The URL can be used to link to this page

Home My WebLink AboutApplication PLANNER 2/14/2008 -- '"PRE-SUBMITL_. ~ DISTRIBUTION LIST: {.i Date Distributed: ~ ,-/4--08 / Dave Puent - Building /' Gilbert GordonIMelissa Fechtel- Fire v . Gary McKenney - Traffic v/ Matt Stouder - Public Works/Engineering ~ Les Benoy - Public Works/Engineering Dennis Ernst/Jon Driscoll, Surveying Planner, xI-i /.LA! / H PRE-SUBM\1TAl REC'O FEB 1 4 2008 J City of Springfield . Development Services Department 225 Fifth Street Springfield, OR 97477 541-725-3753 Phone 541-726-3689 Fax Pre-Submittal Meeting Case Number Assigned: PRE2008-00012 Date Submitted: 2/14/2008 PRE-SUBMITTAL REC'O FEB 1 4 2008 APPLICANT: HEXION CHEMICAL 280 S 2ND SPRINGFIELD OR 97477 Proiect Name: HEXION CHEMICAL UNLOADING FAC. Project Description: Pre-Submittal for Site Plan Major Modification for relocation of methanol unloading and addition of one pipe and pump Application Type: Site Plan Modification Mjr Job Address: 280 S 2ND ST Assessor's & Tax Lot #: 1703353207800 DISCLAIMER: ApplIcatIOns will not be exempt from Development Code or procedural amendments that may occur between the time of the Pre-Submittal Meetmg and Submittal of the Application for Development Review Please contact our office at 541-726-3753 with any questIOns or concerns A Planner will be assigned the following business day and will contact you to confirm the meeting date and time. PlanJobPnnt rpt 2/14/2008 3 35'57PM Pre-Submittal ~eeting Development Services Dep3J.l1uent Room 615/616 PRE-SUBMITTAL MEETING DATE: Friday, February 22, 2008 1. PRE-SUBMlTIAL MTG #PRE2008-00012 (SITE MOD MAJOR) .i:LEXION Assessor's Map: 17-03-35-32 TL 7800 Assessor's Map: 17-03-35-33 TL 300, 500, 2300, 2400, 5400, 5500 Assessor's Map: 18-03-02-21 TL 1500 Address: 280 & 610 So 2nd Street Existing Use: Hexion Specialty Chemical plant Applicant submitted plans to relocate methanol unloading location and add one pipe and pump Meeting Date/Time: Friday, February 22, 2008 DSD 616 10:00 -11:00 a.m. Planner: Steve Hopkins 2. PRE-SUB:M1ITAL MTG #PRE2008-00011 (SUB PLAT) HAASErrwIN Bl.JTTE Assessor's Map: 17-02-32-33 TL 2100, 2101 Address: 232 S 42nd Street Existing Use: Residential Applicant submitted plans to plat a 6-lot subdivision, SkychiefPark Meeting Date/Time: Friday, February 22, 2008 DSD 616 11:00 - noon Planner: Andy Limbird City of Spnngfield Development Services Department 225 Fifth Street Spnngfield, OR 97477 Site Plan Review PRE-SUBM\TTAl REC'O FEB 1 4 2008 Applicant Name: Jon Berger Company: Hexion Specialty Chemical, Inc Phone: 541-741-6688 Fax: Address: 470 South Second Street, Springfield, Oregon 97477 Applicant's Rep.: Michael Howard, AICP Company: Satre Associates, PC Phone: 541-465-4721 Fax: 541-465-4722 Address: 101 East Broadway, Suite 480, Eugene, Oregon 97401 Property Owner: Hexion Specialty Chemical, Inc Company: Hexion Specialty Chemical, Inc Phone: 541-741-6688 Fax: Address: 470 South Second Street, Springfield, Oregon 97477 ASSESSOR'S MAP NO: 17033532/1703353trAX LOT NO(S): 7800/300,500,2300,2400, 18030221 ~4uU,~~UU/~~UU Property Address: 280 and 610 South Second Street &f~ ...e-~ ~~~~ Size of Property: 14. 8 Acres [Xl Sauare Feet D Proposed Name of Project: Hexion Specialty Chemical, Inc. Description of If you are filling In this form by hand, please attach your proposal description to this application Proposal: Relocate methanol unloadino. use of trucks. add one DiDe and DumD Existing Use: Chemical manufacturing INew Impervious Surface Coverage (Including Bldg. Gross Floor Area): sf Si natures: Please si nand rint your name and date in the ao rooriate box on the next S(' Associated Applications: VR.L7.f;Oq, ~ CCb\ (p (Go....--) Signs: Pre-Sub Case No.: P'(',e t,{}f16 - ~IZ. Date: 2//'-110'0 Reviewed by: ~7Y_ . I Case No.: Date: Reviewed by: I Application Fee: $ Technical Fee: $ Postaqe Fee: $ TOTAL FEES: $ PROJECT NUMBER: r'K-J14b:+ -tXXJ~ I ~~q-V<l~ v" ,~ Wqw"Jt:HW-0Wt>,:;;<<< ,<'" ,1 "*0i$'l~ :: ~:"'''-*~'',<4al;::4lk~'t\~10W*fu0:/$p\<< ,7,-;:=l-r,"'y___',;," ",,,~,,, r' " "<''''<<4::'1 "t<<.:~ ReVised 1/1/08 Molly Markarian ~ '('\~ z.. r 7_2-/0Ci/) ... I 0 : ~ J YVl 1 of 10 Owner Signatures This application form is used for both the required pre-submittal meeting and subsequent complete application submittal. Owner signatures are required at both stages in the application process. An application without the Owner's original signature will not be accepted. Pre-Submittal The undersigned acknowledges, that the information In this application IS correct and accurate for scheduling of the Pre- Submittal Meeting Owner: ~ -cJ-~~ ~ature C/ Juri G &~~ ~ Print Date: fe6 - 1\1 - 200B Submittal I represent this application to be complete for submittal to the City. Consistent with the completeness check performed on thiS application at the Pre-Submittal Meeting, I affirm the information Identified by the City as necessary for processing the application IS provided herein or the information Will not be provided If not otherwise contained within the submittal. and the City may begin processing the application With the information as submitted. ThiS statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a complete application Owner: Date: Signature Print PRE.SUBM\lTAl REC'O FEB 1 4 2008 Revised 1/1/08 Molly Markarian 2 of 10 Site Plan Review Submittal Requirements Checklist NOTE: · ALL of the following items MUST be submitted for BOTH Pre-Submittgl and Submittal. . If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. PRE-SUBMITfAL REC'D FEB 1 4 2008 [R] Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development Services Department. Any applicable application, technology, and postage fees are collected at the pre-submittal and submittal stages. rn Site Plan Review Application Form IK]" Narrative explaining the purpose of the proposed development, the existing use of the property, and any additional information that may have a bearing In determining the action to be taken. The narrative should also include the proposed number of employees and future expansion plans, if known. IK] Copy of the Deed [R] Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. 00 Copy of the Site Plan Reduced to 8Vz"x 11", which will be mailed as part of the required neighboring property notification packet. @]3. Right-of-Way Approach Permit Application provided wh~re the property has frontage on an Oregon Department of Transportation (ODOT) facility. IKl Three (3) Copies of the Stormwater Management System Study with Completed Storm water Seoping Sheet Attached - T_he plan, supporting calculations and documentation must be consistent with the Engineering Design Standards and Procedures Manual. [illl. Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in accordance with SDC 4.2-105 A.4. Traffic Impact Studies (TIS) allow the City to analyze and evaluate the traffic impacts and mitigation of a development on the City's transportation system. In general, a TIS must explain how the traffiC from a given development affects the transportation system In terms of safety, traffic operations, access and mobility, and immediate and adjoining street systems. A TIS must also address, if needed, City, metro plan and state land use and transportation policies and objectives. [R] Seven (7) Copies of the Following Plan Sets for Pre-Submittal OR Eighteen (18) Copies of the Following Plan Sets for Submittal IX] All of the following plans must include the scale appropriate to the area involved and suffiCient to show detail of the plan and related data, north arrow, and date of preparation. [X] All plan sets must be folded to 8V2" by 11" and bound by rubber bands. a. Site Assessment of Existing Conditions ~ Prepared by an Oregon licensed Landscape Architect or Engineer [K] Vicinity Map Revised 1/1/08 Molly Markarian 4 of 10 [X] The name, location and dimensions of all existing site features including bUildings, curb cuts, trees and Impervious surface areas, clearly indicating what is remaining and what IS being removed. For existing structures to remain, also indicate present use, size, setbacks from property lines, and distance between buildings. [X] The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development Services Department [XJ The 100-year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision IRJ The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Services Department IX] Physical features including, but not limited to trees 5" in diameter or greater when measured 4 112 feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings gg Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report prepared by an Engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table b. Site Plan [Xl Prepared by an Oregon licensed Architect, Landscape Architect, or Engineer [Xl Proposed buildings: location, dimenSions, size (gross floor area applicable to the parking requirement for the proposed use(s)), setbacks from property lines, and distance between buildings IKI Location and height of existing or proposed fences, walls, outdoor equipment, storage, trash receptacles, and signs IX] Location, dimensions, and number of typical, compact and disabled parking spaces; including aisles, wheel bumpers, directional signs, and striping IX] Dimensions of the development area, as well as area and percentage of the site proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and other impervious surfaces IKJ Observance of solar access requirements as specified In the applicable zoning distnct [X] On-site loading areas and vehicular and pedestrian circulation [XJ Access to streets, alleys, and properties to be served, including the location and dimensions of existing and proposed curb cuts and curb cuts proposed to be closed [XJ Location, type, and number of bicycle parking spaces !Xl Location of existing and proposed transit facilities [Xl Area and dimenSions of all property to be conveyed, dedicated, or reserved for common open spaces, recreational areas, and other similar public and semi-public uses [Xl Phased Development Plan - where applicable, the Site Plan application must Include a phasing plan indicating any proposed phases for development, including the boundaries and sequencing of each phase. Phasing must progress in a sequence promoting street connectivity between the various phases of the development and accommodating other required public improvements, including but not limited to, sanrtary sewer, stormwater , PRE.SUBM'TIAl REC'O FEB 1 4 2008 ReVised 1/1/08 Molly Markarian 5 of 10 managementr water, and electricity. The applicant must indicate which phases apply to the Site Plan application being submitted. na c. Improvement and Public Utilities Plan na \llii Prepared by an Oregon licensed Civil Engineer ~ Location and width of all eXisting and proposed easements ~ Location, widths (of paving and right-of-waY)r and names of all eXisting and proposed streets, alleys, dedications or other rlght-of-ways within or adjacent to the proposed development, including ownership and maintenance status, if applicable. @. Location and type of existing and proposed street lighting ~ Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units, and similar public facilities QLocatlon, width, and construction material of all existing and proposed sidewalks, sidewalk rampsr pedestrian access ways, and trails @. Location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points PRE.SUBMITIAL REC'D, FEB 1 4 Z008 na d. Grading, Paving, & Storm water Management Plan na @. Prepared by an Oregon licensed Civil Engineer Ill1 Planting plan prepared by an Oregon licensed Landscape Architect where plants are proposed as part of the stormwater management system jilli Roof drainage patterns and discharge locations !ill>. Pervious and impervious area drainage patterns ID1 The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; storm water quality measures; and natural drainageways to be retained flJ Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for land with a slope over 10 percent, the contour lines may be at 5 foot intervals) !ill>.Amount of proposed cut and fill na e. Landscape Plan Q Drawn by a Landscape Architect [!!]3.Location and dimensions of landscaping and open space areas to include calculation of landscape coverage Iill Screening in accordance with SDC 4.4-110 rill Written descriptionr including speCifications, of the permanent irrigation system QLocation and type of street trees 1M. List in chart form the proposed types of landscape materials (trees, shrubs, ground cover). Include In the chart genusr species, common name, quantity, size, spacing, - and method of planting -- na f. Architectural Plans !ill>. Exterior elevations of all bUildings and structures proposed for the development site, including height Revised 1/1/08 Molly Markarian 6 of 10 [illiConceptual floor plans g. On-Site Lighting Plan [iihLocation, orientation, and maximum height of exterior light fixtures, both free standing and attached 1m. Type and extent of shielding, including cut-off angles, and type of illumination, wattage, and luminous area llil Photometric test report for each light source ~ Additional Materials That May be Required IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: [illi Where a multi-family development is proposed, any additional materials to demonstrate compliance with SDC 3.2-240 Q Riparian Area Protection Report for properties located withm 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW ! 1m. A Geotechnical Report prepared by an engineer must be submitted concurrently if there are unstable soils and/or a high water table present g Where the development area is within an overlay dlstnct, address the additional standards of the overlay district ~ If five or more trees are proposed to be removed, a Tree Felling Permit as speCified in SDC 5.19-100 g A wetland delineation approved by the Oregon Division of State Lands must be . submitted concurrently where there is a wetland on the property g Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for review g Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted pnor to development W Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 fill An Annexation application, as speCified in SDC 5.7-100, where a development is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer PRE-SUBMITTAL REC'O FEB 1 4 2008 ReVised 1/1/08 Molly Markarian , 7 of 10 ~ i GRAPHlCSCAl! ~ q 2,~ ~ '90 I"'\,,-......~ PRE-SUBMITfAL RECID FEB 1 4 2008 '~ i . . :::-.. -J S. ,- . i; I VICINITY MAP SCALE I - 20DO LEGEND PROPCRTY UHf CDGE OF CXlSlING AC PAltWG CKlSJlNG CURB - CXlSllNC FEHCC - - - - CJOSllNG TOP OF BANK - - - - EXISTING TOC or SLOP! - - - - - - CJCiS1JNG CCNTERlINC OF DITCH - - - - - EJCJSlING raGE OF WA TLR __ __ __ -- - EJCJSTlHG ToP OF ASPHALT 8ERI.l - - - - - - - fit/STING TOCOFSLc:IP( OF ASPHALT BCRW ~ CXJSlING DENSE VE"GUAlICW AND TRCES ... CKJSnNG BAse FLOOD ClEVA new . . . MCA DRAIN '9 FIRE HYDRANT I DaSlING WATr"R' VAllJE' lIlI Df1SlING WA TDl WE:rrR OR VAUL T 11 CX/STlNG ElECTRICAL 8Dl( OR VAUL T ...... E)(JSTlNG POl4t1i' POU .. .e:z EKl5TlNG STR€(T UGHT lVDl ARU .--) CXJSlING GUY IMRE @ EXlSTl/'IG MANHOlE LJU DE:NOJf:S UGHT WCDlUW INDUSTRW. HI DENOTES HCAVY INDUSTRIAL PK DENOTES PARKING ARE'A ~ C)(/SlINC eVaDiNG ~ CXlS7lNG CONC1lEJr GRA\ofL AREA TAX MAP 17-0J-J!J-J2 TAX LOT 7800 AND TAX MAP 17-03-J5-33 TAX LOTS JOO 3SB. 500 5400, .t 5500 I I t; ~ .. .... <3 ~ 2: J:: g 1.Jt-- ~"'i tlj ,::I ....e:Q: ::J;~ :Sl/)O 2:Vl I.J . 02: WQQ ;::- ~ B;~g ~a.. I: ... ""g~ ~~l/)~ ~""a.. ~;;:(o~- iiL..JQ;: ~~"Q.. ~!:::O 1l.......~V). QVl....... ~n ~B, f ~ E!;. " S;x " 1311. g;; ~ll~j -fl~ld j = "'i!,t:.u ~;;~!j @)g DATE OCTOBeR 17 lOO} seAl! I' = 50' DRAWN GPW or DESIGNER DG CHECKEO BY PROJECT 07-11' HU/JBER SHUT NO 1 OF 1 SHCCT(S) CITY OF SPRINGJIELD VICINITY MAP PRE2008-00012 280 & 610 S 2nd Street SITE : Map 17-03-35-32 Tax Lot 7800, 17-03-35-33 TL 300, 500, 2300, 2400,5400,5500 atd - 18-03-02-21TL . 1500 North .. r -- iiII _ SM'KE ASSOCIATES SATRE ASSOCIATES, P.C. Planners, Landscape Architects and Environmental Specialists 101 East Broadway, SUIte 480, Eugene, Oregon 97401 (541) 465-4721 . Fax (541) 465-4722 . 1-800-662-7094 www satrepc com February 14,2008 PRE-SUBMITTAL REC'O FEB 1 4 2008 HEXION SPECIAL TV CHEMICALS METHANOL UNLOADING PROJECT SITE PLAN REVIEW- MAJOR MODIFICATION, PRE-SUBMITTAL APPLICATION WRITTEN STATEMENT I. GENERAL INFORMATION Project: Hexion Specialty Chemicals 155 West A Street, Bldg A Springfield, OR 97477 Maps and Tax Lots. Subject site: Map 17-03-35-33, Lots 00300, 00500, 05400 Development site. Map 17-03-35-32, Lot 07800; Map 17-03-35-33, Lots 02300, 02400, 05500; Map 18-03-02-21, Lot 01500 / Owner and Annlicant Hexion Specialty Chemicals 155 West A Street, Bldg A Springfield, OR 97477 (541) 741-6688 Contact: Jon Berger Jon.Berger@hexion.com CiVIl Emdneer Branch Engineering, Inc. 310 Fifth Street Springfield, Oregon 97477 (541) 746-0637 · Fax (541) 746-0389 Contact: Damien Gilbert, P .E. ~amien@branchengineering.com Planner ' Satre Associates, P.c. 101 East Broadway, Suite 480 Eugene, Oregon 97401 (541) 465-4721 · Fax (541) 465-4722 Contact: Michael Howard, AICP m.howard@satrepc.com HeXIOn SpecIalty ChemIcals SIte Plan RevIew Major ModIficatIOn, Pre-SubmIttal Meetmg - Wntten Statement Februarv 14.2008 PRE-SUBMllTAl REC'D FEB I 4 2008 Pa!!e 2 II. Land Use Reouest The applicant, Hexion Specialty Chemicals, proposes to make improvements to their Springfield campus. The proposed modification includes changing the method for unloading methanol and adding methanol unloading to an existing unloading area WIthin the lots zoned HI, Heavy Industrial (south of the Union Pacific Railroad Tracks). In addition, a pump will be added to the unloading area to transfer the methanol from the unloading area via a new pipe to be placed in the existing pipe bridge that will be connected to the existing non- conforming storage tank north of the tracks. Two development issues meetings have been held with City staff regarding the process for this application; the first meeting was April 26, 2007 (ZON2007-00015), the second meeting was held July 19, 2007 (ZON2007 -00031). At the second meeting the tOpIC of discussion focused on unloading methanol at an existing unloading area within the HI zoned portions of the site (south of the railroad tracks). City staff indicated that five applications may be necessary for approval: (1) Site Plan Equivalency Map (SPE Map), (2) Discretionary Use, (3) Modification of a Non-Conforming Use, '(4) Willamette River Greenway, (5) Site Plan Modification - Major. At the second meeting we were informed that if both a Discretionary Use and a Modification of a Non-Conforming Use application were required that only one fee would be assessed for those two applications; at the time of the DIM staff was uncertain if both applications are required. City staff indicated that we would be able to submit the SPE Map and the Pre-submittal application concurrently and the remaining applications could be submItted for completeness review prior to the approval of the SPE Map, however, a waiver to the 120-day rule may need to be submItted for this to occur. The applicant requests approval of this Site Pan Review - Major Modification application in regard to modifications to the Final Site Plan Equivalent Map which is submitted concurrently with this pre-submittal application. Additionally, the applicant addresses the Willamette Greenway Overlay District (3.3-300) and Non-conforming use modification (SDC 5.8-100) criteria at the end of this written statement. Specifically, the modifications are as follows: Addinl! alternate methanol unloadinl!. In response to changing global manufacturing of methanol Hexion intends to alter the method for unloading methanol; current transportation of methanol is via railcar, however, methanol is now manufactured in Asia and South America and transported via ship to ports and then carried by trucks To respond to the shift in production of methanol Hexion proposes to add truck unloading of methanol at an existing unloading facility within the established plant south of the railroad tracks (see SIte Plan). The unloading area south of the tracks is permitted by the City of Springfield and includes secondary containment and all other necessary building, fire and environmental protections. A new pump will be placed at this location to connect to a new pipe that will transport the methanol from this location across the existing pipe bridge to the existing non-conforming tank north of the raIlroad tracks. A new connection will be made to this tank to allow the Satre ASSOCiates, P.C, . 101 E Broadway, SUite 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXIon Specialty ChemIcals SIte Plan Review Major ModificatIOn, Pre-Submittal Meetmg - Wntten Statement Februarv 14.2008 Page l methanol pipe to connect via the pipe bridge. No necessary . other ~~sU~OOrfAl-r€C~Dd or FEB 1 4 2008 III. The Site and Existine: Conditions A. Subiect Site The proposed modification affects Tax Lots 300, 500 and 5400 of Lane County Assessor's Map 17-03-35-33 (subject site); in addition to the affected lots the development site includes Tax Lot 7800 of Lane County Assessor's Map 17-03-35-32, Tax Lots 2300, 2400and 5500 of Lane County Assessor's Map 17-03-35-33 and Tax Lot 1500 of Lane County Assessor's Map 18-03-02-21 (development site). All tax lots are owned by Hexion Specialty Chemicals. Tax Lot 500 is approximately 9.05 acres in size and is the site of the main plant facilities. Tax Lots 300 and 5400 are approximately 2.82 acres in size, includes the pipe bridge (Tax Lot 300) and the methanol storage tank (Tax Lot 5400). The remainder of the development site is used for non-chemical storage, parking and a laboratory. Tax Lot 1500 is outside the Springfield City Limits. B. Location and Site Context The development site is located adjacent to the Willamette River south of A Street (Main Street) and west of South Second Street. Tax Lots 300, 5400, 5500 and 7800 are zoned (Springfield) and designated (Metro Plan) Light Medium Industrial (LMI). Tax Lot 500 is located south of the railroad tracks and west of South Second Street; this parcel is zoned (Springfield) and designated (Metro Plan) Heavy Industrial (HI). Tax Lot 1500 is outside the City limits but inside the Metro UGB and is zoned (Springfield) and designated (Metro Plan) as Low-Density Residential (LDR). Across South Second Street are Tax -Lots 2300 and 2400; these two lots are zoned (Springfield) and deSignated (Metro Plan) as Low Density Residential and are used for parking. Further east of the development site, and south of South C Street, are residential properties zoned and designated Low Density Residential. North of South C Street, and east of South Second Street, the development site abuts LMI zoned and designated land. To the north of the development site is the Millrace and land zoned and designated Booth Kelly Mixed Use and Public Land & Open Space. To the south of the subject property is land outside the City Limits that is zoned and designated Low DenSity Residential and is vacant. C. Site Descrintion. Current Use. and EXlstin!! Conditions As stated above, the south parcel is occupied by the main Hexion Chemical campus. The parcel is fully developed, and the current land use application proposes relatively minor modification In this area to improve the function of the site. The north parcel contains a non-conforming storage tank (permitted) and storage of materials that are not chemically related The parcel is otherwise vacant and is grass covered. Satre Associates, p,c. . 101 E Broadway, SUite 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXlOn SpecIalty ChemIcals SIte Plan ReVIew Major ModIfication, Pre-SubmIttal Meetmg - Wntten Statement Februarv 14.2008 PRE-SUBMITTAl REC'O FEB 1 4 2008 Pa2:e 4 The Flood Insurance Rate Map (FIRM) identifies the site as being in Zone AE, Area of 100- year flood, based flood elevations determined, Zone FW, Floodway areas inside the 100-year flood, base flood elevations determined and Zone X outside the 500-year floodplain (Map Number 41039C1l42 F). Soil types on the site are predominately (near 100%) classified in the Lane County Soil Survey as Urban Lane -Hazelau-Dixonville Complex, 3 to 12 percent slopes (127C). No wetlands are identified on the National Wetland Inventory map or the Springfield Local Wetland Inventory. IV. APPLICABLE,CRITERIA This section is organized by the applicable approval criteria. Applicable approval criteria are outlined in bold italics below, followed by proposed findings of fact in normal text. Approval Criteria - Site Plan Review Modification - Major In accordance with SDC 5.17-145, the Planning Director shall review a Type II Major Site Plan Review Modification application based on particular criteria as specified in SDC 5.17-145. SDC 5.17-125 states, the Planning Director shall approve or approve with conditions an application upon determining that criteria (A) through (E) of this Section have been satisfied: (1) The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. Findinl!s The development site is located within the LMI, Light Medium Industrial; HI, Heavy Industrial zoning districts. Portions of the site to the north are within the Springfield Booth-Kelly Mixed-Use (BKMU) District and the Willamette Greenway (WG) Overlay District ,boundaries. However, the portion of the development site that is involved with this applicatIOn (Tax Lots 300, 500 and 5400) is not within the Booth- Kelly Mixed-Use District boundary (see Site Plan). The LMI and HI zones regulate the uses and associated development standards and the WG zone provides additional review procedures and criteria. There are no applicable refinement plans, plan district maps or co:nceptual development plans for the portion of the development site affected by tills proposal. Therefore, because the underlying zoning, rather than the Willamette Greenway Overlay District, regulates uses and associated development standards, and because the zoning is consistent with the Metro Plan Diagram, criterion SDC 5.17-125(A) is met. (2) Capacity requirements of public improvements, 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 that the public improvements shall be available to ser.ve the site at the time of development, unless otherwise Satre Associates, P.C, . 101 E Broadway, SUite 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXIOn Specialty Chemicals Site Plan Review Major ModificatIOn, Pre-Submittal Meetmg - Wntten Statement , Februarv 14.2008 PRE-SUBM\TIAL REC'O FEB 14 2008 Pap:e 5 provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. Finding~ Applicable public improvement standards can be found in Sections 4.1-100, 4.2-100 and 4.3-100 of the Springfield Development Code (SDC) and the City's Engineering Design Standards and Procedures Manual (EDSPM). The subject site is in an area that is currently fully served by public and private utilities and public streets. The impact of the proposed modifications on the capacity of public improvements will be minor. Modifications on the north side of the railroad tracks will add one pipe and connection to the existing methanol storage tank built to meet the latest building and fire codes, the change will not be significant. The proposed modifications on the south parcel include the addition of one pump, and a pipe to cross over the railroad tracks within an existing pipe bndge (see Site Plan) this will not increase current electric or water. The proposed modifications covered by this application do not include any changes that Will increase or decrease the demands of the sanitary sewers. The area of impervious surface will not be increased on either the north or south parcels. As such no increase in the storm flows is anticipated. Stormwater runoff from the existing impervious surfaces will be treated structurally and/or vegetatively prior to leaving the site as is the current practice. ( The proposed modifications will be not substantially increase the truck traffic to the site's existing unloading facility. Currently the plant operates with approximately 140 trucks per week delivering chemicals to and from the unloading area; the proposed changes will add approximately thirty (30) truck trips per week (the Hexion facIlity has historically operated with approx~mately 175 to 210 truck deliveries per week). Since the proposed modificatiOns do not include any substantial increases in new services, changes of use or operatiOns there wIll be insignificant changes in trips to and from the Hexion facility and, therefore, no new capacity issues with streets or traffic safety controls. The above findings, together with the site plans and supplemental information submitted herewith, demonstrate that the applicant has met the reqUirements of this criterion. ' (3) The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Findings Applicable public and private design and construction standards can be found in Chapter 4, Development Standards of the Springfield Development Code (SDC) and Satre Associates, P.c. . 101 E Broadway, SUite 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXIOn SpecIalty ChemIcals SIte Plan RevIew Major ModIficatIOn, Pre-SubmIttal Meetmg - Wntten Statement Februarv 14.2008 1E-SUBMITTAl REC'O FER 1 4 2008 Pal!e 6 the City's Engineering Design Standards and Procedures Manual (EDSPM). Other applicable standards are contained elsewhere in the code. The majority of the development standards cited in the Springfield Code are not applicable to this modification request. A review of the development standards follows with findings presented herein. SDC Section 3.2-400 - LMI. HI. and SHI Industrial Zonim! Districts Many of the improvement standards cited in ,Section 3 2-400 are not applicable to this modification request. Of those which do apply to this modification request, the following findings are submitted. Schedule of Use Categories (SDC 3.2-410) The use category "Chemical and chemical products" is not allowed within the LMI zone, however, it is allowed within the HI zone. The proposed modifications will add unloading of methanol to the HI zone where it is a permitted use. The methanol will be piped along an existing pipe bridge crossing the railroad into the LMI zone and will connect to an existing permitted non-conforming methanol storage tank. From conversations with City staff during previous Development Issues Meetings the applicant is aware that they may need to submit a ModificatIOn to a Non-Conforming Use application and a Discretionary Use application to comply with this standard. With the submittal of these applications this standard is met. LotlParcel Size Standards (SDC 3.2-420) The minimum lot size in the LMI and HI districts is 10,000 square feet. The three lots within the subject side are Tax Lots 300, 500 and 5400. With areas of 24,394 square feet for Tax Lot 300, 394,218 square feet for Tax Lot 500 and 98,446 square feet for Tax Lot 5400 this standard is met. These findings together with site plans and supplemental information submitted herewith demonstrate that this standard is met. Lot Coverage Standards (SDC 3.2-420) Lot coverage is limited only by conditions of other standards within the code. The proposed modifications will not change the m:ea of lot coverage on the site. As such this standard IS not applicable. Setback Standards (SDC 32-420) Standard setbacks are 10 feet for front yard building setback, 5 feet for parking, driveway and outdoor storage, 10 feet for mterior side and rear yard bUIlding setbacks from residential districts and the CI district', and 5 feet for interiorr and rear yard building setbacks for parkmg, driveway and outdoor storage. There are no improvements proposed with 10 feet of any property line on any tax lot. No other setback standards within thIS section are applicable. Satre Associates, p,c. . 101 E Broadway, SUIte 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXIOn Specialty ChemIcals Site Plan RevIew Major ModIficatIOn, Pre-SubmIttal Meeting - Wntten Statement Februarv 14.2008 PRE-SUBMITTAL REC'O FEB 1 4 2008 Pal!e 7 These findings together with site plans submitted herewith demonstrate that this standard is met. Height Standards (SDC 3.2-420) The subject property abuts Low Density Residential (LDR) property to the east. The standard for maximum height within the LDR district is 30 feet for a distance of 50 feet from the residential district. The applicant's proposed modification does not change the height of any structure on the subject site. The proposed modification will add a pipe to an existing pipe bridge that is approximately 20 feet in height. Since no increase in height is proposed this standard is not applicable. SDC Section 3.3-200 - Drinkinf! Water Protection Overlav District This site is outside the zone of concentration as such this overlay does not apply to the subject property. SDC Section 3.3-300 - Willamette Greenwav Overlav District The Willamette Greenway Overlay District applies to the subject site since Tax Lots 500 and 5400 are within 150 feet of the ordinary low water line on the channel of the Willamette River. Many of the improvement standards cited in Section 3.3-300 are not applicable to -this modification request. Of those which do apply to this modification request, the following findings are submitted. The applzcant is prepared to submit a separate Wlllamette Greenway Development permit which may be required as indicated in prevIOus DIM meetings between the City and the applicant Greenway Setback (SDC 3.3-325) A Greenway Setback line has not been established. The submitted Site Plan shows the approximate location of the Greenway Boundary as surveyed by the applicant. The ordinary low water line is shown on the submitted site plan. A review of the site plan shows that the Greenway Setback (150 feet) appears to be encroached upon by the existing methanol storage tank (the secondary containment area is within 80 feet of the Greenway Setback). However, the connection to the tank is on the east side approximately 35 feet from the Greenway Setback. With the submittal of the Willamette Greenway Overlay District permit application the Greenway Setback will be established and thIS standard shall be met consistent with standards (a) through (h) of thIS section. Development Standards (SDC 3.3-330) In addition to standards (a) through (h) of SDC SectIOn 3.3-325 the applicant intends to submit a discretionary use permit per the requirements of this section. Per SDC 5.9-100, Discretionary Uses may be reviewed concurrently with a Site Plan application (or Site Plan Modification application) as a Type III process. The Discretionary Use application may be approved if it complies with the Site Plan criteria and the following discretionary use approval criteria of SDC 5.9-120(A)--{D). Satre Associates, P.C, . 101 E Broadway, SUIte 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXIOn Specialty Chemicals Site Plan Review Major ModificatIOn, Pre-Submittal Meetmg - Wntten Statement Februarv 14.2008 PRE-SUBMI1TAl REC'O FEB 1 4 2008 Pa2e 8 SDC Section 3.4-300 - Booth-Kellv Mixed-use District The improvement standards cited in Section 3.4-300 are not applicable to this modification request since the proposed development is outside of the district boundary. Chaoter 4 - Develooment Standards The majority of the improvement standards cited in Chapter 4 are not applicable to this modIfication request. Of those which do apply to this modification request, the following findings are submitted. Streets -Public (SDC 4.2-105) No public streets are proposed or required as part of this request. The north parcel is partially developed and has access from South 2nd Street and via South B Street. The south parcel has multiple access points to the fully developed South 2nd Street along its east boundary. Based on the findings presented above and the site plans submitted herewith, this standard is met. 'Street Standards - Private (SDC 4.2-110) No private streets are proposed or required as part of this request. Therefore, this section does not apply. Site Access and Driveways (SDC 4.2-120) The existing development has approved access provide by direct access to South 2nd Street and South B Street. The applicant is not proposing to alter and of the driveways that provide access South 2nd Street or South B Street. The primary ingress and egress for truck unloading facility is from South 2nd Street south of the railroad tracks, near the south end of the development site. The trucks currently travel along a paved internal driveway to the unloading area; the proposed new truck trips will travel the same path and will not increase the impact to the site or surroundmg land uses. These findings, together with the site plans submitted herewith, demonstrate that thIS standard is met. Intersections (SDC 4.2-125) No new intersections or modifications to eXIsting intersections are proposed, therefore, these standards do not apply. Vision Clearance (SDC 4.2-130) As shown on the site plans, the applicant has met the vision clearance requirements of SDC 4.2-130. Where the driveways connect onto South 2nd Street the apphcant is providing a 10 foot deep phYSIcally unobstructed vision clearance zone where the Satre ASSOCiates, P,C, . 101 E. Broadway, SUite 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXIOn Specialty Chemicals Site Plan Review Major ModificatIOn, Pre-Submittal Meetmg - Written Statement Februarv 14.2008 PRE-SUBMlllAL REC'O FEB 1 4 2008 Page ~ driveways intersect the street. The intent is to ensure the safety of motorists and to provide clear visual access to the building. . These findings, together with the site plans submitted herewith, demonstrate that this standard is met. Sidewalks (SDC 4.2-135) No new sidewalks or modifications to existing sidewalks are proposed, therefore, these standards do not apply.- Street Trees (SDC 4.2-140) No new street trees, impacts or modifications to existing street trees are proposed or anticipated, therefore, these standards do not apply. Street Lighting (SDC 4.2-145) As stated above all public streets abutting the development site are existing and improved. These improvements include existing street lights. Therefore, no new streetlights are proposed and the standards in this section are not applicable. Bikeways, Pedestrian Trails andAccessways (SDC 4.2-150,4.2-155,4.2-160) There are currently striped on-street bike lanes on South 2nd Street along the western edge of the site. The Eugene-Springfield Regional Transportation Plan (Trans Plan) shows existing on-street bIcycle paths on South 2nd Street. There are no existing or proposed bikeways or pedestrian trails shown through the subject site. The Springfield Bicycle Plan also shows on-street bicycle paths on South 2nd Street. The proposed development does not impact any of these existing or planned bIkeways. Based on these findings this standard is met. Sanitary Sewers (SDC 4.~-105) No improvements are proposed that require or impact the samtary sewers, therefore these standards do not apply. Storm water Management! Water Quality Protection (SDC 4.3-11 0/ 115) No Improvements, or increased impervious areas, are proposed that require or impact the sanitary sewers, therefore the standards of HDC 4.3-110 (a) - (g) are also unaffected. Two (2) Water Quality Limited Watercourses (WQL W) are located adjacent to the development site: the Willamette River (> 1,000 c.f.s.) and the Mill Race (< 1,000 c.f.s.). Associated with the two WQL W are riparian areas that are located within and adjacent to the development site. The riparian setbacks for these two water bodies are Satre Associates, P.c. . 101 E Broadway, SUIte 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXlOn SpecIalty ChemIcals SIte Plan ReVIew Major ModIficatlOn, Pre-SubmIttal Meetmg - Wntten Statement Februarv 14.2008 PRE-SUBMllTAl REC'O FEB 1 4 2008 Pal!e 10 shown on the Site Plan, the setback for the MIll Race (< 1,000 c.f.s.) is 50 feet, and the setback for the Willamette River (> 1,000 c.f.s.) is 75 feet. The existmg methanol storage tank is outside the 75-foot riparian setback of the Willamette River, however, the secondary containment and unloading area is within the setback; there is no existing or proposed impact to the Mill Race riparian corridor. The proposed modifications include a 'new pIpe connectIOn to the methanol storage tank outSIde of the 75-foot Willamette River riparian corridor setback. Since there is no impact to WQL W riparian corridors and no new impervious surfaces, or development added to the site that would affect stormwater, this standard is met. Utilities (SDC 4.3-120-140) T4e proposed improvements will not require any new off-site utility facilities, and no, new utility easements should be required by any utility provider. Extension and modification of the existing on-site utilities will accommodate the proposed modifications. These findings together with site plans and supplemental information submitted herewith demonstrate that this standard is met. Wireless Telecommunications Systems Facilities (SDC 4.3-145) The applicant does not propose to site or otherwise construct wireless r telecommunication systems or facilities as part of this request Therefore, this standard does not apply. Planting Standards (SDC 4.4-105) The applicant's Site Plan shows the existing landscaping provided along 'South 2nd Street and adjacent to the Willamette River. The proposed modifications, do not change impervious surface areas, change parking areas or affect the site design in any manner (except to add one pump, one pipe to an existing pipe bridge and one connection to an existing storage tank); as such the modifications are not substantial enough to require additional plantings and these standards are not applicable. Screening (SDC 4.4-110) Regarding subsection (l)(a) screening is required where commercial and industrial districts abut residentIal districts and no approved screening exists. The existing development screens the adjacent residential property to the east with landscaping along South 2nd Street as approved for the existing unloading of trucks. The findmgs presented above together with the site plans and supplemental information submitted herewith, demonstrate that the applicant has met this standard. Satre Associates, p,c. . 101 E Broadway, SUIte 480, Eugene, OR 97401 . (541) 465-4721 . wwwsatrepc com HeXlOn SpecIalty ChemIcals SIte Plan RevIew Major ModIfication, Pre-Submittal Meetmg - Wntten Statement Februarv 14.2008 PRE-SUBMITTAL REC'O FEB 1 4 2008 Pa!!e 11 Fences (SDC 4.4-115) No improvements are proposed that reqUIre or impact fences, therefore these standards do not apply. On-Site Lighting Standards (SDC 4.5-100) No improvements are proposed that require or impact on-site lighting, therefore these standards do not apply. Off-Street Parking Standards (SDC 4.6-100) These standards specify the amount of parking required for particular uses The proposed modifications do not include any change in use or an increase to building area that would require a change to the minimum parking requirement, therefore, this standard does not apply. Vehicle Parking (SDC 4.6-110) No improvements are proposed that require or impact on-site parking, therefore these standards do not apply. Vehicle Parking - Parking Lot Design (SDC 4.6-115) No improvements are proposed that require or impact parking lot design, therefore ,these standards do not apply. Vehicle Parking - Parking Lot Improvements (SDC 4.6-120) No improvements are proposed that require or impact parking lot improvements, therefore these standards do not apply. Vehicle Parking - Parking Space Requirements (SDC 4,6-125) No improvements are proposed that require or impact parking space requirements, therefore these standards do not apply. Loading Standards (SDC 4.6-130/135) No new off-street loading facilities are proposed, however, limited modifications to existing loading facilities are proposed. The applicant proposes to add one pump and pipe, remove a section of asphaltic berm and replace it with a new section of asphaltic berm (see detail In Site Plan). 1 All necessary loading areas for commercial and industrial development shall be located off-street and provlded zn addltlOn to the required parkzng spaces As shown in the Site Plan the existing unloading facility is outside of the public right-of-way, an existing chain link: fence separates the unloading area from the public right-of-way. ~ 2 Vehlcles in the loading area shall not protrude znto a publzc right-ofway or sidewalk Satre Associates, p,c. . 101 E Broadway, SUite 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HeXlOn SpecIalty ChemIcals SIte Plan RevIew Major ModIficatIon, Pre-SubmIttal Meetmg - Wntten Statement Februarv 14.2008 ' PRE-SUBMITTAL REC'O FEB 1 4 2008 Pa2:e 12 An existing chain link fence, separates the unloading area from the public right-of-way, thus preventing the protrusion of vehicles. 3 The mmimum SIzes required for commerczal and industrial loading areas are as follows The existing unloading area is greater than 750 square feet, the proposed modifications do not affect the size of the unloading area. 4 The required loading area shall not be less than 10 feet wide by 25 feet long and have an unobstructed height of 14 feet. The unloading area is greater than 10 feet wide and longer than 25 feet and has an unobstructed height greater than 14 feet. See Site plan for more details. 5 A school havmg a capacity greater than 25 students shall have a dnveway deSIgned for the contmuous forward flow of passenger vehicles for loadmg and unloadmg children This standard does not apply. The findings presented above together with the site plans and supplemental information submitted herewith, demonstrate that the applicant has met this standard. Bicycle Parking Standards (SDC 4.6-140/150) No modifications are proposed to existing bicycle parking and no changes in use are proposed that would require an increase in bicycle parking. Therefore this section does not apply. The above findings, together with the SIte plans and supplemental mformation submitted herewith, demonstrate that the applicant has met the requirements of this cnterion. (4) 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 ODOT access management standards for state highways. F indinlZs No modifications are proposed to existing parking areas or mgressl egress points, and no changes in use are proposed that would require changes Therefore this section does not apply. Satre Associates, P.C. . 101 E Broadway, SUIte 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com HexlOn SpecIalty ChemIcals SIte Plan RevIew Major ModIficatIOn, Pre-SubmIttal Meetmg - Wntten Statement Februarv 14.2008 PRE-SUBMITTAL REC'O FEB 1 4: Z008 Pal!:e 13 (5) 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; wetlands; 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 the Code or in State or Federal law. Fmdim!s The proposed modifications in the application do not affect the physical features listed in this criterion; as such this standard is not applicable. The development site has no significant clusters of trees or shrubs, no wetlands, no rock outcroppings, no other significant physical features or identified historic features to evaluate or protect. The two WQL W watercourses and associated riparian areas are outside of the impact area of development and are not affected by this proposal; as such they do not need further protection as a result of this proposed modification. Since no impact occurs this criterion is met. III. Conclusion Based on the information and findings contained in this written statement and enclosed plans, the proposed Site Plan Review Modification - Major meets the criteria of approval contained in the Springfield Development Code. Therefore, the applIcant requests that the Planning Director approve the proposal as presented. Both the applicant and the applicant's representative are available for questions as necessary. Satre ASSOcIate~, P.c. . 101 E Broadway, SUIte 480, Eugene, OR 97401 . (541) 465-4721 . www satrepc com SAt'RE Satre Associates, P,C. 101 East Broadway SUIte 480 Eugene, Oregon 97401 phone 5414654721 fax 541 4654722 1 800 662 7094 www satrepc com February 14, 2008 Planner Development Services Department 225 Fifth Street Springfield, Oregon 97477 PRE-SUBMITTAL REC'D FEB 1 4 2008 To Whom It May Concern: Attached are materials for a Site Plan Modification Major, Pre-Submittal Meeting Application for proposed modifications of the unloading facility at Hexion Specialty Chemicals. This application is a pre-requisite to the submittal of the Site Plan Modification - Major application as required per the Springfield Development Code. A separate application for Site Plan Equivalent Map is submitted concuuc..utly with this application as requested at two DIM meetings help in April and July 2007, We have included the required information as follows: Item: Pages Application Form.............................. ,...,.....,.........................,.................10 1 Copy of the Deeds................,.................................... .........18 1 Preliminary Title Report ............................................ ...........5 1 Narrative Written Statement ......,.,..,.,.....,.....,............. ..........13 7 Copies ofthe Site Assessment of Existing Conditions Map .............1 each 7 Copies ofthe Site Plan.............,.............................. ..............1 each 1 Copy ofthe Site Plan (8.5 x 11) ................................. ..............,1 We have not included the following documents that are required to be submitted as part of the application packet: . Rzght-of-way approach Permzt Applzcatzon, it is our understanding that this is not necessary since the Hexion Specialty Chemicals site does not have frontage on an ODOT facility. . Stormwater Management System Scope of Work sheet, it is our understandmg that this is not necessary since no improvements are made to the site that increase impervious surfaces, or that alter drainage on the development site. . Traffic Impact Study, it is our understanding that this is not necessary since no improvements or made that increase the number of trips to the site, and the total trips to the site is below a number that would require a TIS. Planners, Landscape Archztects, and Environmental Specialists Hexion Sp,-,,-,zalty Chemicals. Site Plan Modification - .....ajor, Pre-Submittal Meeting . Improvement and Public Utllities Plan, it is our understanding that this is not necessary since no improvements are made to the site that affect public improvements. . Grading, Paving, & Stormwater Management Plan, it is our understanding that this is not necessary since no improvements are made to the site that adds to or decreases paving or other impervious surfaces or alters grading on the site. . Landscape Plan, it IS our understanding that this is not necessary since no improvements are made to the site that affect existing landscaping or that will require the addition of landscaping to the development site to meet code requirements. . Architectural Plans, it is our understanding that this is not necessary since no improvements are made to the site that change the elevations, alters existing buildings or affect the architecture of any building or structure on the development site. . On-Szte Llghting Plan, it is our understanding that this is not necessary since no Improvements are made to the site that affect existing lighting or will require modifications to lighting on the development site. . Riparian Area Protection Report, it is our understanding that this is not necessary since no improvements are made to the site that impact a WQLW. . Geotechnical Report, it is our understanding that this is not necessary since no improvements are made to the site that affect the sites soils. . Overlay District, it is our understanding that this is not necessary since no improvements are made to the portions of the site that are 'Yithin an overlay dIStrict that is not already addressed, . Tree fellzng Permit, no trees are proposed to be removed; therefore this is not required. . Wetland DelineatlOn, there are no wetlands on the property and no wetland is affected by the proposed modification; as such it is our understanding that this is not necessary. . Land and Drainage Alteration Permit, it is our understanding that thIs is not necessary since no improvements are made to the site that that affect grading, filling or excavating, . Discretionary Use or Variance, it is our understanding that staff will provide more detail regarding necessary additional applications that will need to be submitted; pn;,vious DIM indicate that additional applications may be necessary, . Annexation Applzcation, although a portion of the development site is outside the Springfield City Limits it is our understanding that annexation is not required. Per previous conversation with Development Services Department staff it is our belief that the provided information is adequate for this Pre-Submittal application, Sincerely, ~ PRE-SUBMITIAL REC'O FEB 1 4 2008 Michael Howard, AICP Planner N 2/14/2008t Planners, Landscape Architects, and Environmental Specialists 20f2