Southview Takes Shape!
Don Davidson retained the services of David J. Pedersen & Associates located in Eugene to do his design work for Southview. One of the first things Dave did was to fly over the site and get the lay of the land. Photos taken by him in early 1981 show only the original 4-wheel drive track up the West side of our hill, and the original access point from Highway #101, long since covered over, is clearly visible. (See 'Photos of Southview' on the main web page)
The original PUD request to rezone our property - here reproduced as it was written - looked like this:
SOUTHVIEW
PLANNED UNIT DEVELOPMENT
INTRODUCTION
“The purpose of this request is to rezone from Rural Residential 5 to Rural Residential 2/PUD, a 66 acre parcel lying east of Highway 101, five miles north of the Florence Urban Service Boundary and seven miles north of the Florence City Limits. Approval of this request would allow construction of approximately 33 dwelling units on the 66-acre parcel.
This proposal constitutes Phase I of a two-phase development. The second phase would occur at a later date on a 90 acre parcel located one‑quarter of a mile south of this property. It is the applicant's intent to pursue only Phase I development at this time. Neither development proposal nor necessary site work has been prepared on the area that would encompass Phase II.
PROJECT DESCRIPTION
The proposed Southview Planned Unit Development is designed to provide rural residential housing in the Coastal Sub-area.
The property overlooks the Pacific Ocean and beaches to the south and west. Because it lies at an elevation above Highway 101, and the fact that the development will occur in the center portion of the property, the majority of the residences will not be visible from Highway 101. The project is planned for approximately 33 dwelling units served by a single private road with access to Highway 101. The planned density is one dwelling unit per two acres.
The residences are to be served by a community water supply using ground water resources. Two wells have been developed on the western side of the property yielding 120 gallons and 110 gallons respectively. The water system is designed to allow slow pumping from the wells with one serving as backup to the other. A 10,000-gallon storage reservoir would supplement the water system.
Waste disposal would be by individual subsurface sewage disposal systems.
The development is designed to maximize the unique aesthetic quality of the site and surrounding area, emphasizing seclusion, open space and scenic quality.
The preliminary land use allocations, which follow, are subject to minor
revisions:
Reservoir, well fields etc. 1 acre
Roads (50 right‑of‑way) 4 acres
Individual parcels 11 acres
Common open space 50 acres ‑
Total 66 acres
The necessary facilities and services (community water supply, road and sewage disposal system) are to be owned and managed by a Homeowners Association governed by Deed Restrictions and Covenants. A draft copy of the covenants has been submitted with this application.
LAND USE
As indicated previously, the property rises above Highway 101 and provides a view to the west and to the south.
At the base of the severe slope on the east property line lies Berry Creek, east of which is a quarry operation. The area to the south of the property is developed with single family dwellings along Highway 101, as well as a convenience commercial store. The area west of Highway 101 is in public ownership. The area to the north is in private ownership, separated from this property by a ravine running from east to west.
PHYSICAL CHARACTERISTICS
The following is a description of the physical characteristics of the property, with particular reference to topography, agricultural capability, forestland capability, soils suitability and ground water resources.
1. Topography
Cross sections were developed for the northern, middle and southern portions of the property. The northern portion of the property rises to an elevation of 495 feet above sea level. In comparison, Highway 101 is approximately 275 feet above sea level at this point. The buildable area in the northern portion of the property is approximately 620 feet wide.
The middle sections of the property range in elevation from 430 feet to 353 feet, compared to elevations of 210 and 175 feet respectively for Highway 101. The buildable areas are approximately 525 to 200 feet wide in this location.
The southern portion of the property rises to an elevation of 320 feet, compared to 150 feet for Highway 101. The buildable area in this location is approximately 450 feet wide.
All the development is proposed in areas with 0% to 25% slopes.
2. Agricultural Capability
There are four bands of soils running through the property from north to south, none of which have an agricultural capability rating. The central portion of the property, where development would occur, consists of Slickrock Gravelly Loam, which has an agricultural capability rating of VIe and slopes ranging from 3% to 25%.
The western portion of the property consists of a Neskowin Silty Loam, which has an agricultural capability rating of VIe and 20% to 40% slopes.
Most of the eastern portion of the property consists of a Bohannan Cobbly Loam, with an agricultural capability rating of VIIe. Severe slopes ranging from 50% to 90% characterize this section of the property.
A small band of Preacher‑Bohannon‑Slickrock Complex (50~‑75% slopes) runs along the northeast edge of the property adjacent to Berry Creek. This soil complex has an agricultural capability rating of VIIe.
3. Forest Land Capability
The property is divided roughly into two vegetative types. The western portion consisting of native grasses, shrubs and gorse, while the eastern portion consists of scrubs Alder and Spruce and various shrubs.
The property has never been managed for commercial timber production and cannot be so managed at this time, contrary to general indications contained in the Soil Conservation Services OR‑1 Soils Sheets. According to the OR‑l's, the property has potential to grow Douglas Fir on the Slickrock and Bohannon soils, which are listed as having woodland suitability ratings of 2 and 3 and site indexes of 185 and 154 respectively (These ratings would translate to cubic foot site classes 2 and 3, according to the tables contained in the Oregon Forest Productivity Study OSDF, 1978).
The Neskowin Silty Loam is rated as accommodating Sitka Spruce with a woodland suitability rating of 3 and a site index of 135 (cubic foot site class 3).
In order to determine the actual potential for this property to grow merchantable timber, a soils analysis and timber cruise was conducted. The result of this analysis is summarized here with supporting documentation included in the application. Contrary to the general guide provided by the OR‑l's, the property is not capable of producing commercial timber resources because of local circumstances and characteristics relative to the soils.
The western portion of the site is not rated as Douglas Fir, even in the OR‑l's, and there are no trees in the area whatsoever. The effects of wind and salt spray make this an unsuitable environment for timber productivity. Thus, only grasses and shrubs are found in this area.
The central portion of the site (20 acres) consists of a mixture of scrub Alder and Spruce and shrubs. The Alder has a site index of 60 and a cubic foot site class of IV. The Spruce has an average site index of 80‑go and a cubic foot site class of IV. Neither of these species represents current or potential marketable timber resources.
The timber cruise revealed only five Douglas Fir on the entire site, with a cubic foot site class of IV‑V for the five trees.
The eastern portion of the property consists of shrubs, Alder and scattered Spruce on slopes of 50%‑90%. Very shallow soils and rock outcroppings characterize this area. There is not only negative potential for timber resource management, but any removal of existing vegetation would cause severe erosion and sedimentation of Berry Creek.
In summary, the subject property cannot grow commercial timber resources for a variety of reasons including winds, salt spray and shallow soils.
4. Soils Development Suitability
The applicant has conducted soils evaluations of the property, as well as a geological reconnaissance. Evaluation by Lane County Water Pollution Control Division is in progress at this time. Preliminary indications are that the site is suitable for subsurface sewage disposal systems on individual lots. (See the attached report on Geology/Soils/ Slope)
5. Ground Water Resources
The development is to be served by a community water system utilizing ground water resources.
Prior to actual drilling, a geological reconnaissance was conducted on the property. The report served as the basis for additional study leading to the drilling of two wells on the property. As indicated on the well logs, one well yields 120 gpm at 405 feet, the other 110 gpm at 405 feet.
Both wells have been constructed and cased to meet State standards. The water supply is potable for domestic consumption.”
* * * * * * * * * * * *
The above document went on to describe the various areas of the code that needed to be addressed, and how Davidson Industries intended to address them. One of the concerns expressed by the County was the eventual use of the land. They believed it should be ‘resource’ land, which meant land that would be used to grow timber. If there was going to be a housing development planned for the property, they were concerned with the extra burden on the school district, public safety, etc. So the argument for a zoning change took on the look of ‘seasonal homes’ or ‘2nd homes’ as opposed to ‘permanent’ homes. The rationale went that if people only used their homes part time, they wouldn’t have any impact on the school district, and the county finally relented. The Lane County Commissioners, on October 22nd, 1980 approved the zoning change.
Some owners have asked how the original design was arrived at, why only 33 lots, etc. I put those questions to Dave. He said that, because the total area of Southview was 66 acres, only 33 lots were allowed by State and County requirements, one per every two acres. The layout of our hill dictated that a single roadway leading up the ‘spine’ of the hill was the only reasonable design, with a turning circle at the north end (where the land was wider). As it turns out, they were correct.
When it was determined that a more flowing access into Southview would be necessary, some blasting was done to get through the solid rock. Calculations were made concerning how much dynamite would be needed, where it should be placed, etc. It was thought that, once the blasting had occurred, the rock would simply drop into the same space it had been blasted from. Such was not to be the case!
When the time came to do the blasting, two flaggers were positioned out on Highway #101 to stop traffic. After the blast, it was immediately obvious that flaggers were no longer needed, because a great deal of rock and debris landed in the roadway, completely closing the only coastal road for about four hours while they hurriedly got it pushed away! Needless to say, Don Davidson and the engineers had had better days!
The road was carved into the hillside in generally the same place the old 4-wheel drive track had been. Some cutting of the hillside was necessary to accommodate the new roads, including at the first turn after coming in the gate, and where the turn occurs going to Lots #1 and #2.
Some of the lots were heavily wooded, while others were almost completely meadow. Early pictures taken in 1983-84 (shown elsewhere on this web site) show why the overlook was placed where it was – because there were no trees there to block the view to the South, and this would be the best place to set up a sales trailer in the future.
|
|