SUBJECT:
Title
Pine Village Manufactured Home Park - Major Site Plan - Waiver Request to Major Site Plan in Review
10195 SE 36th Ave Belleview
Project #1999005123 #32898 Parcel #3726-011-001
Clymer Farner Barley, Inc.
LDC 6.11.4.B(2) - Cross Access (Parallel Access)
CODE states Cross access shall be provided and constructed for all commercial, industrial, and multi-family residential development on arterial and collector roads unless it is determined by the County Engineer to not be practical or reasonable due to adjacent features, specific type of development, or the potential development of the adjacent property.
APPLICANT request - Per (2) of this code section, "cross access shall be provided and constructed for all commercial, industrial, and multi-family residential development on arterial and collector roads" Per Article 1, Division 2, "multi-family is any residential development project that consists of more than two dwelling units per building, or eight dwelling units or more per gross acre." P-MH zoning only allows for single or two-family
LDC 6.11.5 -Driveway Access
CODE states - Concrete mitered end sections are required for culverts when used for driveways accessing a roadway with posted speeds of 40 mph or greater.
APPLICANT request - The proposed driveway for the MHP is at the same location the existing driveway has been for at least 30 years. The Belleview High School entrance also existed in its current location for at least the same duration. Belleview High starts at 8:30 AM & ends at 3:00 PM. Although we are proposing to triple the amount of units onsite, AM peak hour trips increased by only seven trips and PM peak hour trips increased by 13 trips, Due to the start & end times of Belleview High School, we believe the peak hour for the Pine Village Manufactured Home Park to be at a different time than the peak hour for Belleview High School.
6.12.12(D) - Sidewalks
CODE states - At the discretion of the Development Review Committee, in lieu of construction along external streets, the developer may pay a sidewalk fee to the County in an amount necessary to complete construction. This amount shall be determined by the project engineer and approved by the County with payment required prior to final plan approval. The County may use these funds toward the construction of sidewalks throughout the County based on priorities established by the Board.
APPLICANT request - per email correspondence with Steven Cohoon on 4/14/25 and a separate meeting with Marion County staff members Dane Scott & Chris Zeigler on 7/15/25, a waiver for fee in lieu of construction would be granted.
LDC - 6.12.2 - Right of Way
CODE states A. Right-of-way shall be platted or dedicated, meeting the minimum right-of-way width established in Table 6.12-1, to provide for the necessary access and other needed infrastructure improvements supporting the proposed development. Right-of-way can be provided by easement if approved by DRC. B. Along adjacent arterial and collector roadways to the proposed development, as established in the adopted Comprehensive Plan Functional Classifications Map, the existing pavement centerline of the adjacent road shall be the reference line used to determine the needed right-of-way on each side of said centerline. C. When right-of-way is provided and is not directly related to mitigating impacts caused by the proposed development, the developer may be compensated in a manner acceptable to both the developer and the County consistent with one or more of the following, subject to approval by the Board upon review and recommendation by the DRC: (1) The Board may enter into an impact fee credit agreement with the developer based upon the fair market value of the provided right-of-way, (2) The Board may enter into an agreement with the developer establishing that the project property remains eligible for the development of the equivalent densities or intensities calculated based upon the pre right-of-way dedication acreage, (3) The Board may enter into an agreement with the developer reducing the property’s typically required right-of-way setback and/or buffer in relation to the provided right-of-way, (4) The Board may enter into an agreement with the developer allowing the provided right-of-way be accepted in lieu of off-site improvements caused by the development.
APPLICANT request - We would like to request providing a 10-feet ROW dedication, rather than the 20-feet code minimum, due to the precedent set by adjacent projects. Specifically, the Greek Orthodox Church located just north of the SE 100th Street and SE 36th Ave intersection, on the west side of SE 36th Ave. Also, the platted Woodridge Estates subdivision starting on the SE corner of the SE 110th St and SE 36th Ava intersection. This would allow the owner to keep his existing well. We would also like to request shortened front building setbacks to the 15-feet required Type C landscape buffer, rather than the 25-feet code minimum.
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