HomeMy WebLinkAboutPacket, DIM PLANNER 10/12/2021DEVELOPMENT ISSUES MEETING FORM APPLICANT: Church of Jesus Christ of Latter-day Saints MEETING DATE/TIME: Tuesday, November 9, 2021, 11:00— 12:00 PLACE: Virtual via Microsoft Teams CONTACT PERSON: Andy Limbird Current Planning Staff: L Miller, A Limbird, M Rust, D Larson, M Carifio Jeff Paschall, City Engineer, DPW ✓ Kyle Greene, Managing Civil Engineer—DPW Ken Vogeney, Emergency Manager (DPW) Clayton McEachem, Civil Engineer, Development & Public Works Matt Stouder, Environmental Services Div. Manager/MWMC General Manager Kristi Krueger, Principal Engineer, Development & Public Works ✓ Michael Liebler, Transportation Planning, Civil Engineer, Development @. Public Works ✓ Eric Phillips -Meadow, Deputy Fire Marshall 2, Fre & Life Safety Department Ben Gibson, Maintenance Supervisor, Development & Public Works Eric Adams, Planning, Willamalane Park and Recreation District ✓ Ladd Boyce, Keoki Lapina, Springfield Utility Board (Water) Greg Miller, Springfield Utility Board (Water) ✓ Sanjeev King, Nick Amann, Springfield Utility Board (Electric) ✓ Amy Chinitz, Springfield Utility Board (DWP) Thomas JeRreys, (EPUD) Emerald Peoples Utility District Michael Wargo, Willamalane Park and Recreation District Matt Caswell, Planning & Development Manager, ODOT, State Highway Division (odotr2planngr@odot.smte.or. us) Brad Rudler, (Electric) Eugene Water and Electric Board Wallace McCullough, (Water), Eugene Water and Electric Board Brett Yancey, Chief Operations Officer; Springfield Public Schools Chris Reiersgaard, Asst. Director of Facilities & Operations; Springfield Public Schools Safe Routes to School, Springfield Public Schools ✓ Chris Carpenter, DPW Building Official Rick Lewis, Police Chief, Police Department Tom Schwetz, LTD, Planning and Development Director Luke Pilon, Centuryl-ink Tom Boyatt, Community Development Manager, DPW Jeff Paschall, AIC DPW City Surveyor ✓ Sunny Washburn, Program Coordinator, Environmental Services Sasha Vartanian, Lane County Transportation (Steve Gallup, cc only) Tom Boyatt, Interim Development and Public Works Director Marie Longworth, Central Lane Communications 911 Monte Brown, Northwest Natural Gas Jason McDonald, Comcast Cable Water Resource Coordinator, ESD Jamie Porter, Rainbow Water District ✓ Kristina Kraaz, City Attorney (Mary Bridget Smith upon specific request) ✓ Courtney Griesel, Senior Management Analyst (EDM) Brenda Jones, Administrative Specialist (DIM Annexations) Please mark who you would like to attend this meeting and return form and file to Shannon. Thanks! Revised: 06/08/2020 DEVELOPMENT ISSUES MEETING DEVELOPMENT AND PUBLIC WORKS DEPARTMENT SPRINGFIELD CITYHALL 225 FIFTH STREET Meeting Date; Tuesday, November 9, 2021 11.00-12.00 1. DEVELOPMENT ISSUES MTG #811 -21 -000257 -PRE Church of Jesus Christ of Latter-day Saints Assessor's Map: 17-03-15-40 TL 3200, 3300, 3400, 3500 Address: International Way Existing Use: vacant Applicant has submitted proposal for new temple Planner: Andy Limbird The Development Issues Meeting informational packet for this meeting is available on-line for you to review or print out @ Laserfiche website: www.si)ringfield-or.gov/weblink8/browse.asl)x VICINITY MAP 811 -21 -000267 -PRE Development Issues Meeting 17-03-15-40 TL 3200, 3300, 3400, 3500 International Way at Corporate Way Church of Jesus Christ of Latter-day Saints City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Development Issues Meeting (DIM) SPnINOF1E D Required Project Information (Applicant: Prospective The Church of Jesus Christ of Latter-day Saints Applicant Name: complete this section) Phone: Company: The Church of Jesus Christ of Latter-day Saints Fax: Address: 50 East North Temple Street, 10th Floor, Salt Lake City, UT 84150 Prospective Richard M. Satre Applicant's Rep.: (541) 686-4540 Phone: Company: The Satre Group Fax: Address: 375 W. 4th Avenue, Eugene, OR 97401 Property Owner: The Church of Jesus Christ of Latter-day Saints phone: Company: The Church of Jesus Christ of Latter-day Saints Fax: Address: 50 East North Temple Street, 10th Floor, Salt Lake City, UT 84150 ASSESSOR'S MAP NO: 17-03-15-40 TAX LOT NO 5 :3200, 3300, 3400, 3500 Property Address: Not Addressed Size of Pro ert : 10.29 Acres W] Square Feet ❑ Description of If you are filling in this farm by hand, please attach your proposal description to this application. Proposal: Develop a new Temple for the Church of Jesus Christ of Latter-day Saints Existing Use: Vacant Land # of Lots/Parcels: 4 Av . Lot/Parcel Size: sf I Density: du/acre Prospective / Applicant: Date: 10!7/2021 Signature Richard M. Satre, on behalf of the applicant Required Project Print II�f..�� Case No.o L�I, Information l`I IW Date: Reviewed by: d 141, Application Fee: $ Technical Fee: $0 Posta a Fee: $0 TOTAL FEES: $ V PROJECT NUMBER: Revised 5/21/13 KL 1 of 3 October 7, 2021 THE CHURCH OF JESUS CHRIST OF LATTER-DAY SAINTS WILLAMETTE VALLEY OREGON TEMPLE Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 Development Issues Meeting Along with the description of the project herein, please read the accompanying Land Use Analysis. Additional information leading up to the questions below can be found there. Requested Assistance The Church of Jesus Christ of Latter-day Saints (the "applicant") requests a Development Issues Meeting in order to share specifics regarding its upcoming project, receive responses to its questions and in general have a two-way conversation with staff regarding the proposed Temple development. A Development Issues Meeting will assist the applicant in moving forward with its plans to apply for land use approvals and building permits with a degree of certainty. II. The New Temple Having announced plans in April 2021, The Church of Jesus Christ of Latter-day Saints is moving forward with its plans to construct a new temple to be known as the Willamette Valley Oregon Temple — on a 10.5 -acre site in the Gateway neighborhood of Springfield. Plans call for a single -story building of approximately 30,000 square feet, serving same 30,000 Latter- day Saints throughout the region. This will be the applicant's third temple in Oregon, the other two being located in Lake Oswego (the Portland Oregon Temple) and Central Point (the Medford Oregon Temple). Oregon is home to more than 150,000 Latter-day Saints, who warship in more than 300 congregations. III. Operational Characteristics Temples of The Church of Jesus Christ of Latter-day Saints differ from meeting houses (chapels). In chapels, members of the Church of Jesus Christ of Latter-day Saints meet weekly for organized religious Sunday worship services, typical of many other Christian congregations. Chapels within the typical church meeting house are also used for funerals and other worship services. Other portions of church meeting houses are dedicated for activities and celebrations. Church meeting houses also include a gymnasium for basketball, volleyball and other recreational activities. The church meeting house is commonly used weekly for youth and children's activities. PLANNERS � LANOSCAPEARCHITECTS , ENVIRONMENTAL SPECIALISTS + 375 West 4th, SuHe 201, Eugene, OR 97401 Phone: 541.e8eArbe www.satregroup.comL I r The Church of Jesus Christ of Latter-day Saints— Willamette Valley Oregon Temple Page 2 of 6 Development Issues Meeting— Narrative and Questions A temple, on the other hand, is considered a "house of the Lord" where Jesus Christ's teachings are reaffirmed through sacred ceremonies, such as marriages, which unite families forever, and proxy baptisms on behalf of deceased ancestors who did not have the opportunity to be baptized while living. Temples are places of learning. They are educational facilities where Church members receive instruction as to the Church and its mission. Temples are generally open Tuesday through Saturday, with the greatest use typically being Friday evening and Saturday. Hours of operation can vary from temple to temple but are typically open to members from 6:30 am to 9:30 pm. Springfield, Oregon Administrative and operational activities are secondary uses, with twenty to thirty Church staff on the premises during hours of operation. IV. Permitted Use in the Campus Industrial Zone The Land Use Analysis document accompanying this Development Issues Meeting submittal details the applicant's understanding of the planning and zoning framework associated with the subject property as well as summarizes the transportation, utility and natural resources conditions of the site and its immediate context. It also documents the applicant's understanding of the Springfield Development Code (SDC) as it applies to the property. It is from that analysis that the applicant believes its proposed use is permitted in the property's Campus Industrial (CI) zone. c 3.2-415 Schedule of Use Categories. • A temple has characteristics of the following outright permitted uses in the Cl zone: - Corporate headquarters, regional headquarters, and administrative offices. - Educational facilities in business parks including, but not limited to, professional vocational and business schools; and job training and vocational rehabilitation services. In addition to compliance with 3.2-415 Schedule of Use Categories, the applicant also believes that the proposal meets with the other standards of the CI zone - 3.2-420 Development Standards, 3.2- 425 Performance Standards, and 3.2-445 Design Standards. Again, please review the accompanying Land Use Analysis document for a detailed review of this understanding. V. Questions 1. Land Use. a. Zoning. Zoning on the site includes one base zone - Campus Industrial (CI) - and two overlay zones - Drinking Water Protection (DWP) and Floodplain Development (FP). The applicant believes it can comply with the applicable standards for each of these as follows: • Campus Industrial (CI) Base Zone. o Given the use and operational characteristics described above, the proposed project can be found to be a permitted use. The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • vmwsameorouo.crom The Church of Jesus Christ of Lader -day Saints - Willamette Valley Oregon Temple Page 3 of 6 Development Issues Meeting - Narrative and Questions • Drinking Water Protection (DWP) Overlay Zone. o The applicant has read and understands the requirements of SDC 3.3-200 and will generate and submit the applicable application and supporting materials. • Floodplain (FP) Overlay District. o The applicant understands the requirements of SDC 3.3-400 and will generate and submit the applicable application and supporting materials. Question: Given the above information regarding the proposed use and operating characteristics, does staff agree that the proposed use can be permitted in the Cl zone? b. Land Use Applications. The applicant believes that the following land use applications will be required: • Formal Interpretation (SDC 5.11-100). • Site Plan Review (SDC 5.17-100) and Final Site Plan Review (SDC 5.17-135). • Drinking Water Protection Overlay District Development (SDC 3.3-200). • Floodplain Overlay District Development (SDC 3.3-400). Question: Does staff concur that this is the complete list of required land use applications for the project? c. Bicycle Parking. SDC Sections 4.6-140 through 4.6-155 address bicycle parking standards. The applicant believes it has, and certainly intends to, comply with all standards. There is one standard in particular, however, that could use confirmation. Per SDC 4.6-150.A.3.a., "Exterior short-term bicycle parking must be no further that 50 feet from the main building entrance or primary point of entry to the use, as determined by the city, but not further away than the closest on-site automobile parking space..." The applicant is proposing to provide both long-term and short-term bicycle parking in covered and lighted shelters (see site plan). These are well within the 200 -foot distance limit from the main building entrance for long-term bicycle parking but greater than the 50 -foot distance limit for short-term parking. (The distance is approximately 100 feet from the main building entrance.) However, as stated in the code citation above, short term bicycle parking can be located not further away than the closest on-site automobile parking space (emphasis added). As shown on the site plan (enclosed), the bike shelters (there are two of them, symmetrically located between the main building entrance and the parking area on either side of the building) are located closer that the nearest automobile parking apace. They are also clearly visible (as specified in A.3.b.) and separated from the motor vehicle parking (as specified in A.4.). Given this, the applicant believes it satisfies bicycle parking requirements. Question: Does staff concur with this interpretation? 2. Transportation. a. International Way. International Way is a fully improved Major Collector. It also contains a Lane Transit District El route, with a center -located transit stop and a dedicated bus lane in each direction. The transit stop is in front of adjacent property to the east. Proposed improvements associated with this project include a new driveway to the property in the southeast area of the site and a relocation of the existing setback sidewalk to move the walk further back from the street, adding a slight curve to the walkway. The reason for moving the sidewalk is twofold — one, for aesthetic purposes, and two, importantly, the existing sidewalk is quite Gose to the curb and the street trees, as they mature, are being squeezed. Providing a wider landscape strip will help these street trees survive. (See enclosed plans for more information.) Group. 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-0540 • w .saVeeroup.com The Church of Jesus Chnst of Latter-day Saints — Willamette Valley Oregon Temple Page 4 of 6 Development Issues Meeting— Narrative and Questions October] 2021 Question: Does staff see any challenge with these improvements to International Way? Are there specific streetscape standards for trees, lighting and paving materials for International way? Is the new drive access allowed to be entered/exited from all directions (left & right in, left & right out)? Is the spacing between the new drive and the driveway to the east sufficient? b. Corporate Way. Corporate Way is a partially improved Local Street with curb and gutter, sidewalk, streetlights and street trees on the east side of the street (the side fronting the -- - subject property). It is unimproved on the west side - where -- - the paved portion of the street stops with no curb/gutter, :g. r 200 sidewalk, trees or lights. The applicant wishes to complete aao the construction of Corporate Way, providing full improvements to the west side - curb and gutter, setback sidewalk, streetlights and street trees. These improvements %3300 would also complete the unimproved cul-de-sac bulb at the end of the street. Depending on the design, doing this could ' impact the two tax lots to the west, Tax Lot 17-03-15-40- 00400, owned by the Wicklund Family Trust, and Tax Lot r pl 17-03-15-40-00500, owned by Hawes Investments LLQ _ e, There would also be two new driveway accesses to the site as well as driveway access to the city parcel north of the l r subject property and driveway access to Wicklund property. z Question: Can staff provide advice as to how to proceed with this street improvement project particularly the configuration of the cul-de-sac? Are there specific streetscape standards for trees, lighting and paving materials for Corporate way? Utilities. a. Stormwater. As detailed in the accompanying Land Use Analysis, there is existing public stormwater infrastructure in both International Way, Corporate Way and within an easement to the east of the site. The Corporate Way and eastern portions of the system drain northward into a city -owned and managed stormwater drainage basin. The applicant's plans for stormwater will be to collect runoff on site, provide a vegetated treatment on site and then split the connection to the existing facilities in Corporate Way and east of the site. The project is also exploring the viability of stormwater infiltration facilities and possible mechanical treatment catch basins for portions of the parking areas. The on-site stormwater system will meet applicable Springfield requirements. Question: Is this proposal acceptable? b. Sanitary. Also detailed in the Land Use Analysis memorandum, there is an existing public sanitary infrastructure main stubbed from International Way that was planned to be used for the development. The applicant plans to connect the main building sanitary to the infrastructure in International Way and sanitary drainage from the outbuilding and trash enclosure to Corporate Way Question: Is this proposal acceptable? c. Water, Electric, Gas and Communications. Existing water, electric, natural gas and communications infrastructure are present along the International Way and/or Corporate Way frontages. It is the applicant's understanding that these utility systems are adequate to serve the proposed project. The Satre Group•375West4"Avenue, Suite 201, Eugene, OR 97401,(541)686-4540• w .satrsarcuo.com The Church of Jesus Chdst of Latter-day Saints— Willamette Valley Oregon Temple Page 5 of 6 Development Issues Meeting — Narrative and Questions Question: Will staff contact the Springfield Utility Board ('SUB) and request review of this Development Issues Meeting material, and in particular seek SUB staffs input regarding water and electric infrastructure? Will water service connection to the site be allowed to come from either Corporate Way or International Way? It appears that water lines along Corporate Way may be larger transmission lines. Question: Will staff provide contact information for representatives of the gas and communications infrastructure? Question: Will staff confirm whether there is fiberoptic infrastructure along the property frontage? 4. Architecture. a. Building Height. Per SDC 3.2-420 Base Zone Development Standards, building height is limited to 45 feet in the Campus Industrial zone. Per Footnote (6), incidental equipment may exceed height standards. Plans show the top of the parapet of main body of the temple at 29'-2", with the top of the mechanical parapet at 37'-3". The top of the finial of the steel spire is 125'. The spire is an ornamental element. Given this the applicant feels that the temple meets the Cl zone height limit, with the d spire qualifying as is incidental equipment. Question: Does staff agree that the proposed temple meets the Cl zone height limit? b. Campus Industrial Design Standards. Per SDC 3.2-445 Campus Industrial Design Standards, building exterior standards include offsets, windows, entrances and roof treatments. The proposed temple complies with these standards as follows: 1. Offsets. SDC states that offsets shall occur at a minimum of every 100 feet of lineal building wall by providing recesses or extensions with a minimum depth of 4 feet. As shown on the accompanying plan set, the design of the temple is such that the offset standard is satisfied with offsets considerably more than 4 feet at a frequency greater than the 100 feet minimum. Thus, this standard is satisfied. 2. Windows. SDC describes the requirement for ground floor windows for office and commercial uses. The proposed use here is an educational use. Thus, the temple does not need to comply with this standard. However, in addition, there is an exception to the window standard in that murals may be used to meet 50 percent of the ground floor window standard. For the proposed temple, although the window standards do not apply, the temple design incorporates stained-glass murals on all four elevations of the building. Combined with the significant exterior wall offsets and the substantial roof height offsets (discussed below), the use of the stained-glass murals serves to make each elevation of the temple varied and interesting. 3. Entrances. SDC states that the primary entrance to a building be visible from the street; and that a weather -protected area, including but not limited to awnings or canopies, at least 6 feet wide be provided. As shown on the accompanying plan set, the primary entrance to the temple faces the street — International Way — and it includes a structural cover well over the required 6 foot minimum. With this, this standard is satisfied. 4. Roof Treatments. SDC states that multiple roof elements shall be the primary method for roof treatment. The code also states that if building wall offsets are used, offsets or breaks in roof elevation with a minimum of 3 feet or more in height may be used. As shown on the accompanying plan set, building wall offsets are used in the design of the temple. With that, the roof height offset exceeds the 3 -foot minimum. From the main The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401,(541)686-0540,w .satreemuo.com The Church of Jesus Christ of Latter -clay Saints —Willamette Valley Oregon Temple Page 6 of 6 Development Issues Meeting — Narrative and Questions parapet to the quadrant parapet the roof offset is 5'-4". From the quadrant parapet to the mechanical parapet the roof offset is 8'-1". With this, this standard is satisfied. Question: Does staff agree that the proposed temple satisfies the Cl zone building design standards as they are proposed herein? 5. Fire and Emergency Services. a. Access and Fire Hydrants. Site access will be provided with the construction of one new driveway access on International Way and two new driveway accesses on Corporate Way. Connected drive aisles will be provided around three sides of the proposed building. There are two existing hydrants on the south side of International Way fronting the subject property as well as one existing hydrant on Corporate Way abutting the property. Request: Please have the Fire Marshal's Office review the proposal and comment as to the adequacy of site and building perimeter access as well as the adequacy or need for fire hydrants. 6. Other Information. Question: Temple facades and spires are typically lit at night for religious significance. Are there any lighting restrictions that would prohibit the lighting of the fagade at night? Question: Given the above information and questions, as well as the attached Land Use Analysis, is there anything else that staff would like to share with the applicant regarding this project? This concludes the applicant's Development Issues Meeting narrative and questions. In advance the applicant wishes to express their appreciation of staff time and effort in preparing responses to these questions. Sincerely, 1ZLchcwd1M. Satyei Richard M. Satre, AICP, ASLA, CSI Principal The Satre Group The Satre Group • 375 West 4'^ Avenue, Suite 201, Eugene, OR 9]401 • (541) 6864540. 1oMysa1Mgrouo com October 7, 2021 THE CHURCH OF JESUS CHRIST OF LATTER-DAY SAINTS WILLAMETTE VALLEY TEMPLE Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 Land Use Analvsis The key to successful property development in Oregon is thorough research and analysis of prospective regulations and requirements, followed by the planning, design, and regulatory approval processes. Success comes by taking things one step at a time; each step providing clarity and focus for the next round of activity. The first step is research and analysis, where we identify land use, physical, and environmental requirements, as well as lay the groundwork for next steps. The results of this initial land use analysis is presented below. This analysis is based on public data. It documents existing conditions and potentially applicable land use regulations. BACKGROUND A. Planning Context Local long-range land use is governed by the Eugene -Springfield Metropolitan Area General Plan (Metro Plan); often supplemented with a more specific refinement plan and/or neighborhood plan. The Metro Plan and if applicable, refinement plan, is then followed by site-specific zoning. Sometimes, zoning is comprised of base zoning and additional overlay zones. For the subject property, the Metro Plan, Gateway Refinement Plan, and Springfield Zoning Map are applicable to the subject property. Additional Planning documents, including the Springfield Transportation System Plan, the Springfield Stormwater Facilities Master Plan and Wastewater Master Plan also apply. Excerpt Springfield Zoning Map January 2021 PLANNERS + LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS 375 West 4th, Suite 201, Eugene, OF 97,101 Phone: 541.606A.A0 www.satregroup.com rr� `1j iH( SAiRE GROUP Sub'eot Property Planning and Zonin Metro Plan Desi nation campus Industnal Refinement Plan Desiqnatign Cam us IntlusMal Base Zone __ _ _ Oauyusln _ _ OverlayZane Floodplain and Drinking Water Protection Development, PLANNERS + LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS 375 West 4th, Suite 201, Eugene, OF 97,101 Phone: 541.606A.A0 www.satregroup.com rr� `1j iH( SAiRE GROUP The Church of Jesus Christ of Latter -Day Saints — Willamette Valley Temple Page 2 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 B. Physical Setting The site is located north of International Way in the Gateway area of Springfield. It is comprised of four tax lots (Map 17-03-15-40, Tax Lots 3200, 3300, 3400, and 3500) and is approximately 11.05 acres in size'. The site abuts office facilities to the east, west and south. To the north is an undeveloped city -owned parcel being held in reserve for neighborhood stormwater management. Subjac[ Property Google Earth March 2021 C. Development Objective The Church plans on constructing a new temple — the Willamette Valley Temple — on the property. LAND USE ANALYSIS A. Regulatory Review The following plans, documents and database sources were included in this review: 1. Planning and Zoning. a. Aerial Photographs (Google Earth). b. Regional Land Information Database (RLID). c. Eugene — Springfield Metropolitan Area General Plan (Metro Plan). d. Gateway Refinement Plan. e. Springfield Zoning Map. 2. Transportation. a. Eugene -Springfield Metropolitan Area Transportation Plan (TransPlan). b. Springfield 2035 Transportation System Plan. c. Lane Transit District (LTD) System Map. 3. Utilities. a. Springfield Stormwater Facilities Master Plan. b. Springfield Wastewater Master Plan. c. Springfield Storm and Sanitary Infrastructure. d. Springfield Wellhead Protection Areas Map. e. Springfield Utility Board (SUB)— Water and Electric Infrastructure. 4. Natural Resources. a. Springfield Natural Resources Study Report. b. Springfield Wetland Inventory Map. c. Springfield Floodplain Floodway Map. 5. Parks and Open Space. a. Willamalane Park and Recreation District Comprehensive Plan —Project Maps. A property line adjustment (Case No. 811-21-000002-1f)(P1), approved on February 23, 2021, adjusted the southern boundary of Tax Lot 3400, thereby reducing the total subject property to 10 29 acres. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • wwwsatrearouo.com The Church of Jesus Christ of Latter -Day Saints– Willamette Valley Temple Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 Page 3 of 12 6. Development Standards. a. Springfield Development Code – Land Use Districts (Chapter 3), Development Standards (Chapter 4), and Land Use Process and Applications (Chapter 5). B. Findings 1. Planning and Zoning. _ °".' a. Jurisdiction: City of Springfield _ _ h. Metro Plan: Campus Industrial c. Refinement Plan: Campus Industrial =i:• ;°0° 7; , d. Base Zoning: Campus Industrial l , e. Overlay Zoning: Drinking Water Protection and soFloodplain Development f. Map: 17-03-15-40 i �,��\tJ, •'��r. g. Tax Lots: 3200, 3300, 3400, and 3500 h. Acreage: 10.29 acres — -----INTERNa-auev-:-.__s_ 2. Transportation. a. Metro Area TransPlan. The metro area's adopted transportation plan, The Eugene – Spdngfield Transportation System Plan (TransPlan), adopted in 2001 and amended in 2002, does not include projects abutting the subject property but does include a few nearby. These are new Collector Street projects in the vicinity of the nearby PeaceHealth Riverbend medical campus (Projects 715, 721 and 756) and an Urban Standards project improving an existing nearby street (Project 724). These improvements are included in the City of Springfield 2035 Transportation System Plan. Tax Lot RLIO 2014 xpl. N Ettent� fwd Excerpt Transportation System Plan City of Springfield 2020 b. City of Springfield 2035 Transportation System Plan. The City of Springfield's transportation plan adopted in 2014 and updated in 2020, does not include any projects abutting the subject property. As with TransPlan, the Springfield TSP includes projects on nearby streets (new Minor Collector projects R-5 and R-6 at the nearby PeaceHealth RiverBend campus). These improvements will be implemented as development occurs. c. Street Classification. There are two abutting streets - International Way and Corporate Way. Springfield's Street Classification Map identifies International Way as a collector street and Corporate Way as a local street. The street classification carries with it a standard right-of-way (ROW). The standards are as follows: The Satre Group • 375 Wasai Avenue, Suite 201, Eugene, OR 97401 . (541) 681 • w satreorouo.com The Church of Jesus Christ of Latter Day Saints —Willamette Valley Temple Page 4 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 Street Classfcation I Existing ROW =Min ROW I Existing Curb- to -Curt ' Max/Min - Curb -to -Curb International Wa all 1 72feet 72/56feet i 48feet 1 52/36 feet Co orate Wa Local Street 150 feel 1 57141 feet 124 feet 1 36 120 feet Public Transit. The metro area's public transit system, Lane Transit District (LTD), provides service near the development via the EMX Springfield route. LTD's International Center Station is just to the east of the subject property with transfer station located in the center of International Way. There is a flashing beacon pedestrian crosswalk to the island and a dedicated bus only lane in each direction. e. Bicycle and Pedestrian Facilities. There are setback sidewalks but no bike lanes. 9 Excerpt LTD System Map 2019 3. Utilities. a. Stormwater and Wastewater. The subject site is located in the North Gateway Stormwater Drainage Basin. The Springfield Stormwater Facilities Master Plan identifies one capital improvement project, "Low Priority CIP 43," to address current issues around water quality from the campus industrial area. (The stormwater system for the subject property and others along International Way flooded in 1996.) Capital Improvement Map Excerpt (Fig. 5-1) Stormwater Facilities Master Plan City of Springfield 2008 City of Springfield 2008 The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • wwwsatrearouo.com The Church of Jesus Christ of Latter -Day Saints — Willamette Valley Temple Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 Stormwater service is available to the site through a line that exists in International Way that extends along the eastern boundary to the tax lot to the north. Wastewater service is also available to the site via International Way and Corporate Way. Page 5 of 12 b. Water and Electric Service. There is sufficient capacity within the water and electric system to support the proposal. Wellhead Protection. The Springfield Wellhead Protection Areas Map shows the subject site as within the 1 -year Time of Travel Zone along the western boundary and within the 2 -year Time of Travel Zone for the remainder of the property. Development of the property is therefore subject to the Drinking Water Protection Overlay District and certain land use criteria will apply. 'a ',,to SPORTS WAY 4e' INTERITIfjn AY y o • .. •-• . Excerpt Wellhead Protection Areas Map City of Springfield 2019 4. Natural Resources. a. The Springfield Natural Resources Study identifies a wetland to the north of the property, the Maple Island Slough. The slough is protected by a 50 -foot setback. It is far enough north of the subject property that the setback will not impact the proposed development. Excerpt N.Lml Resources Study 2011 The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w .satrearouo.com The Church of Jesus Christ of Latter -Day Saints -Willamette Valley Temple Page 6 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 b. Most of the subject property is in the Special Flood Hazard Area —Floodplain Zone AE (the blue hatch). Zone AE is the 100 -year flood plain with base flood elevation determined. A portion of the site is in Zone X, areas of 500 -year floodplain (the yellow hatch). Excerpt Floodplain Flood,vay Map City of Springfield 2019 5. Parks and Open Space. a. Willamalane Park and Recreation District. Willamalane Park and Recreation District does not include projects in the vicinity of the subject property. 6. Development Standards. The Springfield Development Code (SDC) governs all lands within Springfield's city limits and its urban services area. All six chapters apply to the subject site, but three in particular, detailed here and including Land Use Districts (Chapter 3), Development Standards (Chapter 4), and the Development Review Process and Applications (Chapter 5), are particularly applicable. As land use applications are prepared, a detailed review of the Code will be required. A brief overview of relevant sections follows. NOTE: Always refer to the full code when generating plarl� applications. a. Land Use Districts (Chapter 3). Within Chapter 3, the project will need to comply with SDC 3.2-400 Industrial Zoning Districts, SDC 3.3-200 Drinking Water Protection Overlay District and 3.3-400 Floodplain Overlay District. • SDC 3.2-400 Industrial Zoning Districts. o 3.2-415 Schedule of Use Categories (Table). • A temple has characteristics of the following outright permitted uses in the Cl zone: - Corporate headquarters, regional headquarters, and administrative offices. - Educational facilities in business parks including, but not limited to, professional vocational and business schools; and job training and vocational rehabilitation services. • Temples differ from typical churches in that they are used for religious Instruction (i.e., education). In this way, temples are an educational facility with similar characteristics of the use category listed as "educational facilities." • Church headquarters are located in Salt Lake City, Utah. The Church has additional administrative facilities throughout the world to support the function and mission of the Church. To be sure, temples are not typically Church ecclesiastical administrative offices, but in a way, since they draw from a large geographic region, they do function as a type of regional The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w aatrearouo.com The Church of Jesus Christ of Latter -Day Saints- Willamette Valley Temple Page 7 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 "headquarters" for Church membership. As discussed previously, the temple "district" will draw members from throughout the Willamette Valley, the Central Cost, and Central Oregon. Currently, these members must travel either to the Portland Temple in Lake Oswego, or the Medford Temple located in Central Point. o 3.2-420 Base Zone Development Standards (Table). • The following Base Zone Development Standards apply: - Minimum Development Area: 10,000 sq. ft. - Minimum Street Frontage: 75 ft - Maximum Lot Coverage: Limited by requirements in other sections of the code. - Front Yard, Street Side Yard and Through Lot Rear Yard Setback: Local Street: 20 ft Collector or Arterial: 30 ft - Parking, Driveway, and Outdoor Storage: 5 ft - Building separation from other Buildings within the CI District: 20 ft - Maximum Building Height: 45 ft - Footnotes: (4) Setbacks must be landscaped. (6) Incidental equipment may exceed height standards. 3.2-425 Cl District—Operational Performance Standards. • All applicable on-site design standards specified in Section 3.2-445 shall be met; D. Office and commercial uses shall not primarily serve the public; G. Proposed uses shall also comply with the additional performance standards listed below: 1. Air pollution. Air pollution shall not be discernable at the property line by a human observer relying on a person's senses without the aid of a device. 2. Fire and explosive hazards. All activities involving the use, storage or disposal of flammable or explosive materials shall comply with the Uniform Fire Code as most recently adopted by the City. 3. Glare. Glare resulting from exterior lighting, including low -intensity pedestrian -level lighting, shall be controlled by deflecting light away from abutting uses and from public rights-of-way as specified in Section 4.5-100. 4. Groundwater protection. Proposed development utilizing hazardous materials that may impact groundwater quality shall be as specified in Section 3.3-200. 6. Noise. The maximum permitted noise levels in decibels across lot/parcel lines and district boundaries shall be as specified in OAR 340-035-0035, Noise and Control Standards for Industry and Commerce. 8. Vibration. Be use, other than a temporary construction operation, shall be operated in a manner that causes ground vibration that can be measured at the property line. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • v satrecrouo corn The Church of Jesus Christ of Latter -Day Saints- Willamette Valley Temple Page 8 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 3.2-430 Cl District—Monitoring Uses. A. Cl District uses shall be monitored with a Pre -certification process. Pre- certification applies to all new uses and any change of use in the CI District. B. The Director shall review the proposed use prior to the submittal of a development application or in some cases, a building permit. The Director shall consider both the permitted uses and the operational performance standards specified in Sections 3.2-415 and 3.2-425. If the Director does not approve the Pre -certification, the applicant may submit a request in writing to the Director to make a determination that the proposed use is similar to a permitted use. If the Director cannot make a determination that the proposed use is similar to a permitted use, the applicant may apply for an Interpretation as specified in Section 5.11-100. After Pre -Certification by the Director, the form will be kept on file in the Development Services Department to be used for continued compliance with Section 3.2-415. 3.2-445 Campus Industrial Design Standards. A. Building Exteriors. Building design shall include a combination or architectural elements and features, including but not limited to offsets, windows, entrances, and roof treatments. 1. Offsets. Offsets shall occur at a minimum of every 100 feet of lineal building wall by providing recesses or extensions with a minimum depth of 4 feet. • EXCEPTION: Variations in building materials, including but not limited to wood siding, brick, stucco, textured concrete block, tile, glass, stone or other suitable materials may be used instead of offsets. • The Director, in consultation with the Building Official, may approved other suitable materials without the need for a Variance. Smooth - faced concrete panels or prefabricated steel panels may be used as accents but shall not dominate the building exterior. • Exterior colors for buildings and fences shall be subdued or earth tones. 2. Windows. Ground floor windows are required for all office and commercial uses. All elevations of office and commercial buildings abutting any street shall provide at least 50 percent of their length and at least 25 percent of the ground floor wall area as windows and/or doors that allow views into lobbies, merchandise displays, or work areas. • EXCEPTIONS: A mural, that does not include any advertising, may be used to meet 50 percent of the ground floor window standard specified above. Murals are regulated under Chapter 8.234 of the Springfield Municipal Code, 1997. 3. Entrances. To the greatest extent practicable, all new buildings in the Cl District shall be oriented toward both exterior and internal streets. a. The primary entrance to all buildings in the Cl District shall be visible from the street; and b. A weather -protected area, including, but not limited to awnings or canopies, at least 6 feet wide, shall be provided at all public entrances. 4. Roof Treatments. The following roof treatments are required. a. Sloped roofs and multiple roof elements shall be the primary methods for roof treatment. Variations within one architectural style; visible roof lines and roofs that project over the exterior wall of a building enough to cast a shadow on the ground and architectural The Satre Group • 375 West 41h Avenue, Suite 201, Eugene, OR 97401 • (541) 6664540 • w satreorouo com The Church of Jesus Christ of Latter -Day Saints -Willamette Valley Temple Page 9 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 methods used to conceal flat roof tops may also be used. Mansard style roofs shall not be permitted. If building wall offsets are used, offsets or breaks in roof elevation with a minimum of 3 feet or more in height may be used for every 100 feet of lineal building wall. B. Landscaping. The following landscaping standards are in addition to standards specified in Section 4.4-105: 1. A minimum of 35 percent of each development area shall be landscaped open space. 2. Plants shall be sized to attain 90 percent coverage of required landscape areas, within 3 years of installation. Plantings of native species and plant communities shall achieve 90 percent coverage within 5 years of installation. 3. At least 10 percent of the interior of a parking lot having 20 or more packing spaces shall be landscaped. This standard is in addition to any landscaping setbacks required in Section 3.2-420. C. Screening. Screening shall be as specified in Section 4.4-110. In addition, truck parking for vehicles necessary for the operation of the facility shall be screened by a masonry or concrete wall that is an extension of the building and complements the facade of the building. The wall shall have a minimum height of 8 feet. The wall shall totally conceal trucks from public view and shall meet the setback requirement specified in Section 3.2-420. D. Pedestrian Walkways and River Access. 1. Walkways from a sidewalk to building entrances. A continuous pedestrian walkway shall be provided from the primary frontage sidewalk for pedestrians to access building entrances. 2. Walkways from parking lots to building entrances. Internal pedestrian walkways shall be developed for persons who need access to the buildings from the parking lots. The walkways shall be located within the parking lots and designed to provide access from the parking lots to the entrances of the buildings. The walkways shall be distinguished from the parking and driving areas by use of any of the following material: special pavers, brick, raised elevation, scored concrete or other materials as approved by the Director. 3. In the Gateway Cl District, access to the McKenzie River, both for pedestrians and bicycles, shall be addressed in the site design, where specified in the applicable refinement plan or TransPlan. 3.3-200 Drinking Water Protection Overlay District. 0 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. • As shown above, the subject property meets this standard as it is in a wellhead TOTZ. • If the standard is met, see remainder of Section 3.3-200 for requirements. • 3.3-400 Floodplain Overlay District. o 3.3-410 Applicability. • The FP Overlay District applies to all areas of special flood hazard. • As shown above, the subject property meets this standard as it is in a special flood hazard area. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • wwansatnsxoupsam The Church of Jesus Chnst of Latter -Day Saints- Willamette Valley Temple Page 10 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 • If the standard is met, see remainder of Section 3.3-400 for requirements. Development Standards (Chapter 4). SDC Chapter 4, Development Standards, addresses general development standards that could apply, depending on a particular proposal, to any property in Springfield. Chapter 4 is 97 pages long. The following Sections apply to the project. See the full text of the Code for specific requirements. • 4.2-100 Infrastructure Standards - Transportation. 0 4.2-105 Public Streets. 0 4.2-120 Site Access and Driveways. 0 4.2-125 Intersections. 0 4.2-130 Vision Clearance. a 4.2-135 Sidewalks. a 4.2-140 Street Trees. 0 4.2-145 Lighting Standards. • 4.3-100 Infrastructure Standards - Utilities. 0 4.3-105 Sanitary Sewers. 0 4.3-110 Stormwater Management. 0 4.3-120 Utility Provider Coordination. 0 4.3-125 Underground Placement of Utilities. o 4.3-130 Water Service and Fire Protection. 0 4.3-140 Public Easements. • 4.4-100 Landscaping, Screening and Fence Standards. 0 4.4-105 Landscaping. 0 4.4-110 Screening. o 4.4-115 Fences. • 4.5-100 On -Site Lighting Standards. 0 4.5-105 Purpose and Applicability. 0 4.5-110 Illumination and Height. • 4.6-100 Vehicle Parking, Loading and Bicycle Standards. 0 4.6-115 Parking Lot Design. o 4.6-120 Parking Lot Improvements. o 4.6-125 Parking Space Requirements. 0 4.6-135 Loading Areas - Facility Design and Improvements. 0 4.6-145 Bicycle Parking - Facility Design. o 4.6-150 Bicycle Parking - Improvements. 0 4.6-155 - Bicycle Parking - Number of Spaces Required. d. Development Review Process and Applications (Chapter 5). SDC Chapter 5, The Development Review Process and Applications contains requirements applicable to all land use proposals in Springfield's jurisdictions. Those applicable to the subject property include the following. 5.1-100 The Development Review Process. 0 5.1-120 Pre -Development Meetings. • 5.17-100 Site Plan Review. III, LAND USE APPLICATIONS Land use approval is required prior to the issuance of any building permits. Required land use applications for the subject property, in sequential order, are as follows. The Satre Group • 375 West 4t" Avenue, Suite 201, Eugene, CR 97401 • (541) 686-4540 •..satreorouo.ppm The Church of Jesus Christ of Latter -Day Saints —Willamette Valley Temple Page 11 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 A. Development Issues Meetings (SDC 5.1-120A) 1. A Development Issues Meeting (DIM) is required for certain land use applications. For other applications, a Development Issues Meeting is voluntary. (It is required for Site Plan Review applications.) Regardless of whether required or voluntary, a DIM is an excellent opportunity to present a development proposal and ask questions of city staff prior to generating a particular application. The meeting is tailored to address specific issues or concerns. 2. As part of the Development Issues Meeting process, the City of Springfield distributes application material to key staff that review, prepare for, and attend the meeting. 3. As this is not a land use decision, no 'decision' is issued. However, there is a take -away of city responses to submitted questions. 4. Meetings are generally scheduled 10 to 15 working days from application submittal. B. Interpretations (SDC 5.11-100) 1. Interpretations can be requested when a specific use is not specifically identified in the Code. Interpretations can be informal (a Type II process with public notice and Planning Director decision) orformal (a Type III process with public notice, public hearing and Planning Commission decision). An application includes a description of the proposed use, its operational characteristics, structures and other improvements, and findings in response to applicable criteria. Following a staff recommendation, the Planning Commission holds a hearing and renders a decision. C. Site Plan Review (SDC 5.17.100) 1. Site Plan Review is a Type II land use application that provides a process to regulate the manner in which land is used and developed, ensuring compliance with various public policies and objectives. In Springfield, Site Plan Review is required for most new development, additions, or expansions. It is a Planning Director decision and includes public notice, but no public hearing. D. Final Site Plan Review (SDC 5.17-135) 1. The Final Site Plan submittal incorporates all approval conditions from the Site Plan Review decision into a revised set of plans. Upon approval of Final Site Plan review, the city executes a Development Agreement which is then signed by the applicant. D. Drinking Water Protection (SDC 3.3-200) 1. The Drinking Water Protection (DWP) Overlay District is established to protect aquifers used as potable water supply sources from contamination. Di requirements establish procedures and standards for the physical use and storage of hazardous or other materials harmful to groundwater by requiring development approval for new and existing land uses. Drinking Water Protection is a Type I procedure — no public notice and staff decision. E. Floodplain Development (SDC 3.3-400) 1. The Floodplain (FP) Overlay District is established to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas. Development proposals must follow specific standards, including minimum elevations. Floodplain Development is a Type I procedure — no public notice and staff decision. IV. PRELIMINARY SITE PLAN A preliminary site plan has been generated for the proposed development. A site plan has great value in assisting with initial land use analysis and in providing an explanation and the asking questions in a pre -application meeting. The Satre Group • 375 West 4'h Avenue, Suite 201, Eugene, OR 97401 • (541) 61 • www satreamuo. cam The Church of Jesus Christ of Latter -Day Saints —Willamette Valley Temple Page 12 of 12 Land Use Planning Analysis Map 17-03-15-40, Lots 3200, 3300, 3400, and 3500 V. ATTACHED INFORMATION 1. Planning and Zoning. a. Google Earth — Aerial Photograph with Site Boundaries. b. Regional Land Information Data Base (RLID) — Tax Lot Reports and Tax Lot Map. c. City of Springfield —Refinement Plan Map. d. City of Springfield —Base Zoning. 2. Transportation. e. City of Springfield — TSP 20 -Year Improvement Projects: As Development Occurs f. City of Springfield —TSP Recommended Frequent Transit Network 3. Utilities. g. City of Springfield— Wellhead Protection Map. h. City of Springfield— Existing Stormwater and Wastewater Infrastructure Map. 4. Natural Resources. i. City of Springfield — Floodplain Floodway Map. VI. CONCLUSION AND RECOMMENDATION The above information represents a brief outline of known and discovered applicable planning, zoning and site development requirements for the contemplated development of the subject property. It is recommended that a pre -application meeting (Development Issues Meeting) be scheduled and undertaken to clarify and/or confirm the findings herein. We hope this initial land use analysis proves helpful. Our office is available to discuss these findings, provide additional graphics upon request, or assist with additional project needs'. Sincerely, 2 LJ,wwd M. Satre Richard M. Satre, AICP, ASLA, CSI Principal The Satre Group The information presented herein is the professional opinion of the primary author based on interpretation of applicable land use bases within a particular jurisdiction. It is limited to the information as interpreted to the best of our abilities and is not warranted beyond this opinion. Opinions in no way represent or imply information, decisions, opportunities, potentialities or outcomes not in control of the author. The Satre Group • 375 West 4'^ Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • wwwsatrearouo,com v � M f - .b �ft auorarti'','a'; --