Loading...
HomeMy WebLinkAboutApplication APPLICANT 12/20/2018 (2)M CRoberts EConsulting & Engineering, Inc. Qialihj Engineering By Design Type II Site Plan Review— Written Statement Major Site Plan Modification December 19, 2018 Andy Limbird, City Planner City of Springfield, Building & Permit Services 2255 th Street Springfield, Oregon 97477 Project: Industrial Source Warehouse Renovation Project Address: 3500 Commercial Avenue Map & Tax Lot: 17-02-31-21-02700 & 02800 Zoning: H-1 Heavy Industrial Overlay: /DWP overlay zone Request: Type II Site Plan Review & Discretionary Use Hours of Operation: 8:00 am — 5:00 pm Total Employees: 20 employees 2018, 40 employees projected by 2021. Employees per shift: 20/40 LAND USE REQUEST — SITE PLAN REVIEW The proposed change in use of the site requires a Major Site Plan Modification. In accordance with the Type II Site Plan Review submittal requirements, this written statement describes the proposed development and demonstrates the proposal complies with the criteria in Springfield Development Code (SDC) 5.17-105 through SDC 5.17-125. This application is being submitted concurrently with a Discretionary Use application. Project Directory Owner/Applicant: Laing Leasing, LLC 1574 W 6th Ave Eugene, OR 97402 Contact: Lisa Hale Tel (541) 344-1438 Email: lisah@industrialsource.com CM/GC McIntyre Construction 91 south Danebo Avenue Eugene, OR 97402 Contact: William McIntyre Tel (541) 687-2841 3220 Tilden Street, Suite A Roberts Consulting & Engineering, Inc.ho4 s41 6 9=91OfE CD Eugene, OR 97404 DEC 2 0 2013 LIE Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Email: William@mci-construct.com Civil Engineer (and Applicants Representative) Roberts Consulting & Engineering, Inc 3220 Tilden Street, Suite A Eugene, OR 97404 Contact: Barbara Roberts, P.E. Tel (541) 689-9197 Email: bjr@rceinc.net Structural Engineer Pioneer engineering, LLC 1717 Centennial Blvd, Suite 9 Springfield, OR 97477 Contact: David Clough, Design Manager Tel (541) 746-5841 Email: david@pioneerengr.com Landscape architect Dougherty Landscape Architecture 474 Willamette Street, Suite 305 Eugene, OR 97401 Contact: David Dougherty, ASLA Tel (541) 683-5803 Email: davidd@dladesign.com Surveyor Baker and Associates 1347 Market Street Springfield, OR 97477 Contact: Dan Baker Tel (541) 343-7243 Email: bakersurveyors@comcast.net PROJECT DESCRIPTION Page 2 of 21 The site 4.21 acre site was previously developed and constructed as a chemical storage warehouse facility for Great Western Chemical Company. The new owner, Industrial Source, plans to utilize the existing facility as a bulk gas warehouse and distribution facility. However, minor building and site renovations are required for the proposed operation. The building square footage (30,240 warehouse, 3,024 sf office) will not increase, however outdoor covered work areas and vehicle pavement areas are to be added. The outdoor covered areas will increase to 20,114 sf. The warehouse building and outdoor covered area will be building construction types IIB, with fire sprinklers. The office is building construction types VB, without fire sprinklers Please see preliminary site/building plans and the description of use (attached). Parking spaces are calculated to include a 4414 SF future building interior renovations to incorporate more office space. 3220 Tilden Street, Suite A Roberts Consulting & Engineering g, 8 ; Eugene, OR 97404 DEC 2 0 2013 6E Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 3 of 21 The project scope is to remodel the building interior and redevelop, the site to add covered outdoor work areas, a loading dock and additional parking. The existing building interior is to be remodeled specific to the proposed operation, including adding exterior overhead and man doors. The existing asphalt is proposed to remain where possible. The site existing vehicle accesses to Commercial Avenue and 35`h Street are to be utilized. A new one- way access (enter only) to the site from Commercial Avenue is proposed for retail operation customer vehicles. New landscape areas will be added, as required, for the new parking areas, along with site lighting and signage. The existing trash enclosure will be removed with a new outdoor trash enclosure located at the south end of the new pavement area. A new public sidewalk is proposed along the south end of the site. A public sidewalk cannot be constructed along the west side of the site, since it would require filling the roadway drainage ditch. Four (4) existing trees on site will be preserved, per the Tree Protection Notes on the Landscape Plan. Four (4) existing trees will require replacement, since construction of a new public sidewalk on the south end of the site will impact greater than 30% of their critical root zone. Existing water, electric, sanitary sewer, storm drain and natural gas services to the building will remain unchanged. However, the site development will require new storm drain and sanitary sewer connections from the site to the public systems. The scope of the proposed building and site improvements includes: Site • New landscaping and irrigation. • New asphalt and concrete pavement for parking lot expansion, new site entrance and outdoor covered work areas. • New site utility connections to the public system for storm drain and sanitary sewer. • New bicycle rack. • New stormwater rain gardens. • New public sidewalk along Commercial Avenue. • New site lighting. Building • New covered work area on the North, West and East sides of the existing building. The site is in a H-1 Heavy Industrial with /DWP overlay zone, requiring a Type II Site Plan Review and Discretional Use approval. A traffic impact analysis is not required. TYPE II SITE PLAN REVIEW —APPROVAL CRITERIA AND SUPPORTIVE FINDINGS This section is presented in the same order of applicable requirements found in Section 5.17-125, Site Plan Review Criteria of the Springfield Development Code. Applicable sections of the code are in bold Italics, followed by proposed findings of fact in normal text. 5.17-125 Criteria The Director shall approve or approve with conditions: a Type H Site Plan Review application upon determining that approval criteria in Subsections A. through E., below have been satisfied. Pi27-`RilD'a1ITA, L r 3220 Tilden Street, Suite A Roberts Consulting & Engineering ph 541.689.9197 Eugene, OR 97404 DEC 2 0 2013 M Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 4 of 21 If conditions cannot be attached to satisfy the approval criteria, the Director shall deny the application. A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. The site is zoned Heavy Industrial, which is consistent with the Metro Plan diagram and Mid - Springfield Refinement 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. ' Water The existing building includes 19 Water Supply fixture Units (WSFU). The proposed building renovation includes constructing one (1) new water closet and two (2) new sinks, with water provided via the existing building interior plumbing system. This will result in a total of 23.5 WSFU results. This change will result in an increase from 15 to 17 gpm for the domestic water demand to the building, which is negligible. No other changes to the site water system are proposed. The existing fire sprinkler, domestic and irrigation water service provided to the site are adequate for the proposed building renovations and site development and will remain unchanged. Electricity New site lighting on poles is proposed on the west and east sides of the existing building. Lighting will be LED, so negligible impact to the existing system. Power will be provided to these from the existing building service which was upgraded earlier this year, so no new electrical service will be required. Sanitary Sewer The developed site has an existing 4" sanitary sewer connection to the public system at the southeast corner of the property. The proposed new covered outdoor work areas require interior drains to discharging to the sanitary sewer. Due to elevation constraints the existing sanitary sewer connection cannot be used. A second connection to the public system is proposed southwest of the existing building. Refer to the Site Utility Plan. The only building plumbing fixture units that will discharge to this new private system is one (1) new bathroom to be constructed in the existing building. The proposed increase in sanitary sewer discharge to the public system will be negligible, so no increased impact to the public system. Stormwater Management Facilities A Stormwater Management System Scope of Work was submitted and the City has provided the requirements for the proposed project (attached). Storm water runoff will be treated on-site 3220 Tilden Street, Suite A Roberts Consulting & Engineering Eugene, OR 97404 DEC 2 0 2013 EC's Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 5 of 21 and discharge to the public system limited to pre -development rates for 2 through 25 -year storm events. i Streets and Traffic Safety Controls No street public improvements are required or proposed. Public Improvements A new public set back sidewalk is proposed along Commercial Avenue, south of the existing building. No other public improvements are required or proposed. C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Section 3.2-400 Industrial Zoning Districts 3.2-410 Schedule of Light -Medium Industrial, Heavy Industrial and Special Heavy Industrial Use Categories The proposed use is for expansion/alteration of the existing site for gas storage tanks and distribution facilities, which is a Discretionary Use subject to review and analysis under Type II Site Plan Modification procedure. 3.2-420 Base Zone Development Standards Heavy Industrial base zone development standards: • Minimum lot/parcel size: 10,000 SF • Minimum Frontage: 75 feet • Front Yard, street side yard setback: 10 foot building setback, 5 foot parking, driveway, outdoor storage setback. • Interior side yard and rear yard setback: No building setback, 5 foot parking, driveway, outdoor storage setback. All the base zone development standards are met. Refer to the Site Plan. Section 3.3-200 Drinking Water Protection Overlay District 3.3-210 Applicability As of May 15, 2000, all areas within specified wellhead TOTZ automatically are rezoned to add the DWP Overlay District to the underlying zoning district. The areas to which the DWP Overlay District is applied are shown on the Drinking Water Protection Area Maps on file in the Development Services Department and incorporated in this Section by reference. The development site is located within the Springfield Drinking Water Overlay District within 5- 10 year time of travel zone to the SP drinking water wellhead. 3220 Tilden Street, Suite A Roberts Consulting & Engineering PR E-3 da �,4j 3V911 C'D Eugene, OR 97404 DEC 20 2013 M Industrial Source Warehouse Renovation Page 6 of 21 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review 3.3-225 Review A. A DWP Overlay District Development Application pis required when the criteria of both Subsections A.1. and 2., below are met. 1. A site is affected by one of the following: c. In conjunction with any development application, including, but not limited to: Site Plan review and Minimum Development Standards. B. Prior to the submittal of a DWP Overlay District Development Application, an exemption request may be submitted to the Director as specified in Section 3.3- 230B.1. A DWP Overlay Application has been submitted to the City with a list of materials (gases) proposed to be stored on the site. The City has the application under review to determine if the proliosed change in use will qualify for an exception. 3.3-230 Exemptions This Section does not exempt any material or use from Fire Code regulations adopted by the City. A. Exemptions are as specified in this Section unless the Director, in consultation with SUB and Fire/Life Safety, determines that a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial potential to degrade groundwater quality. Then the Director may require compliance with the requirements of this Section related to that hazardous material, activity or facility. This determination will be based upon site and/or chemical -specific data and are eligible for appeal to the Hearings Official as specified in Section 3.3-245. B. Unless otherwise provided herein, the following materials are exempt from regulation hereunder: 1. Use, storage and handling of specific hazardous materials that do not present a risk to the aquifer, as determined and listed by the Director in consultation with SUB, are exempt from all regulation under this Section with the exception of the potential requirement to list these hazardous materials on the Hazardous Material Inventory Statement as found in the most recent Fire Code regulations adopted by the City. A Hazardous Materials Exemption Request may be submitted to the Director for Hazardous Materials that can be demonstrated to pose no threat to the aquifer. These materials may be exempted from regulation and added to the list. The demonstration of no threat is the responsibility of the applicant seeking the exemption and will be subject to review by technical experts. The proposed gas materials to be stored on-site evaporate, so should pose no risk to the aquifer. 3.3-235 Standards for Hazardous Materials within Time of Travel Zones Applications shall comply with the following standards. Where the following standards are more restrictive than the standards of the Springfield Fire Code, the following standards pip}Yrt'" !,l',I- Ip"I R7C9 3220 Tilden Street, Suite A Roberts Consulting & Engineering ph 541.689.9197 Eugene, OR 97404 DEC 2 0 2018 M Industrial Source Warehouse Renovation Page 7 of 21 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review C. Five to Ten Year TOTZ Standards. The storage, handling, treatment, use, production or otherwise keeping on premises of more than 20 gallons of hazardous materials that pose a risk to groundwater in aggregate quantities not containing DNAPLs is allowed upon compliance with containment and safety standards specified by the most recent Fire Code adopted by the City Z All hazardous or other materials that pose a risk to groundwater shall be stored in areas with approved secondary containment in place (Springfield Fire Code 2702.1 and 2704.2.2). 3. All n6w use of DNAPLs are prohibited. 4. Any change in type of use or an increase in the maximum daily inventory quantity of any DNAPL is considered a new use and is prohibited. 5. The following requirements for inspection and record keeping procedures for monthly in-house inspection and maintenance of containment and emergency equipment for all amounts of hazardous or other materials that pose a risk to groundwater shall be met unless exempted. Schedules and procedures for inspecting safety and monitoring and emergency equipment. The applicant shall develop and follow a written inspection procedure acceptable to the Director for inspecting the facility for events or practices which could lead to unauthorized discharges or hazardous materials. An inspection check sheet shall be developed to be used in conjunction with routine inspections. The check sheet shall provide for the date, time, and location of inspection; note problems and dates and times of corrective actions taken; and include the name of the inspector and the countersignature of the designated safety manager for the facility. Not applicable if the City deems the proposed change in use qualifies for an exception. Section 4.2-100 Infrastructure Standards - Transportation 4.2-105 Public Streets No new public streets are required or proposed. 4.2-110 Private Streets No new private streets are required or proposed. 4.2-120 Site Access and Driveways C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and Procedures Manual and the Public Works Standard Construction Specifications. 3220 Tilden Street, Suite A Roberts Consulting & Engineering Eugene, OR 97404 DEC 2 0 2013 6E Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 8 of 21 The existing two driveways onto the site are to be niaintained. A new one-way access (enter only) to the site from Commercial Avenue is proposed for retail operation customer vehicles. The proposed new entrance is located as far from the Commercial Avenue/35`h Street intersection as possible. Due to the large curve radius of this intersection, it cannot be located 150 feet from the intersection curb return (table 4.2-4). Per table 4.2-2 the driveway is to be 12 -feet to 18 feet wide with a driveway throat depth of 18 -feet. The entrance has a inside radius of 30', which is with the 15 -feet min to 35 - feet max curb radius required in table 4.2-3. 4.2-130 Vision Clearance Site is located at the intersection of Commercial Avenue and 35th Street. However, due to the large curve radius, vision clearance requirements for street intersections does not apply. All three (3) site'driveways have the10-foot minimum vision clearance required in table 4.2-5. 4.2-135 Sidewalks A. Sidewalks and planter strips abutting public streets shall be located wholly within the public street right-of-way, unless otherwise approved by the Public Works Director. See `B" below. B. Sidewalks shall be designed, constructed, replaced or repaired as specified in the City's Engineering Design Standards and Procedures Manual, the Public Works Standard Construction Specifications and the Springfield Municipal Code, 1997. New sidewalk design shall be consistent with existing sidewalk design in the same block in relation to width and type. City Staff has indicated a new public setback sidewalk between the property line and road side ditch is desired. We propose a public sidewalk along the south property line between the existing east driveway and the proposed new on -way entrance. It is not possible to construct a sidewalk any further west unless the roadside ditch is filled in. Filling the ditch is not feasible, since it would eliminate the roadway drainage path. 4.2-140 Street Trees No new public street trees are required or proposed. 4.2-145 Street Lighting No new public street lighting is required or proposed. 4.2-150 Bikeways No new bikeways are required or proposed. 4.2-155 Pedestrian Trails No new pedestrian trails are required or proposed. Section 4.3-100 Infrastructure Standards - Utilities 4.3-105 Sanitary Sewers 3220 Tilden Street, Suite A Roberts Consulting & Engineering Eugene, OR 97404 PRE-SUMIAI IAL. RECD M Industrial Source Warehouse Renovation Page 9 of 21 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review No new public sanitary sewers are required or proposed. 4.3-110 Stormwater Management B. The Approval Authority shall grant development approval only where adequate public and/or private stormwater management systems provisions have been made as determined by the Public Works Director, consistent with the policies set forth in the Stormwater Management Plan and the Engineering Design Standards and Procedures Manual. The stormwater management system shall be separated from any sanitary sewer system. Surface water drainage patterns shall be addressed on every Preliminary Site Plan, or Tentative Partition or Subdivision Plan. The proposed site stormwater drainage patterns are shown on Grading Plan and Stormwater Management Plan. D. Run-off from a development shall be directed to an approved stormwater management system with sufficient capacity to accept the discharge. Where the Public Works Director determines that the additional run-off resulting from the development will overload an existing stormwater management system, the Approval Authority shall withhold Development Approval until provisions, consistent with the Engineering Design Standards and Procedures Manual, have been made to correct or mitigate this condition. A Stormwater Management System Scope of Work has been submitted and received back from the City with the requirements for the proposed project (attached). Storm water runoff will be treated on-site and discharge to the public system limited to pre - development rates for 2 through 25 -year storm events. E. Any development with a stormwater threshold management requirement of 1,000 square feet of impervious surface area shall be required to -employ stormwater management practices consistent with the Springfield Engineering Design Standards and Procedures Manual, which minimize the amount and rate of surface water run-off into receiving streams. The following stormwater management practices may be required in order to relieve demand on the City's piped drainage system, alleviate future costs of treating the piped discharge, promote water quality, preserve groundwater and the vegetation and rivers it supports, and reduce peak storm flows: The additional impervious surface area results in negligible increase in storm water runoff from the site to the public system. Refer to the Stormwater Management Plan for the calculated pre and post storm water runoff quantities. 4.3-115 Water Quality Protection These regulations apply water quality protection to only those sites that require Site Plan Review approval as specified in Section 5.17-100, and Land Divisions (Partition Tentative Plan and Subdivision Tentative Plan) approval as specified in Section 5.12- F Q I V � ;� ter,• 3220 Tilden Street, Suite A Roberts Consulting & Engineering p `e4Vd8 ;g1-gi L- — L Eugene, OR 97404 DEC 2 0 2013 in Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 10 of 21 100. The following standards do not apply to single-family homes and duplexes in the Low Density Residential District as of July 15, 2002, unless as specified in Subsection 4.3-115A.1. Existing buildings that are within the riparian areas specified in Subsections 4.3-115A.1. and 2. shall not be considered non -conforming. Subsections 4.3-115A.2.a. and b. provide additional protection from a non -conforming status. C. For protection of water quality and protection of riparian area functions as specified in Section 4.3-110, the following standards apply: 2. Prevent: a. Stormwater discharge impacts to water quality and quantity, and All the proposed new pavement stormwater runoff is to be treated with stormwater rain gardens in accordance with the City of Springfield, Design Standards Stotmwater Quality requirements. b. Erosion and sediment run-off during and after construction. Standard erosion control practices will be provided during construction and until permanent soil stabilization is established. 4.3-117 Natural Resource Protection Area No natural resource protection areas existing on or adjacent the project site. 4.3-120 Utility Provider Coordination The current utility services to the existing building and site are adequate. Only a new storm drain and sanitary sewer connection to the public system are required. These will be coordinated with the City. 4.3-125 Underground Placement of Utilities Whenever possible, all utility lines shall be placed underground. Site utilities to the existing building and on-site are all underground. Proposed new storm drain, sanitary sewer and site electrical will all be underground. 4.3-130 Water Service and Fire Protection The current utility water and fire sprinkler services to the existing building and site are adequate. No new water services are required or proposed. 4.3-135 Major Electrical Power Transmission Lines The current electrical service to the existing building and site is adequate. No new electrical service is required or proposed. 4.3-140 Public Easements No new public easements are required or proposed. 4.3-145 Wireless Telecommunications System (WTS) Facilities No new WTS is required or proposed 3220 Tilden Street, Suite A Roberts Consulting & Engineering R - E 'D Eugene, OR 97404 DEC 2 0 2013 in Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Section 4.4-100 LandscaQing. Screening and Fence Standards Page 11 of 21 4.4-105 Landscaping ` B. Three types of landscaping may be required: 1. Landscaping standards for private property as specified in this Section and other Sections of this Code. 2. Street trees in the public right-of-way as specified in Section 4.2-140. 3. Curbside planter strips in the public right-of-way as specified in Section 4.2- 135. Landscape standards for private property apply. Street trees and curbside planter strips are not applicable. C. Materials and installation costs of planting and irrigation other than what is required by the Minimum Development Standards (Section 5.15-100) shall not be required to exceed 10 percent of the value of the new development, including parking facilities. The Director shall determine the location, quantity and quality of required landscaping as specified in this Code. The proposed materials and installation costs of the proposed planting and irrigation is less than 10 percent of the proposed building and site renovation. D. Unless otherwise specified in this Code, the following areas of a lot/parcel shall be landscaped: 1. All required setback areas and any additional planting areas as specified in the appropriate zoning district. 2. Parking lot planting areas required in this Section. Required landscaping is limited to the proposed south parking lot area, 5' setback and internal landscaping area equal to 5% of the pavement area. No other parking lot planter areas are required. E. At least 65 percent of each required planting area shall be covered with living plant materials within 5 years of the date of installation. The living plant materials shall be distributed throughout the required planting area. The planting acceptable per 1,000 square feet of required planting area is as follows: 1. As a minimum, 2 trees not less than 6 feet in height that are at least 2 inches in caliper (at the time of planting, not including root ball); and Required 2" caliper trees: (805+368 sf) x 2/1,000 = 2.3. 3 trees are required. Quantity of proposed 2" caliper trees meets or exceeds 3, Criteria met. Refer to Landscape Plan. 2. Ten shrubs, 5 gallons or larger. Required 5 -gallon shrubs: (805+368 sf) x10/1,000 = 11.73. 12 shrubs are required. Quantity of proposed 5 -gallon shrubs meets or exceeds 12, criteria met. Refer to Landscape Plan. 3220 Tilden Street, Suite A Roberts Consulting & Engineering PRE-SU,,9 �;l�0-; :!C'() Eugene, OR 97404 DEC 2 0 2013 Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 12 of 21 3. Lawn and/or groundcover may be substitut6d for trees or shrubbery, unless required for screening when there are adequate provisions for ongoing maintenance. All required landscape areas are planted with trees or shrubs. Criteria met. Refer to Landscape Plan. F. Parking lot planting areas shall include 1 canopy tree at least 2 inches in caliper that meets City street tree standards as may be permitted by the City's Engineering Design Standards and Procedures Manual and at least 4 shrubs, 5 -gallon or larger, for each 100 square feet of planting area. Shrubbery that abuts public right-of-way or that is placed in the interior of any parking lot shall generally not exceed 2-1/2 feet in height at maturity. Parking lot planting areas shall include: 1. Parking and driveway setback areas specified in the applicable zoning district; and 2. 5 percent of the interior of a parking lot, exclusive of any required parking setbacks, if 24 or more parking spaces are located between the street side of a building and an arterial or collector street, and are visible from any street. Required landscaping includes: • The five-foot parking lot setback between the south parking lot and the south property line= 805 SF Parking lot planting areas: • South Parking: 28 parking spaces. 6,536 SF x 5% = 327 SF interior landscaping required. Parking islands total 368 SF. This requirement is met. • East Parking Lot: Existing and no changes proposed. Not applicable. • Northwest Parking Lot: Proposed: 13 parking spaces. No interior landscape areas required. • Southwest Future parking: 12 parking spaces. No interior landscape areas required. Required 2" caliper trees: 368 sf x 1/100 = 3.68. 4 trees are required. Quantity of proposed 2" caliper trees meets or exceeds 3, Criteria met. Refer to Landscape Plan. Required 5 -gallon shrubs: 368 sf x 10/1,000 = 11.73. 12 shrubs are required. Quantity of proposed 5 -gallon shrubs meets or exceeds 1.2, criteria met. Refer to Landscape Plan. G. All new required planting areas shall be provided with a permanent underground irrigation system unless where planted with native species or plant communities, or as may be exempted by the Director. Irrigation is to be installed for the new landscape areas required for the proposed parking lot expansion and will be used, as required, to maintain and ensure plant viability. 3220 Tilden Street, Suite A Roberts Consulting & Engineering ''�}� Eugene, OR 97404 RR[-SU7 ¢ y , \E DEC 20 2018 gn Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 13 of 21 H. Landscaped setbacks abutting required screening on the same property may be exempted by the Director from planting requirements if the area is not visible from any public right-of-way or adjacent property. Not applicable. L Planting Installation Standards. 1. The applicant shall provide methods for the protection of existing plant material, which will remain through the construction process. The plants to be saved and the method of protection shall be noted on the Planting Plan. Exi9ting 5 foot landscape buffer along south property line to remain where possible. Refer to grading plan and landscape plan. Z Existing trees to be retained on private property shall not have construction occur within the drip line, unless a landscape architect certifies that affected trees will have at least a 90 percent chance of survival over a 5 -year period. Trees to be saved shall be kept free from trunk abrasion. Less than 30% of the critical root zones of four (4) existing trees will be impacted and are to remain in the existing south landscape buffer. Refer to grading plan and landscape plan. 3. The Planting Plan may be required to include specifications for topsoil, including depth and organic matter requirements, to ensure the health and vitality of required planting. Where planting areas have been excavated, the Planting Plan shall provide for the replacement of topsoil. All waste material shall be removed from required planting areas prior to the application of topsoil. Top soil specifications and placement requirements are included on the planting plans. Nursery tags will remain on plant specimens until the final building inspection, as required below. Refer to planting plan. a. Inspection may be made by the Director prior to planting to verify proper rough grade and installation of irrigation systems. b. Plant materials and soil preparation may be inspected prior to or in conjunction with the occupancy inspection to ensure that placement, quantity, size and variety conform to the approved Planting Plan and the requirements of this Section. Nursery tags identifying variety and species shall remain on plant specimens until the Final Building Inspection by the Building Official or the issuance of a Certificate of Occupancy. 3220 Tilden Street, Suite A Roberts Consulting & Engineering r�`"-s p'1 4 D Eugene, OR 97404 DEC 2 0 2018 M Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 14 of 21 4.4-110 Screening A. Unless otherwise specified in this Code, screening shall be required. 4. For trash receptacles; The new trash enclosure area is to have a roof and masonry walls. Refer to Site Plan and 4-102, Trash Enclosure detail. B. Screening shall be vegetative, earthen and/or structural and be designed to minimize visual and audible incompatible uses from adjacent properties. Unless specified elsewhere in this Subsection, screening shall be continuous to at least 6 feet above ground level. The following standards shall apply: 5. Structural Screening. A fence or masonry wall shall be constructed to provide a uniform sight -obscuring screen. b. "Any refuse container or disposal area which would otherwise be visible from a public street, customer or resident parking area, any public facility, adjacent property, or any residential area, shall be screened from view as specified in Subsections 1. and 3., above. All refuse materials shall be contained within the screened area. The new trash enclosure area is to have a roof and masonry walls. Refer to Site Plan and 4-102, Trash Enclosure detail. 4.4-115 Fences Fences shall not exceed the height standards in Table 4.4-1 and shall be located as follows: A. General. 1. In any zoning, overlay or plan district not specifically listed in Table 4.4-1, fence standards shall be determined based upon the use, for example a commercial use in the Mixed Use Commercial District stall comply with fence standards for the commercial districts in Table 4.4-1. An eight foot (8) high fence is proposed around the property line for security purposes. This is in accordance with HI zoning and table 4.4-1. Section 4.5-100 On-site Ltahtina Standards 4.5-110 Illumination and Height A. On-site lighting shall be the minimum illumination necessary for a given application including parking areas and vehicle sales areas. 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. The proposed outdoor site lighting are for security purposes. They are to be shielded light fixtures to contain reflections within the boundaries of the property. PFS m 91JRN1I�. ILA R C'� 3220 Tilden Street, Suite A Roberts Consulting & Engineering ph 541.689.9197 Eugene, OR 97404 DEC 2 0 2018 Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 15 of 21 B. Height. 1. The height of a free standing exterior light fixture shall not exceed 25 feet or the height of the principal permitted structure, whichever is less. In this case, height is measured as the vertical distance between the paved surface and the bottom of the light fixture. Proposed outdoor site lighting is to be no more than 25 feet high. Section 4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards 4.6-110 Vehicle Parking -General A. Off-street parking spaces shall be provided for. 2. Changes in use or the use category of an existing building or structure. Chahge in use requires off-street parking, which is existing. Site modifications require parking space relocations. Refer to Site Plan. C. If parking has been provided to serve an existing use, the number of parking spaces shall not be reduced if the result would be fewer spaces than required by this Section. Parking spaces will remain, as required by this section. D. Required parking spaces shall be available for the parking of passenger automobiles of residents, customers, patrons, and employees only, and shall not be used for storage of vehicles or materials. Parking for company motor vehicles that remain on the premises overnight shall be provided in addition to the number of parking spaces required by this Section. Company motor vehicles to remain on the premises overnight, will be parked in the existing pavement area on the east side of the site. Outside of the fire traffic lane and required parking space areas. 4.6-115 Vehicle Parking—Parking Lot Design All off-street parking areas shall comply with the following dimensional standards: Off-street parking lot layout conforms to dimensions as shown in figure 4.6A and table 4.6-1. Refer to Site Plan. 4.6-120 Vehicle Parking—Parking Lot Improvements All parking areas shall conform to the setback, vision clearance, planting and screening provisions of this Code and shall be completed prior to occupancy. Required parking spaces shall be improved as follows: A. All parking areas shall have a durable, dust free surfacing of Asphaltic concrete, Portland cement concrete or other materials as specified in the Building Safety Codes and approved by the Building Official. Parking lot surfacing shall not encroach upon the public right-of-way. 3220 Tilden Street, Suite A Roberts Consulting & Engineering RR[-SUF-MIR44 ✓ 9 [,' Eugene, OR 97404 DEC 2 0 2018 Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 16 of 21 All existing and proposed parking lot areas are to be asphaltic concrete or Portland cement concrete. Parking lot surfaces do not extend into the public right-of-way. Criteria met. B. Adequate drainage improvements shall be provided to dispose of all on-site run-off. Provisions shall be made for the on-site collection of drainage waters to eliminate sheet flow onto sidewalks, public rights-of-way, and abutting private property. All drainage systems shall be approved by the Building Official and shall be constructed in conformance with the Building Safety Codes. All on-site runoff is collected in a private storm drain system, treated/regulated per City Stormwater requirements, prior to discharge off-site to the public system. Site is graded to provide for no sheet flow onto sidewalks, public rights-of-way or abutting property. C. All parking stalls fronting a sidewalk, alley, street, landscaped area or structure shall be provided with a secured wheel bumper or linear curb not less than 6 inches in height to be set back from the front of the stall a minimum of 2 feet to allow for vehicle encroachment. Wheel bumpers shall be a minimum of 6 feet in length. Curbs shall be constructed in conformance with the Standard Construction Specifications. All proposed parking spaces fronting a sidewalk or landscape area have 6 -inch curbs or wheel bumpers installed 2 feet from the front of the stall. Exception below. EXCEPTION: As an option, the sidewalk or landscaped area may be widened 2 feet beyond the minimum dimension required to allow for vehicle encroachment. A curb not less than 6 inches in height shall protect the widened sidewalks and planter areas. The existing south parking lot was constructed to extend into the existing 5 -foot setback area, resulting in the existing building located too far south to achieve the required parking space and drive aisle widths. To achieve this requirement the proposed 18'x 9' south parking spaces are 16 feet long, with 2 feet extending over the curb and 5 -foot setback. D. Backing into the public right-of-way, other than alleys is prohibited. Parking lot layout provides for no vehicles backing into the public right-of-way. E. All spaces shall be permanently and clearly marked unless the Director determines that the spaces should not be marked for safety considerations. Old striping shall not be visible after being replaced by new striping. All existing pavement markings are to remain unchanged. The new spaces are to be marked with white paint, with ADA spaces to have the required ADA marking and signage. F. Parking areas shall be designed to connect with parking areas on abutting sites within the same zoning district to eliminate the use of the street for cross movements. 3220 Tilden Street, Suite A Roberts Consulting & Engineering PRE-SU140 MITA W'D Eugene, OR 97404 DEC 20 2018 Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 17 of 21 The only abutting site is to the east. This area has been previously developed. Not applicable. G. Not more than 30 percent of the total parking spaces in a parking lot may be designated for compact cars. These spaces shall be signed and/or the space painted with the words "Compact Car Only." No compact parking spaces are proposed. H. Parking Spaces For Disabled Persons. 1. Parking spaces for disabled persons and accessible passenger loading zones that serve a particular building shall be located as close as possible to a building entrance. A The new proposed ADA parking spaces are located as close to the west retail entrance as possible and to accommodate placement of the required ADA ramp to the building perimeter sidewalk. 2. The number and dimensions of parking spaces for disabled persons shall be as specified in Section 1104 of the Structural Specialty Code. • 42 parking spaces require three (3) ADA spaces with one to be a van accessible space. 0 Future 57 parking spaces require three (3) ADA with one to be a van accessible space. The criteria is met. Refer to Site Plan. 4.6-125 Vehicle Parking—Parking Space Requirements C. LMI, Hl, and SH/ Districts. Parking spaces may be reduced on a 1 -for -1 basis when the number of spaces required is more than the number of employees working on the busiest shift, provided that a landscaped area equal to the total number of spaces reduced shall be held in reserve for future use. Per table 4.6-2: 21,066 SF Warehouse x 1/1,000 SF= 21.07 9,174 SF Industrial Primary Use x 1/500 SF = 18.35 3,024 SF Office x 1/300 SF = 10.1 Total Parking Spaces required = 49.52 = 50 spaces required 4,414 SF Future Office Space /second floor office addition/300 = 14.7 Total Parking Spaces required = 64.22 = 65 spaces required The maximum number of employees is projected to be 40, which allows for a reduction up to the 1 -to -1 basis. 46 parking spaces are provided with landscape/pavement area set aside to reserve space 19 parking spaces for future use. Future parking spaces total 65. This allows for future building interior renovations to incorporate more office space. 3220 Tilden Street, Suite A Roberts Consulting & Engineering ph 541.689.9197 Eugene, OR 97404 PRE-SUBMIT Iib"M- RECD nrt, 9 n nnfn Industrial Source Warehouse Renovation Page 18 of 21 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review A parking space reduction is not requested. 4.6-130 Loading Areas—Purpose and Applicability A. These regulations provide standards for the development of loading areas. B. Unless exempted elsewhere in this Code, all commercial and industrial development requiring loading areas shall comply with the loading area provisions of this Section. Proposed loading dock complies with provisions of this section. 4.6-135 Loading Areas—Facility Design and Improvements A. All necessary loading areas for commercial and industrial development shall be located off-street and provided in addition to the required parking spaces. B. Vehicles in the loading area shall not protrude into a public right-of-way or sidewalk. Loading dock is located off-street and meets these requirements. C. The minimum sizes required for commercial and industrial loading areas are as follows: 1. Two hundred fifty square feet for buildings of 5,000 to 20,000 square feet of gross floor area. 2. Five hundred square feet for buildings of 20,000 to 50,000 square feet of gross floor area. 3. Seven hundred fifty square feet for buildings in excess of 50,000 square feet of gross floor area. Per code requirements for the 30,240 SF warehouse the proposed loading dock is approximately 1,000 SF. D. The required loading area shall not be less than 10 feet wide by 25 feet long and have an unobstructed height of 14 feet. The proposed loading dock approximately 20 feet wide by 50 feet long with an unobstructed height greater than 14 feet. Refer to Site Plan and building elevations. 4.6-145 Bicycle Parking—Facility Design A. The required minimum number of bicycle parking spaces for each principal use is 3 spaces. Specific requirements per use are given in Section 4.6-155. Additional bicycle parking spaces may be required at common use areas. Fractional numbers of spaces shall be rounded up to the next whole space. Per table 4.6-3: 30,240 SF Warehouse x 1/6,000 SF= 5 parking spaces (25% long term/75% short term) 3220 Tilden Street, Suite A Roberts Consulting & Engineering Eugene, OR 97404 PCp�p4 6ffl L PeCU® DEC 2 0 2018 Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 19 of 21 3,024 SF Office x 1/3,000 SF = 1 parking spaces (25% long term/75% short term) Total Bicycle Parking Spaces required = 6 (2 long term/4 short term) B. Each bicycle parking space shall be at least 2 by 6 feet with an overhead clearance of 7 feet, and with a 5 -foot access aisle beside or between each row of bicycle parking, and between parked bicycles and a wall or structure (the dimensions for commonly used bicycle racks are shown in Figure 4.6-B.). Bicycles may be tipped vertically for storage but not hung above the floor. Bicycle parking shall be provided at ground level unless an elevator is easily accessible to an approved bicycle storage area. Each required bicycle parking space shall be accessible without removing another bicycle. Bicycle parking spaces are 2 by 6 feet with the required minimum clearances. Refer to the Sitd Plan for short term spaces and building floor plan for long term spaces. C. All required long-term bicycle parking spaces shall be sheltered from precipitation. Short-term bicycle parking is not required to be sheltered. Long term spaces are located in the building. This requirement is met. D. Direct access from bicycle parking spaces to the public right-of-way shall be provided with access ramps, if necessary, and pedestrian access from the bicycle parking area to the building entrance. (6211) Bicycle access from the building to the public right -of way is provided with by the ADA parking space ramp and then through the paved parking lot. Pedestrian access to the building entrance is provided by the proposed sidewalk along the west side of the building. 4.6-150 Bicycle Parking—Facility Improvements A. Bicycle Parking Location and Security. 1. Bicycle parking shall consist of a securely fixed structure that supports the bicycle frame in a stable position without damage to wheels, frames or components and that allow the frame and both wheels to be locked to the rack by the bicyclist's own locking device; and be provided within a convenient distance of, and clearly visible from, the main entrance to the building as determined by the City. Bicycle parking racks, shelters or lockers shall be securely anchored to the ground or to a structure. The short term bicycle parking is located south of the building retail entrance, which is convenient and visible to this entrance. The rack(s) are to be as per figure 4.6-B and securely bolted to the concrete walk. 2. Bicycle parking shall be separated from motor vehicle parking by a barrier, curb, or sufficient distance to prevent damage to parked bicycles. 3220 I ilden Street, Suite A Roberts Consulting & Engineeringe � . R,p € 9 '" Eugene, OR 97404 P a�a� .-.� DEC 2 0 2013 60 Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 20 of 21 The short term bicycle parking is located on the 6" raised sidewalk, so they area protected from motor vehicles. 3. Where bicycle parking facilities are not directly visible and obvious from the public right-of-way, signs shall be provided to direct bicyclists to the parking. Directions to sheltered facilities inside a structure may be signed or supplied by the employer, as appropriate. Short-term parking shall be made available to the general public. The short term bicycle parking is clearly visible from the public right-of-way. Long term parking is to be located in the building and signed. 4. Bic}lcle parking may be located inside a building on a floor, which has an outdoor entrance open for use, and which does not require stairs to access the space. The building is one-story and the long term bicycle parking is to be located near an outdoor entrance. Refer to building floor plan. 5. Bicycle parking and bicycle racks shall be located to avoid conflict with pedestrian movement and access. Bicycle parking may be located in the public sidewalk or right-of-way where there is a minimum 5 feet between the parked bicycle and the storefront and does not conflict with pedestrian accessibility. The short term bicycle parking is located outside of the pedestrian pathway with a 5 - foot minimum clearance. B. Businesses with changing rooms and shower facilities or other additional amenities that encourage bicycling or other alternative modes of transportation by employees or patrons may be eligible for a reduction of Transportation System Development Charges if the City Engineer determined a decrease in vehicle trips will result. Not applicable. Section 4.7-100 Specific Development Standards 4.7-245 Warehouse Commercial Retail and Wholesale A. Buildings shall be located in the front of lots/parcels, where possible, to minimize the visibility of outdoor storage yards or areas. Existing building is to be utilized. The only new building structure is the outdoor trash enclosure, which is located along the south property line. Not applicable. B. Any outdoor storage yard or area shall be surrounded by a sight -obscuring fence. No outdoor storage area is proposed. 3220 Tilden Street, Suite A Roberts Consulting & Engineering P R E -SU Eugene, OR 97404 DEC 2 0 2013 in Industrial Source Warehouse Renovation 3500 Commercial Avenue, Tax Lot 17-02-31-21-02800 Application for Type II Site Plan Review Page 21 of 21 D. Existing uses in this category shall adhere to the standards of Subsections B. and C., above by May 5, 1991. Site Plan Review is for a new use. Not applicable. Section 4.8-100 Temporary Use Standards Not applicable Section 5.15-100 Minimum Development Standards 5.15-120 SDC Standards Applicable to MDS Approval 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. The site was previously developed with two (2) ingress -egress locations. The proposed one-way (enter only) entrance is 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 site is relatively flat and has been previously developed. No physical features remain on the proposed site. Refer to Geotechnical Investigation, Branch Engineering June, 5, 2018 for site specific soil and geologic conditions. The property is located within the Springfield Drinking Water Protection Overlay District within 5-10 year time of travel zone to the SP Drinking Water Wellhead and is therefore subject to the provisions of article 17 — Drinking Water Protection Overlay District. The existing monitoring wells on-site are to remain and will be protected during construction. REC'b 3220 Tilden Street, Suite A Roberts Consulting & EngineeringD419.9197 Eugene, OR 97404 ��UU ((0