HomeMy WebLinkAboutCorrespondence PLANNER 10/20/2011 •
MEMORANDUM City of Springfield
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DATE: October 20, 2011
SUBJECT: PRE11-00018 Prosper Park/Tarantola
Development Issues Meeting—Planning Department Responses
1. What concerns would the City have with replacing the former 5,600
sq. ft. building with a similar design on the existing foundation?...
This is primarily a building department question. There is a stormwater pipe running behind the
existing foundation. The pipe should be located to verify that there is adequate access for
repair/expansion. A PUE over the pipe will likely be required to guaranty future access.
2. Will staff support the modification of this parcel to an MUE zoned
mixed industrial residential? Is there some way to get some limited live-
work (outside of the night watchman quarters) without a zone change?
The current zoning is Heavy Industrial (HI). The Metro Plan designation is also Heavy Industrial
(HI). The MUE zoning district is intended to implement Light-Medium Industrial (LMI) or Special
Light Industrial (SLI) Metro Plan designations. The proposed Live-Work is supportable in
concept, but both the existing Metro Plan designation and zoning would require amendments to
allow live-work. Such amendments would require a re-examination o f the HI Metro Plan
designation that runs the length of the east side of 28th Street in the vicinity of the subject site.
Until such an examination is possible, it would not be possible to speculate on whether staff
could support a plan/zone change to LMI.
The MUE has design standards promote pedestrian/transit oriented development. These design
standards require design elements and amenities that are not required in traditional industrial
zones.
One issue that is of concern is the nature of the residential occupancy. Many cities with well
developed zoning standards for live-work and or work-live, require owner occupancy. Such
units are not allowed to be sublet or rented independent of the work space.
Safety design (building and fire)will require fire separation and possibly additional exits.
Date Received: iD ZD i /
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3. Can we adjust the vehicle trip generation to reflect the fact that the
occupants of the live work spaces do not commute?
This is primarily a transportation question. Planning is concerned about how assurances could
be implemented to guaranty that the occupant indeed works on site and is not either renting
the unit independent of the work space or is living in the unit but working off-site.
The second issue relates to the live-work activity. Will this activity attract customers who will
need parking? For example—would a successful artisan require parking if his/her display/sales
occur on site?
4. Can we use the mechanical storm water pre-treatment system and
avoid a swale?
This is primarily a PW question. Typically, half of a development is required to be pre-treated by
an open, natural system.
5. Are there setback and access issues related to the Q Street Channel
that we should be aware of?
There is a required 50-setback from the top-of-bank protecting the channel.
6. Can this be done under an MDS?
The Minimum Development Standards provision of the development code is intended for
application to existing substandard development sites with the intent of bringing them up to at
least some minimal standard when there is a change in use on a property. The Springfield
Development Code (SDC)frames where MDS can be applied:
5.15-110 Applicability
A. MDS apply:
1. To developed properties that do not require either Site Plan Review as specified
in Section 5.17-105 or a Site Plan Modification as specified in Section 5.17-145; and
2. Within Springfield's city limits only; and
3. Within commercial, industrial and public land zoning districts only, where there
is an addition or expansion of:
a. Fifty percent or less than the existing building gross floor area and/or
impervious surface area; or
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b. Five thousand square feet or less of additional building gross floor area
and/or impervious surface area, whichever is less.
c. Serial expansions shall be limited so that the standards specified in
Subsections a. and b., above are not exceeded in a 3-year period.
EXCEPTION: The installation of items, including but not limited to, internal
sidewalks or bases for benches that are less than 50 square feet in area, or
covering existing storage areas with a permanent structure that is not enclosed,
or a fully enclosed temporary structure shall not initiate MDS review; and
d. A change in use of a building or property.
The Development Code also outlines the types of improvements that would be required by the
MDS process:
5.15-120 SDC Standards Applicable to MDS Approval
In order to grant MDS approval, the Director shall determine compliance with all applicable
standards specified below. Final occupancy is contingent upon the completion of required site
improvements.
A. A 5-foot wide landscaped planter strip, including street trees, with approved irrigation or
approved drought resistant plants as specified in Sections 4.4-100 and 4.2-140 shall be installed
between the sidewalk and parking areas or buildings.
EXCEPTIONS:
1. Where there is an unimproved street, a 4-foot wide landscaped planter strip
shall be required to be set back 1 foot from the property line.
2. Where there is insufficient space for the landscaped strip required in Subsection
A., above due to existing buildings, street width, paved parking, changes of elevation or
location of utilities including catch basins, the Director may approve:
a. Decorative fencing located immediately behind the property line. The
fencing may be wrought iron or masonry and shall be subject to the fence height
standards of the applicable zoning district and the vision clearance setbacks of
Section 4.2-130; and/or
b. Landscaping equivalent to the amount required in Subsection A., above
may be placed at the property corners or other areas of the property that are
visible from the street.
B. Trash receptacles and outdoor storage areas shall be screened by a structure or
enclosure permanently affixed to the ground as specified in Section 4.4-110.
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C. Bicycle parking spaces shall be added to meet the numerical standards for the
appropriate use or upgraded to meet the standards specified in Sections 4.6-140,4.6-145 and
4.6-155.
EXCEPTION:In cases where the number of bicycle parking spaces cannot be met due to
lot/parcel size or physical constraint, the Director, in consultation with the Transportation
Planning Engineer, may reduce the standard without a Variance if a finding is made that the
reduction will not have an adverse impact on public safety.
D. Parking and circulation areas shall be paved and striped and wheel stops installed as
specified in Sections 4.6-100 and 4.6-120. Required paving and other impervious surfaces on the
site shall comply with on-site stormwater management standards as specified in Section 4.3-110
for required parking, circulation area and storage area impervious surfaces only.
EXCEPTION:In cases where the number of vehicular parking spaces cannot be met due to
lot/parcel size or physical constraint, the Director, in consultation with the Transportation
Planning Engineer, may reduce the standard without a Minor Variance if a finding is made that
the reduction will not have an adverse impact on public safety.
E. Access to the public right-of-way shall comply with Section 4.2-120.
1. Where the property abuts an improved street, any non-conforming or unsafe
driveways, as determined by the Transportation Manager, shall be removed and
replaced with curb, gutter and sidewalk.
2. ' Where the property abuts an unimproved street, any non-conforming or unsafe
access points, as determined by the Transportation Manager, shall be:
a. Removed by the use of fencing, extruded curbs or other method of
approved barricade; and
b. The property owner shall sign an Improvement Agreement guaranteeing
future participation in a Local Improvement District.
3. If an existing driveway or access point is closed, the Director may require a joint
use access agreement with a neighboring property as specified in Section 4.2-120.
F. Concrete sidewalks shall be installed where the site abuts a curb and gutter street as
specified in Section 4.2-135.
G. Streetlights shall be installed as specified in Section 4.2-145.
H. 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 and comply with the Springfield Building Safety Codes, where
applicable. Easements may be required as specified in Subsection 4.3-140. (6238) .
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For Phase I (existing office and residence structures) an MDS maybe possible if less than 5,000
sq. ft. of paving is required to restore the structures to use.
Note: Most stand-alone office uses and single family homes are not an allowed use within a HI
zone. There is a six-month limit on the continuance of a non-conforming use which may
prohibit the reuse of the structure for office (apart from an industrial operation)or residential
uses. See SDC Section 3.2-410 Schedule of Light-Medium Industrial, Heavy Industrial and
Special Heavy Industrial Use Categories for the list of permitted uses in the HI zone.
7. Can this concept work as MUE zoning?
See the response to question#2. The live-work concept, although not specifically mentioned in
the MUE zoning district, could be made to work in this context. Changes to the Plan designation
and zoning would be required. Design standards would need to be followed and assurances
implemented that would guarantee that the live-work units would truly be used by the
proprietors of the work space.The allowed uses would be limited to those shown on the
"Categories of Uses" list shown in the Development Code for MUE.
3.2-605 Establishment of Mixed-Use Zoning Districts
B. Mixed-Use Employment District(MUE).The MUE District is established where a mix of light-
medium industrial or special light industrial uses with commercial or medium-high density
residential uses is intended. Development within the MUE District shall have an employment
(industrial) emphasis, but may include commercial, public, and multifamily residential uses.The
primary development objectives of the MUE District are to expand employment opportunities
by allowing businesses to locate in a variety of locations, provide services for employees in close
proximity to their work place,to provide options for living, working, and shopping
environments; facilitate more intensive use of land while minimizing potentially adverse
impacts; and to provide options for pedestrian-oriented lifestyles. Lots/parcels in the MUE
District shall generally have frontage on either an arterial or collector street.