HomeMy WebLinkAboutMiscellaneous PLANNER 3/30/2012 SPRINGFIELD
TYPE I TENTATIVE MINIMUM
DEVELOPMENT STANDARDS (MAJOR),
6. so
STAFF REPORT & DECISION
Project Name: Prosper Park
Nature of Application: Renovation of an existing office space and construction of a small scale
.industrial park with 15 units. The units range between 600 and 1000 square feet each.
Case Number: TYP112-00009
Project Location: 945 28th Street
Current Site Conditions: Partially developed site with existing office structures. Six industrial
units are to be built on an existing foundation (original structure demolished after fire). The
remaining nine units will be new construction located in two complexes.
Zoning: Heavy Industrial Metro Plan Designation: Heavy Industrial
Zoning of Surrounding Properties: North-HI, South-LMI, East-LMI and West-LDR
Application Submitted Date: 3/27/2012 Site Visit Conducted Date: 3/30/2012
Decision Issued Date: 4/4/2012
Recommendation: Approved as conditioned.
Associated Applications: PRE111-00018
CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Project Manager Planning _ Mark Metzger 726-3775
Transportation Planning Engineer Transportation Michael Liebler 736-1034
Public Works Civil Engineer Utilities, Sanitary and Clayton 736-1036
Storm McEachern
Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 726-2293
Community Services Building Chris Carpenter 744-4153
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APPLICANT'S DEVELOPMENT REVIEW TEAM
Owner: Consultant:
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Leonard Tarantola Steve Keating PE •
945 28"' Street Keating Engineering
Springfield, OR 97477 159 E 16th Ave.
541-968-5539 Eugene, OR 97401
lentar @pacinfo.com 541-242-0613
keatingengineering@msn.com
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 1
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Purpose: Minimum Development Standards (MDS) are intended to support economic
development by minimizing City review for minor additions or expansions, changes in approved
use categories, or where land use conflicts have been mitigated or eliminated as a result of prior
development approvals, zoning or regulation. The purpose of MDS procedures is to provide the
minimum level of ministerial review that guarantees compliance with applicable development
standards. MDS approvals shall ensure compliance with specific appearance; transportation
safety and efficiency, and stormwater management standards of this Code or other applicable
regulations as necessary to protect the public health, safety and welfare.
Minimum Development Standards include the following range of review procedures which shall
be applied subject to applicability and locational standards contained herein. The Director shall
determine the appropriate MDS approach from the following list of MDS review procedures:
A. Building Permit Only (BPO). If no additional site review or MDS procedures are
required by this Code, building permit procedures and timelines shall be used- to
determine compliance with applicable standards of this Code. Applicable zoning overlay
applications may be processed concurrently with building permit applications.
B. Land Use Compatibility Inspection Application (LUCI). This ministerial planning
review and/or site inspection process may be used to demonstrate that: (1) the subject
site is in substantial compliance with previous approvals; and (2) existing improvements
satisfy required standards. LUG process shall not be used when other provisions of MDS
or Site Plan Review apply.
C. MDS Minor Application. This process shall be used for expansions or additions on
an existing development site that do not exceed 5,000 square feet.
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D. MDS Major Application. This process shall be used for expansions or additions to
certain existing development sites where the expansion or addition does not exceed
25,000 square feet of new impervious area.
Finding#1. The total new development Is 12,615 Square feet. The process to be used is
greater than 5,000 square feet and less than 25,000 which mandates the use of a MDS Major
Application.
Criteria of Approval: In order to grant MDS approval, the Director shall determine compliance
with all applicable standards specified below:
Applicable Special Use Standards:
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® Complies as Shown on Plot Plan
® Proposal Complies when the following Condition(s) is/are met:
SDC Section 3.2-410 lists the allowed uses within industrial zoning districts and notes
any special use standards that may apply to those uses. No special use standards apply
to the proposed uses for this zoning district.
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 2
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1) A five-foot wide landscaped planter strip, including street trees, wilt, approved
irrigation or approved drought resistant plants as specified in SDC Sections 4.4100,
4.2-140 shall be installed between the sidewalk and parking areas or buildings.
0 Complies as Shown on Plot Plan
® Proposal Complies when the following Conditions) is/are met:
The plot plan (C2.1) shows three new trees will be planted west of the office area.
Additional landscaping is labeled "future landscaped frontage." The Final MDS Plan
Submittal or Building Permit Submittal shall describe the proposed planting,
consistent with SDC Sections 4.4-100, 4.2-140, and 5.15-120 A. Installation
of the proposed landscaping shall be completed by the time of occupancy.
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2) Trash receptacles and outdoor storage areas shall be screened by a structure or
enclosure permanently affixed to the ground as specified in SDC Section 4.4-110.
0 Complies as Shown on Plot Plan
® Proposal Complies when the following
condition(s) is/are met:
The submitted drawings do not show the location or design of trash receptacles or
outdoor storage sveening. The Final MDS Plan Submittal or Building Permit
Submittal shall describe the proposed location, screening for anticipated
trash receptacles, consistent with SDS Section 4.4-110.
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 3
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3) Bicycle parking spaces shall be added to meet the numerical standards for the
appropriate use or upgraded to meet the standards set in SDC Sections 4.6-140, 4.6-
145,and 4.6-155
® Complies as Shown on Plot Plan
EI Proposal Complies when the following Condition(s) is/are met:
The submitted plan (Sheet C2.1) shows 4 bike parking spaces located east of the
existing 2-story office. Sheet C4.2 shows the design detail for the bike rack.
4) Parking and circulation areas shall be paved and striped and wheel stops installed
as specified in SDC Sections 4.6-100, 5.15-120 (D) and 4.6-120. Required paving and
other impervious surfaces on the site shall comply with on-site stormwater
management standards as specified in SDC Section 4.3-110.
Q Complies as Shown on Plot Plan
® Proposal Complies when the following Condition(s) is/are met:
Parking:
Sheet C2.1 shows 7 existing parking spaces.Two additional accessible spaces
are proposed for the site. The spaces are in dose proximity to Buildings A and B.
These spaces appear to conform to required dimensions. The Lane County Assessor's
Office shows Building A to be 2118 square feet. Building B is assumed for the purpose
of this report to be for storage use. Building A, if used as general office space, requires
1 space for every 300 square feet, for a total of 7 spaces. The parking shown for
Building A has been met.
Building C is shown on Sheet A0.0 to be 5774 square feet. It is assumed that Building C
shall be used for warehouse space and/or small businesses (as per the applicant's
narrative). SDC 4.6-125 C requires 1 space per 1000 square feet. The units within
Buildings C are credited with one internal parking space per unit which satisfies the
required number of spaces for the building.
Building D is shown on Sheet A0.0 to be 4901 square feet. It is assumed to be for self-
storage uses, no parking spaces will be required for these units.
Building E is shown on Sheet A0.0 to be 1940 square feet. It is assumed that Building
D shall be used for warehouse space and/or small businesses (as per the applicant's
narrative). SDC 4.6-125 C requires 1 space per 1000 square feet. The units within
Buildings D are credited with one internal parking space per unit which satisfies the
required number of spaces for the building.
Fire Turnaround
The 2010 Springfield Are Code section 505.25 and SFC Appendix 0103.1 and Figure
D103.1 require a fire apparatus turnaround for the site. Adequate space appears to be
available for such a turnaround as shown in Figure D103.1. The tumaround will require
the use of land on both tax lots 1100 and 1101. The turnaround will also require proper
stripping and signage to ensure that the narrowing of the drive aisle between the north
edge of Building E and the walkway to the north is kept clear. A recorded joint access
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 4
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agreement guaranteeing the availability of the turnaround in the future shall be
required before occupancy. The Final MDS Plan Submittal or Building Permit
Submittal shall show the fire apparatus turnaround and signage that will
keep the turnaround area clear of impediments or parked vehicles.
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5)Access onto the public right-of-way shall comply with SDC Section 4.2-120.
® Complies as Shown on Plot Plan
0 Proposal Complies when the following Conditions) is/are met:
The existing apron and access comply with existing design guidelines.
•6) Concrete sidewalks shall be installed where the site abuts a curb and gutter street
as specified in SDC Section 4.2-135.
El Complies as Shown on Plot Plan
0 Proposal Complies when the following Condition(s)
is/are met:
The site has frontage on 28th Street. The street at the applicant's location has curb,
gutter and sidewalk.
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 5
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7)Streetlights shall be installed as specified in SDC Section 4.2-145
® Complies as Shown on Plot Plan
D Proposal Complies when the following Condition(s) is/are met:
An existing street light located just north of the property on 28th Street serves the
entrance to the site.
8) The development shall connect to public utilities as specified in Sections 4.3-105,
4.3-110, 4.3-120, 4.3-125 and 4.3-130 of the SDC and comply with the Springfield
Building Safety Codes, where applicable. Easements may be required as specified in
Subsection 4.3-140 of this Code.
O Complies as Shown on Plot Plan
• Proposal Complies when the following Condition(s) is/are met:
. Section 507.5.1 of the Springfield Fire Code states that"where a portion of the facility
or building hereafter constructed or moved into or within the jurisdiction is more than
400 feet from a hydrant on a fire apparatus access road, as measured by an approved
route around the exterior of the fadlity or building, on-site fire hydrants and mains shall
be required by the fire code official."
The distance from the nearest fire hydrant to the furthest corner of the new buildings
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 6
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buildings(625 feet) requires to meet the Sp the instal
Springfield
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Timelines and Conditions of Approval: The property owner and/or applicant has 30 days from
the date of this decision to submit a Final Plot Plan (the Final Plot Plan must be to scale and
indicate the scale on the plan) demonstrating compliance with the following Conditions of
Approval:
Condition #1. The Final MDS Plan Submittal or Building Permit Submittal shall describe the
proposed planting, consistent with SDC Sections 4.4-100, 4.2-140, and 5.15120 A.
Installation of the proposed landscaping shall be completed by the time of occupancy.
Condition #2. The submitted drawings do not show the location or design of trash
receptacles or outdoor storage screening. The Final MDS Plan Submittal or Building Permit
Submittal shall describe.the proposed location, screening for anticipated trash receptacles,
consistent with SDS Secton 4.4-110.
Condition #3. The distance from the nearest fire hydrant to the furthest corner of the new
buildings (625 feet) requires the installation of a new hydrant or the sprinkling of the
buildings to meet the Springfield Fire Code. The Final MDS Plan Submittal or Building Permit
Submittal shall show either a new hydrant or indicating that buildings C, D and E will be
sprinkled.
Condition #4. The 20.10 Springfield Fire Code section 505.25 and SFC Appendix D103.1
and Figure D103.1 require a fire apparatus turnaround for the site. Adequate space appears
to be available for such a turnaround as shown in Figure D103.1. The turnaround will
require the use of land on both tax lots 1100 and 1101. The required space will require
proper stripping and signage to ensure that the narrowing of the drive aisle between the
north edge of the Proposed Warehouse "E" and the walkway to the north is kept clear. A
TYP112-00009 Prosper Park.MDS (Major)
April 4, 2012 Page 7
• •
recorded joint access agreement guaranteeing the availability of the turnaround in the future
shall be required before occupancy. The Final MDS Plan Submittal or Building Permit
Submittal shall show the fire apparatus turnaround and signage that will keep the turnaround
area dear of impediments or parked vehicles.
In order to complete the review process, a Development Agreement is required within 45 days
from the date of this decision to ensure the terms and conditions of this application are binding
upon both the applicant and the City. This agreement will be prepared by Staff and upon
approval of the Final Plot Plan, must be signed by the property owner prior to issuance of a
building permit and land use approval.
The construction of the required improvements shall begin within 90 days of the date of this
decision. If the established time line cannot be met,the applicant may submit a written request
for a time line extension as specified in SDC Section 5.15-125.
The Director may allow a one-time extension of the 90-day start of construction time line due to
situations including but not limited to, required permits from the City or other agencies,
weather conditions and the unavailability of asphalt or the unavailability of street trees. If the
time extension is allowed, security shall be provided as specified in SDC Section 5.17-150 of this
Article. The time line extension shall not exceed 90 days.
If the established time line is not met and the applicant has not requested an extension,the
Director shall declare the application null and void if the property is occupied and the property
owner shall be considered in violation of this Code. If the established time line is not met and
the applicant has requested an extension and that timeline has not been met,the Director may
require the improvements be installed as specified in SDC Section 5.7-150.
Permits That May Be Required:
• All new sewer taps will require permits from the Public Works Department prior to
connection.
• Sidewalks and driveway curb cuts and closures require permits from the Public Works
Department.
• Building permits will be required for the construction of the building and the paving of
the parking lot.
• An LDAP permit will be required for all grading, filling and excavating being done.
• Sign Permit-NOTE: Signs are regulated by the Springfield Municipal Code Article 9,
Chapter7. The number and placement of signs must be coordinated with the Community
Services Division. The location of signs on a Site Plan does not constitute approval from
the Community Services Division.
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 for a fee at the Development Services Department, 225 Fifth Street, Springfield,
Oregon.
Appeals: This Type I dedsion is exempt from the provisions of ORS 197.195, 197.763 and
227.173 and therefore cannot be subject to the appeal provisions of SDC Section 5.3-100,
Appeals. In the event the applicant disagrees with the application of the development standards
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 8
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in this decision, the applicant may request a Type III Formal Interpretation or a Type II Site Plan
Review application.
Questions: Please call Mark Metzger in the Planning Division of the Development Services
Department at(541) 726-3775 if you have any questions regarding this process.
TYP112-00009 Prosper Park MDS (Major)
April 4, 2012 Page 9