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Home My WebLink AboutNotice PLANNER 1/27/2010 ti RECEIVED AFFIDAVIT OF SERVICE JAN 2 7 2010 STATE OF OREGON ) By: 'f, t ' i ss. n County of Lane ) 64 2Z P I, Karen LaFleur, being first duly sworn, do hereby depose and say as follows: 1. I state that I am a Program Technician for the Planning Division of the Development Services Department, City of Springfield, Oregon. 2. I state that in my capacity as, Program Technician, I prepared and caused to be mailed copies of PPLZ••,-00047 - I ,..A -- ,_ l,_ . .,. ' 1, I (See attachment "A") on 1/2.7 , 20 • addressed to (see Attachment B"), by causing said letters to be placed in a U.S. mail box with postage fully prepaid thereon. KAR LaFLEUR he STATE OF OREGON, County of Lane iI • 2010. Personally appeared the above named Karen LaFleur, Pr' gram Technician, who acknowledged the foregoing instrument to be their voluntary act Before me: ,+.., . OFFICIAL SEAL ear; DEYETTE KELLY C'},6, NOTARY PUBLIC.OREGON �//57// ""it COMMISSION N0.420351 My Commission Expires: MY COMMISSION EXPIRES AUG.15.2011 - • • • SPSINOPIfD Staff Report and Notice of Decision - Site Plan Review - Type II Project Name: Relief Nursery Project Proposal: The Applicant proposes to construct a 14,902 square foot combined pre- school and office complex. Case Number: DRC2009-00047 Project Location:The'site is a vacant lot southwest of 42nd and Mt.Vernon Rd.The Lane County Assessor's Office shows a site address of 850 South 42nd Street. The location is identified as Assessor's Maps 18-02-05-22 TL 1400 (Owned by the Relief Nursery) and 18-02-05-23 TL 101 (Owned by School Dist. 19). Zoning: Community Commercial Overlay Districts: N/A Applicable Refinement Plan and Designation: N/A Metro Plan Designation: Commercial Pre-Submittal Meeting Date: 11/3/2009 Application Submitted Date: 12/11/2009 Decision Issued Date: 1/25/2010 Recommendation: Approval with conditions Appeal Deadline Date: 2/9/2010 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 Jon Driscoll 726-3679 Public Works Engineering Sanitary & Storm Sewer, Eric Walter 736-1034 Utilities& Easements Deputy Fire Marshall Fire and Life Safety Gilbert Gordon 726-2293 Community Services Manager Building Dave Puent 726-3668 OWNER/APPLICANTS APPLICANT'S REPRESENTATIVES Relief Nursery Springfield School District Rowell Brokaw Architects 720 W. 25th Ave. 525 Mill Street 1 East Broadway,Suite 300 Eugene, OR 97405 Springfield, OR 97477 Eugene, OR 97401 Irene Altucker Jeff DeFranco Lori Nelson DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 • • Peter King Branch Engineering 310 Fifth Street Springfield, OR 97477 Greg Mower I. EXECUTIVE SUMMARY AND DECISION The Relief Nursery proposes to construct a 14,902 square foot combined pre-school and office complex. The development combines social service offices and pre-school classroom and care facilities. The application has been processed on the basis of this combined use. No adverse public comment was received concerning the development. The only written comment received was not pertinent to the criteria for approval of the application and related to the possible extension of a future street not associated with the Relief Nursery development. 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:Alter the Landscaping plan to remove or replace the vegetation at the northeast corner of the site as necessary to maintain adequate vision clearance triangles at the corners of the driveway per SDC 4.2-130. Condition of Approval#2:The Final Site Plan shall show modifications to the site plan so that the design vehicle (S-Bus-40)with a one foot buffer may maneuver through the site without striking curbs and may enter the site without crossing the position of a vehicle queued to exit the site. Work with the Transportation Planner if necessary to obtain a larger driveway width than the code normally allows, providing modified truck turning templates. Condition of Approval#3: Prior to approval of the Final Site Plan,the applicant shall modify the design to be in compliance with all applicable ADA Standards. Specifically, the accessibility route from the handicap ramps on the west side of the building shall be shown to be graded properly. Condition of Approval#4: Prior to Final Site Plan approval, plans shall be submitted showing all necessary plan detailing that includes construction details for the proposed trash enclosure, roof construction, and a design for hydraulically isolating the enclosure. Condition of Approval#5: Prior to Final Site Plan approval,the applicant shall submit a proposed seed mix for both the private vegetative water quality swales and the water quality detention pond. The seed mix shall meet the requirements of the City's interim design standards as required in Section 3.02 of the EDSPM. The City of Portland Stormwater Management Manual may be referenced for design. Condition of Approval#6: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 private vegetative water quality swale and detention pond shall be fully vegetated with all vegetation species established prior to approval of Final Site Plan. Alternatively, if this DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 2 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 swale vegetation becomes established. ' _ Condition of Approval#7: The Final Site Plan shall include show the location and sizes of the proposed water lines and connections to water mains. Condition of Approval#8: Prior to approval of the Final Site Plan, the applicant shall execute and record a 7' Public Utility Easement (PUE)fronting S.42nd Street. Condition of Approval#9: Prior to approval of the Final Site Plan, the applicant shall execute and record the 40'wide Private Ingress/Egress Easement as shown on plans and located on Tax Lot 1301 for the benefit of Tax Lot 101. Condition of Approval#10:The Final Site Plan shall show the location and spacing of the No Parking Fire Lane signage. Spacing shall be approximately 40 feet per Manual on Uniform Traffic Control Devices. • Condition of Approval#11:The Final Site Plan shall show a paving design cross section describing how that 80,000 Id. standard shall be met. Contact Eric Walter, City of Springfield Public Works Engineer(736-1034) for assistance if required. II. BACKGROUND AND SURROUNDING LAND USES • • The subject property is a vacant lot located southwest of the intersection of 42nd Street and Mt. Vernon Rd. There are single family dwellings scattered at low density north of the site and across 42nd Street to the east.A mostly vacant lot with a deteriorating building shell is located to the south. The new Mt Vernon Elementary School is located to the west. c' i".4412 f» air M t �Z •• , _.� ,diu 4j' -rF' Y t C L ` ' ">�p,, "'t �'$ webli,: i..fdlyva RE 0 Pt-- ;_ , max'`''" - ' -A ,..,� --� + 3 "5----,_ ,&!"-:z�E }' cP - . ;gin 4 r n 7 J 4 !; '' �M:k'� A .A S--�c..resy... . jl i . 9l' ; N M t4 � �g.0[ -y, �S:r r ^A ar -,.','.....c.:_�✓} ° Y i 7 n is °. .r ;..9 �. mPi.rh i ,JJ Y'1 ,. m ' �� '� � 7 Y77 ♦ x F � S 'S'P r��wX� y< F S,.tl� ;" } �a 7 4gp �, < y'a.'.c.'k' ,r 7 l•. � ', -ice`' aYS't yy��y;,. t t". 'e t lit" !1;3 rr� , r ."-t.=R+ r MtuV _ ri vl5 t :h S� { 4! ' .r «5 *,.- t NF "' r- Ii i$ rk3-y,'4- 'r5 [j ;get— t .t -t -''fit 8k rtf < c Y J Y a9'i� r-i + s a yel�isti i `� S i ) t._ e��.� E L a a 3'- x may,-;,. I j r?--,, 'r y« geR a pf i-rr s�'�`°t°Ci+,'4` ,;/-' t�, r - `s w ti'' tiG .ter. c +a / Airail Via- r i '�t ' - y' . r R� i i4i ywa'rn 'i t- c nzr-_ r x .., v� .?„. C . f Cr I h'k . y k:.,T"w 3� cr-- Jj r' t 111-1. -7- .pus ' ?a r„ 5_.).-..4e:. : ` 'fir) *sij -.c Yyra 2 ..e F !�q � a.T '. v AIC �, :_J'.. f ..-T1.:ea". ,7 i-ti'g= z ?a 1.4 a..c , 1`t L''-1 r`i ar 4e°r -WjV v,E -n r �yy ? T,a i 3 S +-E-da6�'-'Vl ��- rt I' r�.S .Rg'[''��„4k"��=z..ran"`��`:c_ ';x.!q- +.;... y k'E �".��"..5_¢Sr iq�`��,§r`F'...EP -��i:3< ar F"��f�-rrI7: The site is mostly owned by the Relief Nursery. A narrow corridor owned by the school district extends from west to east across the north boundary of the site, connecting school property to. 42nd Street. The corridor was established to maintain connection between school property and DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 3 42nd Street for potential future commercial development on the school property. Maintaining the corridor will allow traffic to access the school's commercial property from 42nd and avoid taking access from Filbert Lane, the local street west of the school. 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 December 17, 2009, as verified by affidavit.• Finding#2. One written comment was received on December 21, 2009 in response to the mailed notice. Robert and Diane Ronning of 4050 Jasper Road wrote to express their objection to any extension of Horace Street. Staff responded with a letter to the Ronning's on December 24, 2009 explaining that the project does not propose to extend Horace Street and that the Relief Nursery will take access directly from 42nd Street. Finding#3. Notice was sent to participants in the Development Review Committee and a meeting was held on January 5, 2010 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. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 4 • • 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. As mentioned above,the Development Review Committee reviewed the proposed plans and supporting information on January 5, 2010. 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 DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 5 • • 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. SDC 3.2-310 permit the child care and office uses are permitted within the Community Commercial zone. The proposed uses are consistent with the description for the Commercial designation on the Metro Plan Diagram. BASE ZONE DEVELOPMENT STANDARDS-SDC 3.2-315 Finding#5. SDC Section 3.2-320 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 Community Commercial zoning district.The proposed site plan complies with each of the base industrial zone standards found in SDC Section 3.2-320. Finding#6. SDC 3.2-310 established special use standards for Child Care facilities in the Community Commercial zone. These special standards are described in SDC 4.7-125. The site plan sheets submitted for the development are consistent with the special use standards listed in SDC 4.7-125. Conclusion: The proposal satisfies Site Plan Criterion A. "B. Capacity requirements of public and private facilities, including but not limited to, water and electricity;sanitary sewer and storm water 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 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 DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 6 INFRASTRUCTURE STANDARDS FOR TRANSPORTATION—SDC 4.2-100 Transportation System Impacts 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. Finding#7. Abutting the subject site to the east, 42nd Street is a 46-foot wide paved roadway within a 70-foot wide right of way. It is a minor arterial with three lanes, improved with curb, gutter, sidewalk, and HPS street lighting. It provides three motor vehicle lanes (one lane in each direction, and one turning lane), and one bicycle lane in each direction. Average daily traffic along South 42nd Street is estimated to be approximately 6,300vehicle trips per day. Finding#8. Based on the applicant's Trip Generation Study,the expected daily trip generation of the site will be approximately 224 vehicle trips per day. Finding#9. Sheet L1.1 shows a "Continuous evergreen hedge-6 feet in height..." along the entire north side of the property. Finding#10. As per SDC 4.2-130,vision clearance triangles (shaped with 10 feet triangle "legs" as shown in SDC Table 4.2-A) at the corners of all site driveways must be maintained, keeping all obstacles out of the area between 2.5 and 8 feet above the established height of curb. Condition of Approval#1:Alter the Landscaping plan to remove or replace the vegetation at the northeast corner of the site as necessary to maintain adequate vision clearance triangles at the corners of the driveway per SDC 4.2-130. Site Access and Circulation Finding#11. Sheet A1.1 shows a curb between the entering and exiting driveway lanes. The curb begins 33.5 feet west of the western gutter line of South 42nd Street and run westerly from there. In the large vehicle simulation (i.e.truck turning template), the applicant shows that the bus's wheel path strikes a curve that cuts at least 36 feet west of said gutter line, and thus the curb would be run over by entering and exiting buses. The buses entering from South 42nd Street would be forced to slow down beyond normal deceleration rates, thus causing surprises • for other drivers and lowering the efficiency and safety of the arterial roadway. Finding#12. The truck turning template shows entering and exiting bus paths overlapping. It also shows the exiting bus mounting a cur within the site. Condition of Approval#2:The final site plan shall show modifications to the site plan so that the design vehicle (S-Bus-40)with a one foot buffer may maneuver through the site without striking curbs and may enter the site without crossing the position of a vehicle queued to exit the site. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 7 Work with the Transportation Planner if necessary to obtain a larger driveway width than the code normally allows, providing modified truck turning templates. Finding#13. SDC 2.1-115(B) states, in part, that"all uses and development shall comply with all other applicable City, regional, State, and Federal Regulations." This requirement applies to the Americans with Disabilities Act of 1990 (ADA) and requires that all development meet minimum ADA Standards. Finding#14. Section 4.3.2 of the "ADA Accessibility Guidelines for Buildings and Facilities (ADAAG)" states that, "At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking, and accessible passenger loading zones, and public streets or sidewalks to the accessible building entrance they serve." Finding#15. Section 4.3.7 of the "ADA Accessibility Guidelines for Buildings and Facilities (ADAAG)" states that, "4.3.7 Slope.An accessible route with a running slope greater than 1:20 is a ramp and shall comply with [Section] 4.8. Nowhere shall the cross slope of an accessible route exceed 1:50." Finding#16. Section 4.8.2 of the "ADA Accessibility Guidelines for Buildings and Facilities (ADAAG)" states that, "The maximum slope of a ramp in new construction shall be 1:12." Finding#17. The applicant has shown on Sheet A1.1 "ADA Curb Ramps," but on Sheet C3 not all ramps are shown to be ADA compliant. (E.g.The ramp nearest the northwest corner of the new building does not have contours that match an ADA ramp. This is shown to be apparent because the 487 foot contour drawn forms a near vertical curb instead of a sloping ramp.) Condition of Approval#3: Prior to approval of the Final Site Plan, the applicant shall modify the design to be in compliance with all applicable ADA Standards. Specifically,the accessibility route from the handicap ramps on the west side of the building shall be shown to be graded properly. 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 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. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 8 • • Section 4.3-140.8 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#18. The applicant is proposing to connect to an existing 8 inch public wastewater lateral presently serving property from the public sanitary sewer located in 42nd Street. The proposed sanitary sewer service connection appears to demonstrate conformance with the SDC and EDSPM requirements where sanitary sewer service requirements are satisfied. Pursuant to Chapter 3.03.4.A of the City's Engineering Design Standards and Procedures Manual and Section 4.4 of Portland's Stormwater Management Manual, solid waste storage areas shall be covered and hydraulically isolated from potential stormwater runoff, and directed to the sanitary sewer system. Finding#19. The applicant is showing a proposed exterior trash enclosure that is planned to be roof covered and hydraulically isolated for complying with the requirements of EDSPM Chapter 3.03.4.A; however,the plans submitted did not appear to provide the necessary detailing demonstrating how this requirement will be met. Condition of Approval#4: Prior to Final Site Plan approval, plans shall be submitted showing all necessary plan detailing that includes construction details for the proposed trash enclosure, roof construction, and a design for hydraulically isolating the enclosure. • Storm Water Management—SDC 4.3-110 SDC Section 4.3-110.8 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. 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. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 9 • • 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#20. To comply with Sections 4.3-110.D & E, storm water runoff from the site will be directed into two storm water treatment swales and one detention pond prior to discharge into the public system. The public system is a 24" pipe located in 42nd Street where the site discharges to an existing 12" storm lateral that is located at the north/east corner of the site. The applicant has submitted a storm water management plan and drainage study for proposed system that appears to show conformance with the SDC and EDSPM thus demonstrating that storm water management requirements have been met. 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 S 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 (SEMP). 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 solids in the runoff generated by that development. Section 3.03.4.E of the manual requires a DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 10 • 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#21. To meet the requirements of the City's MS4 permit,the Springfield Development Code, and the City's EDSPM,the applicant has proposed two private vegetative water quality swales and one water quality detention pond. The private vegetative swales are located at the north side property and the water quality detention pond is located at the south/east corner of site. An "erosion control" seed mix as well as the actual seed mix and applications rates have not been specified for each storm water system. Finding#22. The vegetation proposed for use in the swales will serve as the primary pollutant removal mechanism for the stormwater runoff, and will remove suspended solids and pollutants through the processes of sedimentation and filtration. Satisfactory pollutant removal will occur only when the vegetation has been fully established. Finding#23. The proposed storm water systems will require an operations and maintenance plan be submitted to the City for review to ensure the long-term maintenance and operation of the proposed Storm filter Catch basins and water quality 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. The applicant has submitted a storm water operations and maintenance plan showing conformance with this requirement. Condition of Approval#5: Prior to Final Site Plan approval, the applicant shall submit a proposed seed mix for both the private vegetative water quality swales and the water quality detention pond. The seed mix shall meet the requirements of the City's interim design standards as required in Section 3.02 of the EDSPM. The City of Portland Stormwater Management Manual may be referenced for design. Condition of Approval#6: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 private vegetative water quality swale and detention pond shall be fully vegetated with all vegetation species established prior to approval of Final Site Plan.,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 swale vegetation becomes established. DRINKING WATER PROTECTION STANDARDS—SIX 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#24. The proposed development is outside of the Springfield Drinking Water Protection Overlay District. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 11 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#25. 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#26. The current plan proposal does not show locations or sizes of proposed water lines. Condition of Approval#7: The Final Site Plan shall include show the location and sizes of the proposed water lines and connections to water mains. Condition of Approval#8: Prior to approval of the Final Site Plan, the applicant shall execute and record a 7' Public Utility Easement(PUE) fronting S.42T Street. Condition of Approval #9: Prior to approval of the Final Site Plan, the applicant shall execute and record the 40' wide Private Ingress/Egress Easement as shown on plans and located on Tax Lot 1301 for the benefit of Tax Lot 101. Finding#27. The Oregon Fire Code requires "No Parking Fire Lane" signage for certain accessways and drives. Plan Sheet C3 includes"Fire Protection Notes" that call for such signage but does not specify how many signs will be placed or where they will be located. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 12 • • • Condition of Approval#10:The Final Site Plan shall show the location and spacing of the No Parking Fire Lane signage. Spacing shall be approximately 40 feet per Manual on Uniform Traffic Control Devices. Finding#28. The Oregon Fire Code requires certain accessways and drives to be capable of bearing an 80,000 lb. load. Plan Sheet C3 includes"Fire Protection Notes" that call the driveways to be built to bear such a load, but does not specify the paving design cross section showing how that standard will be met. Condition of Approval#11:The Final Site Plan shall show a paving design cross section describing how that 80,000 Id. standard shall be met. Contact Eric Walter, City of Springfield Public Works Engineer(736-1034)for assistance if required. Finding#29. Staff reviewed the applicant's submittal and found that the site plan conforms to the development standards listed in SDC Sections 4.3-120 through 4.3-140. 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#30. The proposed landscape plan (Sheet L1.1) and the screening of trash receptacles and equipment for Relief Nursery facility conforms to the required standards. 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#31. The lighting plan (Sheet E1.0) includes a note indicating that the exterior lighting fixtures will have shields that limit light to the site. 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#32. The Relief Nursery includes two distinct but related uses within the one building. These two uses fall within what the Table 4.6-2 (SDC 4.6-125) lists as Child Care Center and Office. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 13 Finding#33. Sheet A1.1 shows calculations estimating the required number of parking spaces based on assigning 7,685 SF to Office use and 7,217 SF to Child Care Center use. The resulting calculation shows that 58 parking spaces are required. Finding#34. Sheet A1.1 shows that 58 parking spaces have been provided. Overlay District Requirements The Relief Nursery is not located within any regulatory overlay district. Floodplain Overlay District Finding#35. According to FIRM Map Number 41039C1 162 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." 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 4.2-105.6.2 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#36. South 42nd is a fully improved street that was recently updated. No additional street or sidewalk improvements are required. Conclusion:The proposed site plan satisfies Criterion D. "E. Physical features, including, but not limited to:steep slopes with unstable soil or geologic conditions;areas with susceptibility offloading;significant clusters of trees DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 14 • 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#37. 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 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 SIX 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 (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. V. SUMMARY OF CONDITIONS OF APPROVAL Condition of Approval #1:Alter the Landscaping plan to remove or replace the vegetation at the northeast corner of the site as necessary to maintain adequate vision clearance triangles at the corners of the driveway per SDC 4.2-130. Condition of Approval#2:The final site plan shall show modifications to the site plan so that the design vehicle (S-Bus-40)with a one foot buffer may maneuver through the site without striking curbs and may enter the site without crossing the position of a vehicle queued to exit the site. Work with the Transportation Planner if necessary to obtain a larger driveway width than the code normally allows, providing modified truck turning templates. • DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 15 Condition of Approval#3: Prior to approval of the Final Site Plan, the applicant shall modify the design to be in compliance with all applicable ADA Standards. Specifically,the accessibility route from the handicap ramps on the west side of the building shall be shown to be graded properly. Condition of Approval#4: Prior to Final Site Plan approval, plans shall be submitted showing all necessary plan detailing that includes construction details for the proposed trash enclosure, roof construction, and a design for hydraulically isolating the enclosure. Condition of Approval#5: Prior to Final Site Plan approval,the applicant shall submit a proposed seed mix for both the private vegetative water quality swales and the water quality detention pond. The seed mix shall meet the requirements of the City's interim design standards as required in Section 3.02 of the EDSPM. The City of Portland Stormwater Management Manual may be referenced for design. Condition of Approval#6: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 private vegetative water quality swale and detention pond shall be fully vegetated with all vegetation species established prior to approval of Final Site Plan. 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 swale vegetation becomes established. Condition of Approval#7: The Final Site Plan shall include show the location and sizes of the proposed water lines and connections to water mains. Condition of Approval#8: Prior to approval of the Final Site Plan, the applicant shall execute and record a 7' Public Utility Easement (PUE)fronting S.42"Street. Condition of Approval#9: Prior to approval of the Final Site Plan, the applicant shall execute and record the 40'wide Private Ingress/Egress Easement as shown on plans and located on Tax Lot 1301 for the benefit of Tax Lot 101. Condition of Approval#10:The site plan shall show the location and spacing of the No Parking Fire Lane signage. Spacing shall be approximately 40 feet per Manual on Uniform Traffic Control Devices. Condition of Approval#11:The Final Site Plan shall show a paving design cross section describing how that 80,000 Id.standard shall be met. Contact Eric Walter, City of Springfield Public Works Engineer(736-1034)for assistance if required. 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- DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 16 • • 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. 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$250.00 must be paid to the City at the time of submittal. The fee will be returned to the appellant if the Planning Commission approves the appeal application. In accordance with SDC 5.3-115 which provides for a 15 day appeal period,the appeal period for this decision expires at 5:00 p.m. on February 5, 2010. Questions: Please contact Mark Metzger at the City of Springfield Urban Planning Division, 726- 3775 if you have questions regarding this process. DRC2009-00047 Site Plan Review Tentative Relief Nursery January 25, 2010 17 cco r,r,n o,ncc, SPRINGFIELD, OR 97477 • • Relief Nursery 720 W 25th Avenue Eugene, OR 97405 Attn: Irene Altucker SPRINGFIELD, OR 97477 Jeff DeFranco Springfield School District 525 Mill Street Springfield, OR 97477 Lcri k)e lso-v' Rowell Brokaw Architects 1 East Broadway, Suite 300 Eugene, OR 97401 Robert and Diane Ronning 4050 Jasper Road Springfield, OR 97478 ` ) • • SPRINGFIELD ----" ' "TCITY OFSPRINGRELD;OREGON; z a a, DEVELOPMENT SERVICES '$:, 225 FIFTH STREET - - SPRINGFIELD, OR 97477 Greg Mower Branch Engineering 310 Fifth Street Springfield, OR 97477 • •