HomeMy WebLinkAboutNotice PLANNER 11/8/2011 SPRINGFIELD
Staff Report and Notice of Decision - Site Plan Review - Type II Ink alP Project Name: ACR Container Storage
Project Proposal: The Applicant proposes to construct a container storage facility on 2.47 acres
of a 4.24 acre parcel. The storage units will be comprised of renovated cargo containers that
have minimal lighting and electrical service. No traditional structures are proposed at this time,
but a structure for a resident manager may be included in the future.
Case Number: TYP211-00012
Project Location: The site is a vacant parcel located at 4107 Industrial Avenue. The location is
identified as Assessor's Map 17-02-31-11 TL 100.
Zoning: Heavy Industrial
Overlay Districts: Drinking Water Protection Overlay (5-10 yr.time of travel zone)
Applicable Refinement Plan and Designation: Mid-Springfield - Heavy Industrial
Metro Plan Designation: Heavy Industrial
Pre-Submittal Meeting Date: 9/9/2011
Application Submitted Date: 10/13/2011
Decision Issued Date: 11/8/2011
Recommendation: Approval with conditions
Appeal Deadline Date: 11/24/2011
Associated Applications: None
CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Planner III Land Use Planning Mark Metzger 726-3775
Transportation Planner Transportation Michael Liebler 736-1034
Public Works Engineering Sanitary & Storm Sewer, Clayton 736-1036
Utilities& Easements McEachern
Deputy Fire Marshall Fire and Life Safety Gilbert Gordon 726-2293
Community Services Manager Building Kip Kaufman 726-3623
' OWNER/APPLICANTS APPLICANT'S REPRESENTATIVES
ACR Properties LLC Olson and Morris
John Hammer Scott Morris
555 Lincoln Street 380 Q Street, Ste 200
Eugene, OR 97401 Springfield, OR 97477
(541) 683-1166 (541) 302-9790
I. EXECUTIVE SUMMARY AND DECISION
ACR, LLC proposes to construct a facility for storage of renovated cargo containers that would be
rented for secure storage. The concept is similar to a mini-storage facility. The nature of the
containers would allow some units to be removed,transported to a job site, and then returned
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to the storage facility. No structures are proposed for the site at present, but a modular home
may be placed on the site in the future to provide an on-site resident manager.
The facility will occupy 2.75 acres of a 4.24 acre parcel in an established industrial subdivision.
The parcel is currently vacant.
Upon review of the proposed development staff has found that the proposed site plan can be
made to conform to the Type II Site Plan Review criteria found in SDC 5.17-125 (A)-(E) and IS
APPROVED WITH THE FOLLOWING CONDITIONS:
Condition of Approval#1: If the applicant is required or chooses to provide solid waste
containers they will need to comply with all requirements of Chapter 3.03.4.A of the City's
Engineering Design Standards and Procedures Manual and Section 4.4 of the City of Eugene
Stormwater Management Manual.
Condition of Approval #2: Prior to approval of the final site plan, the applicant shall provide an
operations and maintenance plan to the City for review to ensure the long-term maintenance
and operation of the proposed vegetated swales. The plan should designate maintenance
responsibility for operating and maintaining the system, and should be distributed to all
property owners and tenants of the site.
Condition of Approval#3:To ensure a fully functioning water quality system and meet
objectives of Springfield's MS4 permit, the Springfield Development Code and the EDSPM,the
proposed vegetated swales shall be shall be fully vegetated with all vegetation species
established prior to final site inspection and occupancy. Alternatively, if this condition cannot
be met, the applicant shall provide and maintain additional interim erosion control/water
quality measures acceptable to the Public Works Department that will suffice until such time as
the vegetated swales vegetation becomes fully established.
Condition of Approval#4:The following language shall be added to the general construction
notes to alert contractors to the precautions that must be observed during construction:
• "DNAPL chemicals are prohibited at this site. The contractor and all subcontractors are
required to provide the owner's engineer with copies of MSDSs for all chemicals
proposed for use on-site prior to use or delivery to the property. Based on these
MSDSs, the engineer will determine if the chemical is approved for use on this site (i.e.,
whether or not the product contains DNAPLs). The engineer may contact the SUB
Water Quality Protection Coordinator(541-744-3745)with any questions about
evaluating products for DNAPLs. A copy of the MSDS for all chemicals used on the
project will remain on the job site as required by law.
• All chemicals used during construction should be stored in adequate secondary
containment.
• Equipment maintenance and fueling: Precautions shall be taken to prevent fluid-
containing equipment located outside from leaking, including providing a dedicated area
for fueling and maintenance of equipment. This area shall be prepared and maintained
in a way that prevents spills or leaks from migrating to the soil or storm water drainage
system.
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• No fill materials containing hazardous materials shall be used on this site."
Condition of Approval#5:The following tenant agreement and signage shall be prepared and
utilized to both inform tenants of their responsibility under SDC Section 3.3-200:
• The site's operating policy and rental contracts shall ensure compliance with Section
3.3-200 Drinking Water Protection (DWP) Overlay District of the Springfield
Development Code. The rental contracts shall: (1) inform tenants that the storage units
are located within a sensitive drinking water protection area and that great care shall be
taken to prevent groundwater contamination, and (2) prohibit the storage of any
hazardous materials.
• The plan indicates that hoses will be installed for on-site cleaning during operations. No
cleaning chemicals shall be allowed to wash into the ground. Signage shall be placed at •
the hose bibs advising users that cleaning chemicals shall not be used on site.
• Signage describing proper use of the shut-off valves shall be placed at the manual valves
that will be located upstream of the grassy swales.
• Springfield wellhead protection area signs shall be placed at the site temporarily during
construction and permanently adjacent to the entrance, grassy swales, and within the
storage unit area to contractors, subcontractors, and customers to the importance of
reporting and cleaning up any spills. Signs shall adhere to the SUB sign standard. Signs
are also available for purchase from SUB at the cost of$15/sign.
Condition of Approval#6:The Fire Marshal has indicated that the following items must be
addressed for Final Site Plan approval:
0111 points of storage buildings, both in initial phases and in future phases, shall be within
50 feet of fire apparatus access to meet 2010 Springfield Fire Code 503.1.1.
• The proposed gated entry shall have a minimum 20 feet clear opening meeting 2010 SFC
503.2.1.
• Provide a Knox keyed gate switch for electrically activated gates and public works locks
for manually operated gates.
• A 3-foot clear space shall be maintained around the circumference of the proposed fire
hydrants shown on Sheet C5 of 9 per SFC 507.5.5.
Condition of Approval#7: The tentative plan does not provide sufficient information to
determine whether it complies with the Development Code. The Final Plan shall include details
that clearly show that the pole mounted fixtures and the PAC lighting will employ cut-off lighting
fixtures. The Final Plan shall also indicate the proposed spacing between PAC lights.
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II. BACKGROUND AND SURROUNDING LAND USES
The subject property is a vacant parcel located at 4107 Industrial Avenue.
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The subject site is located east of Mt. Hood Beverage Co. and west of Lane Forest Products. A
rail spur bounds the property on the south. North of the site is a vacant parcel and a
neighborhood stormwater facility that serves the industrial subdivision, including the subject
property.
II. PROCEDURAL REQUIREMENTS FOR SITE PLAN REVIEW SDC 5.17-130
This application is reviewed under Type II (administrative) procedures listed in Springfield
Development Code (SDC) Section 5.1-130. Type II procedures require that mailed public notice
of the proposed development be sent to residents and landowners within 300 feet. SDC Section
5.1-130 (B) describes the required content of the mailed notice and indicates that there is a 14-
day comment period allowed for receiving public comment on the proposal. The applicant and
parties submitting written comments during the notice period have appeal rights and are mailed
a copy of this decision for consideration (see "Appeals" at the end of this decision).
In addition to mailed public notice, evaluation of the proposal by the Development Review
Committee is required under SDC Section 5.1-130 (C). The Development Review Committee is
composed of staff from various city departments and staff from various other agencies which
provide urban services with Springfield's planning jurisdiction.
Finding#1. Mailed notice of the proposed site plan modification was sent to residents and
property owners within 300 feet of the subject site on October 18, 2011, as verified by affidavit.
Finding#2. No comments were received from nearby residents or property owners.
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Finding#3. Notice was sent to participants in the Development Review Committee and a
meeting was held on November 1, 2011 to review issues of compliance of the proposal with
applicable development policies and standards. Comments from Development Review
Committee participants are included in the findings and conditions of approval that are
contained in the remainder of this report.
Conclusion: Procedural requirements for processing a Type II Site Plan Review have been
followed.
III. SITE PLAN REVIEW CRITERIA OF APPROVAL
The approval criteria for Site Plan Review are found in SDC Section 5.17-125.
SDC 5.17-125 CRITERIA FOR SITE PLAN APPROVAL:
A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement
Plan diagram, Plan District map, and Conceptual Development Plan.
B. Capacity requirements of public and private facilities, including but not limited to, water
and electricity; sanitary sewer and stormwater management facilities; and streets and
traffic safety controls shall not be exceeded and the public improvements shall be
available to serve the site at the time of development, unless otherwise provided for by
this Code and other applicable regulations. The Public Works Director or a utility
provider shall determine capacity issues.
C. The proposed development shall comply with all applicable public and private design
and construction standards contained in this Code and other applicable regulations.
D. Parking areas and ingress-egress points have been designed to: facilitate vehicular
traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within
the development area and to adjacent residential areas, transit stops, neighborhood
activity centers, and commercial, industrial and public areas; minimize driveways on
arterial and collector streets as specified in this Code or other applicable regulations and
comply with the ODOT access management standards for State highways.
E. Physical features, including, but not limited to: steep slopes with unstable soil or
geologic conditions; areas with susceptibility of flooding; significant clusters of trees and
shrubs; watercourses shown on the WQLW Map and their associated riparian areas;
other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open
spaces; and areas of historic and/or archaeological significance, as may be specified in
Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as
specified in this Code or in State or Federal law.
The applicable standards and policies found in the Springfield Development Code (SDC) and the
current Springfield Engineering Design Standards and Procedures Manual provide the basis for
the findings conditions and conclusions shown below. Other authoritative local state and
federal standards may also be applied as applicable to this proposal.
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As mentioned above, the Development Review Committee reviewed the proposed plans and
supporting information on November 1, 2011. The staffs review comments have been
incorporated as "Findings" and "Conditions" in this report. The focus of this report is on those
elements of the site plan that are not in compliance with Springfield's development policies
and standards. The report will not account for all of the site plan details that are in compliance
with the policies and standards.
SITE PLAN REVIEW CRITERIA
"A. The zoning is consistent with the Metro Plan Diagram, and/or the applicable
Refinement Plan diagram, Plan District map, and Conceptual Development Plan."
CONSISTENCY WITH THE METRO PLAN—PERMITTED USES—SDC 3.2-310
The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is the adopted
comprehensive plan that designates the location of intended land uses for Springfield. Metro
Plan is implemented by the Springfield Zoning Map. The Springfield Development Code details
the permitted uses and base development standards for each zoning district.
Finding#4. The Springfield Development Code (SDC) Section 3.2-410—Schedule of Light-
Medium Industrial, Heavy Industrial and Special Heavy Industrial Use Categories, lists mini-
storage as a permitted use within the Heavy Industrial zone.
Finding#5. The proposed use is consistent with the description for the Heavy Industrial
designation on the Metro Plan Diagram.
BASE ZONE DEVELOPMENT STANDARDS— 3.2-420
Finding#6. SDC Section 3.2-420 is a table showing elements of the base zone standards
such as minimum lot size, lot coverage, setbacks and other dimensional standards for
development within the Heavy Industrial zoning district.The proposed site plan complies with
each of the base industrial zone standards found in SDC Section 3.2-420.
Conclusion: The proposal satisfies Site Plan Criterion A.
"8. Capacity requirements of public and private facilities, including but not limited to,
water and electricity;sanitary sewer and stormwater management facilities;and
streets and traffic safety controls shall not be exceeded and the public improvements
shall be available to serve the site at the time of development, unless otherwise
provided for by this Code and other applicable regulations. The Public Works Director
or a utility provider shall determine capacity issues."
C. The proposed development shall comply with all applicable public and private design
and construction standards contained in this Code and other applicable regulations."
The staff analysis required to determine findings for Criterion B and C include significant overlap.
For the purposes of this review, Criteria B and C are considered together in this section of the
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staff report. The elements of the Springfield Development Code which apply to Criterion B and
Criterion C include but are not limited to:
• Infrastructure Standards for Transportation—SDC 4.2-100
• Infrastructure Standards for Utilities—SDC 4.3-100
• Landscaping, Screening and Fence Standards—SDC 4.4-100
• On Site Lighting Standards—SDC 4.5-100
• Specific Development Standards—SDC 4.7-100
INFRASTRUCTURE STANDARDS FOR TRANSPORTATION—SDC 4.2-100
SDC Section 4.2-100 through 4.2-160 details infrastructure standards for streets, sidewalks,
driveways, accessways, pedestrian trails and related transportation facilities. Additional design
standards for transportation facilities are found in the Engineering and Design Standards and
Procedures Manual and the City of Springfield Construction Standard Specifications Section(s)
317, 501, and 502, and Standard Drawings 5-1 to 5-25. These documents provide specific design
standards for streets and accessways. Parking standards are found in SDC Section 4.6-100.
Transportation System Impacts
Finding#7. Transportation staff concluded that the proposed self-storage use will add a
very limited number of new trips to Industrial Way. No transportation Impact Analysis is
required. The existing capacity of Industrial Way can more than accommodate the expected trip
generation.
Site Access and Circulation
Finding#8. The proposed accessways to be used for circulation within the site are 35-feet
wide. This is nearly the same width as a residential street(36-feet). Sheet Cl of the applicant's
submittal is a turning template showing that the proposed turning radius will allow a fire truck
to move through the facility. Transportation staff concluded that the proposed design will allow
safe access and circulation through the facility.
INFRASTRUCTURE STANDARDS FOR UTILITIES—SDC 4.3-100
SDC Section 4.3-100 through 4.3-145 details infrastructure standards for sanitary sewers,
stormwater systems, water quality protection, natural resource protection, water and electric
utilities, and public easements. Additional design standards for these facilities are found in the
Springfield Engineering and Design Standards and Procedures.
Section 4.3-130.A of the Springfield Development Code requires each development area to be
provided with a water system having sufficiently sized mains and lesser lines to furnish adequate
supply to the development and sufficient access for maintenance. Springfield Utility Board
coordinates the design of the water system within Springfield city limits.
Section 4.3-140.A of the SDC requires applicants proposing developments make arrangements •
with the City and each utility provider for the dedication of utility easements necessary to fully
service the development or land beyond the development area. The minimum width for public
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utility easements adjacent to street rights of ways shall be 7 feet. The minimum width for all
other public utility easements shall be 7 feet. The Public Works Director may require a larger
easement to allow for adequate maintenance.
Section 4.3-140.6 of the SDC requires that where the Public Works Director has determined that
a watercourse or riparian area will be part of the City's Stormwater Management System, a
maintenance easement shall be required in order to maintain the functionality of these areas.
For watercourses, the easement shall be measured from either the top of bank, ordinary high
water mark or the delineated setback line. The easement shall be a minimum of 10 feet wide
where no equipment is'required for access or maintenance. The easement shall be extended to
a maximum of 25 feet wide to allow City maintenance vehicles to set up and perform the
required maintenance.
Sanitary Sewer Improvements—SDC 4.3-105
Section 4.3-105.A of the SDC requires that sanitary sewers shall be installed to serve each new
development and to connect developments to existing mains.Additionally, installation of
sanitary sewers shall provide sufficient access for maintenance activities.
Finding#9. The applicant has proposed connection to the public wastewater lines with a
service lateral to serve future expansion on the site. The proposed system will connect to the
existing public sewer at northeast property boundary to an existing stub that has adequate
capacity for the proposed development.
Finding#10. The applicant does not appear to provide any onsite solid waste or recycling
containers. Past experience with these types of developments has shown a high demand for
solid waste and recycling containers by the tenants.
Finding#11. Finding: Pursuant to Chapter 3.03.4.A of the City's Engineering Design Standards
and Procedures Manual and Section 4.4 of the City of Eugene Stormwater Management Manual,
solid waste storage and recycling container areas shall be covered and hydraulically isolated
from potential stormwater runoff, and directed to the sanitary sewer system.
Condition of Approval#1: If the applicant is required or chooses to provide solid waste
containers they will need to comply with all requirements of Chapter 3.03.4.A of the City's
Engineering Design Standards and Procedures Manual and Section 4.4 of the City of Eugene
Stormwater Management Manual.
Storm Water Management—SDC 4.3-110
SDC Section 4.3-110.6 states: The Approval Authority shall grant development approval only
where adequate public and/or private stormwater management systems provisions have been
made as determined by the Public Works Director, consistent with the Engineering Design
Standards and Procedures Manual(EDSPM).
Section 4.3-110.0 of the SDC states that a stormwater management system shall accommodate
potential run-off from its entire upstream drainage area, whether inside or outside of the
development.
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SDC Section 4.3-110.D requires run-off from a development to be directed to an approved
stormwater management system with sufficient capacity to accept the discharge.
SDC Section 4.3-110.E requires new developments to employ drainage management practices
which minimize the amount and rate of surface water run-off into receiving streams and
promote water quality.
Finding 412. To comply with Sections 4.3-110.D & E, stormwater runoff from the site will be
directed into a series of vegetated swales prior to discharge into the public system.
Finding 413. The stormwater system for the whole area currently drains to a central
detention pond system that provides adequate flow control for this development.
Water Quality Protection—SDC 4.3-115
Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and
National Pollutant Discharge Elimination System (NPDES), the City of Springfield has obtained a
Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires the
City demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent
Practicable (MEP).
Federal and Oregon Department of Environmental Quality (ODEQ) rules require the City's MS4
plan address six"Minimum Control Measures." Minimum Control Measure 5, "Post-
Construction Stormwater Management for New Development and Redevelopment," applies to
the proposed development.
Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce
a program to ensure the reduction of pollutants in stormwater runoff to the MEP. The City must
also develop and implement strategies that include a combination of structural or non-structural
Best Management Practices (BMPs) appropriated for the community.
Minimum Control Measure 5 requires the City of Springfield use an ordinance or other
regulatory mechanism to address post construction runoff from new and re-development
projects to the extent allowable under State law. Regulatory mechanisms used by the City
include the Springfield Development Code (SDC), the City's Engineering Design Standards and .
Procedures Manual (EDSPM) and the future Stormwater Facilities Master Plan (SFMP).
As required in Section 4.3-110.E of the SDC, "a development shall be required to employ
drainage management practices approved by the Public Works Director and consistent with
Metro Plan policies and the Engineering Design Standards and Procedures Manual."
Section 3.02 of the City's EDSPM states the Public Works Department will accept, as interim
design standards for stormwater quality,water quality facilities designed pursuant to the
policies and procedures of either the City of Portland (BES), or the Clean Water Services (CWS).
Section 3.03.3.B of the City's EDSPM states all public and private development and
redevelopment projects shall employ a system of one or more post-developed BMPs that in
combination are designed to achieve at least a 70 percent reduction in the total suspended
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solids in the runoff generated by that development. Section 3.03.4.E of the manual requires a
minimum of 50 percent of the non-building rooftop impervious area on a site shall be treated
for stormwater quality improvement using vegetative methods.
Finding#14. To meet the requirements of the City's MS4 permit,the Springfield
Development Code, and the City's EDSPM,the applicant has proposed the use of vegetated
swales to treat 100%of the impervious area runoff from the site.
Finding#15. The vegetation proposed for use in the vegetated swales will serve as the
primary pollutant removal mechanism for the stormwater runoff. Satisfactory pollutant
removal will occur only when the vegetation has been fully established.
Finding#16. The design of the vegetated swales includes small retaining walls that place all
swale vegetation in Zone A (the wet portion of the swale). The proposed plantings and densities
are consistent with the required standards found in the Portland Stormwater manual.
Condition of Approval#2: Prior to approval of the final site plan, the applicant shall provide an
operations and maintenance plan to the City for review to ensure the long-term maintenance
and operation of the proposed vegetated swales. The plan should designate maintenance
responsibility for operating and maintaining the system, and should be distributed to all
property owners and tenants of the site.
Condition of Approval#3:To ensure a fully functioning water quality system and meet
objectives of Springfield's MS4 permit, the Springfield Development Code and the EDSPM, the
proposed vegetated swales shall be shall be fully vegetated with all vegetation species
established prior to approval of final site inspection and occupancy. Alternatively, if this
condition cannot be met,the applicant shall provide and maintain additional interim erosion
control/water quality measures acceptable to the Public Works Department that will suffice
until such time as the vegetated swales vegetation becomes fully established.
DRINKING WATER PROTECTION STANDARDS—SDC 3.3-235
The Drinking Water Protection (DWP) Overlay District is established to protect aquifers used as
potable water supply sources by the City from contamination.This Section establishes
procedures and standards for the physical use of hazardous materials harmful to groundwater
within TOTZ by new and existing land uses requiring development approval.
Finding#17. The proposed development is within the 5-10 year time of travel zone from the
SP wellhead as shown on the Springfield Drinking Water Protection Map.
Finding#18. General note#13 on Sheet EC 1 (Land Drainage and Alteration Plan) states that
no hazardous substances shall be released on the site. Additional construction notes are
needed to satisfy notice requirements for Drinking Water Protection.
Condition of Approval#4:The following language shall be added to the general construction
notes to alert contractors to the precautions that must be observed during construction:
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• "DNAPL chemicals are prohibited at this site. The contractor and all subcontractors are
required to provide the owner's engineer with copies of MSDSs for all chemicals
proposed for use on-site prior to use or delivery to the property. Based on these
MSDSs, the engineer will determine if the chemical is approved for use on this site (i.e.,
whether or not the product contains DNAPLs). The engineer may contact the SUB
Water Quality Protection Coordinator(541-744-3745) with any questions about
evaluating products for DNAPLs. A copy of the MSDS for all chemicals used on the
project will remain on the job site as required by law.
• All chemicals used during construction should be stored in adequate secondary
containment.
• Equipment maintenance and fueling: Precautions shall be taken to prevent fluid-
containing equipment located outside from leaking, including providing a dedicated area
for fueling and maintenance of equipment. This area shall be prepared and maintained
•in a way that prevents spills or leaks from migrating to the soil or storm water drainage
system.
• No fill materials containing hazardous materials shall be used on this site."
Finding#19. The proposed self-storage use allows tenants to store potentially hazardous
materials. Tenants need to be made aware of their responsibility to observe the precautions
and prohibitions regarding hazardous material storage as described in Section 3.3-200 Drinking
Water Protection (DWP) Overlay District of the Springfield Development Code (SDC).
Condition of Approval#5:The following tenant agreement and signage shall be prepared and
utilized to both inform tenants of their responsibility under SDC Section 3.3-200:
• The site's operating policy and rental contracts shall ensure compliance with Section
• 3.3-200 Drinking Water Protection (DWP) Overlay District of the Springfield
Development Code. The rental contracts shall: (1) inform tenants that the storage units
are located within a sensitive drinking water protection area and that great care shall be
taken to prevent groundwater contamination, and (2) prohibit the storage of any
hazardous materials.
• The plan indicates that hoses will be installed for on-site cleaning during operations. No
cleaning chemicals shall be allowed to wash into the ground. Signage shall be placed at
the hose bibs advising users that cleaning chemicals shall not be used on site.
• Signage describing proper use of the shut-off valves shall be placed at the manual valves
that will be located upstream of the grassy swales.
• Springfield wellhead protection area signs shall be placed at the site temporarily during
construction and permanently adjacent to the entrance, grassy swales, and within the
storage unit area to contractors, subcontractors, and customers to the importance of
reporting and cleaning up any spills. Signs shall adhere to the SUB sign standard. Signs
are also available for purchase from SUB at the cost of$15/sign.
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NATURAL RESOURCES PROTECTION—SDC 4.3-117
SDC Section 4.3-117 (D) states, "Site Plan Review as specified in Section 5.17-100 shall be
required for commercial, industrial and multi-unit residential developments which are proposed
within 150-feet of a locally significant wetland or riparian area."
SDC Sections 4.3-115 and 4.3-117 describe protection standards for"Water Quality Limited
Watercourses" and for riparian resource areas. These protections include a combination of
development setbacks and in some cases, restoration requirements.
Finding#20. Upon staff review of the Springfield Local Wetland Inventory and the Natural
Resources Inventory, the subject site does not impact any of Springfield's inventoried natural
resource sites.
UTILITIES, FIRE PROTECTION AND PUBLIC EASEMENTS—SDC 4.3-120 THROUGH 4.3-140
SDC Section 4.3-130 (A) states that each development area shall be provided with a water
system having sufficiently sized mains and lesser lines to furnish an adequate water supply to
the development with sufficient access for maintenance." The Springfield Utility Board
coordinates the design of the water system within Springfield city limits.
SDC Section 4.3-130 (B) states that fire hydrants and mains shall be installed by the developer as
required by the Fire Marshal and the utility provider.
Section 4.3-140.A of the SDC requires applicants proposing developments make arrangements
with the City and with each utility provider for the dedication of utility easements necessary to
fully service the development or land beyond the development area. The minimum width for
public utility easements adjacent to street rights of ways shall be 7 feet. The minimum width for
all other public utility easements shall be 7 feet. The Public Works Director may require a larger
easement to for adequate maintenance.
Finding#21. Staff reviewed the applicant's submittal and found that the site plan generally
conforms to the development standards listed in SDC Sections 4.3-120 through 4.3-140.
Condition of Approval#6:The Fire Marshal has indicated that the following items must be
addressed for Final Site Plan approval:
• All points of storage buildings, both in initial phases and in future phases, shall be within
150 feet of fire apparatus access to meet 2010 Springfield Fire Code 503.1.1.
• The proposed gated entry shall have a minimum 20 feet clear opening meeting 2010 SFC
503.2.1.
• Provide a Knox keyed gate switch for electrically activated gates and public works locks
for manually operated gates.
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• A 3-foot clear space shall be maintained around the circumference of the proposed fire
hydrants shown on Sheet C5 of 9 per SFC 507.5.5.
Landscaping,Screening and Fence Standards—SDC 4.4-100 through 4.4-115
SDC Section 4.4-100 through 4.4-115 details standards and requirements for landscaping,
screening and fencing for new developments. Section 4.110 (A) lists those instances where
screening is required.
Finding#22. Sheet C2 indicates that 24,420 square feet will be landscaped. Sheet LA-1
shows the proposed planting for the landscaped area.
Finding#23. SDC Section4.4-105 E specifies the following density for landscape planting:
"The planting acceptable per 1,000 square feet of required planting area is as follows:
1. As a minimum, 2 trees not less than 6 feet in height that are at least 2 inches in caliper
(at the time of planting, not including root ball); and
2. Ten shrubs, 5 gallons or larger.
3. Lawn and/or groundcover may be substituted for trees or shrubbery, unless required for
screening when there are adequate provisions for ongoing maintenance."
Finding#24. The landscape plan calls for 27 trees and 222 shrubs. The plan also calls for
388 small plants (daylilies and kinnickinnick) and a planted lawn area covering about 1,680
square feet. These plantings are separate from the planted swale areas. Street trees along the
fronting street were planted at the time the existing Hammer Industrial Subdivision was
developed.
Finding#25. The Development Code allows lawn and groundcover to be substituted for trees
and shrubs where screening is not an issue.The great majority of the site is set back from the
fronting street by more than 300 feet. Trees, lawn and shrubs provide the desired planting
density and screening for the industrial site.
Lighting and Glare-SDC 3.2-425 G.3., SDC4.3-110 G., SDC 4.5-110
SDC Section 4.5-110 A. states: All exterior light fixtures shall be shielded or recessed so that
direct glare and reflection are contained within the boundaries of the property, and directed
downward and away from abutting properties; public rights of way; and riparian, wetlands and
other protected areas identified in this Code on the same property.
SDC Section 4.5-110B.2.b. states that the height of a free standing exterior light fixture within 50
feet of riparian area shall not exceed 12 feet.
Finding#26. The applicant's submittal includes cut sheets showing two lighting fixtures, one
of which indicates that it is a "Premium Cut-off Floodlight." The second cutsheet does not
indicate that the fixture is a cut-off light fixture.
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Finding#27. Sheet C2, Note 2, indicates that parking lighting is as shown and the PAC lighting
will be provided on storage units. The sheet note does not provide details about pole height or
which fixture is planned for the pole. The sheet does not provide details about the intended
spacing of the PAC lights that are to be mounted on the storage containers.
Condition of Approval#7: The tentative plan does not provide sufficient information to
determine whether it complies with the Development Code. The Final Plan shall include details
that clearly show that the pole mounted fixtures and the PAC lighting will employ cut-off lighting
fixtures. The Final Plan shall also indicate the proposed spacing between PAC lights.
Vehicle Parking, Loading And Bicycling Parking Standards—SDC 4.6-100
SDC Section 4.6 details development standards for vehicle parking, loading and bicycle parking.
Section 4.6-125, (Table 4.6-2) identifies the minimum required off street parking for various land
uses.
Finding#28. Sheet C2 shows three parking spaces, including a handicapped space.
Transportation staff found that the proposed parking satisfies the requirements of the
Development Code, given the self-storage use. No bicycle parking spaces are shown, and are
not required at this time. Bicycle parking shall be required with the installation of the resident
manager's dwelling shown on the plan as a potential future addition to the site.
Overlay District Requirements
Finding#29. The site is located within the 5-10 year time of travel zone of the Drinking Water
Protection District. The staff findings and conditions of approval related to the Drinking Water
Protection Overlay District were previously addressed in this report (Findings#16-#18 and
associated Conditions of Approval#4 and #5).
Floodplain Overlay District
Finding#30. According to FIRM Map Number 41039C1162 F, the site is outside of the 500-
year area.
Conclusion: As conditioned, the public and private improvements are sufficient to
serve the proposed development.The proposed site plan satisfies this sub-element of
the Criteria B and C. •
"D. Parking areas and ingress-egress points have been designed to:facilitate vehicular
traffic,bicycle and pedestrian safety to avoid congestion;provide connectivity within
the development area and to adjacent residential areas, transit stops, neighborhood
activity centers, and commercial, industrial and public areas;minimize driveways on
arterial and collector streets as specified in this Code or other applicable regulations
and comply with the ODOT access management standards for State highways."
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• •
Traffic Standards
The Engineering and Design Standards and Procedures Manual and the City of Springfield
Construction Standard Specifications Section(s) 317, 501, and 502, and Standard Drawings 5-1 to
5-25 provide design standards for streets and accessways. These standards are supplemented
by the parking standards found in SDC Section 4.6-100.
Section 4.2-105.G.2 of the Springfield Development Code requires that whenever a proposed
land division or development will increase traffic on the City street system and that
development has any unimproved street frontage abutting a fully improved street, that street
frontage shall be fully improved to City specifications. Exception (i) notes that in cases of
unimproved streets, an Improvement Agreement shall be required as a condition of
Development Approval postponing improvements until such time that a City Street
improvement project is initiated.
Finding#31. Transportation planning staff reviewed the proposed plan and find that the
design provides for safe access and circulation. No new street facilities are proposed for the
site. Findings#7 and #8 provide additional information about the proposed plan.
Conclusion: The proposed site plan, as conditioned, satisfies Criterion D.
"E. Physical features, including, but not limited to:steep slopes with unstable soil or
geologic conditions;areas with susceptibility of flooding;significant clusters of trees
and shrubs;watercourses shown on the WQLW Map and their associated riparian
areas;other riparian areas and wetlands specified in Section 4.3-117;rock
outcroppings;open spaces;and areas of historic and/or archaeological significance, as
may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240,
shall be protected as specified in this Code or in State or Federal law."
The City of Springfield maintains various inventories of locally significant physical features which
may require protection or which may have an impact on the safety of the proposed
development. Among these inventories are the Springfield Inventory of Natural Resource Sites,
the Springfield Map of Water Quality-Limited Watercourses, Springfield Inventory of Historic
Places, Springfield Local Wetland Inventory and others.
Finding#32. The proposed development area does not impact any identified water quality
limited watercourses. The site does not impact any inventoried natural resource site.
Conclusion: The proposed site plan, as conditioned, satisfies Criterion E.
Conclusion: The proposed site plan as conditioned, can be made to conform to the
Type II Site Plan Review criteria found in SDC 5.17-125 (A)-(E)
IV. DECISION--APPROVAL,WITH CONDITIONS, as of the date of this letter.This is a limited land
use decision made according to city code and state statute. Unless appealed, the decision is
final. Please read this document carefully. The standards of the Springfield Development Code
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• •
(SDC) applicable to each criterion of Site Plan Modification Approval are listed herein and are
satisfied by the submitted plans and notes unless specifically noted with findings and conditions
necessary for compliance. Final Site Plans must be in conformance with the tentative site plan
as conditioned. Building plans and site development must conform to the Final Site Plan.
Approved Final Site Plans (including Landscape Plans) shall not be substantively changed during
Building Permit Review without an approved Site Plan Modification Decision.
Other Uses That May Be Authorized By the Decision: None. The proposed uses are permitted
in accordance with Springfield Development Code. No other uses are authorized by this
decision. Final Site Plan and Building Plans must conform to this decision.
What Needs To Be Done By The Applicant To Obtain Final Site Plan Approval?
Final Site Plan: A Final Site Plan Application, the Final Site Plan Fee, five copies of a Final Site
Plan and any additional required plans, documents or information are required to be submitted
to the Planning Division within 90 days of the date of this letter.
This decision is based on the submitted Tentative Site Plan.The Final Site Plan must show
conformity with the Tentative Site Plan, compliance with SDC 5.17-125 Criteria of Approval A-
E, and the conditions of approval. The Final Site Plan shall become null and void if construction
has not begun within two years of Final Site Plan approval, i.e. the signing of a Development
Agreement. A single one-year extension may be granted by the Director upon receipt of a
written request by the applicant including an explanation of the delay. Work under progress
shall not be subject to Development Approval expiration.
Development Agreement: In order to complete the review process, a Development Agreement
is required to ensure that the terms and conditions of site plan review are binding upon both
the applicant and the City. This agreement will be prepared by Staff upon approval of the Final
Site Plan and must be signed by the property owner prior to the issuance of a building permit. A
Building Permit shall be issued by the Building Official only after the Development Agreement
has been signed by the applicant and the Director. No building or structure shall be occupied
until all improvements are made in accordance with this Article, except as specified in SDC 5.17-
150, Security and Assurances. Upon satisfactory completion of site development, as determined
by a Final Site Inspection (prior to the final building inspection), the City shall authorize the
provision of public facilities and services and issue a Certificate of Occupancy.
Notes:
• An encroachment permit and a Land Drainage and Alteration Permit may be required
for this development. The applicant shall not commence any construction activities on
the site without an approved Land Drainage and Alteration Permit approved by City
Public Works Department.
• Signs are regulated by the Springfield Municipal Code Article 9, Chapter 7. The number
and placement of signs must be coordinated with the Community Services Division (726-
3664). The location of signs shown in a site plan does not constitute approval from the
Community Services Division. A separate sign permit is required.
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• •
Additional Information: The application, all documents, and evidence relied upon by the
applicant, and the applicable criteria of approval are available for free inspection and copies are
available at a cost of$0.75 for the first page and $0.50 for each additional page at the
Development Services Department, 225 Fifth Street, Springfield, Oregon.
Appeals: If you wish to appeal this Tentative Site Plan Approval, a Type II Limited Land Use
decision, your application must comply with SDC 5.3-100,APPEALS. Appeals must be submitted
on a City form and a fee of$250.00 must be paid to the City at the time of submittal. The fee
will be returned to the appellant if the Planning Commission approves the appeal application. In
accordance with SDC 5.3-115 which provides for a 15 day appeal period, the appeal period for
this decision expires at 5:00 p.m. on November 24, 2011.
Questions: Please contact Mark Metzger at the City of Springfield Urban Planning Division, 726-
3775 if you have questions regarding this process.
FEES AND PERMITS
SYSTEMS DEVELOPMENT CHARGE:
Applicable Systems Development Charges are payable when building permits are issued for
developments within the City limits or within the Springfield Urban Growth Boundary. (The cost
relates to the amount of increase in impervious surface area, transportation trip rates, and
plumbing fixture units. Some exceptions apply to Springfield Urban Growth areas.) [Springfield
Code Chapter II,Article 11]
Systems Development Charges (SDC's) will apply to the construction of buildings and site
improvements within the subject site. The Charges will be based upon the rates in effect at the
time of permit submittal for buildings or site improvements on each portion or phase of the
development.
OTHER PUBLIC WORKS PERMITS:
Land & Drainage Alteration Permits (LDAP). [Contact the Springfield Public Works Department
at 726-5849 for appropriate applications/requirements]
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