HomeMy WebLinkAbout2015 03 03 AIS RS PC HILLVIEW BAPTIST CHURCHAGENDA ITEM SUMMARY Meeting Date: 3/3/2015
Meeting Type: Regular Meeting
Staff Contact/Dept.: Mark Metzger/DPW Staff Phone No: 541-726-3775
Estimated Time: 30 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:
Conduct a public hearing and approve, approve with conditions or deny a
Discretionary Use (File No. TYP315-00001) application and a Site Plan Review application (File No. TYP215-00001) for Hillview Baptist Church.
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 Site Plan Review application has been submitted for
concurrent review as required by SDC Section 5.9-115.
ATTACHMENTS: 1. Staff Report and Recommendation 2. Hillview Discretionary Use and Site Plan Applications and Narratives
3. Planning Commission Order
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.
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.
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. The relative
separation of the church from nearby residences and its direct access to S. 42nd
Street minimizes the impact the church will have in the neighborhood. Attachment
1 is the Staff Report and Recommendation for the proposal. The report combines
the findings and recommendations for both the Discretionary Use and Site Plan
Review applications. Attachment 2 includes the applicant’s Discretionary Use and
Site Plan applications and narratives.
It is the opinion of staff that sufficient findings have been presented to support a recommendation that the Planning Commission approve the proposed Hillview
Baptist Church Discretionary Use application (TYP315-00001) and Site Plan
Review Application (TYP315-00001), as conditioned.
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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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“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
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“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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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. RECOMMENDATION TO THE PLANNING COMMISSION--APPROVAL, WITH CONDITIONS.
It is the opinion of staff that sufficient findings have been presented to support a recommendation that
the Planning Commission approve the proposed Hillview Baptist Church Discretionary Use application
(TYP315-00001) and Site Plan Review Application (TYP315-00001), as conditioned.
APPEALS Parties wishing to appeal the Planning Commission’s decision concerning the Hillview Baptist
Church Discretionary Use and/or Site Plan Review applications to the City Council, 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 City Council approves the
appeal application. SDC 5.3-120 provides for a 15 day appeal period of Planning Commission decisions.
The appeal period for this decision expires at 5:00 p.m. on March XX, 2015.
VI. 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 the Notice of the Planning Commission decision.
The Planning Commission’s decision is based on the submitted Discretionary Use and Site Plan Review
applications. The Final Site Plan must show conformity with the Discretionary Use application, the Site
Plan Review application and the conditions of approval issued by the Planning Commission for both.
The Final Site Plan shall become null and void if construction has not begun within two years of Final Site
Plan approval, i.e. the signing of a Development Agreement. A single one-year extension may be
granted by the Director upon receipt of a written request by the Applicant including an explanation of
the delay. Work under progress shall not be subject to Development Approval expiration.
Development Agreement: In order to complete the review process, a Development Agreement is
required to ensure that the terms and conditions of site plan review are binding upon both the Applicant
and the City. This agreement will be prepared by Staff upon approval of the Final Site Plan and must be
signed by the property owner prior to the issuance of a building permit. A Building Permit shall be
issued by the Building Official only after the Development Agreement has been signed by the Applicant
and the Director. No building or structure shall be occupied until all improvements are made in
accordance with this Article, except as specified in SDC 5.17 - 150, Security and Assurances. Upon
Attachment 1-27
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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.
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
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.
Attachment 1-28
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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
Attachment 2-1
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Attachment 2-6
Attachment 2-7
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Attachment 2-16
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD
HILLVIEW BAPTIST CHURCH (
DISCRETIONARY USE PERMIT AND SITE PLAN REVIEW (
Case Numbers: TYP315-00001 and TYP215-00001 (
(
FINDINGS, CONCLUSION AND ORDER
NATURE OF THE APPLICATIONS
Hillview Baptist Church proposes to construct a church at 725 South 42nd Street on the site of the old Mt.
Vernon School. The Springfield Development Code (SDC) Section 3.2-210 indicates that churches in a
Low Density Residential zone are a discretionary use. SDC Section 5.9-115 requires the submission of a
site plan, if applicable, concurrent with the discretionary use application. Hillview has submitted both a
Discretionary Use and a Site Plan Review application for Planning Commission consideration.
RECOMMENDATION
The Hillview Baptist Church Discretionary Use and Site Plan Review applications are presented for
approval under SDC Section Sections 5.9-120 and 5.17-125 of the SDC which describe the criteria to be
used in approving the proposed church development.
On the basis of this record, the requested Hillview Baptist Church Discretionary Use and Site Plan
applications are found by staff to be consistent with the criteria of approval found in Sections 5.9-120
and 5.17-125 of the Springfield Development Code and are recommended to the Planning Commission
for approval as conditioned. This general finding is supported by the specific findings of fact and
conclusion in the Staff Report that is attached hereto.
DECISION OF THE PLANNING COMMISSION
On March 3, 2015, the Springfield Planning Commission conducted a public hearing to accept testimony
and to hear comments on this proposal. The Planning Commission is now ready to take action based
upon the above recommendation and the evidence and testimony already in the record as well as the
evidence and testimony presented at this public hearing held in the matter of the proposed Hillview
Baptist Church Discretionary Use and Site Plan Review applications.
It is the DECISION of the Planning Commission of Springfield that Case Numbers TYP315-00001 and
TYP215-00001 (be approved) (be approved with conditions) (be denied) (no action be taken at this
time).
This DECISION was presented to and approved by the Planning Commission on March 3, 2015.
ATTEST: __________________________________
Planning Commission Chairperson
AYES: _____
NOES: _____
ABSENT: _____
ABSTAIN: _____
Attachment 3-1