HomeMy WebLinkAboutCorrespondence PWE 10/20/2011 •
MEMORANDUM City of Springfield
DATE: October 20, 2011
TO: Mark Metzger, Planner
FROM: Kyle Greene, Civil Engineer
SUBJECT: PRE11-00018 Prosper Park/Tarantola
Development Issues Meeting Public Works Land Development
Comments
The Land Development Division has reviewed the subject application for the proposed
light industrial space located at 945 28th Street.
1. What concerns will the city have if we replace the former 5,600 sq. ft.
building that burned down in January 2009 with a similar design on the
existing foundation? We think we can re-use the old foundation as long as
the maximum prescriptive soil pressures are not exceeded. There is no
documentation we are aware of that references the amount of reinforcing,
and we will have to assume plain concrete. OSSC 3410 will allow this, as
long as we are not placing bending forces on the foundation. What is the
City's position?
• Building
2. We are finding that there are a lot of small start-ups that are in need of
industrial live-work spaces. These are artisans, inventors, craftsmen, and
small service providers that are working in residential settings at the
present time, or living in small industrial settings in non-compliant,
substandard conditions. We wish to provide attached studio apartments to
some of the small industrial spaces. Will staff support the modification of
this parcel to an MUE zoned mixed industrial and residential? This area
seems well suited as it is directly adjacent to an established residential
neighborhood,within walking distance of a major retail center, and
isolated from the adjacent LMI lands to the east by the Q-Street Channel.
Is there any way to get some limited live-work (outside of a "night
watchman" per SDC 4.7-185)without the zone change?
• Planning
3. Can we adjust the vehicle trip generation to reflect the fact that the
occupants of the live-work spaces do not commute? A traffic study may
not be possible for industrial live-work, to establish a trip rate, but can a
site-specific study be done after occupancy to make the determination?
Note: As is stated in your Development Issues Application:The Development Issues Meeting is not a land use
decision and does not confer any development rights,establish any conditions,or bind the applicant or the City to any
course of action. The meeting conveys the status of known development opportunities and constraints. The status may
change over time as development conditions or standards change. Date Received:. /0'941/
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• Adjustment of vehicle trip generation to reflect the internal capture of
commuting trips would be allowed for this type of development. With 40 single
dwelling units it is reasonable to assume that a reduction of two trips per unit
could be achieved(One in and one out)for this development. Resulting trip
generation potential for this site would be as follows:
Industrial Park(LU 130) @ 37,000 sq. ft. = 258 Daily Trips
Residential (LU 220) @ 40 dwelling Units = 266 Daily Trips
Office (LU 710) @ 2,000 sq. ft = 22 Daily Trips
Commute Trip Reduction = - 80 Daily Trips
Total = 466 Daily Trips
Estimated daily trips associated with this development would be under the 500
daily trip threshold for performing a full traffic impact analysis, but does
qualify for the 250 Daily trip threshold for a minor traffic impact analysis. This
minor study would be a trip generation study and could be accomplished after
substantial occupancy of the first phase of this development and then applied to
subsequent phases for SDC purposes.
4. Can we use the mechanical storm water pretreatment system (Contech or
AquaSwirl) and avoid a swale?
• Per City of Springfield Engineering Design Standards and Procedures Manual
section 3.03.6, "...50%of the non-building rooftop impervious area on a site
shall be treated for storm water quality improvement using vegetative
methods. " The City will uphold this requirement on this development unless
soil conditions, infiltration rates or drinking well protection restrictions do not
allow for vegetative methods to be used.
5. Are there setback and access issues related to the Q-St Channel that we
should be made aware of?
The site is adjacent to the Q Street Channel. Per SDC 4.3-115(A)(2), there is a
required 50 foot development setback from the top of bank, or 35 foot setback if
the requirements of SDC 4.3-115(A)(2)(a) can be met.
6. Can Phase 1 be done under MDS?
• Planning
7. Can this concept work as MUE zoning?
• Planning
Other Comments:
• The site is located in the 10 year time of travel zone for.wellhead protection.
Per SDC 3.3-235 (D) "the storage, handling, treatment, use, production or
keeping on premises of more than 20 gallons of hazardous materials that pose a
risk to groundwater in aggregate quantities is allowed only upon compliance
with containment and safety standards specified by the most recent Fire Code
Note: As is stated in your Development Issues Application:The Development Issues Meeting is not a land use
decision and does not confer any development rights,establish any conditions,or bind the applicant or the City to any
course of action. The meeting conveys the status of known development opportunities and constraints. The status may
change over time as development conditions or standards change.
• •
adopted by the City." Any additional requirements for wellhead protection
from Springfield Utility Board will also have to be met.
• There is an existing 24 inch storm drainage line that appears to be in the same
vicinity as the conceptual swale location. This facility would not be allowed
over public sewer systems. A 14 foot easement would be required to be
dedicated over the storm drainage line.
• All items encroaching onto the City Owned property to the east will be
removed.
• An access easement will be required to maintain future access to the City
property.
• • Any swale must be setback a minimum 10 feet from building foundations and 5
feet from any property line per the B.E.S. manual.
•
Note: As is stated in your Development Issues Application:The Development Issues Meeting is not a land use
decision and does not confer any development rights,establish any conditions,or bind the applicant or the City to any
course of action. The meeting conveys the status of known development opportunities and constraints. The status may
change over time as development conditions or standards change.