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HomeMy WebLinkAboutPacket, DRC PLANNER 6/11/2021AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET CG.F)i Fe F)Ce.0?99m 615 Staff Review., Tuesday, July 6, 2021 9; 00 —10.,00 am, 1. Site Plan Review 811-21-000142-TYP2 811-20-000239-PROJ Willamalane Assessor's Map & TL: 17-03-24-44 2300 & 17-02-1333 1500 Address: Otto Street Existing Use: vacant Applicant submitted plans for new neighborhood park with bicycle playground. Planner: Melissa Carifio Meeting: Tuesday, July 6, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams 2. Discretionary Use 811-21-000143-TYP3 811-20-000239-PROJ Willamalane Assessor's Map & TL: 17-03-24-44 2300 & 17-02-1333 1500 Address: Otto Street Existing Use: vacant Applicant submitted plans for new neighborhood park with bicycle playground. Planner: Melissa Carifio Meeting: Tuesday, July 6, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.si)ringfield-or.gov/weblink8/browse.asi)x SHE VICINITY MAP 811-21-000143-TYP3 Discretionary Use 17-03-24-44 / 17-02-19-33 TL 2300 / 1500 Otto Street Willamalane City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Discretionary Use SPNINGFIELD Ikw'I Required Project Information (Applicant. complete this section) Applicant Name: SIMON DAWS Phone: 5417350515 Company: WILLAMALANE PARK & RECREATION DISTRICT Fax: Address: 250 S. 32nd STREET, SPRINGFIELD, OR 97478 Applicant's Rep.: Phone: Company: Fax: Address: Proem Owner: WILLAMALANE PARK& RECREATION DISTRICPhone:5417364544 Company: Fax: Address: 250 S. 32nd STREET, SPRINGFIELD, OR 97478 ASSESSOR'S MAP NO: 17-02-19-33 TAX LOT NOS :1500 Property Address: Size of Property: 2.85 Acres ® siguare Feet ❑ Description of 11 you are filling in this form by hand, please attach your proposal description to this application. Proposal: Construction of a new neighborhood park Existing Use: Open rough grassland Si natures: Please si nand tint our name and date in the appropriate Associated Applications: box on the next a e. Signs: Case No.: I Date: Reviewed b Application Fee: $ Technical Fee: Posta TOTAL FEES: $ 1 PROJECT NUMBER: Revised 1/1/08 Molly Markarian 1 of 4 Pierce Park Site Improvements Narrative 1.0 Introduction Willamalane Park and Recreation District has owned the two parcels that make up the Pierce property since the early 1990's. Since that time, the land has remained undeveloped, with casual use for recreation by residents in the adjacent neighborhood. With the development of the Marcola Meadows subdivision immediately to the south of the Fierce property, comes an opportunity and a need to improve the space and create an attractive and active space in the form of a new neighborhood park. 1.1 Applicant's request As advised by City planning staff during the Development Issues Meeting, Willamalane requests approval of the project through Site Plan Review, Discretionary Use, and Drinking Water Protection Overlay District Development applications. These are included with this document. 1.2 Existing Use The park currently has no improvements. It is rough grass, with trees and shrubs on the north property boundary. The site is predominantly flat with a storm water swale at the far south west comer of the site. The park borders the EWEB pathway which runs along the south boundary of the property. Willamalane currently has a maintenance agreement with EWEB for the pathway. South of the EWEB path is the new Marcola Meadows development, currently under construction. Access to the park will be via new connections from this development, from Otto Street to the west, from the EWEB path, and outside of school hours, from Briggs Middle School property. Residential properties exist to the west of the park in Otto Street, and to the north of the eastern parcel with properties that are accessed from Yolanda Avenue. 1.3 Land Use Requirements and Environmental Constraints The western parcel (tax lot 2300) is zoned and designated as Public Land and Open Space (PLO), to which the proposed used complies with city zoning requirements. The eastern parcel (tax lot 1500) is zoned as Medium Density Residential (MDR), which generates the application to the city for Discretionary Use. The site is within the 1 -year TOTZ for the Pierce Wellhead, and a Drinking Water Protection Overlay District Development Application is submitted. The site is entirely outside of the 500 year floodplain according to the FEMA Floodplain crap. No wetlands are located on site according to Springfield's Loral Wetland Inventory, or Water Quality Limited Watercourses. According to the Natural Resources Conservation Service website crapping services, the existing soil types are predominantly Salem gravelly silt loam (NRCS soil #118) with a small area of Malabon-urban land complex (NRCS soil #76), which are generally well draining soils. Coupled with site observations by Branch Engineering, good infiltration of storm water is expected. Overflow storm water from Marccla Meadows development will be directed towards the existing swale in the western part of Fierce Park. No changes to this swale are proposed with the exception of some very limited fill on the eastern side of the swale to allow pedestrian pathways between the development and the new park to align. 1.4 Pr000sed Develooment The western parcel will be the focus of most site improvements. A concrete loop path will allow access to/from the park and the new playground. The playground will include play equipment for age groups 2 to 5 and 5 to 12, in separate spaces. Play elements will include spinners, climbing structures, slides and swings, and equipment will be selected from a manufacturer certified by the International Play Equipment Manufacturers Association (IPEMA) and installed by a certified playground installer. New sidewalks and sitting areas will surround the playground, with benches, picnic tables, and other site furnishings provided. A concrete basketball play area will be provided also. The safety surface at the playground will be artificial turf over foam matting, which provides a permeable surface. The approximate area of the playground including adjacent paving and picnic shelter is 12,000 square feet. All paved areas, play and site features will be installed to Americans with Disabilities Act standards. A small number of existing trees may need to be removed to accommodate the proposals. Additionally, the understory vegetation, which is largely invasive blackberry and other shrubs, and possibly some scraII trees will be removed to allow installation of a new fence along the property line between Fierce Park and the school district property, and to allay security concems related to illegal ramping in this area. The current fence is currently four feet north of the property line. Vegetation on the property line between Recce Park and the residences on the eastern parcel will be retained as is. Grading is limited to excavation needed for installation of the playground and paving; excess soil will be used to create small berms adjacent to the play area. Landscaping and irrigation are included in the improvement proposal, with a new underground irrigation system installed, and shrub beds bordering sitting areas. A new connection for potable water to the site is planned, for use with the drinking fountain and irrigation. Trees will be primarily deciduous shade and Flowering trees, with some conifers. Willacralane is also proposing to include a bicycle playground at the property. Conceptual design images are included with this application from consultant designer American Ramp Company. The majority of this playground will be located on the eastern parcel, with bike skills elements that are intended to appeal to varying age groups, up to early teens. There will also be some bike play elements located closer to the traditional playground, which are intended to appeal to younger age groups, and where adult supervision will be easier. The bicycle playground has been designed to be a local, neighborhood facility rather than an element to which a wider population may be attracted. Willamalane staff are aware that no parking lot is available for this park due to its location, and do not wish to encourage excessive on -street parking on existing or new streets, by making the park more attractive than it needs to be. Typically, neighborhood parks do not include parking lots as this type of park is intended to serve residents within a half mile radius, which is deemed walkable or accessible by bike. The EWEB path, particularly, provides excellent access to the park by foot, and a safe, easy route to the park for young people to ride to the bike playground without needing assistance from adults in cars. The bike playground may be constructed as a second phase of the park development, depending on available funds. Willamalane will not be renting out the proposed picnic shelter for events, or allowing anything resembling competitive events at the bike playground. This is with the intention of not promoting potential vehicle transportation to the park. This is typical of most of our neighborhood parks, where the majority of park visitors walk or bike, but it is understood a limited number may drive, but not be a nuisance with regard to parking on neighborhood streets. 1.5 Utilities Willamalane is in the process of securing design services and cost quotes from Springfield Utility Board to provide service for water and power to the site. Approximately one-third of the new park site will be irrigated and a drinking fountain will be provided. Electrical needs are limited to provision for two light poles at the park. Both of these connections will be established on Willamalane property in Otto Street. No storm water connections are proposed. Impervious areas of sidewalk will be directed to drain to adjacent landscaped areas, with grassy swales constructed as needed to accommodate run-off from larger areas of paving at the picnic shelter and basketball court. No restroonrs will be constructed at the park, and no connection to sanitary sewer is proposed. A porta- potty may be placed on site during summer months if the park is selected for Willamalane's summer playground program. 1.6 Proiect Obiective The project objective is to implement Action 1.1 of Willarralane's 2012 Comprehensive Plan, which is to "work with SPS to develop and implement a school/lark nester plan for the Recce property and adjacent Briggs and Yolanda school grounds that provides for coordinated development and optirrizes outdoor recreation opporWni0es". Also, to implement Action 1.2 which states "work with the city and future developer to coordinate park planning with the adjacent Mamola Meadows development and see opportunities to expand Recce Park. The proposed park can provide new recreational experiences, and a chance for the park to become a central community gathering place where children can be more active, and learn through the play experience. Physical connections to Briggs Middle School are proposed, and once the park is established, Willamalane and SPS can look at additional opportunities to use the park for learning opportunities. Willamalane is currently working with the Marcola Meadows developer, coordinating construction opportunities, siting the main part of the new playground adjacent to the open space in the north of the development, and connecting to pedestrian links proposed for the development. 1.7 Springfield Development Code (SDC) Review Criteria To approve the proposed application, it must be found that the request complies with the applicable criteria as outlined in the SDC. Approval of the land use applications is contingent upon an applicant demonstrating that the subject proposal is consistent with the SDC chapter 4 development standards, chapter 4 discretionary use criteria, and chapter 3 drinking water protection requirements. To facilitate a review of Willamalane's proposal for Fierce park, this narrative addresses those sections of the SDC that are deemed relevant to the application. Only the criteria to which a response is deemed necessary has been included in the following paragraphs for the three different land use applications. 1.8 Site Plan Review application Willamalane's response to the SDC sections deemed applicable is as follows: 3.1-215 Base Zone Development Standards The eastern parcel of the park meets/exceeds the minimum lot size of 4500 s.f. The parcel does not have means of accessing street frontage. No buildings are present with regard to setbacks. 3.2-71S Base Zone Development Standards At less than 1%, the western parcel of the park meets the requirements for maximum 65% of the development area to be parking, driveways and structures. Over 85% of the park will be landscaped. The picnic shelter is the only element on site that could be regarded as a building, and is outside of all required setbacks, and at 11'-3" height it meets any requirements in that regard. 4.2-120 Site Access and Driveways A. Site Access and Driveways—General. 1. All developed lots/parcels are entitled to one approved driveway access provided by either direct access to a: a. Public street or alley along thefrontage of the property The Pierce park property has an existing gravel driveway from Otto Street. No changes to this access or any additional vehicular access is proposed from this location. 4.2-135 Sidewalks C. Concrete sidewalks must be provided according to Section 4.2-10S.C, Table 4.2-1, and the following criteria: Sidewalks must conform to the existing or planned street grades. Sidewalks must conform to current ADA standards. 3. Sidewalks must be separated from the curb by the planting strip, except when necessaryfor connectivity, safety, or to comply with street design requirements, and subject to approval by the Director. 4. New sidewalk width and type must be consistent with existing sidewalk design in the some block, but must physically transition to comply with current sidewalk standards as determined by the Director. When replacing damaged sidewalk, new sidewalk must be located in the some position as the existing sidewalk. S. Facilities including, but not limited to, mail boxes, water meters, valves, junction boxes, manholes, utility poles, trees, benches, fire hydrants, signs, and bus stops must not be located within the sidewalk, and must be removed or relocated prior to the construction or reconstruction of the sidewalk, unless otherwise approved by the City Engineer. If facilities remain, there must be at least S feet of unobstructed width on arterial class streets and 4 feet on all other streets. The Pierce park property abuts existing sidewalk for approximately 80 linear feet. This sidewalk will be repaired as required to ensure it is compliant with ADA standards. New connections to public utilities for water and power will be established at the property at the end of Otto Street. Junction boxes and vaults will be installed in the planter strip or on Willamalane property in coordination with Springfield Utility Board. 4.2-140 Street Trees A. New Street Trees. New street trees shall be at least 2 inches in caliper. New street trees shall be selected from the City Street Tree List and installed as specified in the City's Engineering Design Standards and Procedures Manual. The Director shall determine which species are permitted or prohibited street trees. One new street tree will be planted in the planter strip in Otto Street. See landscape Plan 11.00. 4.2-145 Lighting Standards Lighting design and placement for streets, paths, and access ways must conform to the following design standards and the Development & Public Works Standard Construction Specifications: C. Design Standards. 1. Lighting must comply with Illuminating Engineering Society, American National Standards Practice for Roadway Lighting—RP-8-14 and applicable National Electrical Safety Code (NESC) and National Electrical Code (NEC) standards. No lighting for public streets, paths or access ways are proposed. However, two light poles will be installed in the park to comply with the above codes and practices. 4.2-150 Multi -use Paths A. Development abutting an existing or proposed multi -use path identified in the Springfield Transportation System Plan (including the Conceptual Street Map), City -adopted bicycle and pedestrian plan, or the adopted Willamalane Park and Recreation District Comprehensive Plan must include provisions for the extension of the multi -use path through the development area by the dedication of public easements or rights -of --way. The developer bean the cost of multi -use path improvements. The park is adjacent to the existing EWEB path which is used by pedestrians and cyclists. No changes to the path are proposed and the path does not enter the park. Paved connections from the park to the EWEB path are proposed, which will also connect to the Marcola Meadows development to the south. See Site Plan C2.00. 43110 Stormwater Management C. A stormwater management system shall accommodate potential runoff from its entire upstream drainage area, whether inside or outside of the development The Public Works Director shall determine the necessary size of the facility, based on adopted Public Facility Plans and Stormwater Facility Master Plans. The developer shall pay a proportional share of the cost according to adopted City Council policy. The existing swale at the western end of the site accommodates potential overflow Stormwater from the Marcola Meadows development via a pipe under the EWEB path, before draining into the City stormwater system. With the exception of some minor grading to accommodate new sidewalks, this swale will be left intact. No run off from the Pierce Park site will be directed to this swale. D. Runoff 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 runoff 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. The majority of Stormwater in Pierce Park will be directed to run off into adjacent landscape areas of grass or shrubs. The larger impervious surfaces such as at the picnic shelter and basketball court will be directed into grassy swales consistent with the City Engineering Design Standards and Procedures Manual. See sheet C4.00 4.3120 Utility Provider Coordination A. All utility providers shall be responsible for coordinating utility installations with the City and the developer through the Development Review Committee or by separate written correspondence. B. The developer shall be responsible for the design, installation and cost of utility lines and facilities to the satisfaction of the utility provider. Willamalane is coordinating with SUB with regard to provision of service for water and power to the park site. Al utilities will be placed underground. 4.3-130 Water Service and Fire Protection A. Each development area shall be provided with a water system having sufficiently sized mains and lesser lines to furnish an adequate water supply to the development with sufficient access for maintenance. Water service will be established to the site by SUB to provide water for landscape irrigation and for a public drinking fountain. No fire hydrants are being provided as part of the site improvements. 4.4-105 Landscaping A. These regulations ensure that new development complies with the landscaping provisions of this Code and any applicable Refinement Plans, Plan Districts, Master Plans, and Conceptual Development Plans, is adequately screened from less intensive development; considers the effects of vegetation on public facilities, retains significant clusters of natural trees and shrubs wherever possible, minimizes runroff- facilitates energy conservation and crime prevention, and improves the appearance of the City to create a desirable place to live and work. As a proposed new park for the city of Springfield, Willamalane's intention is for the site to be an attractive, welcoming place for the neighborhood to gather and recreate. Many shade, flowering and coniferous trees will be planted. Some new lawn will be planted and irrigated but some areas of existing vegetation will be left and managed for natural resource promotion, and to minimize the need for irrigation and mowing. Areas of ornamental shrubs will be planted to provide color and interest to the playground area. The park landscape design is intended to be simple but to provide a traditional park feel, once vegetation has matured. 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. Street trees in the public right -of --way as specified in Section 4.2-140. Curbside planter strips in the public rightrof-way as specified in Section 4.2-135. An additional street tree will be planted in the landscape strip in Otto Street, and the currently unimproved landscape strip will be seeded and irrigated. 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. 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 Ten shrubs, 5 gallons or larger. 3. Lawn and/or groundcaver may be substituted for trees or shrubbery,unless required for screening when there are adequate provisions for ongoing maintenance Over 85% of the park will be landscaped with either existing trees, grass or other vegetation, as well as proposed new shrub beds, approximately 54,000 square feet of newly seeded lawn, and (59) new trees. Deciduous and flowering trees will be specified as 2" caliper, and evergreen trees as 6'to 7' height. 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. A permanent underground irrigation system will be provided for all areas of new lawn, shrub planting beds and new trees. Areas of existing rough grass and natural vegetation will not be irrigated. 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. 2. 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. Most existing trees in the park will be retained and protected with construction fencing at the drip line. Several trees and the understory vegetation along the property line between Recce Park and the school district property, which is largely invasive blackberry and other shrubs, will be removed to allow installation of a new fence, as the existing fence is four feet north of the property line. Removal of the understory will help to minimize illegal camping in this area also. See Demolition Ran C1.00 and Landscape Plan 11.00. Vegetation on the property line between Pierce Park and the residences on the eastern parcel will be retained as is. 3. The Planting Plan maybe 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. 18 inches of topsoil shall be provided at all shrub planters. The preference is for existing topsoil free of imported weed sources to be re -used, ameliorated with locally available compost. 4.4-115 Fences 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 shall comply with fence standards for the commercial districts in Table 4.4-1. A 6' height chain link fence is proposed to replace the existing post and wire fence on the property line between Pierce Park and Briggs Middle School. The fence will include a gate that will have controlled access by the school on a timer. 4.5-110 Illumination and Height A. On-site lighting shall be the minimum illumination necessaryfora 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 some property. S. Height. 1. The height of a free standing exterior light fixture shall not exceed 2S 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 lightfixture. EXCEPTIONS: b. 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. Two light poles are proposed for the park, located near one of the park entrances from the EWEB path, and at the picnic shelter. These are not intended for people to be able to use the park at night, but to dissuade illicit use of the park, and to allow law enforcement to view the main area of the park during hours of darkness. The lights will be on a control device that will allow dimming or turning off lights at certain hours. The lights are not within 50 feet of a residential district. Refer to the lighting cut sheets attached to this document. 4.6110 Motor Vehicle Parking—General M. Right Size Parking Alternative—Minimum. The Approval Authority may authorize an alternative parking standard that is less than the minimum off-street parking standard in Section 4.6125, including reductions in excess of the cumulative maximum reduction specified in Section 4.6110.K. above. The alternative parking standard must be one of the following: 1. The average peak period parking demand identified for the use in the current version of the Institute of Transportation Engineers (ITE) Parking Manual, for the day(s) of the week with the highest parking demand, • or 2. The peak parking demand identified by the applicant and supported by information that a reasonable person would rely upon as determined by the Approval Authority. This information may include, but is not limited to, transportation demand management or a parking study for a similar development. The ITE Parking Manual does not include information for neighborhood parks. Performing a parking study for a neighborhood park would be difficult as without parking lots associated with these kinds of parks being present, it would be almost impossible to ascertain how park visitors arrived, and if they did arrive by car, in which part of the neighborhood they may have parked. Additionally, neighborhood parks are typically provided for those living within half a mile of the park, and would normally be expected to travel by non -motorized means. Public consultation took place with respect to the Pierce Park project in Fall of 2020. This took the form of an online public meeting, outreach through social media, and a survey on Willamalane's website soliciting comments on the park concepts that had been prepared. The park proposals were well received with no negative comments regarding a bike play facility. Only 12% of the 90 respondents indicated they would drive to the park. It is understood that the city may have concerns over the bike playground element that is included in the proposal for Fierce Park. However, Willarralane staff feel that the presence of the EWEB path directly next to the park, provides an excellent way for children to travel to the park independently and safely, without the generation of additional vehicle traffic that might otherwise be required for a parent or caregiver to facilitate access to the park. All new developments in Willarralane's parks usually generate higher visitor use when they first open, so some parking in neighborhood streets such as Otto Street or W Street in Marcola Meadows could be expected in the beginning. However, visitor use usually diminishes from the numbers first witnessed fairly soon after a new park is opened. Additionally, the bike play elements have been designed to appeal to younger riders, so the possibility of older, car driving visitors using the bike playground is negated, and the likelihood of the bike playground being accessed by children who would nide independently along the EWEB path is increased. American Ramp Company have advised that provision of these kinds of bike facilities without associated parking is not uncommon. Examples of such bike parks they have designed include: Blue River Bike Park, Breckenridge, CO. Parking on neighborhood streets, with access along a paved multi -use trails along the Blue River. NORTHERN PACIFIC S<ILL5 TRAIL VELM, WA O 9 m �, _mr-fw---> O O O ® ® O O ® m O O 0 O Additionally, Stone Creek Park in Bend, OR is a 6 acre bicycle skills park that does not have a designated parking lot. It relies on parking on neighborhood streets and a nearby public school for those that choose to drive to the site. 4.6-125 Motor Vehicle Parking—Parking Space Requirements F. Public Land and Open Space District. Motor vehicle parking standards shall be determined based upon standards for similar uses in Table 4.6-2. Uses not listed shall require a Parking Study. Table 4.6-2 does not include minimum standards for parks. Refer to the response to 4.6-110 above for further information regarding a parking study. 4.6-145 Bicycle Parking—Facility Design A. Required bicycle parking spares and facilities must be a powder mated staple or inverted -U rack as shown in Figure 4.6-9. Bike racks locations are shown on Site Plan sheet C2.00. These will be standard inverted -U shape racks, powder coated and attached to concrete paving. Racks will be installed to conform to minimum standards of Figures 4.6-B and 4.6-C. 4.6150 Bicycle Parking—Facility Improvements A. Bicycle Parking Location and Security. 1. Bicycle parking racks, shelters, or lockers must be securely anchored to the ground or to a structure. Bike racks will be surface mounted to concrete paving. 7. Bicycle parking and bicycle racks must be located to avoid conflict with pedestrian movement and access. Direct access from bicycle parking spaces to the public right -of --way must be provided by at -grade or ramp access. Pedestrian access must be provided from the bicycle parking area to the building entrance. Bicycle parking may be located in the public sidewalk or rightrof-way where there is a minimum S feet between the parked bicycle and the storefront and does not conflict with pedestrian accessibility. Bike racks will be located on concrete pads adjacent to sidewalks so as to avoid conflict with pedestrian movement. 4.6155 Bicycle Parking—Number of Spares Required B. The following parking standards have been established according to use and apply to that use in any zoning district. Table 4.63 Minimum Required Bicycle Parking Spaces (extract) Parks and Playgrounds 8 per park or playground 1W% short-term Eight bike racks are shown on Site Plan sheet C2.00 to accommodate sixteen bikes. 4.7-200 Public and Private Parks Public parks shall be designated in the Metro Plan including the Willamalane Park and Recreation District Comprehensive Plan or be approved in accordance with a Discretionary Use application as specified in Section 5.g-100. B. Standards for Public and Private Parks in the PLO District 1. Primary access shall be on arterial or collector streets unless specified or exempted elsewhere in this Section. Recce Park is isolated from public streets with the exception of Otto Street at the western end of the property. This is the only public street that provides direct access to the property. The park is included in Willamalane's Comprehensive Plan, so should have already been reviewed with regard to compatibility with surrounding uses. PLO allows parks within that designation; MDR zoning may allow access from a local street through the Discretionary Use review. Additionally, creation of a park within the MDR zone would generate less vehicle trips than residential uses. Most of Willarralane's existing neighborhood parks are accessible along local streets rather than arterial or collector streets. 2. Stadiums, swimming pools and other major noise generators within parks shall be located at least 30 feet from residential property lines and screened by a noise attenuating barrier. No major noise generators are included in the park proposals. 3. Community and regional parks shall be designated on a Park Facilities Plan adopted by the City, or be approved in accordance with Type III review procedure (Discretionary Use). Pierce Park is not classified as a community or regional park. 4. A traffic impact and parking study shall be prepared by a Traffic Engineer and approved by the City Engineer. Refer to the response to 4.6-110 above for further information regarding a parking study. 4.7-203 Public Land and Open Space A. Primary access shall be on arterial or collector streets except as provided or exempted elsewhere in Section 3.2-700. B. Stadiums, swimming pools and other major noise generators shall be located at least 30 feet from residential property lines and shall be screened by a noise attenuating barrier. Refer to the response to 4.7-200 above for responses to these criteria. 1.9 Pierce Park Discretionary Use Application Willamalane's response to the SDC sections deemed applicable is as follows: 5.9-11SReview A. New Discretionary Uses are reviewed under Type III procedure. Typically, a Discretionary Use application is reviewed concurrently with a Site Plan application. However, upon request from the applicant, the Director may allow the Discretionary Use application to be processed first. 5.9-120 Criteria A Discretionary Use may be approved only if the Planning Commission or Hearings Official finds that the proposal conforms to the Site Plan Review approval criteria specified in Section 5.17-125, where applicable, and the following approval criteria: A. The proposed use conforms with applicable: Provisions of the Metro Plan; The proposed use conforms to the Eugene -Springfield Metropolitan General Plan (updated June 2019) in several ways. Approximately 32 percent of areas zoned residential are available for auxiliary uses, such as streets, elementary and junior high schools, neighborhood parks, other public facilities, neighborhood commercial services, and churches not actually shown on the Metro Plan Diagram. Such auxiliary uses shall be allowed within residential designations if compatible with refinement plans, zoning ordinances, and other local controls for allowed uses in residential neighborhoods. Other statements in the Metro Plan that support the proposed use include: • Cornbining educatonal facilites with local park and recreaton facilites pmvial=s financial benefits to the schools while enhancing benefits to the community. Pierce Park will have a close association with Briggs Middle School and a potential new school at the Marcola Meadows site. • Provide a variety ofparks and recreation f5iczh ks to serve the diverse needs oftbe community's citzens. Pierce Park aims to provide recreational activities that appeal to a broad age group, with different interests. • Itis becoming mcnaasirgly difficult forlocal park agencies to meet the demands and neem ofthe communityforparks and recreaton facilites. The malorpmb/ems include areas developing withoutparks andrecreabon facilites available far the msmisnh; Pierce Park will provide much needed park for the new Marcola Meadows development which does include a park, as well as the existing neighborhood. • Close the gap between the currentsupply ofpark and recreabon facilites and the projected demand Pierce Park is a good sized neighborhood park, and will help to meet the increased demand on such facilities from the Marcola Meadows development. Parks and Recreation Facilities Element Policy H.2 states that localparks and recreation plans and analyses shall be prepared by each jurisdiction and coordinated on a metmpoklan level The park standards adopted by the applicable city and incorporated into the city's development code shall Le usedin local developmentpmcesses. Rene Park is identified in Willarralane's 2012 Comprehensive Plan as an area for development as a park in conjunction with the Marcola Meadows development, and in association with the school district to optimize outdoor recreation opportunities. Refinement plans; The proposed use conforms to the Springfield 2030 Refinement Plan - Residential and Housing Element in the following ways: Policy H.14 states: to continue to update existing neighborhood rehnementplan polices and to prepare new plans that enphasize the enhancoment ofresidential neighborhood identity, impmved walkability and safety, and impmved canvenent amens to neighborhood services, parks, schools and employment opportunities. Bence Park will add to the areas identity, and become a hub between new and old neighborhoods. It will enhance the walkability of the area, including adding an attractive element and destination along the EWEB path. The results of the Springfield Residential Land and Housing Needs Analysis (RLHNA) indicate that Springfield has an overall surplus ofnesidential land, buthas defials in the High Density Residential and Parks and Open Spare categon ss. There is suf5aentbuildable land in Springfield's UG3 designaled for low and ined5um density residential uses to meet the future housing needs of the projected population. Recce Park will reduce the deficit for parks and open space, and will impact medium density residential land which has a surplus of 76 gross acres according to the RLNHA. The Parks and Open Spare designation has a defeat of30O acres. This need does not nequirethe City to expand the UGB for parks and open spare. The City has a surplus ofi5widable lands in the low and medium density residential plan designations that can provide land for future parks within those desigxtions, consistent with the objectives of the adopted Park and Recreation Conprehensive Plan. A portion of the parks and open space need can also be met on resmCnaally designated land that has constraints and therefore is not counted as buildable acres. Pierce Park can help reduce the deficit of park acreage while reducing the surplus for MDR land. Additionally, it may be regarded that the eastern parcel in Rene Park has access constraints that limit the opportunities for residential development, as it has no property line that is adjacent to a public street. Plan District standards; Refer to Site Plan Review responses for sections 3.2-215 and 3.2-715 Specific Development Standards in this Code; Refer to Site Plan Review responses for sections 4.7-200.6, 4.7-203. B. The site under consideration is suitable for the proposed use, considering: 1. The location, size, design and operating characteristics of the use (operating characteristics include but are not limited to parking, traffic, noise, vibration, emissions, light, glare, odor, dust, visibility, safety, and aesthetic considerations, where applicable); Refer to Site Plan Review responses for sections 4.1-120.A.1.a; 4.4-105.13, D, E, G; 4.4-115. A; 4.5-110; 4.6-110.M; 4.6-145.A; 4.6-150.A.1, 7; 4.6-155.13 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; The park borders Otto Street, which is the only direct access to the park from a public street. Emergency access is available from this location and along the EWEB pathway. Pedestrian and bicycle circulation within the park will be via the proposed concrete and gravel pathways. 3. The natural and physical features of the site, including but not limited to, riparian areas, regulated wetlands, natural stormwater managemenVdrainage areas and wooded areas shall be adequately considered in the project design; and The site is generally flat and suitable for development as a neighborhood park, with few existing site features. There are no riparian areas or regulated wetlands present. An existing stormwater swale exists in the western parcel of the park, which will remain undeveloped with the exception of some minor grading that is required to align sidewalks from the Marcola Meadows subdivision with those in the park. What may be described as wooded areas exist on the northern boundary of the property. Willamalane proposes to leave this area largely intact, although understory vegetation will need to be removed to replace the fence at the boundary with Briggs Middle School. The vegetation on the boundary that borders private residences at the eastern parcel will remain in its current condition. The site is within the 1 -year Time of Travel Zone (TOTZ) for the potential Pierce wellhead. A separate application is included with this document in relation to the TOTZ. 4. Adequate public facilities and services are available, including but not limited to, utilities, streets, storm drainage facilities, sanitary sewer and other public infrastructure. No connections to existing utilities for stormwater or sanitary sewer are proposed. Refer to Site Plan Review responses for sections 4.3-120, 4.3-130 regarding water and electrical utilities. 1.10 Drinldna Water Protection Overlay District Development Application The park is within the 1 -year time of travel zone for the Fierce wellhead. This is a potential wellhead as shown on the Wellhead Protection Areas crap by City of Springfield and SUB. The following sections of the Springfield Development Code apply to the development of the site as a park. 33235 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 apply: A. Zero to One Year TOTZ Standards. 1. Within the zero to one year TOTZ, hazardous materials that pose a risk to groundwater may be stored in aggregate quantities of no more than 500 gallons if in original containers not exceeding S gallons* in size. Within that aggregated 500 - gallon inventory, no more than 150 gallons of hazardous materials that pose a risk to groundwater may be on the premises in opened containers for handling, treatment, use production, or dispensing on site. Hazardous materials that pose a risk to groundwater are allowed only upon compliance with containment and safety standards specified by the most recent Fire Code adopted by the City. *A waiver of the S -gallon maximum size may be given by the Director if the applicant can demonstrate that a larger size container would pose less risk to the aquifer. No hazardous materials that pose a risk to groundwater will be stored on site as part of the park development proposals. All new uses of Dense Non -Aqueous Phase Liquids (DNAPLs) are prohibited. No DNAPIs will be used or stored on site as part of the park development proposals. S. The following certain types of new facilities or changes in use and/or storage of hazardous or other materials that pose a risk to groundwater are prohibited: Fill materials containing hazardous materials; The only fill material that may be brought on to site will be topsoil to meet ASTM D 5268, and therefore, not contain hazardous materials. S. Application of fertilizers containing nitrates are restricted to no more than the amount recommended by the Lane County, Oregon State University Extension Service for turf grass and are prohibited within 100 feet of a wellhead. In no event shall a single application exceed one half pound per 1,000 square feet of area per single application or a total yearly application of S pounds nitrogen fertilizer per 1,000 square feet. Willamalane will abide by the restrictions on fertilizers containing nitrates with regard to any applications Trade at Recce Park. 1.11 Attachments The following attachments are provided in support of the Site Plan Review, Discretionary Use, and Drinking Water Protection Overlay District Development applications. A. Copy of the Deeds B. Copy of Site Plans at 8.5'x 11" C. Stormwater management Plan and Drainage Study (includes completed Scoping Sheet) D. Ran Sets at 24'x36" C0.00 Cover Sheet including vicinity plan C1.00 Existing Conditions C1.01 Existing Conditions EC1 Erosion Control Notes EC2 Erosion Control Ran EC3 Erosion Control Details C1.50 Demolition Plan C2.00 Site Plan West C2.01 Site Plan East C2.02 Site Layout West C2.03 Site Layout East C2.50 Site Details C2.51 Site Details C2.52 Site Details C3.00 Site Grading Plan West C3.01 Site Grading Plan East C4.00 Site Drainage and Utility Plan C5.00 Electrical/Lighting Ran 11.00 Landscape Ran West 11.01 Landscape Ran East 11.50 Landscape Details 12.00 Irrigation Plan L2.50 Irrigation Details E. Bike Playground Plans F. Lighting Specifications G. Title Reports Attachment 6: Site Plans at 8.5" x 11"