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HomeMy WebLinkAbout2015 02 18 AIS Discretioanry Use and Site Plan Hillview Baptist ChurchAGENDA ITEM SUMMARY Meeting Date: 2/18/2015 Meeting Type: Work Session Staff Contact/Dept.: Mark Metzger/DPW Staff Phone No: 541-726-3775 Estimated Time: 15 Minutes S P R I N G F I E L D PLANNING COMMISSION Council Goals: Mandate ITEM TITLE: DISCRETIONARY USE AND SITE PLAN REVIEW FOR THE PROPOSED HILLVIEW BAPTIST CHURCH AT 725 SOUTH 42ND STREET ACTION REQUESTED: No action required. ISSUE STATEMENT: Hillview Baptist Church proposes to build a church in a low density residential neighborhood at the corner of South 42nd Street and Old Mt Vernon Rd. (Holly Street). SDC Section 3.2-210 requires schools, parks and churches to obtain discretionary use approval in addition to site plan review approval for construction in a low density residential zone. Discretionary Uses require Planning Commission review and approval. A hearing before the Commission on the proposal is scheduled for March 3, 2015. ATTACHMENTS: 1. Draft Staff Report 2. Approval Criteria for Discretionary Uses DISCUSSION: The subject site is the location of the old Mt. Vernon Elementary School which was closed and demolished in 2013. The school site was rezoned to from Public land and Open Space to Low Density Residential to facilitate its sale. The Planning Commission approved the rezoning on December 3, 2013 (File No. TYP313-00006). While not part of the Commission’s deliberations, staff discussed the potential use of the site for a church use. Hillview Baptist Church and School District officials were both present at the hearing. The purpose of the Discretionary Use review is to consider the potential impacts of a particular use (in this case a church) on the nearby neighborhood. Staff will present background information describing the neighborhood context for the proposed church. Staff will also summarize the approval criteria that the Commission will use in its deliberations on the matter. Attachment 1 is the draft staff report and recommendation for the proposal. The report combines the findings and recommendations for both the Discretionary Use and Site Plan Review applications. The report is lengthy. This is a function of the required analysis and is not indicative of any particular problem or shortcoming of the project. Staff has chosen to use the work session as a briefing and an opportunity to give Commissioners additional time to review the report materials in advance of the public hearing that will be held on March 3, 2015. Mailed notice of the proposed church was sent on February 3rd to residents and property owners living within 300 feet of the subject site. At this writing, no comments have been received concerning the matter. Should comments be received, staff will address these in its final report. 1 Discretionary Use and Site Plan Review - Type III Staff Report and Recommendation Project Name: Hillview Baptist Church Project Proposal: The applicant has submitted plans build a new church with administrative offices, with associated paved parking lot, utilities and landscaping. The project is proposed in three phases. At full buildout the church would be about 24,420 square feet. This application includes Phases 1 and 2 which totals about 12,280 square feet. Case Number: TYP315-00001 Discretionary Use; TYP215-00001 Site Plan Review Project Location: The site is a 3.25 acre vacant parcel located at 725 South 42nd Street. It is the former site of the Mt. Vernon Elementary School. The subject site is identifies on the Lane County Assessor’s Map as 18-02-05-21, Tax Lot 8300 Metro Plan Designation: Low Density Residential Zoning: Low Density Residential Overlay Districts: Drinking Water Protection Overlay District Applicable Refinement Plan and Designation: N/A Pre-Submittal Meeting Date: 12/19/2014 Application Submitted Date: 1/15/2015 Public Hearing Date: 3/3/2015 Decision Issued Date: Recommendation: Approve with listed conditions Appeal Deadline Date: Associated Applications: None OWNER/APPLICANTS APPLICANT’S REPRESENTATIVES Daniel Davidson, Pastor Hillview Baptist Church 285 South 42nd Street Springfield, OR 97478 541-741-3711 Tina Guard CAPITAL Engineering & Consulting 1430 Willamette Street, #325 Eugene, OR 97401 541-510-4225 CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM POSITION REVIEW OF NAME PHONE Planner III Land Use Planning Mark Metzger 726-3775 Transportation Planner Transportation Michael Liebler 736-1034 Public Works Engineering Sanitary & Storm Sewer, Utilities & Easements Kyle Greene 726-5750 Deputy Fire Marshall Fire and Life Safety Gilbert Gordon 726-2293 Building Official Building David Bowlsby 736-1029 Attachment 1-1 2 I. EXECUTIVE SUMMARY At the March 3rd public hearing, the Planning Commission will be asked to receive public testimony and review staff findings concerning both a Discretionary Use permit, and an accompanying Site Plan Review application for a church. The Springfield Development Code (SDC) Section 3.2-210 requires that churches proposed in a Low Density Residential zoned neighborhood obtain both a Discretionary Use Permit and an approved Site Plan Review application. SDC Section 5.9-115 states that “typically a Discretionary Use application is reviewed concurrently with a Site Plan Review application. As such, this staff report includes findings which address both applications. Based on a review of the Applicant’s proposal, staff has made findings which support a conclusion that the Applicant has generally satisfied the review criteria for a Discretionary Use Permit found in SDC Section 3.3-325 and 5.9-120 as well as the criteria for Site Plan review approval found in SDC Section 5.17-125. To fully comply with these approval criteria staff is recommending that certain conditions be applied. These conditions correlate to standards found in the Springfield Development Code, the Springfield Engineering Design Standards and Procedures, and other applicable standards and regulations set by state and federal agencies. Figure 1. Aerial photo showing the subject site In recommending approval of this project, staff recommends the following conditions of approval: Condition of Approval # 1: A construction note or detail shall be added indicating that the trash enclosure shall be covered and shall describe how it will be screened as required by SDC 4.4-110. Subject Site Formerly Mt Vernon School (Now Demolished) Volunteer Park Attachment 1-2 3 Condition of Approval #2: Prior to Final Site Plan Approval, the applicant shall reference the City of Eugene Stormwater Management Manual design standard for Rain Gardens, provide a cross-section, and an outlet design information/drawings. Condition of Approval #3: Prior to Final Site Plan Approval, the applicant shall enter into a maintenance agreement with the City of Springfield, whereby the Applicant will provide routine maintenance for functionality of the 8 Filtration Rain Gardens. Condition of Approval #4: The existing area drain in the southeastern driveway will need to have catch basin insert installed into it. Condition of Approval #5: Prior to approval of the final site plan, the applicant shall provide an operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed Filtration Rain Gardens and Catch Basin Insert. The plan should designate maintenance responsibility for operating and maintaining the system, and should be distributed to all property owners and tenants of the site. The O&M plan shall be specific to each type of facility, and an inspection log shall be maintained for each facility. Condition of Approval #6: Prior to approval of the final site plan, the applicant shall record a copy of the Notice of Operation and Maintenance Agreement with the County. Condition of Approval #7: The applicant will amend Note 5 on Sheet L1.1 to show 2-3 inches of pea gravel mulch as required by the Eugene Stormwater Management Manual for rain gardens. The applicant shall review the rain garden design to confirm that the proposed design is consistent with the facility design standards as called out in the City of Eugene Stormwater Manual. Condition of Approval #8: To ensure a fully functioning water quality system and meet objectives of Springfield’s MS4 permit, the Springfield Development Code and the EDSPM, the proposed Filtration Rain Gardens shall be shall be fully vegetated with all vegetation species established prior to Final Site Inspection. Alternatively, if this condition cannot be met, the applicant shall provide and maintain additional interim erosion control/water quality measures acceptable to the Public Works Department that will suffice until such time as the Filtration Rain Garden’s vegetation becomes fully established. Condition of Approval #9: The applicant will need to submit an irrigation plan for the Filtration Rain Gardens. Condition of Approval #10: Prior to approval of the final site plan, the applicant shall provide for a 10- foot Public Utility Easement along the South 42nd Street Frontage and a 7-foot Public Utility Easement along the Mt. Vernon Road Street frontage. Condition of Approval #11: The applicant shall provide a 7-foot Public Utility Easement as needed for the installation of utilities to serve the site, centered on the utility. Condition of Approval #12: The temporary gravel access road shown on the north boundary of Phase I as well as all drive aisles shall be designed with a 20-foot clear width and shall be capable of bearing an 80,000 lb. imposed load. Attachment 1-3 4 Condition of Approval #13: The applicant shall confirm that those trees proposed for planting beneath the overhead power lines on the west property line are either on the list of approved trees found in Appendix 6A of the EDSPM or has a maximum mature height of 30 feet. Sheets L1.0 and L1.1 shall be adjusted as needed for the Final Plan. Condition of Approval # 14: The Final Plan shall show the new location for the Railroad Crossing sign. Condition of Approval #15: The Final Site Plan shall include a note indicating that the existing driveway near the north property line will be closed as part of Phase I construction. II. APPLICANT’S OVERVIEW OF THE PROJECT Summary of the Subject Property: The Hillview Baptist Church (the “Church”) is currently located at 285 South 42nd Street in Springfield, Oregon. The Church purchased the 3.6-acre property located at 725 South 42nd Street in Springfield, Oregon, known as Lot 8300 of Tax Assessor’s Map 18-20-05-21 (the “Subject Property”) in February 2014 from the Springfield School District #19. The Church intends to move from its present location to the Subject Property. The Church intends to construct the new facility in three phases, with all of its operations to be located on the Subject Property. The Subject Property was previously used by the Springfield School District as Mt. Vernon Elementary School. The Subject Property is zoned LDR (Low Density Residential) and the Metro Plan designation for the site is Low Density Residential. There are no overlay zones or refinements plans that control the Subject Property. There are no wetlands, riparian areas or other natural or historic resources on the Subject Property. Project Proposal: The proposal is to construct a new church building (with administrative offices) with parking and landscaping. The existing structures on the Subject Property have all been removed, except for a remaining modular building, which will eventually be removed from the Subject Property. The Church intends to eventually construct a total of 24,420 gross square feet of new buildings, including a church sanctuary, offices and associated facilities to be constructed in three phases. Approximately 41,000 square feet of new impervious surface is proposed as parking, and pedestrian walks and open spaces. Approximately 46,000 square feet of landscaping is proposed. Stormwater management, sanitary sewer, and domestic and fire protection water services will be installed, as well as site lighting. The Subject Property will have one northerly access off South 42nd Street and one southeast access off Mt. Vernon Road. The Subject Property will eventually have 210 paved, on-site parking spaces . As shown on the site plan, Phase I consists of the eastern-most building and parking lot south of the north edge of the drive aisle off of South 42nd Street, including site utilities to accommodate all phases, with utility laterals to subsequent phases. Phase II consists of a smaller building between the Phase I and Phase III building, linking the two larger buildings and completing the building. Phase III consists of the western-most building, as well as the remaining parking lot and landscaping north of the north edge of the drive aisle off of South 42nd Street. The Phase I building square footage is 9,600 square feet, Phase II is 2,680 square feet and Phase III is 12,140 square feet. The total building square footage is 24,420 square feet. The project also proposes providing two paved pedestrian walkways to connect the Subject Property with the abutting 6-acre Volunteer Park. Vicinity: To the north of the Subject Property is the Booth Kelly Log Haul Road and a fairly densely wooded area and an electrical substation owned and operated by Springfield Utility District. To the Attachment 1-4 5 immediate northwest is a single-family neighborhood on Forsyth Street that is well-buffered with trees and other vegetation. To the immediate east is the Willamalane Park and Recreation District-owned 6- acre Volunteer Park that is developed with natural and landscaped open space, paved walking paths, full basketball court, children’s play area and a play structure. To the immediate south at the intersection of 42nd Street and Mt. Vernon Road is a large, underdeveloped single family lot with one home. To the south east is modest, single-family homes and out buildings and shops. To the west is a single-family neighborhood located on Glacier View Drive. The entire vicinity is a mixture of low-density single family homes interspersed with pockets of undeveloped and underdeveloped areas. The nearest home to the proposed church building is approximately 230 feet to the south. Stormwater Management: Stormwater will utilize as much of the site’s natural topography as possible and sheet drain to rain gardens around the site. Detention will be provided such that the post-developed peak flow will not exceed the existing developed peak flow of the elementary school. Stormwater overflow will be directed to the existing public systems in South 42nd Street and Mt. Vernon Road. Sanitary Sewer: The existing private lateral, which connects to the existing public system in Mt. Vernon Road, will be utilized to serve all proposed buildings with sewer service. Domestic & Fire Protection Water: Domestic and fire protection water services will be provided by the Springfield Utility Board public main in South 42nd Street. Domestic and fire protection backflow prevention will be provided at the property line. Existing public fire hydrants are located at approximately mid-site on South 42nd Street and at the southeast corner of the site on Mt. Vernon Road. These fire hydrants are adequate to serve the site’s fire protection needs. Trees: Currently, there are 15 trees on the property. Two ash trees at the north property line will remain. The on-site 13 trees will be removed. 142 new trees will be planted with the full development of this site. Refer to landscape plans for new trees to be planted. Parking: The Springfield Development Code (SDC) requires 1 parking space for every 200 square feet of general building area and 1 parking space for every 100 square feet of worship area. There will be 13,433 square feet of general building area, so 67 parking spaces are required for general building area. There will be 10,987 square feet of worship area, so 110 parking spaces are required for worship area. A total of 177 parking spaces are required. However, the site plan provides 210 spaces. Per SDC, with 763 permanent seats in the church at 1 bicycle parking space required per seat, 19 bicycle parking spaces are required, which will be provided and are shown on the Site Plan. Traffic: According to the City’s Minor Traffic Impact Study Scope of Work, “because the location of the proposed access onto the arterial of South 42nd Street is within close proximity to a concrete median and railroad crossing, a “Minor Traffic Impact Study” is warranted. The goal of the study is to ensure the access point onto South 42nd Street will not interfere with the operations of the major arterial and will also not affect the adjacent railroad crossing.” An Access and Safety Study was performed by Access Engineering. Based on the queuing analysis presented in the study, no changes are recommended to the median and center turn lane south of the railroad crossing on South 42nd Street. The center turn lane can accommodate 140 passenger cars or pick-ups or 77% of all inbound trips to the church without spillover during the one-hour period before services on Sundays. If the turn lane is full, vehicles can continue south on 42nd Street to a second access located on Mt. Vernon Road. The study is included with the Site Plan Review submittal. Attachment 1-5 6 III. Procedural Requirements for Processing SDC Section 5.9-115 states that Discretionary Uses are to be processed as a Type III review procedure that comes before the Planning Commission. While this application is for a Discretionary Use Permit (Type III procedure), a Site Plan Review application (Type II procedure) will be processed concurrent with the Discretionary Use as part of the same procedure. Type III processing steps are described in 5.1-135 and 5.9-115. The following processing steps are required: 1. The Director must determine that the application is complete. 2. Newspaper notice must be provided and mailed notice to property owners and occupants within 300 feet of the project area. 3. The Director shall distribute the application to the Development Review Committee or the Historical Commission for comments, where applicable. Procedural Findings and Conclusion Finding #1. A pre-submittal meeting was held on December 19, 2014. The applicant’s submittal was reviewed by staff and comments were provided to the Applicant regarding the completeness of their application. Finding #2. The applicant submitted applications for Discretionary Use (File No. TYP315-00001) and Site Plan Review (File No. TYP215-00001) on January 15, 2015. Finding #3. Notice was sent to participants in the Development Review Committee and a meeting was held on February 3, 2014 to review issues of compliance of the proposal with applicable development policies and standards. Comments from Development Review Committee participants are included in the findings and conditions of approval that are contained in the remainder of this report. Finding #4. Staff issued a letter affirming the completeness of the submission for processing the Discretionary Use and Site Plan Review applications on February 5, 2015. Finding #5. Mailed notice was sent to affected property owners and occupants within 300-feet of the project on February 2, 2015 as attested by affidavit. The mailing allowed more than the required 20 days notice and complied with the content requirements for Type III public hearings listed in SDC Section 5.2-115 (A). Finding #6. Published notice of the hearing appeared in the Register Guard on February 3, 2015. The published notice complied with the content requirements for Type III public hearings listed in SDC Section 5.2-115 (B). Finding #7. The project area does not fall within the Springfield Historical District and the nature of the demolition and paving work during Phase I does not warrant Design Review Committee review. Attachment 1-6 7 Conclusion: The procedural requirements detailed in SDC Section 5.9-115, SDC Section 5.2-115 (A) and (B), and SDC 5.1-135 have been followed. IV. REVIEW CRITERIA FOR DISCRETIONARY USE PERMITS SDC Section 5.9-120 lists the review criteria for approving discretionary uses. Staff has inserted findings addressing these review criteria in the body of the quoted criteria. The section states ” A Discretionary Use may be approved only if the Planning Commission or Hearings Official finds that the proposal conforms with the Site Plan Review approval criteria specified in Section 5.17-125, where applicable, and the following approval criteria:” SDC Section 5.9-120 “A. The proposed use conforms with applicable: 1. Provisions of the Metro Plan; Applicant’s Statement: “The Subject Property is zoned Low Density Residential (LDR). The Metro Plan expressly anticipates the development of Residential districts to include auxiliary uses, including churches. (Metro Plan pg. II-G-3). Up to 32 percent of the land uses within residential districts may be expected to be auxiliary uses.” Finding #8. The Metro Plan Diagram shows that the subject site is designated for Low Density Residential (LDR) uses. Finding #9. The Metro Plan anticipates that more than 30 percent of land designated for residential use will include churches and other auxiliary uses such as neighborhood parks, elementary and junior high schools (Metro Plan pg. II-G-3). Finding #10. A search of the Metro Plan shows there are no specific policies or standards which relate to churches. 2. Refinement plans; Applicant’s Statement: “There are no refinement plans applicable to the Subject Property. Therefore, this criterion is satisfied.” Finding #11. The subject site is not located within the boundaries of any Refinement Plan. This criterion does not apply. 3. Plan District standards; Applicant’s Statement: “The Metro Plan designation for the subject site is Low Density Residential. As mentioned above, while not a residential use, Churches are an authorized auxiliary use within residential plan districts.” Finding #12. As cited in Finding #9, a search of the Metro Plan shows there are no specific policies or standards which relate to churches. Attachment 1-7 8 4. Conceptual Development Plans or Applicant’s Statement: “There are no conceptual development plans applicable to the Subject Property. Therefore, this criterion is satisfied.” Finding #13. The subject site is not part of a Conceptual Development Plan. This criterion does not apply. 5. Specific Development Standards in this Code;” Applicant’s Statement: “The standards specific to a Church use is found at SDC 4.7-130, Churches. The proposed Hillview Baptist Church will conform to all general and specific development standards in the SDC applicable to the Subject Property’s use as a Church (including SDC 4.7-130). Please see the discussion and findings related to SDC 4.7-130 below. This criterion is satisfied.” Finding #14. SDC Section 4.7-130 details specific development standards for Churches. Section 4.7- 130 states: “A. Churches shall have a landscaped front yard setback of 15 feet and landscaped side and rear yard setbacks of 20 feet. EXCEPTION: The landscaped setbacks for parking lots and driveways may be reduced to 5 feet when the Director determines that adequate buffering has been provided. B. A minimum of 25 percent of the lot/parcel shall be landscaped. C. Churches shall abut an arterial or collector street.” Finding #15. SDC Section 4.7-130 (A) requires planted setbacks from 15 to 20 feet for churches. This section allows the Director to reduce planted setbacks to 5 feet when there is adequate buffering of the church from surrounding uses. Sheet G2.0 of the Site Plan submittal and Landscape Sheet L1.0 show a 10-foot planted setback along Holly Street and a 7-foot setback along S. 42nd Street for the church parking area. The church structure is separated from adjoining homes by streets and a railroad right-of- way. This separation provides adequate buffering to justify a reduction in the size of the planted setback. Finding #16. SDC Section 4.7-130 B requires that a minimum of 25 percent of the lot/parcel be landscaped. Sheet G2.0 of the applicant’s submittal includes area calculations for all phases. These calculations show that at buildout of all phases, 46,174 square feet of the development area will be landscaped. This is 29% of the lot/parcel which is 158,457 square feet in size. Finding #17. The Springfield Transportation System Plan Function Classification Map shows that S. 42nd Street is a minor arterial. “B. The site under consideration is suitable for the proposed use, considering: Attachment 1-8 9 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);” Applicant’s Statement: Location: The location of the Church use and the Subject Property is ideal for the surrounding vicinity. Churches historically are close to residents and generally serve the local area, including congregants and nonmembers. The location for the Church is in the same local as a former elementary school. Size: The Church intends to eventually construct a total of 24,420 gross square feet of new buildings, including a church sanctuary, offices and associated facilities to be constructed in three phases. As shown on the site plan, Phase I consists of the eastern-most building. Phase II consists of a smaller building between the Phase I and Phase III building, linking the two larger buildings and completing the building. Phase III consists of the western-most building, as well as the remaining parking lot and landscaping north of the north edge of the drive aisle off of South 42nd Street. The Phase I building square footage is 9,600 square feet, Phase II is 2,680 square feet and Phase III is 12,140 square feet. The total building square footage is 24,420 square feet. The size of the building will be suitable for the site. The 3.6 acre site can easily accommodate a 24,420 square foot building and the associated landscaping and parking. The site will have almost twice as much landscaping area as building square-footage. The site will also accommodate more parking than is required under the SDC. Design: The design of the buildings is sensitive to the surrounding vicinity. The design of the church buildings through scale, cascading roofs and simplicity of forms reflects the neighboring residential homes. The structure is broken up into smaller forms to help scale the Church structure to the surrounding buildings. The roof lines are simple gable roofs with typical 6 by 12 pitch and roofing materials of composition. The forms are simple rectangular shapes with roof covers over the exterior entrances reflecting residential porches. The windows for the most part are scaled similar to residential sizes with trim. The exterior walls are a combination of stone or brick creating a base to the structure which scales the building down and adds texture. Above the masonry is a stucco like material. The footprint design allows the building to blend in with the landscape softening the overall building. The basic forms and scale of the overall structure blends well with the surrounding neighborhood. Please see the attached building elevations. Operating Characteristics: General office hours for the Church are similar to normal business hours, with a small staff of two. Additional staff may be added in the future, to accommodate the expansion. On Sundays, services are held at 10:00 a.m., 11:00 a.m. and 6:00 p.m. On Wednesdays, a service is held at 7:00 p.m. Noise impacts from the site would include typical vehicle noise during peak usage and occasional outdoor event noise, similar to the site’s previous use as a school. The Church holds occasional church-wide or community fellowship events, as well as preachers’ meetings that could produce noise, but no more than a typical service would produce. Sound at these events is not amplified. The nearest residence to the Church is approximately 230 feet. The congregation size is approximately 130 people. Attachment 1-9 10 Finding #18. The Applicant’s statement fairly describes the characteristics of the site and the operation of the church. The nearest house is about 150 feet (across Mt. Vernon Rd. to the south) from the church. Finding #19. City GIS records show that the footprint of the old Mt. Vernon School was 27,688 square feet. The footprint of the proposed church at full buildout of all three phases is 24,420 square feet. The church would be consistent in scale to the school which previously occupied the site. Finding #20. The proposed church is single story with a roof height of about 20 feet (Sheet A7.0). The height limit for the LDR is 30 feet. The church building is well within the standards for height and scale of buildings within the LDR zone. Finding #21. The Applicant’s Statement points out that the “structure is broken up into smaller forms to help scale the Church structure to the surrounding buildings. The roof lines are simple gable roofs with typical 6 by 12 pitch and roofing materials of composition. The forms are simple rectangular shapes with roof covers over the exterior entrances reflecting residential porches. The windows for the most part are scaled similar to residential sizes with trim.” These design elements will help the church fit into the existing neighborhood. Finding #22. At buildout, the church will require 177 parking spaces. Sheet G2.0 shows a total of 210 spaces will be provided. The availability of parking off-street will negate the issue of cars parking in front of neighboring homes. Figure 2. Sheet G2.0--Site Plan Driveway Attachment 1-10 11 “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;” Applicant’s Statement: “The site will have two accesses; one on South 42nd Street and one on Mt. Vernon Road. The main drive aisle around the site and buildings is sized and configured to accommodate emergency vehicles. A public sidewalk runs the length of the property along South 42nd Street and Mt. Vernon Road. Multiple paved connection points to the public sidewalk are provided for safe and convenient pedestrian and bicycle access to the site. Ample walkways on-site are provided at frequent parking lot crossing locations, as well as around the buildings. Both South 42nd Street and Mt. Vernon Road are able to accommodate emergency and transit vehicles, as needed.” Finding #23. SDC 4.2-105(A) (1) says, “The street system shall assure efficient traffic circulation that is convenient and safe.” “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” Applicant’s Statement: “The 2005 Springfield Natural Resources Study (as updated in 2011) does not show any inventoried wetland, riparian corridors or other natural features of note on the Subject Property. Therefore, this criterion is satisfied.” Finding #24. The 2005 Springfield Natural Resources (as updated in 2011) does not show any inventoried wetlands or significant riparian areas on the site. Finding #25. Hydric soils are present on the site as shown on the NRCS Web Soil Survey Map. It shows hydric soils on the northeast and southwestern portions of the site. These soils include 101- Oxley-Urban land complex (Courtney) and 32-Coburg Urban land complex (Conser). While hydric soils are not always an indicator of the presence of wetlands, the developer is ultimately responsible for evaluating and delineating any wetlands that may be present on the site. Finding #26. The Union Pacific Railroad road bed creates a barrier to drainage which can cause ponding on adjacent properties. This is true of the subject site. Ponding of water has been observed on the northern edge of the property. Ponding water, over time, may cause the development of hydric soils. Figure 3. Ponding water adjacent to the north property boundary with the railroad. The subject site itself did not show any obvious ponding despite recent rains. Attachment 1-11 12 “4. Adequate public facilities and services are available, including but not limited to, utilities, streets, storm drainage facilities, sanitary sewer and other public infrastructure.” Applicant’s Statement: Existing public water, stormwater and sanitary systems are located in both South 42nd Street and Mt. Vernon Road. Sanitary service for the building will utilize an existing private wastewater line on the site that connects to the public system in Mt. Vernon Road. Stormwater from the site will be treated with vegetated stormwater facilities on-site and discharged with connections to the public storm system in Mt. Vernon Road. Water service for the buildings will be connected to the public water main South 42nd Street. Refer to the utility plans for these proposed private on-site systems and public system connections. Therefore, this criterion is satisfied. Finding #27. The site was previously occupied by the old Mt. Vernon Elementary School. The same water, sewer, electricity and other urban services that were available to the school are available to the church. The capacities of these services are sufficient to meet the needs of the proposed church. “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);” Applicant’s Statement: “There are no identified adverse effects of the proposed use on adjacent properties or on the public. Therefore, there is no mitigation necessary and this criterion is satisfied.” Finding #28. The proposed church property is separated from nearby residential development by South 42nd Street, the Union Pacific Railroad and by Old Mt. Vernon Rd. (Holly Street). Sheet G2.0 of the applicants submittal shows the nearest home is more than 150 feet away from the proposed church structure. Finding #29. The relative separation of the church from nearby uses will minimize the impact of church activities on the neighborhood. No additional buffering or setbacks are required. “2. Site Plan Review approval conditions, where applicable;” Applicant’s Statement: “Site Plan Review is being submitted concurrently with this application. Therefore, this criterion is satisfied.” Finding #30. A Site Plan Review application was submitted concurrent with the Discretionary Use application. Staff has completed its analysis and recommends the following conditions of approval for the site plan: Condition of Approval # 1: A construction note or detail shall be added indicating that the trash enclosure shall be covered and shall describe how it will be screened as required by SDC 4.4-110. Condition of Approval #2: Prior to Final Site Plan Approval, the applicant shall reference the City of Eugene Stormwater Management Manual design standard for Rain Gardens, provide a cross-section, and an outlet design information/drawings. Attachment 1-12 13 Condition of Approval #3: Prior to Final Site Plan Approval, the applicant shall enter into a maintenance agreement with the City of Springfield, whereby the Applicant will provide routine maintenance for functionality of the 8 Filtration Rain Gardens. Condition of Approval #4: The existing area drain in the southeastern driveway will need to have catch basin insert installed into it. Condition of Approval #5: Prior to approval of the final site plan, the applicant shall provide an operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed Filtration Rain Gardens and Catch Basin Insert. The plan should designate maintenance responsibility for operating and maintaining the system, and should be distributed to all property owners and tenants of the site. The O&M plan shall be specific to each type of facility, and an inspection log shall be maintained for each facility. Condition of Approval #6: Prior to approval of the final site plan, the applicant shall record a copy of the Notice of Operation and Maintenance Agreement with the County. Condition of Approval #7: The applicant will amend Note 5 on Sheet L1.1 to show 2-3 inches of pea gravel mulch as required by the Eugene Stormwater Management Manual for rain gardens. The applicant shall review the rain garden design to confirm that the proposed design is consistent with the facility design standards as called out in the City of Eugene Stormwater Manual. Condition of Approval #8: To ensure a fully functioning water quality system and meet objectives of Springfield’s MS4 permit, the Springfield Development Code and the EDSPM, the proposed Filtration Rain Gardens shall be shall be fully vegetated with all vegetation species established prior to Final Site Inspection. Alternatively, if this condition cannot be met, the applicant shall provide and maintain additional interim erosion control/water quality measures acceptable to the Public Works Department that will suffice until such time as the Filtration Rain Garden’s vegetation becomes fully established. Condition of Approval #9: The applicant will need to submit an irrigation plan for the Filtration Rain Gardens. Condition of Approval #10: Prior to approval of the final site plan, the applicant shall provide for a 10- foot Public Utility Easement along the South 42nd Street Frontage and a 7-foot Public Utility Easement along the Mt. Vernon Road Street frontage. Condition of Approval #11: The applicant shall provide a 7-foot Public Utility Easement as needed for the installation of utilities to serve the site, centered on the utility. Condition of Approval #12: The temporary gravel access road shown on the north boundary of Phase I as well as all drive aisles shall be designed with a 20-foot clear width and shall be capable of bearing an 80,000 lb. imposed load. Condition of Approval #13: The applicant shall confirm that those trees proposed for planting beneath the overhead power lines on the west property line are either on the list of approved trees found in Appendix 6A of the EDSPM or has a maximum mature height of 30 feet. Sheets L1.0 and L1.1 shall be adjusted as needed for the Final Plan. Attachment 1-13 14 Condition of Approval # 14: The Final Plan shall show the new location for the Railroad Crossing sign. Condition of Approval #15: The Final Site Plan shall include a note indicating that the existing driveway near the north property line will be closed as part of Phase I construction. “3. “Other approval conditions that may be required by the Approval Authority; and/or” Applicant’s Statement: “The applicant is not aware of any other approval conditions required by the City of Springfield. Therefore, this criterion is satisfied.” Finding #31. The subject site has 15 trees that are greater than 5 inches in diameter. A tree-felling permit is required for the removal of more than 5 trees from any single property in one calendar year. The permit is not required to approve the project, but will be needed prior to the start of construction. The permit will almost certainly be approved, since removal for construction is recognized as a legitimate reason for the removal of trees. The start of construction is not scheduled for the coming construction season. As is true with most non-profits, permit approvals are secured before fundraising it initiated for capital projects. “4. A proposal by the Applicant that meets or exceeds the cited Code standards and/or approval conditions.” Applicant’s Statement: “The Site Plan Review package meets or exceeds all applicable SDC standards.” “4.7-130 Churches A. Churches shall have a landscaped front yard setback of 15 feet and landscaped side and rear yard setbacks of 20 feet. EXCEPTION: The landscaped setbacks for parking lots and driveways may be reduced to 5 feet when the Director determines that adequate buffering has been provided. Large evergreen trees and shrubs will be used to screen views down from the hill to the north. A dense row of evergreen shrubs and conifer mix were used along the park to the east. A dense double row of shrub plantings with a higher number of trees than typically required for screening (stormwater added trees) will be facing the residential zones to the south and west. The buffer is 7-feet along most of South 42nd Street, plus 2-foot bumper overhang (i.e., 9-feet curb to property line) ranges 5- to 8-feet along Mt. Vernon Road bumper overhang to property line. B. A minimum of 25 percent of the lot/parcel shall be landscaped. Approximately 30% of the site is devoted to landscaping. The total site area is 158,457 square feet. The proposed landscaping area is 46,174 square feet. C. Churches shall abut an arterial or collector street. The TransPlan Eugene-Springfield Metropolitan Street Classification Map shows that South 42nd Street is classified as a minor arterial. Therefore, this criterion is satisfied.” Attachment 1-14 15 Finding #32. The proposed site plan for the church generally conforms to development standards. Staff has evaluated and approved variances to the height of the light poles in the parking area and to the setback distance for the parking area. These variances are minor and are within the allowed authority of the Director to grant. Conclusion: The Applicant has submitted a sufficiently detailed description of the proposed activities and the likely impacts that will stem from those activities. Based on the discretionary use review criteria found in SDC Section 5.9-120, it is the opinion of staff that these review criteria have been substantially met or can be made to conform through the satisfaction of the Site Plan Review Conditions of Approval. V. SITE PLAN REVIEW CRITERIA OF APPROVAL The approval criteria for Site Plan Review are found in SDC Section 5.17-125. SDC 5.17-125 Criteria for Site Plan Approval: A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. B. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. The applicable standards and policies found in the Springfield Development Code (SDC) and the current Springfield Engineering Design Standards and Procedures Manual provide the basis for the findings conditions and conclusions shown below. Other authoritative local state and federal standards may also be applied as applicable to this proposal. Attachment 1-15 16 As mentioned above, the Development Review Committee reviewed the proposed plans and supporting information on February 3, 2015. The staff’s review comments have been incorporated as “Findings” and “Conditions” in this report. The focus of this report is on those elements of the site plan that are not in compliance with Springfield’s development policies and standards. The report will not account for all of the site plan details that are in compliance with the policies and standards. Site Plan Review Criteria “A. The zoning is consistent with the Metro Plan Diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan.” Zoning is Consistent with the Metro Plan/Refinement Plans—Permitted Uses – SDC 3.2-710 and SDC 3.2-410 Applicant’s Statement: “The Subject Property is zoned Low Density Residential (LDR). The Metro Plan expressly anticipates the development of Residential districts to include auxiliary uses, including churches. (Metro Plan pg. II-G-3). Up to 32 percent of the land uses within residential districts may be expected to be auxiliary uses. There are no refinement plans applicable to the Subject Property. Therefore, this criterion is satisfied.” Finding #33. The subject site is designate for low density residential development on the Metro Plan Diagram. The Metro Plan anticipates that more than 30% of all buildable residential land will be developed as elementary and middle schools, churches, some neighborhood commercial activities and basic infrastructure. The proposed church use is consistent with the intent of the Metro Plan for the site. Base Zone and Special Use Development Standards—SDC 3.2-215 and SDC 4.7-130 Finding #34. The base zone standards for the LDR zone are found in SDC Section 3.2-215. The proposed development exceeds the minimum lot size (5,000 square feet) and minimum street frontage (60 feet) for residential zones. The primary church structures exceed the minimum setbacks (10 feet) required in the residential zone. Finding #35. Churches are subject to certain special use development standards found in SDC Section 4.7-130. These standards include: A. Churches shall have a landscaped front yard setback of 15 feet and landscaped side and rear yard setbacks of 20 feet. EXCEPTION: The landscaped setbacks for parking lots and driveways may be reduced to 5 feet when the Director determines that adequate buffering has been provided. B. A minimum of 25 percent of the lot/parcel shall be landscaped. C. Churches shall abut an arterial or collector street. Finding #36. The proposed church is surrounded by parking. Perimeter landscaping separating the parking area from the abutting sidewalks is 5 feet wide. The Director has approved the reduced width Attachment 1-16 17 for the planting in the parking area. Even with the reduction, the 5-foot planted setback is typical for parking lot plantings. Finding #37. Sheet G2.0 shows that about 30% of the site will be landscaped. This exceeds the 25 percent minimum. Finding #38. The proposed church abuts South 42nd Street which is classified as a minor arterial. Applicable Overlay District Requirements—SDC5.17-125 A DRINKING WATER PROTECTION (DWP) OVERLAY DISTRICT SDC Section 3.2-425 G.4. states: Proposed development utilizing hazardous materials that may impact groundwater quality shall be as specified in SDC Section 3.3-200. Finding #39. SDC Section 3.3-220 (A.) lists the Time of Travel Zones (TOTZs) that define the DWP Overlay District. These include the 0-1 year; 1-5 year; 5-10 year; and 10-20 year time of travel zones. Finding #40. The locations of the TOTZ for each wellhead are shown on the Springfield Drinking Water Protection Area Map. The subject site is located within the 99-year time of travel zone for the Maia wellhead located north of Hwy 126. Finding #41. The 99-year defines the overall zone of contribution for a wellhead, but it is not within the TOTZ regulated by the DWP Overlay District. Conclusion: The proposal satisfies Site Plan Criterion A. “B. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues.” C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. The staff analysis required to determine findings for Criterion B and C include significant overlap. For the purposes of this review, Criteria B and C are considered together in this section of the staff report. The elements of the Springfield Development Code which apply to Criterion B and Criterion C include but are not limited to: Infrastructure Standards for Transportation—SDC 4.2-100 Infrastructure Standards for Utilities—SDC 4.3-100 Landscaping, Screening and Fence Standards—SDC 4.4-100 On Site Lighting Standards—SDC 4.5-100 Fence Standards – SDC 4.4-115 Attachment 1-17 18 Specific Development Standards—SDC 4.7-100 Infrastructure Standards for Transportation—SDC 4.2-100 TRANSPORTATION SYSTEM IMPACTS SDC Section 4.2-100 through 4.2-160 details infrastructure standards for streets, sidewalks, driveways, accessways, pedestrian trails and related transportation facilities. Additional design standards for transportation facilities are found in the Engineering and Design Standards and Procedures Manual and the City of Springfield Construction Standard Specifications Section(s) 317, 501, and 502, and Standard Drawings 5-1 to 5-25. These documents provide specific design standards for streets and accessways. Parking standards are found in SDC Section 4.6-100. SDC Section 5.17-125 requires site plans to address transportation design issues in conjunction with SDC 4.2-100 and with the Engineering and Design Standards and Procedures Manual. SDC 5.17-130 (F) states that conditions of site plan approval may include “Limiting the hours of operation whenever a land use conflict is identified by the Director or a party of record, including, but not limited to: noise and traffic generation.” Finding #42. The applicant submitted an Access and Safety Study. At full buildout, using figures from the International Transportation Engineers (ITE) Trip Generation Manual, it is estimated that the church use will generate about 366 trips (183 in and 183 out) during the Sunday peak hour of use. Finding #43. Sheet G2.0 of the applicant’s submission shows two driveways serving the church. The main entrance will be from S. 42nd Street via a 36-foot wide driveway. Secondary access will be taken from a 24-foot driveway on Mt. Vernon Rd. (Holly Street). Both driveways are being developed as part of Phase 1. Finding #44. The S. 42nd Street driveway is located approximately more than 200 feet south of the Union Pacific Railroad crossing. This distance allows for adequate queuing space for cars waiting to turn into the church parking lot without blocking the crossing. Finding #45. Access from S. 42nd Street, a minor arterial, will minimize the traffic impacts on Holly Street, a local street. SITE ACCESS AND CIRCULATION SDC 5.19 establishes criteria for discretionary uses. SDC 5.9-120(B)(2) states that to determine suitability of the site for the proposed use one must consider the following: “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 #46. Based on the square footage at buildout, the church will require a minimum of 177 off- street vehicle parking spaces. The applicant shows proposes 210 vehicle spaces on Sheet G2.0. A minimum of 19 short term bicycle parking spaces are required. The church shows 19 bicycle spaces. Attachment 1-18 19 PUBLIC STREETS, SIDEWALKS & IMPROVEMENT AGREEMENTS Section 4.2-105.G.2 of the Springfield Development Code requires that whenever a proposed land division or development will increase traffic on the City street system and that development has any unimproved street frontage abutting a fully improved street, that street frontage shall be fully improved to City specifications. Exception (i) notes that in cases of unimproved streets, an Improvement Agreement shall be required as a condition of Development Approval postponing improvements until such time that a City street improvement project is initiated. Finding #47. The existing street frontages are fully improved with the applicant proposing to relocate existing driveways and maintain the fully improved street frontages. Infrastructure Standards for Utilities—SDC 4.3-100 SDC Section 4.3-100 through 4.3-145 details infrastructure standards for sanitary sewers, stormwater systems, water quality protection, natural resource protection, water and electric utilities, and public easements. Additional design standards for these facilities are found in the Springfield Engineering and Design Standards and Procedures. SANITARY SEWER IMPROVEMENTS SDC Section 4.3-105.A 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. SDC Section 4.3-105.C requires that proposed sewer systems shall include design consideration of additional development within the area as projected by the Metro Plan. Section 2.02.1 of the City’s Engineering Design Standards and Procedures Manual (EDSPM) states that when land outside a new development will logically direct flow to sanitary sewers in the new development, the sewers shall be public sewers and shall normally extend to one or more of the property boundaries. 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 #48. Sheet C1.0 of the applicant’s submittal shows a proposed connection to the existing 12 inch sanitary sewer system (South 42nd Street) which has full service to this area. Finding #49. Pursuant to Chapter 3.03.4.A of the City’s Engineering Design Standards and Procedures Manual and Section 4.4 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. Finding #50. Sheet C1.0 shows that the trash enclosure will be connected to the sanitary sewer. The sheet does not indicate whether the trash enclosure will be covered or how it will be screened. Attachment 1-19 20 Condition of Approval # 1: A construction note or detail shall be added indicating that the trash enclosure shall be covered and shall describe how it will be screened as required by SDC 4.4-110. STORM WATER MANAGEMENT Section 3.02 of the City’s Engineering Design Standards and Procedures Manual (EDSPM) states the Public Works Department will accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the policies and procedures of either the City of Portland (BES), or the Clean Water Services (CWS). Section 3.03.3.B of the City’s EDSPM states all public and private development and redevelopment projects shall employ a system of one or more post-developed BMPs that in combination are designed to achieve at least a 70 percent reduction in the total suspended solids in the runoff generated by that development. Section 3.03.4.E of the manual requires a minimum of 50 percent of the non-building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods. SDC Section 4.3-110.B states: The Approval Authority shall grant development approval only where adequate public and/or private stormwater management systems provisions have been made as determined by the Public Works Director, consistent with EDSPM. Section 4.3-110.C of the SDC states that a stormwater management system shall accommodate potential run-off from its entire upstream drainage area, whether inside or outside of the development. SDC Section 4.3-110.D requires run-off from a development to be directed to an approved stormwater management system with sufficient capacity to accept the discharge. SDC Section 4.3-110.E requires new developments to employ drainage management practices which minimize the amount and rate of surface water run-off into receiving streams and promote water quality. Finding #51. To comply with Sections 4.3-110.D & E, Sheet C2.0 shows that stormwater runoff from the site will be directed into a series of Filtration Rain Gardens prior to discharge into the public system. The public system is located at in South 42nd Street and Mt. Vernon Road. Finding #52. The existing public stormwater system, to which the applicant proposes connection, has limited capacity. The applicant has turned in hydrologic stormwater calculations, consistent with the City’s EDSPM, showing that the proposed Filtration Rain Gardens will limit the peak stormwater discharge rates to the pre-developed rates for both the applicable storm events, thereby limiting the flow into the existing system to an acceptable level. Finding #53. The proposed Filtration Rain Gardens will be located in 8 locations on the site. The City of Springfield provides routine maintenance only for stormwater detention ponds that drain water from public rights-of-ways or other public property. The City does not provide maintenance for private stormwater treatment facilities. As part of the Site Plan Review 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 proposed 8 Filtration Rain Gardens. Attachment 1-20 21 Finding #54. The site plan references and shows the locations of the 8 Filtration Rain Gardens, but does not show a cross-section detail, or outlet detail/design. Condition of Approval #2: Prior to Final Site Plan Approval, the applicant shall reference the City of Eugene Stormwater Management Manual design standard for Rain Gardens, provide a cross-section, and an outlet design information/drawings. Condition of Approval #3: Prior to Final Site Plan Approval, the applicant shall enter into a maintenance agreement with the City of Springfield, whereby the Applicant will provide routine maintenance for functionality of the 8 Filtration Rain Gardens. WATER QUALITY PROTECTION Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and National Pollutant Discharge Elimination System (NPDES), the City of Springfield has obtained a Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires the City demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable (MEP). Federal and Oregon Department of Environmental Quality (ODEQ) rules require the City’s MS4 plan address six “Minimum Control Measures.” Minimum Control Measure 5, “Post-Construction Stormwater Management for New Development and Redevelopment,” applies to the proposed development. Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce a program to ensure the reduction of pollutants in stormwater runoff to the MEP. The City must also develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) appropriated for the community. Minimum Control Measure 5 requires the City of Springfield use an ordinance or other regulatory mechanism to address post construction runoff from new and re-development projects to the extent allowable under State law. Regulatory mechanisms used by the City include the Springfield Development Code (SDC), the City’s Engineering Design Standards and Procedures Manual (EDSPM) and the future Stormwater Facilities Master Plan (SFMP). As required in Section 4.3-110.E of the SDC, “a development shall be required to employ drainage management practices approved by the Public Works Director and consistent with Metro Plan policies and the Engineering Design Standards and Procedures Manual.” Section 3.02 of the City’s EDSPM states the Public Works Department will accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the policies and procedures of either the City of Portland (BES), or the Clean Water Services (CWS). Section 3.03.3.B of the City’s EDSPM states all public and private development and redevelopment projects shall employ a system of one or more post-developed BMPs that in combination are designed to achieve at least a 70 percent reduction in the total suspended solids in the runoff generated by that development. Section 3.03.4.E of the manual requires a minimum of 50 percent of the non-building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods. Attachment 1-21 22 Finding #55. To meet the requirements of the City’s MS4 permit, the Springfield Development Code, and the City’s EDSPM, the applicant has proposed 8 Filtration Rain Gardens. Finding #56. The vegetation proposed for use in the Filtration 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 #57. Sheet L1.1 Phase 1 landscape guidelines – Note 5 under soil preparations for Rain Gardens calls out 1” of Pea Gravel Mulch. The City of Eugene Stormwater Management Manual specifies 2” – 3” of pea gravel mulch. Finding #58. Irrigation is not listed but states that it will be submitted for building permit – rain gardens will require irrigation until established and to maintain 90% coverage/survival. Finding #59. There is an existing area drain in the southeastern driveway which the applicant proposes to connect to and utilize for capture of a small portion of the on-site Stormwater. Condition of Approval #4: The existing area drain in the southeastern driveway will need to have catch basin insert installed into it. Condition of Approval #5: Prior to approval of the final site plan, the applicant shall provide an operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed Filtration Rain Gardens and Catch Basin Insert. The plan should designate maintenance responsibility for operating and maintaining the system, and should be distributed to all property owners and tenants of the site. The O&M plan shall be specific to each type of facility, and an inspection log shall be maintained for each facility. Condition of Approval #6: Prior to approval of the final site plan, the applicant shall record a copy of the Notice of Operation and Maintenance Agreement with the County. Condition of Approval #7: The applicant will amend Note 5 on Sheet L1.1 to show 2-3 inches of pea gravel mulch as required by the Eugene Stormwater Management Manual for rain gardens. The applicant shall review the rain garden design to confirm that the proposed design is consistent with the facility design standards as called out in the City of Eugene Stormwater Manual. Condition of Approval #8: To ensure a fully functioning water quality system and meet objectives of Springfield’s MS4 permit, the Springfield Development Code and the EDSPM, the proposed Filtration Rain Gardens shall be shall be fully vegetated with all vegetation species established prior to Final Site Inspection. Alternatively, if this condition cannot be met, the applicant shall provide and maintain additional interim erosion control/water quality measures acceptable to the Public Works Department that will suffice until such time as the Filtration Rain Garden’s vegetation becomes fully established. Condition of Approval #9: The applicant will need to submit an irrigation plan for the Filtration Rain Gardens. Attachment 1-22 23 DRINKING WATER PROTECTION STANDARDS—SDC 3.3-235 The Drinking Water Protection (DWP) Overlay District is established to protect aquifers used as potable water supply sources by the City from contamination. This Section establishes procedures and standards for the physical use of hazardous materials harmful to groundwater within TOTZ by new and existing land uses requiring development approval. Finding #60. The subject site is located within the 99-year TOTZ, but is located outside of the 20-year TOTZ that triggers regulatory management of the storage and use of hazardous materials. This standard does not apply to the subject site. See Findings #37-#39. NATURAL RESOURCES PROTECTION– SDC 4.3-117 Finding #61. The 2005 Springfield Natural Resources (as updated in 2011) does not show any inventoried wetlands or significant riparian areas on the site. See Findings #22-#24. Finding #62. Hydric soils are present on the site as shown on Figure 2., the NRCS Web Soil Survey Map. It shows hydric soils on the northeast and southwestern portions of the site. These soils include 101-Oxley-Urban land complex (Courtney) and 32-Coburg Urban land complex (Conser). While hydric soils are not always an indicator of the presence of wetlands, the developer is ultimately responsible for evaluating and delineating any wetlands that may be present on the site. Finding #63. The Union Pacific Railroad road bed creates a barrier to drainage which can cause ponding on adjacent properties. This is true of the subject site. Ponding of water has been observed on the northern edge of the property. Ponding water, over time, may cause the development of hydric soils. UTILITIES, FIRE PROTECTION AND PUBLIC EASEMENTS – SDC 4.3-120 THROUGH 4.3-140 Section 4.3-130 (A) of the Springfield Development Code requires each development area to be provided with a water system having sufficiently sized mains and lesser lines to furnish adequate supply to the development and sufficient access for maintenance. Springfield Utility Board coordinates the design of the water system within Springfield city limits. SDC Section 4.3-130 (B) states that fire hydrants and mains shall be installed by the developer as required by the Fire Marshal and the utility provider. SDC Section 4.3-140.A of the SDC requires applicants proposing developments make arrangements with the City and each utility provider for the dedication of utility easements necessary to fully service the development or land beyond the development area. The minimum width for public utility easements adjacent to street rights of ways shall be 7 feet. The minimum width for all other public utility easements shall be 7 feet. The Public Works Director may require a larger easement to allow for adequate maintenance. Finding #64. The current plan proposal does not show locations or sizes of proposed water lines. Condition of Approval #10: Prior to approval of the final site plan, the applicant shall provide for a 10- foot Public Utility Easement along the South 42nd Street Frontage and a 7-foot Public Utility Easement along the Mt. Vernon Road Street frontage. Attachment 1-23 24 Condition of Approval #11: The applicant shall provide a 7-foot Public Utility Easement as needed for the installation of utilities to serve the site, centered on the utility. Finding #65. The Fire Marshal has indicated that the site is adequately served by existing hydrants and water supply. Finding #66. The 2014 Springfield Fire Code (SFC) requires an access with a minimum 20-foot clear width. The access must be capable of supporting an 80,000 load with an all-weather driving service (SFC 503.2.3). Condition of Approval #12: The temporary gravel access road shown on the north boundary of Phase I as well as all drive aisles shall be designed with a 20-foot clear width and shall be capable of bearing an 80,000 lb. imposed load. Landscaping, Screening and Fence Standards—SDC 4.4-100 through 4.4-115 SDC Section 4.4-100 through 4.4-115 details standards and requirements for landscaping, screening and fencing for new developments. Section 4.110 (A) lists those instances where screening is required. Finding #67. Sheets L1.0 and L1.1 provide detailed landscape design information including planting schedules for both the decorative landscaping and the rain gardens. The planting plan is generally consistent with the required standards. Finding #68. Appendix 6A of the Springfield Engineering Design Standards and Procedures Manual (EDSPM) includes a list of trees approved for planting beneath power lines. The Springfield Utility Board has a similar list. In general, trees that grow to a mature height of 30 feet of less are allowed beneath overhead lines. Finding #69. The west property line has overhead power lines along S. 42nd Street. The power poles are located both in the parking strip and behind the sidewalk. The Sheet L1.1 proposes Golden Desert Ash and White Alder for planting beneath the overhead lines in the parking strip. The Golden Desert Ash is included on the list. The White Alder is not listed and grows to a mature height of about 85 feet. Condition of Approval #13: The applicant shall confirm that those trees proposed for planting beneath the overhead power lines on the west property line are either on the list of approved trees found in Appendix 6A of the EDSPM or has a maximum mature height of 30 feet. Sheets L1.0 and L1.1 shall be adjusted as needed for the Final Plan. Lighting and Glare- SDC 3.2-425 g.3., SDC4.3-110 G., SDC 4.5-110 SDC Section 4.5-110 A. states: All exterior light fixtures shall be shielded or recessed so that direct glare and reflection are contained within the boundaries of the property, and directed downward and away from abutting properties; public rights of way; and riparian, wetlands and other protected areas identified in this Code on the same property. Finding #70. The applicant has provided specification sheets for the exterior lighting fixtures which show that the proposed Heritage ERA fixtures will have full and or square cutoff optics. As required by Section 4.5-110 A. Attachment 1-24 25 Finding #71. SDC Section 4.5-110 B states that the height of a free standing exterior light fixture within 50 feet of any residential district and riparian, wetlands and other similarly protected areas shall not exceed 12 feet. The proposed church facility is located within a residential zone. Finding #72. The applicant has provided a lighting plan that provides adequate illumination of the site. Sheet 1 of the Photometric Plan site plan calls for a mix of 10 and 20 foot light standards for the development. Finding #73. SDC Section 4.5-110 B give the Director to the authority to allow an increase in the height of the light standards when a determination is made that personal security is an issue, special security needs exist, or where vandalism or crime are possible. The Director may consider specific site characteristics, level of vehicle and pedestrian conflict, special security needs, and history or likelihood of crimes in making the determination.” Finding #74. The existing street lights on the west and south property lines are 30 feet in height. They are not shielded and do not have the “cut-off optics” required for new development. The cut-off optics required for the church are intended to focus light downward and to keep the lighting “neighborhood friendly.” Finding #75. The site is isolated from nearby residential dwellings by streets and a railroad. The intermittent use of the church building, the isolation of the site from adjacent residential uses and the potential security risk to the building are legitimate grounds for the Director to allow the proposed 20- foot light poles. Vehicle Parking, Loading And Bicycling Parking Standards—SDC 4.6-100 SDC Section 4.6 details development standards for vehicle parking, loading and bicycle parking. Section 4.6-125, (Table 4.6-2) identifies the minimum required off-street vehicle parking spaces for various land uses. Section 4.6-155, (Table 4.6-3) shows the minimum required number of bicycle parking spaces for various land uses. Finding #76. Based on SDC Sections 4.6-125 and 4.6-155, a minimum of 177 off-street vehicle parking spaces and 19 bicycle parking spaces shall be required for the proposed church development at full buildout. Site plan Sheet G2.0 shows 210 parking spaces and 19 bicycle spaces will be provided. Conclusion: As conditioned, the public and private improvements are sufficient to serve the proposed development. The proposed site plan satisfies this sub-element of the Criteria B and C. “D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways.” Attachment 1-25 26 Traffic Standards—Section 4.2-105.G.2 The Engineering and Design Standards and Procedures Manual and the City of Springfield Construction Standard Specifications Section(s) 317, 501, and 502, and Standard Drawings 5-1 to 5-25 provide design standards for streets and accessways. These standards are supplemented by the parking standards found in SDC Section 4.6-100. Section 4.2-105.G.2 of the Springfield Development Code requires that whenever a proposed land division or development will increase traffic on the City street system and that development has any unimproved street frontage abutting a fully improved street, that street frontage shall be fully improved to City specifications. Exception (i) notes that in cases of unimproved streets, an Improvement Agreement shall be required as a condition of Development Approval postponing improvements until such time that a City Street improvement project is initiated. Finding #77. The existing street frontages are fully improved with the applicant proposing to relocate existing driveways and maintain the fully improved street frontages. Finding #78. Sheet C1.0 shows an existing Railroad Crossing sign located within the proposed driveway onto S. 42nd Street. The sheet does not show where the sign will be relocated to. Condition of Approval # 14: The Final Plan shall show the new location for the Railroad Crossing sign. Finding #79. The Topographical Survey shows a driveway on 42nd Street which accesses an existing fenced asphalt parking area. From Sheets G2.0 and L1.0 the driveway will be closed. Condition of Approval #15: The Final Site Plan shall include a note indicating that the existing driveway near the north property line will be closed as part of Phase I construction. Conclusion: The proposed site plan satisfies Criterion D. “E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law.” The City of Springfield maintains various inventories of locally significant physical features which may require protection or which may have an impact on the safety of the proposed development. Among these inventories are the Springfield Inventory of Natural Resource Sites, the Springfield Map of Water Quality-Limited Watercourses, Springfield Inventory of Historic Places, Springfield Local Wetland Inventory and others. Finding #80. The proposed development embraces the Willamette River and has impacts on the Glenwood Slough, the Augusta Channel, and on small wetland areas within the Eastgate Woodlands Area. These features are inventoried resource sites identified on the Springfield Local Wetlands Attachment 1-26 27 Inventory, Springfield Inventory of Natural Resource Sites and on the Springfield Water Quality Limited Watercourse Map. Finding #81. The submitted site plan and approved Willamette Greenway Discretionary Use Plan has included details describing the protection measures that will be afforded to affected resource sites. These protection details are found in Findings #31-#51 of this report. These findings support the conclusion that identified natural resource features will be adequately protected during the course of this project. Conclusion: The proposed site plan satisfies Criterion E. Conclusion: The proposed site plan as conditioned, can be made to conform to the Type II Site Plan Review criteria found in SDC 5.17-125 (A)-(E) V. DECISION--APPROVAL, WITH CONDITIONS, as of the date of this letter. This is a limited land use decision made according to city code and state statute. Unless appealed, the decision is final. Please read this document carefully. The standards of the Springfield Development Code (SDC) applicable to each criterion of Site Plan Modification Approval are listed herein and are satisfied by the submitted plans and notes unless specifically noted with findings and conditions necessary for compliance. Final Site Plans must be in conformance with the tentative site plan as conditioned. Building plans and site development must conform to the Final Site Plan. Approved Final Site Plans (including Landscape Plans) shall not be substantively changed during Building Permit Review without an approved Site Plan Modification Decision. Other Uses That May Be Authorized By the Decision: None. The proposed uses are permitted in accordance with Springfield Development Code. No other uses are authorized by this decision. Final Site Plan and Building Plans must conform to this decision. V. WHAT NEEDS TO BE DONE BY THE APPLICANT TO OBTAIN FINAL SITE PLAN APPROVAL? Final Site Plan: A Final Site Plan Application, the Final Site Plan Fee, five copies of a Final Site Plan and any additional required plans, documents or information are required to be submitted to the Planning Division within 90 days of the date of this letter. This decision is based on the submitted Tentative Site Plan. The Final Site Plan must show conformity with the Tentative Site Plan, compliance with SDC 5.17-125 Criteria of Approval A-E, and the conditions of approval. The Final Site Plan shall become null and void if construction has not begun within two years of Final Site Plan approval, i.e. the signing of a Development Agreement. A single one- year extension may be granted by the Director upon receipt of a written request by the Applicant including an explanation of the delay. Work under progress shall not be subject to Development Approval expiration. Development Agreement: In order to complete the review process, a Development Agreement is required to ensure that the terms and conditions of site plan review are binding upon both the Applicant and the City. This agreement will be prepared by Staff upon approval of the Final Site Plan and must be signed by the property owner prior to the issuance of a building permit. A Building Permit shall be issued by the Building Official only after the Development Agreement has been signed by the Applicant and the Director. No building or structure shall be occupied until all improvements are made in Attachment 1-27 28 accordance with this Article, except as specified in SDC 5.17 - 150, Security and Assurances. Upon satisfactory completion of site development, as determined by a Final Site Inspection (prior to the final building inspection), the City shall authorize the provision of public facilities and services and issue a Certificate of Occupancy. NOTES: An encroachment permit and a Land Drainage and Alteration Permit may be required for this development. The Applicant shall not commence any construction activities on the site without an approved Land Drainage and Alteration Permit approved by City Public Works Department. Signs are regulated by the Springfield Municipal Code Article 9, Chapter 7. The number and placement of signs must be coordinated with the Community Services Division (726-3664). The location of signs shown in a site plan does not constitute approval from the Community Services Division. A separate sign permit is required. ADDITIONAL INFORMATION: The application, all documents, and evidence relied upon by the Applicant, and the applicable criteria of approval are available for free inspection and copies are available at a cost of $0.75 for the first page and $0.50 for each additional page at the Development Services Department, 225 Fifth Street, Springfield, Oregon. APPEALS: If you wish to appeal this Tentative Site Plan Approval, a Type II Limited Land Use decision, your application must comply with SDC 5.3-100, APPEALS. Appeals must be submitted on a City form and a fee of $250.00 must be paid to the City at the time of submittal. The fee will be returned to the appellant if the Planning Commission approves the appeal application. In accordance with SDC 5.3-115 which provides for a 15 day appeal period, the appeal period for this decision expires at 5:00 p.m. on March XX, 2015. QUESTIONS: Please contact Mark Metzger at the City of Springfield Urban Planning Division, 726-3775 if you have questions regarding this process. FEES AND PERMITS SYSTEMS DEVELOPMENT CHARGES: Pay applicable Systems Development Charges when 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 rates, and plumbing fixture units. Some exceptions apply to Springfield Urban Growth areas.) [Springfield Code Chapter II, Article 11] Systems Development Charges (SDC’s) 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 Attachment 1-28 29 participated in the cost of a public sanitary sewer. Contact the Engineering Division to determine if In- Lieu-of-Assessment charge is applicable. PUBLIC INFRASTRUCTURE FEES: It is the responsibility of the private developer to fund the public infrastructure. OTHER CITY PERMITS: Encroachment Permit (working within right-of-way or public easements) Curbcut permit Driveway permit Sidewalk permit Land & Drainage Alteration Permits (LDAP). [Contact the Springfield Public Works Department @ 726- 5849 for appropriate applications/requirements] ADDITIONAL PERMITS/APPROVALS MAY BE NECESSARY: Metropolitan Wastewater Management Commission (Pump station, sanitary sewers 24 inches or larger) Lane County Facilities Permit (If the project is within Lane County jurisdiction) Railroad (If the project crosses a railroad) Oregon Department of Transportation (If the project is within ODOT jurisdiction) Division of State Lands (Storm water discharge, wetlands) Oregon Department of Environmental Quality (Erosion control (5 acres or greater), pump station, storm water discharge, wetlands) U.S. Army Corps of Engineers (Storm water discharge, wetlands) Attachment 1-29 What are Discretionary Uses? (SDC 5.9-105) There are certain uses which, due to the nature of their impact on nearby uses and public facilities, require a case-by-case review and analysis at the Planning Commission level. These impacts, include but are not limited to, the size of the area required for the full development of a proposed use, the nature of the traffic problems incidental to operation of a use, and the effect the use may have on any nearby existing uses. To mitigate these and other possible impacts, conditions may be applied to address potential adverse effects associated with the proposed use. This Section provides standards and procedures under which a Discretionary Use may be permitted, expanded or altered. What are the applicable criteria for approving them? (SDC 5.9-120) A Discretionary Use may be approved only if the Planning Commission finds that the proposal conforms with the Site Plan Review approval criteria specified in Section 5.17-125, where applicable, and the following approval 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; 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. Attachment 2-1