 24W0.48 AC

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0.38AC9300

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72.152

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72.54

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101.22

83.508800

83.50

66.00

83.50

139.63 S89 30E

76.59

82.92

66.00

83.50

97.75

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410700

95.6011

100.61

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86.90

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96.3072.47

72.47

71.40

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72.47

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85.00

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139.63

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66.00

222.55 N89 30W

83.50

83.50

2

83.50

226.91

74.63

83.50

74.52

10600115.50

90.00

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16.805

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4

72.47

72.47

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68.69

70.9535.60

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222.55 N89 30W8600

66.08

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58.44

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60.00

126.910.34 AC

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57.62

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102.92

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6

67.97

0.15 AC120.00

30.1045.38

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570010300

38.50

85.47

56.3612

222.55 N89 30W55.46

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5800

110.20

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59004.50

51.888

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85.00

50.994.50

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114.0918.24

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66.00

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82.90

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222.55 N89 30W

ORCHARD ST

60'

McNARY

CELTIC WAY N

NEWBERG DRIVE N

30

34

25'

34.5'

ORCHARDSTREET

32

20

PROVIDENCE PLACE

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60'60'

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80

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64'

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CHEMAWA ROAD N

34'

3034

45'25

ASHFORD WAY

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CUSHMAN LANE39.5'

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SHORELINE30'

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LOST LN N

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49.9349.93

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SEE MAP063W34CD

SEE MAP063W34DC

SEE MAP063W34DD

SEE MAP073W03BA

SEE MAP073W03AA

SEE MAP073W03BD

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SEE MAP073W03AD

MARION COUNTY, OREGONNW1/4 NE1/4 SEC3 T7S R3W W.M.

KEIZERKEIZER

07 3W 03AB

07 3W 03AB

SCALE 1" = 100'

FOR ADDITIONAL MAPS VISIT OUR WEBSITE AT

www.co.marion.or.us

DISCLAIMER: THIS MAP WAS PREPAREDFOR ASSESSMENT PURPOSES ONLY

07 3W 03AB

07 3W 03AB

KEIZERKEIZER

07 3W 03AB

07 3W 03AB

07 3W 03AB

07 3W 03AB

LEGENDLINE TYPES

SYMBOL TYPES

Section Corner<Ò 15

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Survey Monument

Waterline - Non Bndry

Railroad Centerline

Historical BoundaryEasement

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Road Right-of-WayTaxlot Boundary

Railroad Right-of-WayPrivate Road ROWSubdivision/Plat BndryWaterline - Taxlot Bndry

NUMBERSTax Code Number000 00 00 0

All acres listed are Net Acres, excluding anyportions of the taxlot within public ROWs

Acreage

Tick Marks:If a tick mark is indicated on the end of a line,

then the dimension goes to the tick mark. This is usedwhen dimensions extend into public right-of-ways.

0.25 AC

NOTES

200.00175.00

PLOT DATE: 7/6/2016

CANCELLED NUMBERS7300

PARTITION CASE NO. 2017-20 APPLICANT – DALE VAN LYDEGRAF ADDRESS – 5080 CHEHALIS DR N ZONE: RESIDENTIAL SINGLE FAMILY (RS) PUBLIC WORKS DEPARTMENT CONDITIONS AND REQUIREMENTS GENERAL CONDITIONS The application is for creating 2 lots where 1 currently exists. The existing lot is approximately 16,639 sq. ft. The 2 parcels proposed are Parcel 1, 7,000 Sq. Ft. and Parcel 2, 9,639 Sq. Ft. Proposed Parcel 1 has direct access from Chehalis Drive. Proposed Parcel 2 will gain access to Chehalis Drive via an access easement. SANITARY SEWERS: It is the developer’s responsibility to connect the proposed development to the appropriate master plan sewer lines designed to serve the area. a.) City of Salem approval for local sewer permits will need to be issued prior to

construction. Construction permits will be required for any construction within a public street.

b.) Connecting to existing sewers that serve the general area will be the

responsibility of the developer of the property. Each parcel will be required to have its own sanitary sewer service and will be required to connect to an approved public sanitary sewer line. Plans for connection to the sanitary sewer system shall be submitted to the City of Keizer and the City of Salem for parcel 2. No new development will be allowed on Parcels 1 and 2 until those parcels have successfully completed a development plan processed by the City of Keizer.

c.) Appropriate easements will be required for any public sewer mains located within

the subject property if located outside of the platted right of ways. Easements will be required for all private sewer lines that cross private properties.

d.) The subject property is located within the original Keizer Sewer District and is

therefore not subject to an acreage fee for sanitary sewers. WATER SYSTEM:

a.) The Keizer Fire District shall determine if a new hydrant is required to serve the

future development of the proposed new parcels. An overall plan indicating how water service will be provided to the proposed new parcels shall be submitted to the Public Works Department for approval prior to any new development.

b.) Location of the water meters shall be determined by the Public Works

Department after all existing utility locations are known. STREET AND DRAINAGE IMPROVEMENTS:

EXHIBIT 3

a.) No public street improvements are being proposed at this time for the proposed

partitioning. An acceptable plan for an adequate turn around on proposed Parcel 2 has been submitted. The proposed driveway spacing is acceptable and no additional right of way is required.

b.) All impervious surfaces on the site, including the future turn around, shall be designed to keep all storm water runoff on-site. No storm water runoff from the new development shall be directed to Chehalis Drive. Plans for stormwater drainage, including stormwater quality, detention, and outlet, shall be submitted to the City of Keizer Public Works Department for review and approval prior to approval of any development of proposed new parcels. A grading and drainage plan will be required for the future development and all lot corners shall have finished grade elevations indicated on the plan.

OTHER a.) Construction permits are required by the Public Works Department prior to any

public facility construction as well as private utility construction within existing right of ways

b.) A Pre-design meeting with the City of Keizer Public Works Department will be

required prior to the Developer's Engineer submitting plans to either the City of Keizer or the City of Salem for review.

c.) Street opening permits are required for any work within the City Right of Way that

is not covered by a Construction Permit. d.) A Pre-construction conference shall be required prior to commencement of any

construction under permits issued by the City. e.) The Partition Plat shall include a signature line for the City Engineer. f.) Any existing wells on the subject property shall be abandoned in accordance with

the Oregon State Water Resources Department requirements. g.) Erosion control permits shall be obtained from the City of Keizer prior to the

disturbance of any soil on the subject property.

Marion County Surveyor’s Office Page 1 of 2 Comments on Planning Action: ___Keizer Partition 2017-20____ Date__10_/_2_/_2017_ Person Commenting __ Phil Jones _____________ Subdivision: ____ 1. Subdivision name must be approved per ORS 92.090. ____ 2. Must be surveyed and platted per ORS 92.050. ____ 3. Subdivision plat must be submitted for review. ____ 4. Checking fee and recording fees required. ____ 5. Per ORS 92.065 - Remaining monumentation bond may be required if some of the plat

monuments have not been set and/or the installation of street and utility improvements has not been completed, or other conditions or circumstances cause the delay (or resetting) of monumentation.

____ 6. A current or updated title report must be submitted at the time of review. Title reports shall be no less than 15 days old at the time of approval of the plat by the

Surveyor’s Office, which may require additional updated reports. Partition: ____ 1. No survey required on parcels created over ten acres. __X__ 2. Parcels ten acres and less must be surveyed. __X__ 3. Per ORS 92.050, plat must be submitted for review. __X__ 4. Checking fee and recording fees required. __X__ 5. A current or updated title report must be submitted at the time of review. Title reports shall be no less than 15 days old at the time of approval of the plat by the

Surveyor’s Office, which may require additional updated reports.

Property Line Adjustment: ____ 1. No survey required. The resultant property is greater than ten acres. ____ 2. Must be surveyed per ORS 92.060 (7) and the survey submitted for review. ____ 3. Survey checking fee required at the time of review. (See Page 2 for additional comments)

Marion County Surveyor’s Office Comments on Planning Action Page 2 of 2 Property Line Adjustment (continued): ____4. Property line adjustment deeds shall be recorded with the Marion County Clerk’s Office

prior to submitting the property line adjustment survey. Deed recording reference numbers shall be noted on the survey map. Per ORS 92.190 (4): The deed shall contain the names of the parties, the description of the adjusted line, references to original recorded documents and signatures of all parties with proper acknowledgment.

[See Marion County Zoning Code MCC 16.33.140(E) and MCC 17.172.120(E)] Marion County Planning requires perimeter descriptions of the resultant properties.

____5. A re-plat (in the form of a partition plat) is required, due to the adjustment of a partition plat parcel line or subdivision lot line. A property line adjustment deed shall be recorded with the Marion County Clerk’s Office, prior to the recording of the re-plat. Deed recording reference numbers shall be noted on the plat. As per ORS 92.190 (4): The deed shall contain the names of the parties, the description of the adjusted line, references to original recorded documents and signatures of all parties with proper acknowledgment.

The resultant property deeds shall be recorded after the recording of the re-plat.

Re-plat: (Re-configuration of lots or parcels and public easements within a recorded plat) ____1. Must comply with all provisions per ORS 92.185 (6) ____2. Must be surveyed and platted per ORS 92.050, and the plat submitted for review. ____3. Checking fee and recording fees required. ____4. A current or updated title report must be submitted at the time of review. ____5. The portion of the subdivision or partition plat proposed for replatting contains utility easement(s)

that will need to be addressed. Per ORS 92.185 (4), when a utility easement is proposed to be realigned, reduced in width or omitted by a replat, all affected utility companies or public agencies shall be notified, consistent with a governing body’s notice to owners of property contiguous to the proposed plat. Any utility company that desires to maintain an easement subject to vacation must notify the governing body in writing within 14 days of the mailing or other service of the notice.

If it is necessary to re-configure the utility easement created by this partition plat (see map), then it will be the responsibility of the applicant to determine the names of all of the utility companies affected by the proposed re-configuration, and give this list of names to the Marion County Surveyor’s Office. Letters of notice will be sent by this office to the affected utility companies, who will determine whether or not the easement is to be maintained.

Other comments specific to this Planning Action: G:\SURVEY\Checking\Planning Action Comments\Plan_Action.docx