HomeMy WebLinkAbout2018 01 17 AIS for PeaceHealth Guest HouseAGENDA ITEM SUMMARY Meeting Date: 1/17/2018 Meeting Type: Regular Meeting
Staff Contact/Dept.: Andy Limbird, DPW
Staff Phone No: 541-726-3784 Estimated Time: 30 Minutes
S P R I N G F I E L D PLANNING COMMISSION Council Goals: Encourage Economic Development and Revitalization through Community Partnerships ITEM TITLE: PeaceHealth Guest House
ACTION REQUESTED:
Conduct a public hearing and deliberations on a proposed Discretionary Use application, and
approve, approve with amendments, or deny a proposal by PeaceHealth to construct a residential
guest house near the Sacred Heart Medical Center at RiverBend.
ISSUE STATEMENT: This proposed land use was subject to a previous Formal Interpretation (TYP217-00004 Attachment 5). The outcome of that decision was that the use was similar to a hostel or residential
facility. When these uses are proposed to be sited in MDR zoning as is this proposal, they are subject to Discretionary Use and Site Plan Review approval.
ATTACHMENTS: 1. Staff Report and Recommendation for Discretionary Use
2. Staff Report and Recommended Conditions of Approval for Site Plan Review
3. Application and Exhibits 4. Site Map
5. Staff Report and Decision – Formal Interpretation TYP217-00004
6. PC Final Order – Discretionary Use Request 811-17-000143-TYP3 7. PC Final Order – Site Plan Review Application 811-17-000155-TYP2
DISCUSSION:
The residential guest house is proposed to be located on the north side of St Joseph Place just east
of the intersection with Martin Luther King Jr. Parkway. The property is addressed as 116 St Joseph Place (Assessor’s Map 17-03-22-00, Tax Lots 100 & 200).
The subject property is owned by PeaceHealth and is currently vacant. The subject site is zoned Medium Density Residential (MDR) in accordance with the Springfield Zoning Map and it lies
outside the Riverbend Master Plan and Nodal Development area. Properties in the immediate
vicinity are zoned Low Density Residential (LDR), MDR, Mixed Use Commercial (MUC), Campus Industrial (CI) and Medical Services (MS) (See Attachment 1, Figure 1).
The proposed one-story guest house is intended to provide short-term accommodations for families of patients at the PeaceHealth Riverbend Hospital. A formal interpretation was previously issued
for the proposed guest house, which likened it to a hostel or residential facility with communal
kitchen and living spaces (Attachment 5). Hostels are allowable in the MDR District subject to the Discretionary Use standards of SDC 5.9-100.
Staff has prepared a staff report and recommendation based on the review criteria found in SDC
Section 5.9-120 (Attachment 1). The findings presented by staff provide a substantive basis for
approving, with conditions, a residential guest house at the subject property. Staff has also prepared a staff report with recommended conditions of approval for the Site Plan Review
application, which is based on the review criteria found in SDC Section 5.17-125 (Attachment 2).
The public hearing for the proposal is scheduled for January 17, 2018. Public notification for this
development proposal was sent to residents and property owners within 300 feet of the property on December 19, 2017 and the site was posted with a public hearing notice on January 3, 2018. Staff
has not received any telephone calls or written comments pertaining to this development proposal.
Staff Report and Findings
Springfield Planning Commission Discretionary Use Request (PeaceHealth) Hearing Date: January 17, 2018
Case Number: 811-17-000143-TYP3 Applicant: Scott Tang, PeaceHealth
Site: Vacant parcel addressed as 116 St Joseph Place (Map 17-03-22-00, Tax Lots 100 & 200)
Request The application was submitted on October 27, 2017 and the public hearing on the matter of the
Discretionary Use request is scheduled for January 17, 2018. The City conducted a Development
Review Committee meeting on the Discretionary Use request on December 19, 2017.
Site Information/Background The property that is the subject of the Discretionary Use request is located on the north side of St
Joseph Place just east of the intersection with Martin Luther King Jr. Parkway. The property is
currently vacant, is zoned Medium Density Residential (MDR), and has been municipally addressed as
116 St Joseph Place. The applicant is proposing to construct a single story, 20-unit residential guest house for families of patients at the nearby Riverbend Hospital. The guest house would provide short-
term accommodations, outdoor amenity space, and communal living, kitchen, and eating areas.
Because the proposed guest house is located on a property zoned for multi-family residential
development, the applicant has demonstrated that the project conforms with the multi-unit design
standards of SDC 3.2-240 (see accompanying Site Plan Review – Attachment 3).
The facility has frontage on St Joseph Place along the southern boundary and frontage on Baldy View
Lane along the eastern edge of the site. A narrow peninsula of property extends to the north and has
frontage on Deadmond Ferry Road. The applicant has submitted a Site Plan Review application under
separate cover (Case 811-17-000155-TYP2) for a 20-unit residential guest house on the western half of the property. The applicant obtained a Formal Interpretation for the guest house pursuant to Case
TYP217-00014 (Attachment 5). That interpretation determined that the use is similar to a hostel or
residential facility and therefore required Discretionary Use and Site Plan Review approval if located
in MDR zoning.
Notification and Written Comments Notification of the January 17, 2018 public hearing was sent to all property owners and residents within
300 feet of the site on December 19, 2017. Notification was also published in the legal notices section of
The Register Guard on January 2 and 9, 2018. Public hearing notices were posted in the following
public locations on or before January 3, 2018: the subject property, the City’s webpage, the digital display in the Development & Public Works office, and the City Hall lobby.
Public notification was also sent to all property owners and residents within 300 feet of the site on
November 29, 2017 for the companion Site Plan Review application submitted under separate cover
(Case 811-17-000155-TYP2).
Attachment 1, Page 1 of 11
Photo 1 – Site Air Photo
Photo 2 – Magnified Aerial View
SITE
SITE
Main Street
Sacred Heart Medical Center
Attachment 1, Page 2 of 11
Figure 1 – Zoning Map Extract
Zoning Map Legend
Low Density Residential (LDR) Mixed Use Commercial (MUC) Medium Density Residential (MDR) Medical Services (MS)
Campus Industrial (CI) Criteria of Approval Section 5.9-100 of the SDC contains the criteria of approval for the decision maker to utilize during
review of Discretionary Use requests; those criteria are: SDC 5.9-120 CRITERIA
A. The proposed use conforms with applicable:
1. Provisions of the Metro Plan; 2. Refinement plans;
3. Plan District standards; 4. Conceptual Development Plans or
5. Specific Development Standards in this Code;
SITE
Deadmond Ferry Road Riverbend Drive St Joseph Place
Attachment 1, Page 3 of 11
B. The site under consideration is suitable for the proposed use, considering: 1. The location, size, design and operating characteristics of the use (operating characteristics include but are not limited to parking, traffic, noise, vibration, emissions,
light, glare, odor, dust, visibility, safety, and aesthetic considerations, where applicable);
2. Adequate and safe circulation exists for vehicular access to and from the proposed site, and on-site circulation and emergency response as well as pedestrian, bicycle and transit circulation;
3. The natural and physical features of the site, including but not limited to, riparian areas, regulated wetlands, natural stormwater management/drainage areas and wooded areas shall be adequately considered in the project design; and
4. Adequate public facilities and services are available, including but not limited to, utilities,
streets, storm drainage facilities, sanitary sewer and other public infrastructure. C. Any adverse effects of the proposed use on adjacent properties and on the public can be mitigated through the:
1. Application of other Code standards (including, but not limited to: buffering from less intensive uses and increased setbacks); 2. Site Plan Review approval conditions, where applicable;
3. Other approval conditions that may be required by the Approval Authority; and/or 4. A proposal by the applicant that meets or exceeds the cited Code standards and/or approval conditions.
D. Applicable Discretionary Use criteria in other Sections of this Code: 1. Wireless telecommunications systems facilities requiring Discretionary Use approval are exempt from Subsections A-C above, but shall comply with the approval criteria specified in
Section 4.3-145.
2. Alternative design standards for multifamily development are exempt from Subsections A – C above, but shall comply with the approval criteria specified in Section 3.2-245
3. Fences requiring Discretionary Use approval are exempt from Subsections A – C above, but
shall comply with the approval criteria specified in Section 4.4-115.C. 4. The siting of public elementary, middle and high schools requiring Discretionary Use approval is exempt from Subsections A – C above, but shall comply with the approval criteria
specified in Section 4.7-195.
Attachment 1, Page 4 of 11
Proposed Findings In Support of Discretionary Use Approval
Criterion: Discretionary Use criteria of approval: A. The proposed use conforms with applicable;
1. Provisions of the Metro Plan; Finding: The property is currently zoned and designated Medium Density Residential
(MDR) in accordance with the Springfield Zoning Map and the adopted Metro Plan
diagram. The applicant is not proposing to change the current zoning or designation for the
subject site.
Conclusion: The request meets this criterion.
2. Refinement plans;
Finding: The subject site is within the adopted Gateway Refinement Plan area of
Springfield. The Refinement Plan designation and zoning are consistent with the Metro
Plan designation for the property, and the applicant is not proposing to change the zoning
or comprehensive plan designation for the site.
Conclusion: The request meets this criterion.
3. Plan District standards;
Finding: To address the land use approval requirements for a residential guest house in the MDR District, the applicant has submitted for Discretionary Use approval (811-17-000143-
TYP3). A Type II Site Plan Review application also has been submitted under separate
cover (811-17-000155-TYP2), and is subject to review and approval as a Director’s
Decision pending the determination of a Discretionary Use permit.
Conclusion: The request meets this criterion. 4. Conceptual Development Plans or
Finding: The applicant’s submittal states that the site is within the McKenzie-Gateway Medium Density Residential Site Conceptual Development Plan adopted in
1994. However, that Conceptual Development Plan was superseded by amendments to the
Gateway Refinement Plan in Ordinance 6109, adopted January 10, 2005, and the
subsequent approval of the Riverbend Master Plan adopted on June 19, 2006. Therefore,
no Conceptual Development Plan is currently applicable to the subject site.
Conclusion: This criterion is not applicable to this request.
5. Specific Development Standards in this Code;
Finding: Residential facilities for more than 15 residents and hostels are listed uses in the
Medium- Density Residential districts, subject to additional land use approvals. This type
Attachment 1, Page 5 of 11
of facility requires Site Plan Review approval and is subject to special development
standards listed in SDC 4.7-155. Finding: Hostels are a listed use in the MDR District subject to Discretionary Use
approval.
Finding: The applicant obtained approval for a Formal Interpretation pursuant to Planning Action TYP217-00014 (Attachment 5). The Formal Interpretation determined that the
proposed 20-unit guest house has characteristics of a residential facility and a hostel, in that
accommodations are provided along with communal living, kitchen, and eating areas. The
proposed guest house differs from a commercial hotel because rooms are not offered at
market rates to the general public. Instead, the accommodations are provided to families of patients at the Sacred Heart Medical Center who meet criteria established by PeaceHealth.
Finding: Should the Planning Commission approve this Discretionary Use request, the
applicant will need to obtain approval for the Site Plan Review submitted under separate
cover (Case 811-17-000155-TYP2). Staff advises that the specific development standards of the Medium Density Residential District (SDC Section 3.2-215) and Multi-Unit Design Standards (SDC Section 3.2-240) need to be addressed through the Site Plan Review
approval.
Conclusion: The proposal meets this criterion. B. The site under consideration is suitable for the proposed use, considering:
1. The location, size, design and operating characteristics of the use (operating
characteristics include but are not limited to parking, traffic, noise, vibration, emissions, light, glare, odor, dust, visibility, safety, and aesthetic considerations, where applicable); Finding: The property requested for Discretionary Use approval is two adjoining
residential parcels that comprise approximately 4.59 acres in total site area. The single-
story building and site improvements are proposed on the western one-half (approximately) of the property. The size of the property, available area for creating off-street parking and
site landscaping, and its location adjacent to a developed urban transportation network
should adequately accommodate the proposed use.
Finding: The property requested for Discretionary Use approval is zoned and designated MDR and is close to the Sacred Heart Medical Center and vacant properties zoned for
future Mixed Use Commercial development. Staff observes that the proposed guest house
is within a transitional area between the hospital campus and other single family residential
dwellings, a specialty clinic, and a memory care facility to the west and north. Campus
Industrial uses including the PeaceHealth laboratories are located north of the subject site along Deadmond Ferry Road.
Finding: Constructing and operating a 20-unit residential facility on the subject site is not
expected to generate any type of prolonged, significant adverse impact to the neighborhood,
such as glare, dust, noise, emissions or vibrations. It is expected there would be occasional daytime noise and activity during construction of the facility. However, this should be of
Attachment 1, Page 6 of 11
relatively short duration and comparable with the construction activities associated with the
nearby memory care facility on Game Farm Road. Finding: The proposed residential guest house is to be developed with off-street parking
spaces to prevent congestion on the fronting public street (St Joseph Place).
Conclusion: As described herein and in the Site Plan Review submitted for approval under separate cover (Case 811-17-000155-TYP2) the proposal meets this criterion. 2. Adequate and safe circulation exists for vehicular access to and from the proposed site,
and on-site circulation and emergency response as well as pedestrian, bicycle and transit
circulation; Finding: The site has frontage on St. Joseph Place, which is classified as a minor collector
street in the City’s transportation network. Safe and efficient access to and from the site can
be provided via the public street system and a proposed driveway at the intersection of St
Joseph Place and Riverbend Drive.
Finding: Regular and frequent Lane Transit District bus service (Riverbend/Gateway EmX)
is available to serve the proposed development site. The nearest transit stop is along
Riverbend Drive just south of the intersection with St Joseph Place.
Finding: There is an existing pedestrian walkway that runs through the subject site,
connecting Deadmond Ferry Road with St Joseph Place. The applicant is proposing to
reconfigure the existing walkway alignment so that it runs along the northern edge of the
entrance driveway, and to provide a formal crosswalk connection at the intersection of St
Joseph Place and Riverbend Drive.
Conclusion: The proposal meets this criterion and provides a safer and more efficient
pedestrian access to and through the site.
3. The natural and physical features of the site, including but not limited to, riparian areas, regulated wetlands, natural stormwater management/drainage areas and wooded areas shall be adequately considered in the project design; and
Finding: There are no delineated wetlands or riparian areas on the site that warrant
protection.
Finding: A portion of the property lies within the mapped 100-year flood hazard area of the
McKenzie River. Most of the area proposed for development is outside the mapped flood
hazard area, but is part of the same overall parent parcel. Therefore, prior to or concurrent
with approval of a Final Site Plan for the guest house facility, the applicant will need to obtain a Floodplain Overlay District (FPO) permit.
Finding: Staff advises that the applicant has submitted a Floodplain Overlay District permit
application under separate cover (Case 811-17-000144-TYP1). Issuance of the Floodplain
Overlay District permit will be required before any construction can occur on the site.
Attachment 1, Page 7 of 11
Finding: Staff observes that mature trees are located within the property, and these will
require removal prior to site development. In accordance with provisions of the City’s Development Code (Section 5.19-100), up to five trees at least 5-inches in diameter or larger can be removed from a property in any 12-month period. Removal of more than five
qualifying trees would require the applicant to obtain a Tree Felling Permit.
Finding: The applicant has submitted a Tree Felling Permit application under separate cover (Case 811-17-000142-TYP2). Issuance of the Tree Felling Permit will be required before any
construction can occur on the site.
Finding: There are no other natural features on the site that warrant protection.
Conclusion: As described herein and in the Site Plan Review submitted under separate cover (Case 811-17-000155-TYP2) the proposal meets this criterion.
4. Adequate public facilities and services are available, including but not limited to,
utilities, streets, storm drainage facilities, sanitary sewer and other public infrastructure. Finding: The site is inside the Springfield City limits so urban sanitary sewer, water, and
stormwater services are available to serve the property along the public street frontage. The
applicant is proposing to manage a portion of the stormwater runoff on the site and to direct excess drainage to the public stormwater system that runs along the western edge of the
subject property.
Finding: The property has frontage on a developed public street and no additional street
improvements are warranted along the St Joseph Place frontage of the site.
Finding: The City’s Conceptual Street Map contemplates a future extension of Riverbend
Drive north and northeast of its current terminus to an intersection with Deadmond Ferry
Road. To accommodate a potential extension of Riverbend Drive, the applicant is proposing
to create an easement for future right-of-way dedication across the subject property.
Conclusion: As described herein and in the Site Plan Review submitted under separate
cover (Case 811-17-000155-TYP2) the proposal meets this criterion.
C. Any adverse effects of the proposed use on adjacent properties and on the public can be mitigated through the: 1. Application of other Code standards (including, but not limited to: buffering from less
intensive uses and increased setbacks);
Finding: The site abuts existing Low Density Residential (LDR) properties containing
single family dwellings along the northern boundary. The applicant is proposing to
construct a single-story, 20-unit guest house facility with outdoor amenity space, perimeter
screening fencing and landscaping. The proposed guest house is designed and intended to
be residential in nature and appearance. The applicant’s Site Plan Review submittal incorporates elements of the Multi-Unit Design Standards found in SDC 3.2-240.
Attachment 1, Page 8 of 11
Finding: The Medium Density Residential zoning requires increased rear yard setbacks
where the property abuts Low Density Residential zoning. Application of the development setbacks is reviewed through the accompanying Site Plan Review submittal (Case 811-17-000155-TYP2).
Finding: The applicant’s site plan proposes to locate the main entrance driveway with
circular drop-off area and parking lot along the southern edge of the site, thereby increasing the separation distance for traffic and noise generation activities from nearby single-family dwellings.
Finding: The proposed building is located between existing single-family residential
dwellings and the multi-story Sacred Heart Medical Center campus to the southeast. Future multi-story mixed use commercial development will occur on vacant land on the south side of St Joseph Place, across from the subject site. Staff observes that the proposed building
height, design and overall size provides a buffer and transitional development between the
hospital campus and existing single-family dwellings to the north.
Finding: The proposed building will need to meet the solar setback requirements of SDC
3.2-225. Compliance with solar setback requirements will be determined through the Site
Plan Review and Building Permit process.
Finding: In accordance with provisions of the adopted Metro Plan, residential facilities provide an important service to the community, and are designed and intended to be highly
compatible with other residential land uses. Therefore, no additional buffering or
separation requirements are made a part of this decision.
Conclusion: As described herein and in the Site Plan Review submitted under separate cover (Case 811-17-000155-TYP2) the proposal meets this criterion.
2. Site Plan Review approval conditions, where applicable;
Finding: The applicant will be required to satisfy the conditions of approval for this Discretionary Use Request, if any, and the Site Plan Review submitted under separate cover
(Case 811-17-000155-TYP2) prior to obtaining Final Site Plan approval and building
permits for this project.
Finding: The Site Plan Review application and decision (Case 811-17-000155-TYP2) is hereby made a part of the record for this decision by reference.
Conclusion: As described herein and in the Site Plan Review submitted under separate
cover (Case 811-17-000155-TYP2) the proposal meets this criterion.
3. Other approval conditions that may be required by the Approval Authority; and/or Finding: Staff is not recommending any conditions of Discretionary Use approval.
Recommended conditions as may be required to address specific site development issues
will be described in the Site Plan Review approval (Case 811-17-000155-TYP2).
Attachment 1, Page 9 of 11
Finding: Staff advises that additional conditions of approval arising from the accompanying
Tree Felling Permit (Case 811-17-000142-TYP2) and Floodplain Overlay District Permit (Case 811-17-000144-TYP1) may be required to address specific, technical issues pertaining to the proposed site development.
Finding: Based on the testimony submitted at the public hearing, the Planning Commission
may decide to approve, approve with conditions, or deny the Discretionary Use request.
Conclusion: As described herein and in the Site Plan Review submitted under separate
cover (Case 811-17-000155-TYP2) the proposal meets this criterion.
4. A proposal by the applicant that meets or exceeds the cited Code standards and/or approval conditions.
Finding: The applicant is requesting concurrent approval of the Site Plan submitted for the
proposed guest house (Case 811-17-000155-TYP2). However, the applicant is not
requesting alternate design criteria or proposing to depart from the cited Code standards for this facility.
Conclusion: As described herein and in the Site Plan Review approval submitted under
separate cover (Case 811-17-000155-TYP2) the proposal meets this criterion.
D. Applicable Discretionary Use criteria in other Sections of this Code:
1. Wireless telecommunications systems facilities requiring Discretionary Use approval
are exempt from Subsections A-C above, but shall comply with the approval criteria
specified in Section 4.3-145. 2. Alternative design standards for multifamily development are exempt from Subsections A – C above, but shall comply with the approval criteria specified in
Section 3.2-245.
3. Fences requiring Discretionary Use approval are exempt from Subsections A – C above, but shall comply with the approval criteria specified in Section 4.4-115.C.
4. The siting of public elementary, middle and high schools requiring Discretionary Use
approval is exempt from Subsections A – C above, but shall comply with the approval criteria specified in Section 4.7-195.
Finding: The proposed residential guest house is not a wireless telecommunications
facility. Therefore, Criterion D.1 is not applicable.
Finding: The applicant is not proposing alternative design standards for the residential
guest house and will adhere to the Multi-Unit Design Standards found in SDC 3.2-240.
Therefore, Criterion D.2 is not applicable.
Finding: The applicant is not proposing a new or modified fence that exceeds the standard provisions of SDC 4.4-115. Therefore, Criterion D.3 is not applicable.
Attachment 1, Page 10 of 11
Finding: The proposed facility is not a school and does not require siting approval.
Therefore, Criterion D.4 is not applicable.
Conclusion: The proposal meets this criterion.
Conclusion: Staff has reviewed the application and supporting evidence submitted by the applicant
for the Discretionary Use request. Based on the above-listed criteria, staff recommends support for the request as the proposal meets the stated criteria for Discretionary Use approval. Additionally, approval
of the Discretionary Use would facilitate the approval of the Site Plan Review application for a
residential guest house submitted under separate cover (Case 811-17-000155-TYP2).
Conditions of Approval SDC Section 5.9-125 allows for the Approval Authority to attach conditions of approval to a
Discretionary Use request to ensure the application fully meets the criteria of approval. The specific
language from the code section is cited below:
5.9-125 CONDITIONS The Approval Authority may attach conditions as may be reasonably necessary in order to allow the Discretionary Use approval to be granted.
Staff has reviewed the Discretionary Use request and supporting information provided by the applicant, and it is the opinion of staff that conditions of approval are not warranted. The proposed
residential guest house has been reviewed and recommended conditions of approval are to be described
in the Site Plan Review application for this development submitted under separate cover (Case 811-17-
000155-TYP2).
The Planning Commission may choose to apply conditions of approval as necessary to comply with
the Discretionary Use criteria.
Additional Approvals
The subject Discretionary Use request is the necessary first step for the applicant to proceed with development plans for the site. The companion Site Plan Review application (Case 811-17-000155-
TYP2) is intended to address the specific Development Code and detailed site planning requirements
for the proposed residential guest house.
Attachment 1, Page 11 of 11
Type II TENTATIVE SITE PLAN REVIEW,
staff report & decision
Project Name: PeaceHealth Guest House Multi-Unit Residential Site Plan Review
Project Proposal: Construct a new 20-unit residential guest house near the PeaceHealth hospital at Riverbend Case Number: 811-17-000155-TYP2
Project Location: 116 St Joseph Place
(Map- 17-03-22-00, Tax Lots 100 & 200)
Zoning: Medium Density Residential (MDR)
Comprehensive Plan Designation: MDR (Gateway Refinement Plan)
Overlay Districts:
Drinking Water Protection (DWP) Floodplain Overlay (FPO)
Pre-Submittal Meeting Date: 11/7/2017 Application Submitted Date: 11/22/2017
Public Hearing Date: 1/17/2018
Appeal Deadline Date: 2/1/2018 Associated Applications: TYP217-00014 (Formal Interpretation); 811-17-000143-TYP3 (Discretionary Use);
811-17-000142-TYP2 (Tree Felling Permit); 811-17-000144-TYP1 (Floodplain Overlay District Permit)
APPLICANT’S DEVELOPMENT REVIEW TEAM
Applicant:
Scott Tang
PeaceHealth 1115 SE 164th Avenue
Vancouver WA 98683
Applicant’s Representative:
Rick Satre
Schirmer Satre Group 375 West 4th Avenue, Suite 201
Eugene OR 97401
Project Engineer:
Matt Keenan, PE
KPFF 1201 Oak Street, Suite 100
Eugene OR 97401
CITY OF SPRINGFIELD’S DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Project Manager Planning Andy Limbird 541-726-3784
Transportation Planning Engineer Transportation Michael Liebler 541-736-1034
Public Works Engineer Utilities Clayton McEachern 541-736-1035
Public Works Engineer Sanitary & Storm Sewer Clayton McEachern 541-736-1035
Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 541-726-2293
Building Official Building David Bowlsby 541-736-1029
SITE
Sacred Heart Medical Center
Attachment 2, Page 1 of 19
Page 2 of 19
Site Information: The subject site consists of two adjoining tax lots comprising approximately 4.6 acres. The proposed development area is located on the north side of St Joseph Place just east of the intersection with Martin
Luther King, Jr. Parkway. The site is proximate to the PeaceHealth Hospital and specialty medical clinics at the
Riverbend campus. The property is currently vacant and has been addressed as 116 St Joseph Place (Assessor’s Map 17-03-22-00, Tax Lots 100 and 200).
The subject site is within the adopted Gateway Refinement Plan area; therefore, the applicable Comprehensive Plan is the adopted Gateway Refinement Plan diagram. The property is zoned and designated Medium Density
Residential (MDR). The developer is proposing to build the project on the western one-half (approximately) of an
irregular-shaped property and leave the eastern half vacant. Other properties in the vicinity of the subject site are zoned Mixed Use Commercial (MUC), Medical Services (MS), Campus Industrial (CI), Low Density Residential
(LDR) and MDR.
The applicant is proposing to construct a single-story, 20-unit residential guest house for use by families of patients
at Sacred Heart Medical Center. The guest house provides private accommodations along with communal living, kitchen and eating areas. The remainder of the proposed site development includes a circular driveway drop off area and parking lot, outdoor amenity space, site landscaping, and vegetated stormwater management facilities.
The applicant previously obtained a Formal Interpretation for the proposed guest house pursuant to Case TYP217-
00014. In this decision, staff determined that the proposed facility had the characteristics of a hostel or residential
facility, and recommended that the more restrictive of the two uses (hostel, which requires a Discretionary Use permit) form the basis of this land use review. Staff also recommended that the developer adheres to the Multi-Unit
Design Guidelines for residential development in the MDR District.
The site is within the mapped 1-5 year Time of Travel Zone (TOTZ) for the Sports Way drinking water wellhead
and, therefore, is subject to the provisions of the Drinking Water Protection Overlay District, SDC 3.3-200. The
applicant obtained a Drinking Water Protection Exemption for the project on December 6, 2017. However, provisions for water quality protection during site construction and operation have been inserted as
recommendations in this decision in order to protect local surface waters and groundwater resources.
DECISION: This decision grants Tentative Site Plan Approval. The standards of the Springfield Development Code (SDC) applicable to each criterion of Site Plan Approval are listed herein and are
satisfied by the submitted plans unless specifically noted with findings and conditions necessary for compliance. Final Site Plans must conform to the submitted plans as conditioned herein. This is a limited
land use decision made according to City code and state statutes. Unless appealed, the decision is final. Please read this document carefully.
(See Page 16 for a summary of the conditions of approval.) OTHER USES AUTHORIZED BY THE DECISION: None. Future development will be in accordance with
the provisions of the Springfield Development Code, filed easements and agreements, and all applicable local, state and federal regulations.
REVIEW PROCESS: This application was reviewed under Type II procedures listed in Springfield Development Code Section 5.1-130 and the site plan review criteria of approval SDC 5.17-125. The application has been
elevated to Type III review by the Springfield Planning Commission concurrent with the applicant’s request for
Discretionary Use to allow a residential guest house on the site (Case 811-17-000143-TYP3). The subject application was submitted and considered complete on November 22, 2017. Therefore, this decision is issued on
the 56th day of the 120 days mandated by the State.
Procedural Finding: Applications for Limited Land Use Decisions require the notification of property
owners/occupants within 300 feet of the subject property allowing for a 14 day comment period on the application (SDC Sections 5.1-130 and 5.2-115). The applicant and parties submitting written comments during the notice
Attachment 2, Page 2 of 19
Page 3 of 19
period have appeal rights and are mailed a copy of this decision for consideration (See Written Comments below and Appeals at the end of this decision).
Procedural Finding: On December 19, 2017, the City’s Development Review Committee reviewed the proposed plans (13 Sheets – Schirmer Satre Group Sheets L1.0 – L6.0; KPFF Engineering Sheets C2.0 – C4.1; and 2Form
Architecture Sheets A1.0 – A2.1) and other supporting information. City staff’s review comments have been
reduced to findings and conditions only as necessary for compliance with the Site Plan Review criteria of SDC 5.17-125.
Procedural Finding: In accordance with SDC 5.17-125 to 5.17-135, the Final Site Plan shall comply with the requirements of the SDC and the conditions imposed by the Director in this decision. The Final Site Plan otherwise
shall be in substantial conformity with the tentative plan reviewed. Portions of the proposal approved as submitted
during tentative review cannot be substantively changed during Final Site Plan approval. Approved Final Site Plans (including Landscape Plans) shall not be substantively changed during Building Permit Review without an
approved Site Plan Modification Decision. WRITTEN COMMENTS: Procedural Finding: In accordance with SDC 5.1-130 and 5.2-115, notice was sent to adjacent property owners/occupants within 300 feet of the subject site on November 29, 2017. No telephone calls or written
comments were received.
CRITERIA OF SITE PLAN APPROVAL: SDC 5.17-125, Site Plan Review Standards, Criteria of Site Plan Approval states, “the Director shall approve, or
approve with conditions, a Type II Site Plan Review Application upon determining that criteria A through E of this Section have been satisfied. If conditions cannot be attached to satisfy the criteria, the Director shall deny the
application.”
A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan.
Finding 1: The site is zoned and designated Medium Density Residential in accordance with the Springfield
Zoning Map and the adopted Gateway Refinement Plan diagram. There are no proposed changes to the zoning for the site.
Finding 2: The applicant obtained a Type II Formal Interpretation for the proposed guest house pursuant to Case TYP217-00014. The Formal Interpretation found the proposed use has the characteristics of a residential
facility for more than 15 people or a hostel. In accordance with SDC 3.2-210, residential facilities for more
than 15 people are allowable in the MDR District subject to Site Plan Review and special siting standards. Hostels are allowable in the MDR District subject to Site Plan Review and Discretionary Use.
Finding 3: The applicant submitted a Discretionary Use application for the subject development on October 27, 2017 (Case 811-17-000143-TYP3). Approval of the Discretionary Use is required prior to approval of the
accompanying site plan review application. The Planning Commission will be reviewing the Discretionary Use
application at a public hearing meeting on January 17, 2018.
Recommended Condition of Approval:
1. Prior to approval of the Tentative Site Plan, the applicant shall obtain Discretionary Use approval
for the residential guest house as initiated by Planning Action 811-17-000143-TYP3. Conclusion: As conditioned herein, this proposal satisfies Criterion A.
B. Capacity requirements of public improvements, including but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be
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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 Development & Public Works Director or a utility provider shall determine capacity issues.
Finding 4: Approval of this proposal would allow for construction of a single-story, 20-unit residential guest
house with communal living, kitchen and eating areas; driveway, circular drop-off area and parking lot; outdoor
amenity space; site landscaping; and vegetated stormwater management facility on the western one-half (approximately) of a 4.6-acre site.
Finding 5: For all public improvements, the applicant shall retain a private professional civil engineer to design the site improvements in conformance with City codes, this decision, and the current Engineering Design
Standards and Procedures Manual (EDSPM). The private civil engineer also shall be required to provide
construction inspection services.
Finding 6: The Development Review Committee reviewed the proposed site plans on December 19, 2017. City staff’s review comments have been incorporated in findings and conditions contained herein.
Conclusion: The proposal satisfies this sub-element of the criterion. Water and Electricity Improvements
Finding 7: SDC 4.3-130 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 (SUB) coordinates the design of the water system within Springfield city limits.
Finding 8: In accordance with SDC 4.3-125, wherever possible all utility lines shall be placed underground. Additionally, vaults and transformers for utility connections should be screened from view or placed out of
sight at the side or rear of the building. Finding 9: The applicant is proposing to connect with the public water system in St Joseph Place.
Finding 10: SUB Water advises that all non-residential domestic and irrigation services, and all residential water services with lawn sprinkler systems, require a reduced pressure backflow assembly. All fire services
require a minimum of a double check detector assembly with a detector meter on a bypass. The assemblies are required to be installed above ground and adjacent to the water service. The applicant is advised to contact
SUB Water Division’s Backflow Prevention Specialist at (541) 726-2396 to discuss the backflow prevention
and fire protection service requirements.
Finding 11: The applicant is proposing to install a new above-ground backflow assembly and fire department
connection at the southwestern corner of the site where it fronts onto St Joseph Place. The enclosure for the backflow assembly will need to have a neutral, non-reflective finish to prevent glare and reflection onto the
public street.
Finding 12: Based on the applicant’s submittal, the existing water, electrical and telecommunication facilities
are adequate for the proposed development. Recommended Condition of Approval:
2. The Final Site Plan shall provide for a neutral, non-reflective finish for the water service backflow prevention equipment enclosure to be installed at the southwest corner of the site along St Joseph
Place.
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Conclusion: The existing SUB Water and Electric facilities are adequate to serve the site. As conditioned herein, the proposal satisfies this sub-element of the criterion.
Sanitary Sewer and Stormwater Management Facilities
Sanitary Sewer
Finding 13: 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 14: The applicant is proposing to connect the guest house building to an existing sanitary sewer stub in
St Joseph Place. The public sanitary sewer system has adequate capacity for the proposed development.
Finding 15: The proposed residential guest house will have two large communal food preparation and dining areas. The Metropolitan Wastewater Management Commission (MWMC) requires all large food preparation areas to have a grease trap installed on the sewer drain system.
Finding 16: In accordance with Chapter 3.02.4.A of the City’s EDSPM and Section 3.4 of the City of Eugene
Stormwater Management Manual, solid waste storage areas shall be covered and hydraulically isolated from
potential stormwater runoff, and directed to the sanitary sewer system. To meet this requirement, the applicant is proposing to construct a trash enclosure at the southwest corner of the site. The trash enclosure is proposed
to be covered, hydraulically isolated and equipped with a floor drain that is plumbed to the sanitary sewer
system.
Recommended Condition of Approval:
3. The Final Site Plan and building plans shall provide for installation of a grease trap for the private sanitary sewer drains serving each food preparation area in accordance with MWMC requirements
and the City’s Plumbing Code.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. Stormwater Management (Quantity)
Finding 17: SDC 4.3-110.B requires that 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 Development & Public Works Director, consistent with the EDSPM.
Finding 18: SDC 4.3-110.D requires that runoff from a development shall be directed to an approved
stormwater management system with sufficient capacity to accept the discharge.
Finding 19: SDC 4.3-110.E requires new developments to employ drainage management practices that
minimize the amount and rate of surface water runoff into receiving streams, and that promote water quality.
Finding 20: To comply with Sections 4.3-110.D & E, stormwater runoff from the site will be directed into two
rain gardens prior to discharge into the public system in St Joseph Place. The public stormwater lines drain to a regional stormwater management facility serving the hospital campus.
Finding 21: The applicant proposes to connect to the existing public stormwater system, which has limited capacity. The applicant has submitted hydrologic stormwater calculations, consistent with the City’s EDSPM,
showing that the proposed rain gardens will limit the peak stormwater discharge rates for both of the applicable stormwater events, thereby limiting the flow into the existing system to an acceptable level.
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Finding 22: As part of the Final Site Plan approval process, the applicant will be required to enter into a maintenance agreement with the City whereby the applicant will provide routine functional maintenance of the
rain gardens.
Recommended Condition of Approval:
4. Prior to approval of the Final Site Plan, the applicant shall enter into a maintenance agreement with the City of Springfield, whereby the applicant will provide routine maintenance for functionality of the rain gardens serving the development site.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
Stormwater Management (Quality)
Finding 23: 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 to demonstrate
efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable (MEP).
Finding 24: Federal and Oregon Department of Environmental Quality (ODEQ) rules require the City’s MS4
plan to address six “Minimum Control Measures”. Minimum Control Measure 5, “Post-Construction Stormwater Management for New Development and Redevelopment”, applies to the proposed development.
Finding 25: 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 also must develop and
implement strategies that include a combination of structural or non-structural Best Management Practices
(BMPs) appropriate for the community.
Finding 26: Minimum Control Measure 5 requires the City of Springfield to 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 SDC, the City’s Engineering
Design Standards and Procedures Manual and the Stormwater Facilities Master Plan (SFMP). Finding 27: Section 3.02 of the City’s EDSPM states the Development & Public Works Department will
accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the policies and procedures of the City’s EDSPM and the City of Eugene Stormwater Management Manual.
Finding 28: Sections 3.02.5 and 3.02.6 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 the
development. Section 3.03.4.E of the manual requires a minimum of 50 percent of the non-building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods and
100% of the area shall be pre-treated.
Finding 29: To meet the requirements of the City’s MS4 permit, the Springfield Development Code, and the
City’s EDSPM, the applicant has proposed using two rain gardens.
Finding 30: The soil and vegetation proposed for use in the rain gardens will serve as the primary pollutant
removal mechanism for the stormwater runoff. Satisfactory pollutant removal will occur only when the vegetation has been fully established.
Finding 31: The subject site is within a wellhead protection area. To ensure the protection of groundwater quality, the proposed rain gardens will need to be constructed using a deeper planting medium with enhanced
organic matter content. SUB Water Quality advises that the proposed rain gardens should provide at least 24-
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inches of constructed medium, including or in addition to the growing medium. The base of the rain garden needs to include a constructed medium consisting of a mixture of sand, native soil, loam and compost. The
fraction of organic carbon (FOC) in the constructed medium should be at least 0.20 (eg. 40-50%) organic
matter. If the growing medium does not conform to this minimum FOC requirement, then the constructed medium would be placed in addition to the required growing medium.
Recommended Conditions of Approval: 5. Prior to approval of the Final Site Plan, the applicant shall provide an operations and maintenance
plan satisfactory to the City to ensure viable long-term maintenance and operation of the stormwater soakage trenches, rain gardens and swale. The operations and maintenance plan shall designate the responsible party for operating and maintaining the system and shall be distributed to all property
owners and tenants of the site. A record of this plan shall be filed against the property deed with Lane County Deeds and Records.
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 rain gardens and stormwater swale shall be
fully vegetated with all vegetation species established prior to issuance of final occupancy and commencement of operations. Alternatively, if this condition cannot be met, the applicant shall provide and maintain additional interim erosion control/water quality measures acceptable to the
Development & Public Works Department that will suffice until such time as the rain garden and stormwater planter vegetation becomes fully established. The interim erosion control measures shall be in addition to the required plantings for the site.
7. The Final Site Plan shall provide for at least 24-inches of constructed medium in the rain gardens, including or in addition to the growing medium. Additionally, the base of the infiltration rain
gardens shall include a constructed medium comprised of a mixture of sand, native soil, loam and compost with a minimum of 0.20 fraction of organic carbon (FOC) organic matter. The additional depth of constructed medium shall be noted on the landscaping plans and depicted on the civil details
for the rain gardens.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. Streets and Traffic Safety Controls
Finding 32: SDC 4.2-105.G.2 requires that whenever a proposed land division or development will increase
traffic on the City street system and that development has unimproved street frontage abutting a fully improved
street, that street frontage shall be fully improved to City specifications.
Finding 33: Along the southern site frontage, St Joseph Place is an approximately 36-foot wide paved minor
collector street with dedicated on-street parking bays in a variable-width right-of-way. The street is improved to urban standards with curb, gutter, sidewalks, street trees, street lighting and piped stormwater management
facilities.
Finding 34: Along the eastern site frontage, Baldy View Lane is a variable-width Lane County local access road
within a variable-width right-of-way area. Baldy View Lane is not improved to urban standards and lacks curb,
gutter, sidewalks, street trees, street lighting, and stormwater management facilities.
Finding 35: The applicant is not proposing to make changes or public improvements to the St Joseph Place frontage of the site.
Finding 36: The applicant is not proposing to develop the eastern one-half (approximately) of the property and therefore the Baldy View Lane frontage of the site does not need to be improved with this project.
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Finding 37: The applicant has provided for potential future extension of Riverbend Drive north of its current terminus at St Joseph Place. In the event that this public street is extended in the future, the applicant is proposing
to dedicate a roadway easement for the northern extension of Riverbend Drive across Tax Lot 100.
Finding 38: The configuration of the proposed driveway entrance across from the intersection of St Joseph Place
and Riverbend Drive will result in two additional points of conflict between pedestrians and vehicles.
Additionally, the driveway configuration does not provide for adequate safe passage for pedestrians using the dedicated walkway between St Joseph Place and Deadmond Ferry Road. To improve pedestrian safety, the
walkway should be routed along the eastern edge of the driveway and connect with the public sidewalk on the east
leg of the St Joseph Place and Riverbend Drive intersection.
Finding 39: The proposed development will likely generate additional pedestrian and bicycle trips. According
to the “Household” survey done by Lane Council of Governments (LCOG) in 1994, 12.6% of household trips are made by bicycle or walking and 1.8% are by transit bus. These trips may have their origins or destinations
at a variety of land uses, including this site. Pedestrian and bicycle trips create the need for sidewalks, pedestrian crossing signals, crosswalks, bicycle parking and bicycle lanes.
Finding 40: The proposed transportation facilities would be adequate to accommodate the anticipated vehicular and pedestrian traffic patterns generated by the development in a safe and efficient manner.
Recommended Conditions of Approval: 8. The Final Site Plan shall provide a detail for the new crosswalk on the east leg of the St Joseph Place
and Riverbend Drive intersection. The crosswalk shall be configured such that it matches the existing crosswalk and road grade on the west leg of the intersection.
9. The Final Site Plan shall provide for a realignment of the dedicated public walkway such that it does not cross the internal driveway serving the guest house. Instead, the walkway shall be extended along the eastern edge of the entrance driveway to the crosswalk on the east leg of the St Joseph
Place and Riverbend Drive intersection.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. C. The proposed development shall comply with all applicable public and private design and construction
standards contained in this Code and other applicable regulations.
Finding 41: Criterion C contains three different elements with sub-elements and applicable code standards.
The site plan application as submitted complies with the code standards listed under each sub-element unless otherwise noted with specific findings and conclusions. The elements, sub-elements and code standards of
Criterion C include but are not limited to:
1. Infrastructure Standards in accordance with SDC 4.1-100, 4.2-100 & 4.3-100
Water Service and Fire Protection (4.3-130)
Public and Private Easements (4.3-120 – 4.3-140)
2. Conformance with standards of SDC 5.17-100, Site Plan Review, and SDC 3.2-200 Medium Density Residential Zoning District, and SDC 4.7-100 Specific Development Standards
Establishment of Residential Zoning Districts (3.2-205)
Residential Zoning District – Primary and Secondary Uses (3.2-210)
Medium Density Residential Development Standards (3.2-215)
Multi-Unit Design Standards (3.2-240)
Design Standards for Residential Facilities for more than 15 people (4.7-155)
On-Site Lighting Standards (3.2-240 & 4.5-100)
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3. Overlay Districts and Applicable Refinement Plan Requirements
Drinking Water Protection Overlay District
Floodplain Overlay District
Gateway Refinement Plan C.1 Public and Private Improvements in accordance with SDC 4.1-100, 4.2-100 & 4.3-100
Water Service and Fire Protection (4.3-130)
Access
Finding 42: All fire apparatus access routes are to be paved all-weather surfaces able to support an 80,000 lb.
imposed load in accordance with the 2014 Springfield Fire Code (SFC) 503.2.3 and SFC Appendix D102.1.
Access to the project area is afforded from St Joseph Place.
Finding 43: “No Parking – Fire Lane” signs are to be posted on both sides of the fire lane in accordance with SFC 503.3 and Appendix D103.6.
Finding 44: At least three (3) feet of clear space shall be maintained around the circumference of all fire hydrants in accordance with SFC 507.5.5. Working space around fire department connections shall be
maintained 3 feet in width on both sides of the connection point; 3 feet in depth in front of the connection; and
78 inches in height above the connection in accordance with SFC 912.3.2. Finding 45: In accordance with SFC 912.3, immediate access to fire department connections shall be
maintained at all times and without obstruction by fences, trees, shrubs, walls or any other objects.
Finding 46: The applicant’s site plan indicates that a man gate is to be installed at the end of the fire lane on the
north side of the building. To ensure emergency access can be maintained, a Public Works lock will need to be provided for the gate. The lock can be obtained from Heyman’s Lock, Safe and Security at 131 14th Street in
Springfield (ph. 541-747-6713).
Water Supply
Finding 47: The applicant is proposing to install a new fire hydrant near the southwest corner of the site along St Joseph Place, which meets the requirements of the SFC. The applicant is also proposing to install a Fire
Department connection and dedicated water line for a building sprinkler system. Recommended Conditions of Approval:
10. The Final Site Plan shall provide for installation of “No Parking – Fire Lane” signs on both sides of the fire lane.
11. At least three (3) feet of clear space shall be maintained around the circumference of all fire hydrants and Fire Department connections in accordance with SFC 508.5.5 and 912.3.
12. The Final Site Plan shall provide for installation of a Public Works lock on the man gate for the fire lane at the northeastern edge of the building.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
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Public and Private Easements (4.3-120 – 4.3-140)
Finding 48: SDC 4.3-130.A 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 provide sufficient access for maintenance. SUB coordinates the design of the water system within Springfield city limits.
Finding 49: SDC 4.3-140.A requires applicants proposing developments to 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 (PUEs) adjacent to street
rights-of-way and internal to private properties shall be 7 feet, unless the Development & Public Works Director requires a larger easement to allow for adequate maintenance access. There are no public utility
easements along the street frontage so a minimum 7-foot wide PUE will be required.
Finding 50: As previously stated herein, the applicant is proposing to dedicate a roadway easement across a
portion of Tax Lot 100 for the future extension of Riverbend Drive north of its current terminus at St Joseph Place.
Finding 51: The applicant is proposing to dedicate a private access and utility easement on the adjoining property to the west (Tax Lot 4200) to accommodate the service driveway and turnaround area. The private
access and utility easement will need to be executed and recorded prior to commencement of operations for the
facility.
Recommended Conditions of Approval:
13. Prior to approval of the Final Site Plan, the applicant shall execute and record a 7-foot wide PUE along the St Joseph Place frontage of the site and provide evidence thereof to the City.
14. Prior to issuance of Final Occupancy and commencement of operations, the applicant shall execute and record a private joint access and utility easement across the southeast corner of Tax Lot 4200 for
the use and benefit of Tax Lots 100 and 200, and provide evidence thereof to the City.
Conclusion: Safe and efficient provision of public access and utilities requires the provision of corresponding access and utility easements. As conditioned herein, the proposal satisfies this sub-element of the criterion.
C.2 Conformance with Standards of SDC 5.17-100, Site Plan Review, and SDC 3.2-200, Residential Zoning Districts
Establishment of Residential Zoning Districts (3.2-205) Finding 52: In accordance with SDC 3.2-205.C.1, the Medium Density Residential (MDR) District establishes
sites for multi-family dwellings with a density range of 14 to 28 dwelling units per net acre.
Finding 53: The applicant’s submittal indicates that the total area of the site is about 4.59 net acres and the
subject project will occupy about 2.9 acres. There are 20 accommodation units proposed in this area, which is less than the minimum dwelling unit density prescribed in the MDR District. However, the residential guest
house is not designed or intended to be a long-term “home” or permanent residence for its visitors. It does not
qualify under the statute or rule as “needed housing”; therefore, characterizing it as such for the purpose of calculating a default density parallel is incorrect. The Formal Interpretation found that this proposal had
operational characteristics and impacts on neighboring properties similar to residential care facilities and hostels, but this conclusion was made in response to criteria (following) attempting to establish use type similarity and not how or whether to determine how to allocate a density standard, which can only apply to
needed housing: “Is similar to other permitted uses in operational characteristics, including but not limited to, traffic generation, parking or density…” The answer was yes, in this context, to residential care facilities and
hostels. Even though the former does qualify as needed housing, the latter does not. Given the short-stay
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nature of hostels and the proposed use, and the fact that both of these do not qualify as needed housing, it is more accurate to say that the proposal is similar to a hostel and therefore not subject to this density calculation.
However, because hostels do not have design standards and the interpretation did suggest similarities with
residential care facilities, this use is obligated to observe multi-unit design standards.
Conclusion: The proposal satisfies this sub-element of the criterion.
Primary and Secondary Uses (3.2-210)
Finding 54: In accordance with SDC 3.2-210, residential facilities for more than 15 people are allowable in the MDR District subject to Site Plan Review and special siting standards.
Finding 55: In accordance with SDC 3.2-210, hostels are allowable in the MDR District subject to Discretionary Use and Site Plan Review.
Finding 56: As previously stated and conditioned herein (Condition 1), the applicant requires a prior Discretionary Use approval for the project as initiated by 811-17-000143-TYP3.
Conclusion: The proposal satisfies this sub-element of the criterion.
Medium Density Residential Development Standards (3.2-215) Finding 57: In accordance with SDC 3.2-215, the minimum size for an MDR parcel on an east-west street is
4,500 ft2 with 45 feet of street frontage. The proposed development site exceeds the requirement for parcel area and street frontage.
Conclusion: The proposal satisfies this sub-element of the criterion. Multi-Unit Design Standards (3.2-240)
Finding 58: In accordance with SDC 3.2-240.D.1, buildings in a multi-unit development where there is
provision for on-street parking need to be oriented to a public or private street along at least 50% of the site’s frontage.
Finding 59: The proposed development site has approximately 510 feet of frontage on St Joseph Place along the southern boundary. About 95 feet of this frontage is proposed as a roadway easement for future extension of Riverbend Drive. Therefore, the effective frontage is about 415 feet. Of this, the building is oriented to St
Joseph Place along the western one-half (approximately) of the project area. The eastern half is dedicated to the entrance driveway, circular drop-off area, and parking lot.
Finding 60: In accordance with SDC 3.2-240.D.2.a, new multi-unit structures that are one or two stories shall not have a continuous horizontal distance exceeding 160 feet. The guest house building is designed as a U-
shaped facility with the east-west oriented base of the ‘U’ serving as the administration and communal eating
areas. Two articulated wings extend from the base of the ‘U’ and neither wing exceeds the 160-foot horizontal distance.
Finding 61: In accordance with SDC 3.2-240.D.2.b, roofs shall have gable, hip, or gambrel forms with at least a 3 to 12 pitch and a minimum 6-inch overhang. The main body of the building has a gable roof with 4 to 12
pitch and 6-inch overhang, which meets this requirement. Finding 62: In accordance with SDC 3.2-240.D.2.c, a minimum of 15 percent of the front building façade shall
contain windows or doors. All windows and doors shall provide 4-inch trim or be recessed to provide shadowing. The applicant’s submittal indicates that at least 15 percent of the front building façade is window glazing and a 4-inch trim is provided for shadowing, which meets this requirement.
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Finding 63: In accordance with SDC 3.2-240.D.2.e, exterior building elevations shall incorporate design features including offsets, balconies, projections, window reveals, or similar elements to preclude large
expanses of uninterrupted building surfaces. The building contains a variety of architectural elements including
recesses, building projections, different siding materials, window glazing, and clerestory roof elements to provide architectural detailing along all sides of the building.
Finding 64: In accordance with SDC 3.2-240.D.3, multi-unit developments adjacent to LDR properties shall incorporate transitional area and compatibility standards including front yard setbacks and buffer areas. The
development site abuts LDR properties along the northern boundary.
Finding 65: In accordance with SDC 3.2-240.D.3.b, a 25-foot buffer area shall be provided between multi-unit
developments and abutting LDR property lines. The applicant is proposing a >25-foot vegetated buffer along
the northern edge of the site where it abuts LDR properties. With the exception of a portion of the fire lane and fire truck turnaround area, no structures are proposed within the 25-foot setback. The applicant is also
proposing to install a 6-foot high wood screening fence along the property line and to install screening vegetation along the fenceline. Existing vegetation also is proposed to be retained along the northern boundary of the site to enhance the screening and buffering of the site.
Finding 66: In accordance with SDC 3.2-240.D.3.c, buildings abutting an LDR property line shall not exceed a
building height greater than 1 foot for each foot of distance from the LDR property line. The proposed building
is more than 25 feet from the nearest LDR property and is only 24 feet high at the top of the roof peak, so this criterion is not applicable.
Finding 67: In accordance with SDC 3.2-240.D.4.a-d, multi-unit development shall provide for trash receptacles, storage facilities and ground mounted equipment that comply with Code standards. The applicant
is proposing to install a screened and covered trash enclosure to meet site design requirements. Additionally,
the applicant is proposing to install all new utilities underground.
Finding 68: In accordance with SDC 3.2-240.D.4.d, above-ground utility equipment will need to be
appropriately screened by walls or landscaping. The applicant’s proposed landscaping plan provides for screening of the water system backflow prevention device enclosure and utility cabinet along the St Joseph
Place frontage. Finding 69: In accordance with SDC 3.2-240.D.5, multi-unit developments shall have a minimum of 15
percent of the site area designated and reserved as open space. The open space areas include landscaped setbacks, common open space and private open space. According to the applicant’s proposed site plan,
approximately 43 percent of the gross site area is a combination of common and private open space. The open
space includes site landscaping, vegetated stormwater facilities, and a private courtyard internal to the complex containing active play areas and benches. The proposed open space meets the requirements of SDC 3.2-
240.D.5.
Finding 70: In accordance with SDC 3.2-240.D.6, landscaping areas shall include a mixture of vegetation
including trees, shrubs, groundcover plants and turf grass. Street trees are to be provided along public street
frontages. The applicant’s site plan provides for installation of suitable landscaping around the perimeter of the site, and within the site and parking lot interior. There are existing street trees along the St Joseph Place
frontage of the project area. Finding 71: In accordance with SDC 3.2-240.D.6.d, fences in front yards along the public street frontage
cannot exceed 3 feet in height. In other portions of the site, the fence provisions of SDC 4.4-115 apply. The applicant is proposing to install a 6-foot high wood screening fence along the rear of the site where it abuts LDR properties. Elsewhere within the site interior, the applicant is proposing to install 4-foot high picket
fences between the edges of the building and the northern property line.
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Finding 72: In accordance with SDC 4.4-110, screening of multi-family developments is required. The screening can be provided through structural and/or vegetative measures. The applicant is proposing to install a
6-foot high wood screening fence along a portion of the northern property line, and to install screening
vegetation along the entire northern boundary of the site. The applicant is also proposing to maintain some existing, mature vegetation along the northern and northwestern edges of the site to provide a screening and
buffering function for the project.
Finding 73: In accordance with SDC 3.2-240.D.7, pedestrian circulation areas are to be provided for multi-unit
developments with more than 20 units. The subject project is just 20 units, but the applicant is proposing to
install internal sidewalks and walkways between the building, circular drop-off area and parking lot, and also to connect with perimeter public walkways and sidewalks. Illumination of the walkway areas is to be provided by
the on-site lighting system. Additionally, sidewalk and driveway crossings are designed to be ADA compliant.
Based on the applicant’s site plan and narrative, the proposal meets this requirement.
Finding 74: In accordance with SDC 3.2-240.D.8, parking lots for multi-unit developments need to be appropriately oriented, illuminated and landscaped. The applicant is proposing to install a 22-car parking lot on the site that is oriented to the side of the building such that no parking occurs between the building and the
public street. The proposed parking lot is to be illuminated and connected to the building entrance by way of an internal sidewalk. Landscaping is to be provided for the perimeter and interior of the parking lot serving the
development area. Additionally, the applicant is proposing to install wheel bumpers for all parking spaces
fronting onto landscaping or walking areas in accordance with SDC 3.2-240.D.8.f.
Finding 75: In accordance with SDC 3.2-240.D.8.c, one planter island is required for every 8 parking spaces
on the site. The applicant’s submittal meets this requirement.
Finding 76: In accordance with SDC 3.2-240.D.8.k, bicycle parking is required in accordance with the
numerical quantities outlined in SDC Table 4.6-3. Because the subject development is similar to a hostel or residential facility, one long-term bicycle parking space is required for each 10 guest bedrooms with a
minimum of three spaces total. The applicant is proposing to construct 4 covered and 4 uncovered bicycle
parking spaces on the site, which meets this requirement. The applicant has indicated that they might relocate most or all of the bicycle parking spaces to the southeast corner of the building under a canopy, which still
meets the requirement. Finding 77: In accordance with SDC 3.2-240.D.9, multi-unit developments shall provide vehicle circulation
areas that connect with public streets and utilize shared driveways to the extent practicable. The applicant is proposing to use an existing, shared driveway at the southwest corner of the site and to construct a new
driveway approach onto St Joseph Place at the intersection with Riverbend Drive. The proposed access and
vehicle circulation areas meet the requirements of SDC 3.2-240.D.9.
Conclusion: The proposal satisfies this sub-element of the criterion.
Design Standards for Residential Facilities for more than 15 people (4.7-155)
Finding 78: In accordance with SDC 4.7-155.A, residential facilities shall have a front yard setback of 15 feet and side and rear yard setbacks of 20 feet. A small portion of the subject building encroaches within 15 feet of
the front yard setback, but most of the building is between 18-25 feet from the southern property line. The
building meets all other side and rear yard setbacks for residential facilities.
Finding 79: In accordance with SDC 4.7-115.B, a minimum of 25 percent of the parcel shall be landscaped. According to the applicant’s submittal, about 46,588 ft2 or 47% of the parcel is landscaped, which meets this requirement.
Finding 80: In accordance with SDC 4.7-115.C, no parking is permitted within the front yard setback and all required parking is to be screened from view. The applicant’s site plan provides for a 22-foot setback for the
Attachment 2, Page 13 of 19
Page 14 of 19
parking spaces facing onto St Joseph Place and screening vegetation is to be planted between the parking spaces and the street, which meets this requirement.
Conclusion: The proposal satisfies this sub-element of the criterion.
On-Site Lighting Standards (3.2-240 & 4.5-100)
Finding 81: In accordance with SDC 3.2-240.D.3.b.v, light standards in multi-unit developments within 25 feet
of LDR property lines cannot be more than 12 feet high. The applicant is not proposing to install any lighting
within 25 feet of LDR properties.
Finding 82: In accordance with SDC 4.5-110.B.1, the maximum height of a freestanding light fixture cannot
exceed 25 feet or the height of the largest structure, whichever is less. The proposed building is about 24 feet high at the roof peak and the applicant is proposing to install light fixtures on 12-foot and 20-foot poles, which
meets this standard. Finding 83: Elsewhere on the site, parking lot and building lighting is to be shielded and downcast to provide
illumination of parking and delivery areas. The applicant’s site lighting plan indicates that adequate lighting of the parking area and service area will be provided. Therefore, this requirement has been met.
Conclusion: The proposal satisfies this sub-element of the criterion. C.3 Overlay Districts and Applicable Refinement Plan Requirements
Finding 84: The subject site is located within the mapped 1-5 year Time of Travel Zone (TOTZ) for the Sports
Way drinking water wellhead. Because the project is a residential development, the site was granted a
Drinking Water Exemption from SUB Drinking Water Source Protection on December 6, 2017. However, as a “Best Practices” recommendation for this site, care must be taken during site construction and operation to
prevent contamination from chemicals that may spill or leak onto the ground surface, including fuel and
automotive fluids (such as lubricants and antifreeze, etc.). Fluid-containing equipment, including vehicles parked on the site, shall be monitored for leaks and spills. Any chemical spills or leaks must be cleaned up
immediately and cleanup materials disposed off-site in accordance with Lane County and State DEQ requirements.
Finding 85: The applicant has provided wellhead protection notes on the Sheet L3.0 of the site plan. Staff advises that these same wellhead protection notes shall be included on the construction plans.
Finding 86: The applicant is proposing to install Springfield wellhead protection signage at high-visibility locations on the site, including the building entrance, trash enclosure and service area, and adjacent to the
vegetated stormwater management features. Wellhead protection signs are available from SUB Drinking Water
Source Protection – contact Amy Chinitz at 541-744-3745 or amyc@subutil.com.
Finding 87: A portion of the development area is within the mapped 100 year flood hazard area for the
McKenzie River. The applicant is proposing to construct a portion of the driveway, fire lane, and fire truck turnaround area within the flood hazard area, which will necessitate placement of fill and grading within the
floodplain. Prior to approval of the Final Site Plan the applicant will need to obtain approval of a Floodplain
Overlay District (FPO) permit as initiated by Planning Action 811-17-000144-TYP1.
Finding 88: The subject site is within the adopted Gateway Refinement Plan area. The current MDR zoning is
consistent with the zoning designation for the property, and therefore satisfies the Refinement Plan policies applicable to this site.
Finding 89: The subject site is outside the Riverbend Master Plan and Nodal Development area, therefore these plans do not apply to the subject development.
Attachment 2, Page 14 of 19
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Conclusion: The proposal satisfies this sub-element of the criterion.
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 curb cuts 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.
Finding 90: Installation of driveways on a street increases the number of traffic conflict points. The greater
number of conflict points increases the probability of traffic crashes. Effective ways to reduce the probability of traffic crashes include: reducing the number of driveways; increasing distances between intersections and
driveways; and establishing adequate vision clearance areas where driveways intersect streets. Each of these
techniques permits a longer, less cluttered sight distance for the motorist, reduces the number and difficulty of decisions that drivers must make, and contributes to increased traffic safety.
Finding 91: In accordance with SDC 4.2-120.C, site driveways shall be designed to allow for safe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5, the City’s EDSPM, and the City’s
Standard Construction Specifications. Ingress-egress points must be planned to facilitate traffic and pedestrian safety, avoid congestion, and minimize curb cuts on public streets.
Finding 92: The applicant is proposing to use an existing driveway approach at the southwest corner of the site to act as the service entrance. The principal driveway serving the site is proposed opposite Riverbend Drive at
the intersection with St Joseph Place, thereby creating a four-way intersection. The proposed driveway
configuration provides adequate separation distance from conflicting traffic movements.
Finding 93: As previously stated and conditioned herein (Recommended Condition 9), the realignment of the
walkway along the eastern edge of the entrance driveway to the crosswalk on the east leg of St Joseph Place will remove a potential pedestrian conflict point from the interior of the driveway.
Conclusion: The proposal satisfies this criterion.
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 Water Quality Limited Watercourse 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 this Code or in State or Federal law.
Finding 94: The Natural Resources Study, the National Wetlands Inventory, the Springfield Wetland Inventory
Map, Wellhead Protection Overlay and the list of Historic Landmark Sites have been consulted and there are no
natural features or resources on the property that warrant protection.
Finding 95: Stormwater runoff from the subject site flows to the McKenzie River system. This river is listed
with the State of Oregon as a “water quality limited” stream for numerous chemical and physical constituents, including temperature. Provisions have been made in this decision for protection of stormwater quality. The
proposed on-site stormwater treatment system consists of vegetated rain gardens.
Finding 96: As previously noted and conditioned herein, groundwater protection must be observed during
construction on the site. The applicant shall maintain the private stormwater facilities on the site to ensure the continued protection of surface water and groundwater resources.
Finding 97: There are existing, mature trees on the property and the applicant is proposing to retain a line of trees along the northern edge of the site, but remove about 18 trees along the western edge and within the
building footprint area. The applicant has submitted a Tree Felling Permit under separate cover (Case 811-17-
Attachment 2, Page 15 of 19
Page 16 of 19
000142-TYP2) for removal of the subject trees. Issuance of the Tree Felling Permit will be required prior to initiating any construction activity on the site.
Recommended Conditions of Approval: 15. The property owner or their designee shall be responsible for ongoing and perpetual maintenance of
the private stormwater facilities on the site to ensure they function as designed and intended, and to ensure protection of groundwater resources. Annual maintenance records shall be kept by the property owner or their designee and provided to the City for review upon reasonable request –
normally within five business days. 16. Prior to commencing any construction activity on the site, including stripping and grading, the
applicant shall obtain a Tree Felling Permit as initiated by Planning Action 811-17-000142-TYP2.
Conclusion: As conditioned herein, the proposed development provides storm and ground water quality protection in accordance with SDC 3.3-200 and receiving streams have been protected in accordance with SDC 4.3-110 and 4.3-115.
CONCLUSION: The Tentative Site Plan, as submitted and conditioned herein, complies with Criteria A-E of SDC 5.17-125.
WHAT NEEDS TO BE DONE BY THE APPLICANT TO OBTAIN FINAL SITE PLAN APPROVAL? Five copies of a Final Site Plan, the Final Site Plan application form and fees, 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 (ie. by April 18, 2018). The application form and fee information is available on the City’s website
here: http://www.springfield-or.gov/dpw/Permits.htm. In accordance with SDC 5.17-135 – 5.17-140, the Final
Site Plan shall comply with the requirements of the SDC and the conditions imposed by the Director in this decision. The Final Site Plan otherwise shall be in substantial conformity with the tentative plan reviewed.
Portions of the proposal approved as submitted during tentative review cannot be substantively changed during
final site plan approval. Approved Final Site Plans (including Landscape Plans) shall not be substantively changed during Building Permit Review without an approved Site Plan Decision Modification.
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.
SUMMARY OF RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to approval of the Tentative Site Plan, the applicant shall obtain Discretionary Use approval for
the residential guest house as initiated by Planning Action 811-17-000143-TYP3.
2. The Final Site Plan shall provide for a neutral, non-reflective finish for the water service backflow
prevention equipment enclosure to be installed at the southwest corner of the site along St Joseph Place.
3. The Final Site Plan and building plans shall provide for installation of a grease trap for the private
sanitary sewer drains serving each food preparation area in accordance with MWMC requirements and the City’s Plumbing Code.
4. Prior to approval of the Final Site Plan, the applicant shall enter into a maintenance agreement with the City of Springfield, whereby the applicant will provide routine maintenance for functionality of the rain
gardens serving the development site.
Attachment 2, Page 16 of 19
Page 17 of 19
5. Prior to approval of the Final Site Plan, the applicant shall provide an operations and maintenance plan satisfactory to the City to ensure viable long-term maintenance and operation of the stormwater soakage trenches, rain gardens and swale. The operations and maintenance plan shall designate the responsible
party for operating and maintaining the system and shall be distributed to all property owners and tenants of the site. A record of this plan shall be filed against the property deed with Lane County Deeds and Records.
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 rain gardens and stormwater swale shall be fully
vegetated with all vegetation species established prior to issuance of final occupancy and commencement of operations. Alternatively, if this condition cannot be met, the applicant shall provide and maintain additional interim erosion control/water quality measures acceptable to the Development & Public
Works Department that will suffice until such time as the rain garden and stormwater planter vegetation becomes fully established. The interim erosion control measures shall be in addition to the required
plantings for the site. 7. The Final Site Plan shall provide for at least 24-inches of constructed medium in the rain gardens,
including or in addition to the growing medium. Additionally, the base of the infiltration rain gardens shall include a constructed medium comprised of a mixture of sand, native soil, loam and compost with a minimum of 0.20 fraction of organic carbon (FOC) organic matter. The additional depth of constructed
medium shall be noted on the landscaping plans and depicted on the civil details for the rain gardens.
8. The Final Site Plan shall provide a detail for the new crosswalk on the east leg of the St Joseph Place and
Riverbend Drive intersection. The crosswalk shall be configured such that it matches the existing crosswalk and road grade on the west leg of the intersection.
9. The Final Site Plan shall provide for a realignment of the dedicated public walkway such that it does not cross the internal driveway serving the guest house. Instead, the walkway shall be extended along the eastern edge of the entrance driveway to the crosswalk on the east leg of the St Joseph Place and
Riverbend Drive intersection.
10. The Final Site Plan shall provide for installation of “No Parking – Fire Lane” signs on both sides of the fire lane.
11. At least three (3) feet of clear space shall be maintained around the circumference of all fire hydrants and Fire Department connections in accordance with SFC 508.5.5 and 912.3.
12. The Final Site Plan shall provide for installation of a Public Works lock on the man gate for the fire lane at the northeastern edge of the building.
13. Prior to approval of the Final Site Plan, the applicant shall execute and record a 7-foot wide PUE along the St Joseph Place frontage of the site and provide evidence thereof to the City.
14. Prior to issuance of Final Occupancy and commencement of operations, the applicant shall execute and record a private joint access and utility easement across the southeast corner of Tax Lot 4200 for the use and benefit of Tax Lots 100 and 200, and provide evidence thereof to the City.
15. The property owner or their designee shall be responsible for ongoing and perpetual maintenance of the
private stormwater facilities on the site to ensure they function as designed and intended, and to ensure protection of groundwater resources. Annual maintenance records shall be kept by the property owner or their designee and provided to the City for review upon reasonable request – normally within five
business days.
Attachment 2, Page 17 of 19
Page 18 of 19
16. Prior to commencing any construction activity on the site, including stripping and grading, the applicant shall obtain a Tree Felling Permit as initiated by Planning Action 811-17-000142-TYP2.
The applicant may submit permit applications to other city departments for review prior to final site plan approval in accordance with SDC 5.17-135 at their own risk. All concurrent submittals are subject to revision for
compliance with the final site plan. A development agreement in accordance with SDC 5.17-140 will not be issued
until all plans submitted by the applicant have been revised. CONFLICTING PLANS CAUSE DELAYS. ADDITIONAL INFORMATION: The application, all documents, and evidence relied upon by the applicant, and
the applicable criteria of approval are available for free inspection and copies are available for a fee at the Development & Public Works Department, 225 Fifth Street, Springfield, Oregon.
APPEAL: This Type III Tentative Site Plan decision is considered a decision of the Planning Commission and as such may be appealed to the City Council. The appeal may be filed with the Development Services Department by
an affected party. Your appeal must be in accordance with SDC 5.3-100, Appeals. An Appeals application must be submitted with a fee of $250.00. The fee will be returned to the applicant if the Planning Commission approves the appeal application.
In accordance with SDC 5.3-115.B which provides for a 15-day appeal period and Oregon Rules of Civil
Procedures, Rule 10(c) for service of notice by mail, the appeal period for this decision expires at 5:00 PM on February 1, 2018. QUESTIONS: Please call Andy Limbird in the Current Development Division of the Development & Public
Works Department at (541) 726-3784 or email alimbird@springfield-or.gov if you have any questions regarding this process.
PREPARED BY
Andy Limbird Senior Planner
Attachment 2, Page 18 of 19
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Please be advised that the following is provided for information only and is not a component of the Site Plan Review decision. FEES AND PERMITS Systems Development Charges:
The applicant must pay Systems Development Charges when the building permits are issued for developments within the City limits or within the Springfield Urban Growth Boundary. The cost relates to
the amount of increase in impervious surface area, transportation trip rate, and plumbing fixture units.
Systems Development Charges (SDCs) will apply to the construction of buildings and site improvements within the subject site. The charges will be based upon the rates in effect at the time of permit submittal for
buildings or site improvements on each portion or phase of the development.
Sanitary Sewer In-Lieu-Of-Assessment Charge:
Pay a Sanitary Sewer In-Lieu-Of-Assessment charge in addition to the regular connection fees if the property or portions of the property being developed have not previously been assessed or otherwise
participated in the cost of a public sanitary sewer. Contact the Engineering Division to determine if the In-
Lieu-Of-Assessment charge is applicable [Ord. 5584].
Public Infrastructure Fees:
It is the responsibility of the private developer to fund the public infrastructure.
Other City Permits: Encroachment Permit or Sewer Hookup Permit (working within right-of-way or public easements). For example, new tap to the public storm or sanitary sewer, installation or repair of public sidewalk, or
adjusting a manhole. The current rate is $316 for processing plus applicable fees and deposits. Land and Drainage Alteration Permits (LDAP). Contact the Springfield Development & Public Works
Department at 541-726-5849 for appropriate applications/requirements.
Additional permits/approvals may be necessary:
Plumbing Permits
Electrical Permits
Building Permits
Curb cut permit
Paving permit
Attachment 2, Page 19 of 19
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811-17-000143-TYP3 – PROPOSED DISCRETIONARY USE FOR 20-UNIT RESIDENTIAL GUEST HOUSE
116 ST JOSEPH PLACE (MAP 17-03-22-00, TAX LOTS 100 & 200)
SITE CONTEXT MAP
SITE
Beltline Rd
Deadmond Ferry Rd
Attachment 4, Page 1 of 1
Type II FORMAL INTERPRETATION,
staff report & DECISION
Project Name: PeaceHealth Type II Formal Interpretation
Project Proposal: Allow for a 20-unit guest cottage in the Medium Density Residential (MDR) District where
“residential facilities”, “group care facilities” and “boarding and rooming houses” are listed uses.
Case Number: TYP217-00014
Project Location: St. Joseph Place
(Map 17-03-22-00, Tax Lots 100 & 200)
Zoning: Medium Density Residential (MDR)
Comprehensive Plan Designation:
MDR (Gateway Refinement Plan)
Overlay Districts:
Nodal Development (NDO); Drinking Water
Protection Overlay District (DWP);
Floodplain Overlay District (FPO)
Pre-Submittal Meeting Date: None
Application Submitted Date: April 12, 2017
Decision Issued Date: May 18, 2017
Appeal Deadline Date: June 2, 2017
Associated Applications: None
APPLICANT’S DEVELOPMENT REVIEW TEAM
Applicant:
Scott Tang
PeaceHealth
1115 SE 164th Avenue, Dept. 326
Vancouver WA 98683
Applicant’s Representative:
Rick Satre
Schirmer Satre Group
375 W. 4th Avenue, Suite 201
Eugene OR 97402
Property Owner:
PeaceHealth
1115 SE 164th Avenue, Dept. 326
Vancouver WA 98683
CITY OF SPRINGFIELD’S DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Project Manager Planning Andy Limbird 541-726-3784
Transportation Planning Engineer Transportation Michael Liebler 541-736-1034
Public Works Engineer Utilities Clayton McEachern 541-736-1036
Public Works Engineer Sanitary & Storm Sewer Clayton McEachern 541-736-1036
Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 541-726-2293
Building Official Building David Bowlsby 541-736-1029
SITE
St Joseph Pl
Deadmond Ferry Rd
LDR
MS
CI
LDR
MUC
MDR
MDR
Sacred Heart
Medical Center
MUC
MDR Game Farm Rd Attachment 5, Page 1 of 6
Page 2 of 6
Site Information: The subject of this formal interpretation request is vacant, multi-family residential property just
northwest of the existing Sacred Heart Medical Center at Riverbend. The vacant site is not assigned a street
address and is identified as Assessor’s Map 17-03-22-00, Tax Lots 100 & 200. The site has frontage on St. Joseph
Place along the southern boundary, and a narrow panhandle-like peninsula of property extends up to Deadmond
Ferry Road. St. Joseph Place is classified as a minor collector street in the City’s street network.
The site is zoned Medium Density Residential (MDR) in accordance with the Springfield Zoning Map and is also
designated MDR in accordance with the adopted Gateway Refinement Plan diagram. Other properties in the
vicinity of the subject site are zoned Low Density Residential (north of the site); Medium Density Residential (east
and west of the site); Mixed Use Commercial (south and west of the site); and Medical Services (southeast of the
site).
Development Code Information: In accordance with SDC 3.2-210, residential facilities for six to 15 people;
residential care facilities for more than 15 people; boarding and rooming houses with up to five bedrooms; and bed
and breakfast accommodations with up to four guest bedrooms are listed uses in the MDR District subject to special
siting requirements and the limitations of SDC 4.7-120, 4.7-155 and 4.7-215. In accordance with SDC 3.2-505.A,
medical residential facilities are allowable in the Medical Services District, which provides for hospital expansion
and health services development in the immediate vicinity of the City’s hospitals. Additionally, in accordance with
SDC 3.2-505.B, the MS District can be applied to land designated Medium Density Residential in the Metro Plan
provided the site abuts and has direct access to a collector or arterial street.
Requested Interpretation: The applicant’s request is whether a guest cottage with up to 20 bedrooms can be
interpreted as an allowable use in the Medium Density Residential district in accordance with provisions of SDC
3.2-505, 4.7-120, 4.7-155, and/or 4.7-215 if operated similar to other residential facilities that are allowable in
residential districts.
DECISION: This decision grants Formal Interpretation Approval with conditions. The use of “guest
cottage” with up to 20 bedrooms is hereby allowable at the subject property as a residential facility use listed
in SDC 4.7-155, and in accordance with the conditions of approval listed herein. The standards of the
Springfield Development Code (SDC) applicable to each criterion of Formal Interpretation Approval are
listed herein and are satisfied by the submitted application and narrative unless specifically noted with
findings and conditions necessary for compliance. This is a limited land use decision made according to City
code and state statutes. Unless appealed, the decision is final. Please read this document carefully.
(See Page 6 for a summary of the recommended conditions of approval.)
OTHER USES AUTHORIZED BY THE DECISION: None. Future development will be in accordance with
the provisions of the Springfield Development Code, filed easements and agreements, and all applicable local, state
and federal regulations. Approval of this Type II Formal Interpretation is necessary prior to acceptance of
additional land use submittals and issuance of approvals for the project.
REVIEW PROCESS: This application is reviewed under Type II procedures listed in Springfield Development
Code Section 5.1-130 and the formal interpretation criteria of approval SDC 5.11-120.B. The subject application
was submitted and deemed complete on April 12, 2017. Therefore, this decision is being issued on the 36th day of
the 120 days mandated by the State.
Procedural Finding: Applications for Limited Land Use Decisions require the notification of property
owners/occupants within 300 feet of the subject property allowing for a 14 day comment period on the application
(SDC Sections 5.1-130 and 5.2-115). 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 Written Comments below
and Appeals at the end of this decision).
Procedural Finding: Staff has reviewed the proposed addition of “guest cottage” to the list of residential facilities
in SDC 4.7-155 and the applicant’s supporting information and project narrative. City staff’s review comments
Attachment 5, Page 2 of 6
Page 3 of 6
have been reduced to findings and recommended conditions only as necessary for compliance with the
Interpretation of New Uses criteria of SDC 5.11-120.E.
WRITTEN COMMENTS:
Procedural Finding: In accordance with SDC 5.1-130 and 5.2-115, notice was sent to adjacent property
owners/occupants within 300 feet of the subject site on April 19, 2017. No written comments were received.
CRITERIA OF APPROVAL:
SDC 5.11-120.B, Interpretation of New Uses - Criteria states that a new use may be considered to be a permitted
use when, after consultation with the City Attorney or other City staff, the Director determines that the new use:
1. Has the characteristics of one or more use categories currently listed in the applicable zoning district;
Applicant’s Submittal: “The proposed use has the characteristics of a multiple-family dwelling, as well as
elements of boarding house uses (lodging and meals provided for more than two weeks) or group care facilities
(residential facilities). Multiple-family dwellings and residential care facilities with 6 to 15 persons are
permitted in MDR with Site Plan Review. Boarding houses with 3 to 5 bedrooms are permitted in MDR with
Site Plan Review as well. As previously described, the proposed use will include 20 rooms with likely shared
play, laundry, and kitchen facilities. Families staying in the guest cottage are temporary residents and will
likely remain at the guest cottage for an extended period of time as their family member receives medical care
at PeaceHealth Riverbend. Similar to a residential facility or boarding house, not all of the individuals staying
there will be related. While residential facilities pertain to a home licensed under the Department of Human
Resources, the guest cottage is also a use associated with medical care. Although those staying at the guest
cottage will not be receiving care themselves, they will be staying at the guest cottage while a family member
receives care at the adjacent hospital. While the site is outside of the Medical Services District, associated
medical residential facilities are noted in [SDC] 3.2-505.A Establishment of the Medical Services (MS) District
as a potential use, which establishes some precedent that the Springfield Development Code anticipated this
use.”
Finding 1: In accordance with SDC 3.2-210, multi-family dwellings such as apartment buildings and
condominiums are allowable in the MDR District. Group care facilities for over 15 people such as nursing
homes, assisted living facilities, and retirement homes are also listed uses in the MDR District subject to special
siting requirements.
Finding 2: In accordance with SDC 3.2-210, bed and breakfast facilities, and boarding and rooming houses are
listed uses in the MDR District.
Finding 3: Staff anticipates that the proposed guest cottage would be similar in design and appearance to a
small apartment or condominium building. The facility would provide up to 20 bedrooms, but not 20 separate
living and kitchen facilities, as the applicant is proposing to have shared kitchen and laundry facilities. Each
bedroom presumably would be provided with individual bathroom facilities (similar to a studio apartment or
guest room for a bed and breakfast accommodation), although the applicant has not specified if this will be the
case. In these respects, the functionality of the building would be comparable with a boarding and rooming
house or bed and breakfast accommodation. Both of these types of uses are allowable – at a much lesser scale
– within the MDR District.
Finding 4: In accordance with SDC 3.2-210, hostels are allowable in the MDR District subject to Discretionary
Use permitting. The proposed guest cottage shares some characteristics with a hostel in that the guests share
kitchen and laundry facilities, are residents of the facility for a variable length of time, and have individual
bedrooms. Similar to a hostel, the proposed cottage is intended as a “home base” for guests that are visiting
nearby attractions and facilities – in this case the Riverbend hospital. Additionally, the proposed guest cottage
will presumably have some minimal staffing requirements for guest check-in / check-out procedures,
housekeeping, maintenance, etc. The presence of on-site employees differentiates the guest cottage and similar
uses (such as group care facilities, rooming and boarding houses, bed and breakfast accommodations, and
Attachment 5, Page 3 of 6
Page 4 of 6
hostels) from multi-family units that are typically owner- or renter-occupied. Aside from a resident manager, it
is unlikely that a typical multi-family residential building would provide housekeeping or require the occupants
to check in and out on a daily basis, thereby eliminating the need for staffing.
Finding 5: Based on the applicant’s project narrative, the proposed guest cottage could not be easily converted
to a standard multi-family residential occupancy because of the shared kitchen and laundry facilities. It could
be converted to a hostel under the current zoning, but would be subject to a Discretionary Use permit. The
zoning of the site and the limitations of SDC 3.2-210 would also preclude a change of building occupancy to a
commercial guest house, hotel, or bed and breakfast accommodation. Therefore, construction of the building at
this location creates accommodations that are unique to the needs of the applicant.
Finding 6: In accordance with SDC 3.2-505.A, the Medical Services (MS) District contemplates “medical
residential facilities” which are described in Section 6 - Definitions of the City’s Development Code.
Finding 7: In accordance with SDC 3.2-505.B, the MS District may be applied to land designated for Medium
Density Residential under the Metro Plan provided the property abuts a collector or an arterial street.
Finding 8: The subject property has frontage on St. Joseph Place, which is classified as a minor collector street.
Finding 9: Based on the foregoing, staff has determined that the proposed guest cottage shares some
characteristics with a hostel and the 20 bedrooms would greatly exceed the provisions of SDC 3.2-210, which
provides for up to 4 bedrooms in a bed and breakfast facility or 5 bedrooms in a boarding and rooming house.
Additionally, the proposed guest cottage differs from a standard multi-family residential building because the
units are not entirely self-contained due to shared kitchen and laundry facilities and, presumably, there are some
attendant staffing requirements for the facility. It is also assumed that guests of the cottage would not be
responsible for housekeeping, maintenance, and other duties that would typically fall on a property owner or
long-term tenant. For these reasons, staff recommends that the site selected for the guest cottage is rezoned to
Medical Services (MS) District to account for its status as a specialized residential facility, or the development
obtains a Discretionary Use permit similar to the requirements for a hostel. Either of these mechanisms would
acknowledge that the proposed guest cottage is sufficiently compatible with – but is not necessarily entirely
comparable to – other listed uses in the MDR and MS Districts.
CONDITION OF APPROVAL:
1. Prior to approval of a Site Plan Review for a guest cottage facility on Tax Lots 100 and 200, or a
portion thereof, the applicant shall obtain a Discretionary Use permit in accordance with SDC 5.9-
100. Alternatively, prior to approval of a Site Plan Review for a guest cottage facility, the applicant
shall rezone Tax Lots 100 and 200, or a portion thereof, from Medium Density Residential (MDR) to
Medical Services (MS) District in accordance with SDC 5.22-100.
Conclusion: As conditioned herein, this proposal satisfies Criterion 1.
2. Is similar to other permitted uses in operational characteristics, including but not limited to traffic
generation, parking or density; and.
Applicant’s Submittal: “As described in the applicant’s response to SDC 5.11-120.A.3.b, the proposed use is
similar to multi-unit housing and therefore, would generate similar traffic, parking, and density. While 20-
units over roughly 4.5 acres is below the density minimum for MDR, it is important to note that no site plan has
been developed yet and it is likely that the end result will roughly meet the density minimum for MDR. The
applicant will likely not use all 4.59 acres for the guest cottage use. As the families staying at the guest cottage
will be there for an extended number of weeks, the parking and trip generation resembles a multiple-unit use.
The Institute of Transportation Engineering uses the standard of 0.59 peak hour trips per unit for multi-family.
The proposed use will result in a total 11.8 peak hour trips, although the actual trip generation will probably
be far less due to close proximity to the hospital and the hospital’s location on an EmX bus rapid transit line.”
Attachment 5, Page 4 of 6
Page 5 of 6
Finding 10: As described in the applicant’s project narrative above, the proposed site (Tax Lots 100 and 200 in
combination) is more than 4.5 acres and it is unlikely that the guest cottage would be the only development to
occur on this property over the long term. Should the project advance, the developer may choose to create a
more definitive boundary around the site to ensure it meets the density requirements of the district, while still
leaving the balance of the property available for further development.
Finding 11: Staff anticipates that the proposed guest cottage would be similar to a small apartment or
condominium building in traffic generation characteristics, because the majority of the residents would have
personal vehicles to be parked on-site. Moreover, it can be assumed that residents of the guest cottage would
not be from the local area, therefore increasing the likelihood that each bedroom would have at least one
vehicle for determining the parking and traffic generation associated with the site.
Finding 12: Staff advises that due to the nature of the proposed facility the provisions of the multi-unit design
standards found in SDC 3.2-240 would apply to the site whether it is zoned MDR or MS. Among other things,
the multi-unit design standards prescribe the location and configuration of parking areas for vehicles and
bicycles on a site. These and other relevant provisions would be applicable to the subject development
proposal.
Finding 13: As previously stated herein, it is assumed that the guest cottage would have some minimal staffing
requirements that would generate a need for additional vehicle and bicycle parking on the site. These
provisions would be addressed through the Site Plan Review process.
Finding 14: As previously stated herein, the proposed development site is located on a minor collector street
and would not be expected to generate traffic volumes that are significantly different from other allowable uses
in the MDR and MS Districts.
Finding 15: The traffic generation and vehicle circulation issues for the proposed development would be
addressed through the Site Plan Review process.
Conclusion: This proposal satisfies Criterion 2.
3. Is consistent with all land use policies in this Code which are applicable to the particular zoning district.
Applicant’s Submittal: “The proposed use is consistent with all land use policies in the Springfield Code that
apply to the particular zoning district. The purpose of the MDR district is to ‘establish sites for residential
development where primarily multifamily dwellings are permitted’ and to ‘provide for a limited range of
neighborhood uses that provide services for residents’. The primary residents in this area are those
temporarily staying at PeaceHealth Riverbend and receiving medical services. This use is essentially
temporary multifamily housing that is dedicated to providing a service that benefits temporary residents staying
at Riverbend. The proposed use will comply with all applicable MDR residential zoning standards, as well as
multiple-unit design standards. As the uses the proposed use is most similar to require Site Plan Review, the
proposed use will comply with this standard as well.”
Finding 16: Staff finds that the proposed use is predominantly residential in nature based on its stated and
assumed characteristics. However, certain elements of the proposed use differ from the provisions of the MDR
District for residential dwellings, including the transient nature of the accommodations as opposed to long-term
occupation by tenant(s), shared kitchen and laundry facilities, and the assumed requirement for on-site staffing.
The proposed use also differs from residential facilities such as bed and breakfast accommodations or boarding
and rooming houses because there are four to five times the number of rooms provided in the building. Finally,
the site differs from congregate care and retirement homes in that the facilities do not provide assisted living
services and the turnover rate for guests would be measured in days or weeks, not years.
Finding 17: Staff finds that the land use policies of SDC 3.2-200 for multi-unit design standards are valid and
applicable to the proposed development irrespective of the underlying zoning.
Attachment 5, Page 5 of 6
Page 6 of 6
CONDITION OF APPROVAL:
2. Any Site Plan Review application for a guest cottage facility on Tax Lots 100 and 200, or a portion
thereof, shall incorporate the multi-unit design standards in SDC 3.2-240 irrespective of the
underlying zoning for the site.
Conclusion: As conditioned herein, the proposed 20-bedroom guest cottage is allowable at the location
identified provided it operates under the parameters of the applicant’s project narrative and as conditioned
herein. The subject Type II Formal Interpretation approval allows for submittal of Discretionary Use and Site
Plan Review applications in support of the proposal, or a Site Plan Review application upon rezoning of the site
to MS.
CONCLUSION: The proposed use of guest cottage as a residential use in the Medium Density Residential
District is allowable on the property subject to the conditions contained herein and as summarized below.
SUMMARY OF RECOMMENDED CONDITIONS OF APPROVAL:
1. Prior to approval of a Site Plan Review for a guest cottage facility on Tax Lots 100 and 200, or a portion
thereof, the applicant shall obtain a Discretionary Use permit in accordance with SDC 5.9-100.
Alternatively, prior to approval of a Site Plan Review for a guest cottage facility, the applicant shall
rezone Tax Lots 100 and 200, or a portion thereof, from Medium Density Residential (MDR) to Medical
Services (MS) District in accordance with SDC 5.22-100.
2. Any Site Plan Review application for a guest cottage facility on Tax Lots 100 and 200, or a portion
thereof, shall incorporate the multi-unit design standards in SDC 3.2-240 irrespective of the underlying
zoning for the site.
ADDITIONAL INFORMATION: The application, all documents, and evidence relied upon by the applicant, and
the applicable criteria of approval are available for free inspection and copies are available for a fee at the
Development & Public Works Department, 225 Fifth Street, Springfield, Oregon.
APPEAL: This Type II Formal Interpretation decision is considered a decision of the Director. As such, this
decision may be appealed to the Springfield Planning Commission. The appeal may be filed with the Development
& Public Works Department by an affected party. Your appeal must be in accordance with SDC 5.3-100, Appeals.
An Appeals application must be submitted with a fee of $250.00. The fee will be returned to the applicant if the
Planning Commission approves the appeal application.
In accordance with SDC 5.3-115.B which provides for a 15-day appeal period and Oregon Rules of Civil
Procedures, Rule 10(c) for service of notice by mail, the appeal period for this decision expires at 5:00 PM on June
2, 2017.
QUESTIONS: Please call Andy Limbird in the Current Development Division of the Development & Public
Works Department at (541) 726-3784 or email alimbird@springfield-or.gov if you have any questions regarding
this process.
PREPARED BY
Andy Limbird
Andy Limbird
Senior Planner
Attachment 5, Page 6 of 6
BEFORE THE PLANNING COMMISSION OF THE CITY OF SPRINGFIELD, OREGON
REQUEST FOR DISCRETIONARY USE + CASE NO. 811-17-000143-TYP3 + FINDINGS, CONCLUSIONS,
+ AND ORDER NATURE OF THE APPLICATION
The applicant submitted a Discretionary Use request for a 20-unit residential guest house facility at 116 St Joseph Place (Assessor’s Map 17-03-22-00, Tax Lots 100 and 200). The site is zoned Medium Density Residential (MDR) and the Springfield Development Code (SDC) Section 3.2-210 lists hostels as
a Discretionary Use in the MDR District; residential facilities for more than 15 people are allowable subject to special siting standards. The Discretionary Use request requires action by the Planning
Commission before successive land use actions can be approved for the site.
1. On October 27, 2017 the following application for a Discretionary Use was accepted:
Allow for a 20-unit residential guest house facility in the Medium Density Residential District,
Case Number 811-17-000143-TYP3, Scott Tang, PeaceHealth, applicant.
2. The application was submitted in accordance with Section 5.4-105 of the Springfield
Development Code. Timely and sufficient notice of the public hearing, pursuant to Section 5.2-115 of the Springfield Development Code, has been provided.
3. On January 17, 2018 a public hearing on the Discretionary Use request was held. The Development & Public Works Department staff notes including criteria of approval, findings and
recommendations, together with the testimony and submittals of the persons testifying at the hearing have been considered and are part of the record of this proceeding.
CONCLUSION
Supported by substantial evidence in the record, the requested Discretionary Use application is
consistent with the criteria of Section 5.9-120 of the Springfield Development Code. This general finding is supported by the specific findings of fact and conclusions in the attached staff report (Exhibit A)
attached hereto.
ORDER
It is ORDERED by the Planning Commission of Springfield that Case Number 811-17-000143-TYP3, Discretionary Use Request, be approved. This ORDER was presented to and approved by the Planning
Commission on January 17, 2018. EXPIRATION OF APPROVAL
This approval expires three (3) calendar years after the date of approval by the Planning Commission, or upon expiration of the accompanying Site Plan Review approval, Case 811-17-000155-TYP2, whichever
date is later.
APPEAL
Pursuant to SDC Section 5.2-155, this Type III decision is final unless appealed to the Springfield City
Council in accordance with SDC Section 5.3-120. Only those persons who participated either orally or in
writing have standing to appeal the Planning Commission’s decision. An appeal application shall be filed with the Director within 15 calendar days of the Planning Commission’s decision (ie. by 5:00 pm on
Attachment 6, Page 1 of 2
February 1, 2018) to be considered valid. The appeal application shall be accompanied by the fee
prescribed by the City Council ($2,591.00). The filing fee will be refunded to the appellant if one or more of the appeal allegations are upheld by the City Council, or if the decision is amended, remanded or
reversed.
_______________________________ Planning Commission Chairperson
ATTEST
AYES:
NOES: ABSENT:
ABSTAIN:
Attachment 6, Page 2 of 2
BEFORE THE PLANNING COMMISSION OF THE CITY OF SPRINGFIELD, OREGON
REQUEST FOR SITE PLAN REVIEW + CASE NO. 811-17-000155-TYP2 + FINDINGS, CONCLUSIONS,
+ AND ORDER NATURE OF THE APPLICATION
The applicant submitted a Site Plan Review application for construction of a 20-unit residential guest house with circular driveway, parking lot, outdoor amenity space, vegetated stormwater management facilities and site landscaping at 116 St Joseph Place (Assessor’s Map 17-03-22-00, Tax Lots 100 and
200). The site is within the Medium Density Residential (MDR) District and the Springfield Development Code (SDC) 3.2-210 lists hostels and residential facilities for more than 15 people as requiring Site Plan
Review in the MDR District. The Site Plan Review application is being processed concurrently with a
Discretionary Use request requiring action by the Planning Commission before the subject development can be approved for the site.
1. On November 22, 2017 the following application for Site Plan Review was accepted: Allow for a single story, 20-unit residential guest house with circular driveway, parking lot, outdoor
amenity space, vegetated stormwater management facilities and site landscaping in the Medium
Density Residential District, Case Number 811-17-000155-TYP2, Scott Tang, PeaceHealth, applicant.
2. The application was submitted in accordance with Section 5.4-105 of the Springfield Development Code. Public notification and request for comments, pursuant to Section 5.1-130.B
of the Springfield Development Code, has been provided. 3. On January 17, 2018 a public hearing on the Discretionary Use request was held. The
Development & Public Works Department staff notes including criteria of approval, findings and recommendations, together with the testimony and submittals of the persons testifying at the
hearing have been considered and are part of the record of this proceeding.
CONCLUSION
On the basis of this record, the requested Site Plan Review application is consistent with the criteria of Section 5.17-125 of the Springfield Development Code. This general finding is supported by the specific
findings of fact, conclusions, and conditions of approval in the attached staff report (Exhibit A) attached hereto.
ORDER
It is ORDERED by the Planning Commission of Springfield that Case Number 811-17-000155-TYP2, Site
Plan Review application, be approved. This ORDER was presented to and approved by the Planning Commission on January 17, 2018. EXPIRATION OF APPROVAL
This approval expires two (2) calendar years after the date of approval by the Planning Commission
unless extended in accordance with the provisions of SDC Section 5.17-140.
Attachment 7, Page 1 of 2
APPEAL
Pursuant to SDC Sections 5.1-135 and 5.2-155, this Type II decision is final unless appealed to the
Springfield City Council in accordance with SDC Section 5.3-120. Only those persons who participated
either orally or in writing have standing to appeal the Planning Commission’s decision. An appeal application shall be filed with the Director within 15 calendar days of the Planning Commission’s decision
(ie. by 5:00 pm on February 1, 2018) to be considered valid. The appeal application shall be
accompanied by the fee prescribed by the City Council ($250.00). The filing fee will be refunded to the appellant if one or more of the appeal allegations are upheld by the City Council, or if the decision is
amended, remanded or reversed.
_______________________________
Planning Commission Chairperson ATTEST AYES: NOES:
ABSENT: ABSTAIN:
Attachment 7, Page 2 of 2