HomeMy WebLinkAboutPacket, Pre PLANNER 11/23/2021Pre -Submittal Meeting
Development and Public Works Department
Reem 61
PRE -SUBMITTAL MEETING DATE:
Tuesday, December 7, 2021
10:00 a.m. - 11:00 a.m.
DPW Conferenee Room 616
Pre -Submittal (Site Plan Mod Major) #811 -21 -000300 -PRE 811-20-000235-PROJ Ninth St.
Properties
Assessor's Map: 17-02-31-31 TL: 4200, 4201, 4500, 4600, 4700, 4701, 4800, 4900
Address: 3294 Main Street
Existing Use: Les Schwab Tire Stores
Applicant has submitted plans for store remodel, including interior and exterior work
Planner: Drew Larson
Meeting: Tuesday, December 7, 2021 10:00 — 11:00 via Zoom
VICINITY MAP
811 -21 -000300 -PRE Pre -Submittal Meeting
17-02-31-31 TL 4200, 4201, 4500, 4600, 4700, 4701, 4800, 49000
3294 Main Street
Les Schwab
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
W 0#/
Revised 1/7/14 Ia_ 1 of 11
Site Plan Review Pre -Submittal: ❑ iMajor Site Plan Modification Pre -Submittal:
Site Plan Review Submittal: ❑ Ma'or Site Plan Modification Submittal: ❑
Required Project Information (Applicant. complete this section)
Applicant Name: Matt Hannigan Phone: (541)416-5238
Company: Les Schwab Tire Centers of Oregon Email:'" fthaw.t.hassgar l@s.hwab.coml
Address: P.O. Box 5350, Bend, OR 97708
Applicant's Rep.: Suzannah Stanley
Phone: 971-346-3808
Company: Mackenzie
Email: sstanley@mcknze.com
Address: 1515 SE Water Avenue #100, Portland, OR 97214
Property Owner: Matt Hannigan
Phone: (541)416-5238
Company: Les Schwab Tire Centers of Oregon
Er llt matlhew.thannlgan@leaschwab.mm
Address: P.O. Box 5350, Bend, OR 97708
ASSESSOR'S MAP NO: 1762313
TAX LOT NO S g=.'g o,28o11664500,04606,04700,04701,
Property Address: 3294 Main Street, Springfield, OR 97478
Size of Property: 157,532 Acres ❑ Square Feet
Proposed No. of
Proposed Name of Project: Les Schwab Springfield Main Street Store Remodel
Description of If you are filling in this form by hand, please attach your proposal description to this application.
The proposed project is a within -the -walls remodel, also infilling most of the existing canopy area. Iixterior work limited to
Proposal: refresh of materials entry en hancement, and driveway and sidewalk work alona 33rd.
Existing Use: Les Schwab Tire Store
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): NIA sf
Si natures: Please sign and Drint Mour name and date in the aDDroDriate
Required Project Information (City Intake Staff.,
Associated Applications:
box on the next Dace.
complete this section)
Signs:
Pre -Sub Case No.:
Date:
Reviewed by:
Case No.:
Date:
Reviewed by:
Application Fee: $
Technical Fee: $
Posta a Fee: $
TOTAL FEES: $
I PROJECT NUMBER:
Revised 1/7/14 Ia_ 1 of 11
MAC KENZIE.
MAJOR SITE PLAN
REVIEW
MODIFICATION
APPLICATION
To
City of Springfield
For
Les Schwab #027
Dated
November 17, 2021
Project Number
2210232.00
MACKBNLB
Snce 19f
Rverfasl Center 11515 SB Wata Avenue, Suite IM, Porllan , OR 97214
M 111 RO Box 14310, Pm1laM, OR97293 I T.Yx3.224.95 1�.meb .com
M.
TABLE OF CONTENTS
I. PROJECTSUMMARY.............................................................................................1
II. INTRODUCTION................................................................................................... 2
Descriptionof Request...............................................................................................
2
Site& Surrounding Land Use.......................................................................................
2
Description of Proposed Development........................................................................
3
III. SPRINGFIELD DEVELOPMENT CODE APPROVAL CRITERIA.........................................4
Chapter 3 Land Use Districts.......................................................................................
4
Section 3.2-300 Commercial Zoning Districts..................................................................................4
Section 3.3-200 Drinking Water Protection Overlay District...........................................................5
Chapter 4 Development Standards..............................................................................
6
Section 4.2-100 Infrastructure Standards—Transportation............................................................
6
Section 4.3-100 Infrastructure Standards—Utilities......................................................................
13
Section 4.4-100 Landscaping, Screening and Fence Standards.....................................................
14
Section 4.5100 On -Site Lighting Standards..................................................................................
16
Section 4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards .....................................
17
Section 4.7-100 Specific Development Standards.........................................................................
17
Section 4.8-100 Temporary Use Standards...................................................................................
18
Chapter 5 The Development Review Process and Applications ...................................
18
Section 5.17-100 Site Plan Review.................................................................................................
18
IV. CONLCUSION.....................................................................................................
28
EXHIBITS
A. Application Form
1. Site Plan Review Major Modification Application Form
2. DWP Overlay District Development Application Form
B. Deed
C. Plans
D. Stormwater Management System Scope of Work
E. Preliminary Title Report
F. Hazardous Materials Handling, Storage and Emergency Spill Response Training Plan
G. Setback Waiver
H. Photometric Study
M.
I. PROJECT SUMMARY
Applicant:
Les Schwab Tire Centers of Oregon
PO Box 5350
Bend, OR 97708
Owner:
Same as applicant
Site Address:
3294 Main Street
Springfield, OR 97478
Assessor Site Acreage:
1702313104200 (0.66 AC)
1702313104201 (0.01 AC)
1702313104500 (0.29 AC)
1702313104600 (1.09 AC)
1702313104700 (0.54 AC)
1702313104701 (0.39 AC)
1702313104800 (0.32 AC)
1702313104900 (0.32 AC)
Total: (3.62 AC)
Zoning:
Community Commercial District (CC)
Overlay Zones:
Drinking Water Protection (DWP) Overlay District
Neighborhood Refinement Plan:
Mid -Springfield Refinement Plan
Comprehensive Plan:
Commercial (Eugene -Springfield Metropolitan Area General Plan)
Adjacent Zoning:
Community Commercial District (CC)
Existing Structures:
The site contains three existing buildings at 3294 Main Street: the
existing tire center (8,620 SF), the alignment center (8,720 SF), and
the truck shop (7,460)
Request:
This application requests Major Site Plan Modification and Drinking
Water Protection approval for the modernization of the
approximately 8,620 SF existing building including partial renovation
for interior and exterior work.
Project Contact:
Suzannah Stanley
Mackenzie
1515 SE Water Avenue, 11100
Portland, OR 97214
sstanley@mcknze.com
971-346-3808
1
M.
II. INTRODUCTION
Description of Request
The purpose of the project is to refresh the existing store. The existing store previously received site plan
review approval under case file number DRC2004-00033. The site abuts residential zoning to the north;
therefore, a Type II Major Modification to that Site Plan Review is required.
Site & Surrounding Land Use
The subject site is located at the northwest corner of the intersection of Main Street and 33rd Street in
Springfield, Oregon. The address is 3294 Main Street, Springfield, OR 97478. The site includes eight tax
lots: tax map 17023131, tax lots 4200, 4201, 4500, 4600, 4700, 4701, 4800, and 4900. Each lot is developed
and relatively flat.
No changes are proposed to the existing pylon sign (approximately 25' high), which will remain as an
existing nonconforming sign in conformance with SMC 8.232 (a setback waiver was approved for the sign
on August 4, 1969, under Reception No. 75965; see Exhibit G). Other existing signs may be relocated, and
a newwall sign is proposed on the existingtire center (see elevations on A201 in Exhibit Q. Sign permitting
will be conducted separately from this application.
The subject site currently contains three buildings with canopies totaling approximately 24,800 SF. The
distribution of uses on the property is presented in Table 11.1 below:
TABLE 11.1 EXISTING BUILDINGS
Building Use Area
Existing Tire Center
Customer service
8,620 SF
Existing Alignment Center
Tire Shop
8,720 SF
Existing Truck Shop
Warehouse
7,460 SF
TOTAL
24,800 SF
The total existing paved area is approximately 86,568 SF. The total landscaping and open space area is
46,164 SF. There are 77 parking spaces including three accessible spaces.
The subject site has frontages on Main Street and 33rd Street. Access to the site is provided via 32nd
Street, a public right-of-way that was improved and dedicated with a prior project. The City has indicated
that improvements to 32nd Street will not be required with this proposal. The Springfield Transportation
System Plan (TSP) lists Main Street as a minor arterial and 33rd Street as a local road/alley. Main Street is
a 5 -lane road with bike lanes in both directions. Pedestrian amenities on Main Street include sidewalks,
curb cuts, cross walks, and a bus shelter. The 11 -bus line stops on Main Street in front of the tire center.
33rd Street does not include vehicle lane striping or pedestrian amenities.
This site is located within the Community Commercial District (CC) with a Drinking Water Protection (DW P)
Overlay (10 to 20 -year Time of Travel Zone). The Comprehensive Plan designation for the site is
Commercial (Eugene -Springfield Metropolitan Area General Plan).
M.
Description of Proposed Development
The proposed project is a within -the -walls remodel, also infilling most of the existing canopy area. Exterior
work is limited to refresh of materials, an entry enhancement, driveway, sidewalk work consisting of
upgraded sidewalk, landscaping, and grading improvements along 33rd Street. Other than a 10' deep
landscape area that will be added between the building and right-of-way, no changes are proposed to the
landscaping. The tire wash station will be moved from outside the building to inside. No changes are
proposed to other paved areas, access points, trash areas, signs, utility connections, or. stormwater.
The floor plan included with this application in Exhibit C, sheet A002, shows proposed building area by
use. As shown, there is 2,915 SF of proposed warehouse/storage use, 2,666 SF of service space, 1,906 SF
of showroom space, and 385 SF of office space.
M.
III. SPRINGFIELD DEVELOPMENT CODE APPROVAL CRITERIA
Applicable standards of the Springfield Development Code (SMC) are addressed below, to demonstrate
the project's compliance with applicable approval criteria.
Chapter 3 Land Use Districts
Section 3.2-300 Commercial Zoning Districts
3.1-310 Schedule of Use Categories
The fallowing uses are permitted in the districts as indicated, subject to the provisions, additional
restrictions and exceptions specified in this Cade. Uses not specifically listed may be approved as specified
in Section 5.11-100.
"P"= PERMITTED USE subject to the standards of this Code.
SITE PLAN REVIEW SHALL BE REQUIRED unless exemored elsewhere in this Code.
Automotive, Marine and Mobile/Manufactured Hames
Sales, Service, Storage and Repair (Section 4.7-115)
Response: The project is an expansion of the existing Les Schwab tire store, which includes sales, service,
storage, and repair of tires and accessories. The operation is a permitted use (P) in the subject CC zone
(Automotive sales and services: tires). The applicable provisions, additional restrictions, and exceptions
specified in this Code are addressed in the responses provided in this narrative. This standard is met.
3.1-315 Base Zane Development Standards
The fallowing base zone commercial development standards are established.
TABLE ADAPTED FROM SMC 3.2-315 BASE ZONE DEVELOPMENT STANDARDS
0&.n.d.,d Community Commercial District Proposal
Minimum Area
The site is made up of several
tax lots ranging from .01 to
6,000 SF
1.09 acres, totaling approx.
3.62 AC (157,532 SF), no
changes proposed
Minimum Street Frontage
50'
500+', no changes proposed
All Panhandle Lots/Parrels
40'
N/A
Minimum Street Frontage
Maximum Lot/Parcel
lot/parcel coverage limited only by
Coverage
standards in other Sections of this
15.7%, no changes proposed
Cade.
M.
Minimum Landscaping
Minimum requirements defined by
standards in other Sections of this
29.3%
Code.
Maximum Parking, loading
Lot/parcel coverage limited only by
and vehicular circulation
standards in other Sections of this
55%, no changes proposed
area coverage
Code.
Landscaped Setbacks
Building Setback
Approx. 9' (in conformance
with the dimensional standards
in place at the time of site plan
10'
approval received under
DRC2004-00033) (east side of
the tire center), no changes
proposed
Parking, driveway, and
5
12' (abutting Main Street to
outdoor storage setback
south), no changes proposed
Maximum Building Height
When abutting an LDR or
No Maximum, except as specified
MDR District to the north
below
Defined by the Maximum Shade
Point Height requirement of
Section3.1-115A.1.b., or up to 50
Approx. 15', no changes
feet south of a northern lot/parcel
proposed
line a plane extending south with an
angle of 23 degrees and originating
from the top of a 16 foot
hypothetical fence located on the
northern lot/parcel line.
Response: As shown in the attached plans (see Exhibit C, sheet C1.10), the proposed design comp ies with
the applicable standards as presented in the table above, though no changes are proposed which would
affect compliance except landscaping. The landscaped area is currently approximately 29.3% but will
increase to 29.9% with the proposal. These standards are met and exceeded.
Section 3.3-200 Drinking Water Protection Overlay District
3.3-235 Standards far Hazardous Materials within Time of Travel Zones
Applications shall comply with thefollowing standards. Where thefollowing standards are more restrictive
than the standards of the Springfield Fire Code, thefollowing standards apply:...
D. Ten to Twenty Year TOTZStandards. The storage, handling, treatment, use, production orkeeping
on premises of more than 10 gallons of hazardous materials that pose a risk to groundwater in
aggregate quantities is allowed only upon compliance with containment and safety standards
specified by the most recent Fire Code adopted by the City.
Response: According to the Drinking Water Protection Area Map published by the City, the subject site is
located within a 10 to 20 -year TOTZ. A DWP application for this project will be submitted concurrently.
Exhibit A.2 contains information demonstrating compliance with the DWP standards.
M.
Chapter 4 Development Standards
Section 4.2-100Infrastructure Standards—Transportation
4.1-105 Public Streets
A. General Provisions.
1. All public streets and alleys must be improved as specified in this Code and must be
dedicated through the approval of a subdivision plat orby acceptance of a deed approved
by the City.
Response: No new streets or alleys are proposed, and no lots will be created through platting or
deed revisions. The site is developed and uses the existing street system. This standard does not
apply. 33rd does not meet current standards, and as shown in the attached plans (see Exhibit C,
sheet C1.10), improvements will be constructed to the northern extent of the area of work. The
improvements are proportional and are related to the remodeling scope of the project.
1. Functional Classification of Streets. The City's street system consists of streets that are
classified as Major and Minor Arterial streets, Major and Minor Collector streets, Local
streets and Alleys, consistent with the Springfield Transportation System Plan (Figure 1)
and the Federally Designated Roadway Functional Classification map, contained in the
Regional Transportation Plan. Local Streets include all streets not classified as Arterial or
Collector streets.
Response: Street classification is recognized.
3. New connections to arterials and state highways must be consistent with any designated
access management category.
Response: The proposed application does not include any new connections. This standard does
not apply.
B. An applicant may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic
impacts from proposed development and needed mitigation measures. A TIS is required if any of
the fallowing criteria are met:
1. Peak Hour Threshold. If change in land use orintensification of an existing use generates
100 or more trips during any peak hour as determined by procedures contained in the
most recent edition of the Institute of Transportation Engineers Trip Generation Manual,
a TIS shall be performed by a registered professional engineer.
1. Average Daily Traffic Threshold. If a change in land use orintensification of an existing use
generates 1,000 or more trips per day as determined by procedures contained in the most
recent edition of the Institute of Transportation Engineers Trip Generation Manual, a TIS
shall be performed by a registered professional engineer.
3. Variance and Known Issues Threshold. The Director may determine that a TIS is necessary
to support a request for a Variance from the transportation provisions of this code or
where traffic safety, street capacity, future planned facility, or multimodal concerns may
be associated with the proposed development.
4. The nature and extent of the TIS scope shall be determined by the Director based upon a
trip distribution and assignment prepared by the Applicant. At a minimum, locations
impacted by more than 10 trips during the identified peak hour shall be included in the
trip distribution and assignment.
M.
5. The Director may modify TIS requirements consistent with applicable local and regional
transportation system plans and the intent of this Code when existing conditions make
their strict application impractical or inconsistent with accepted site planning or
transportation planning principles.
Response: This project does not meet the above criteria as this application is not for a change in land use
and no intensification of the existing use will occur as the proposed changes are focused on modernization
and aesthetics. Therefore, a TIS is not required; this standard does not apply.
C. Minimum street curb -to -curb widths and minimum street right -of --way widths are as specified in
Table 4.1-1, unless otherwise indicated in the Springfield Transportation System Plan, an
applicable Refinement Plan, Plan District, Master Plan, Conceptual Development Plan, or the
adopted bicycle and pedestrian plan, where necessary to achieve rightrof-way and street
alignment, or as needed to meet site-specific engineering standards, including but not limited to
requirementsformu/ti-way boulevard and/ormodem roundabout designs. Example street layouts
meeting minimum street standards are provided in Figures 4.1-B through 4.2-V for illustrative
purposes only. These Figures are intended to demonstrate potential street configurations that
' Additional right-of-way may be required to accommodate a center turn lane where significant volumes of left -
turn traffic occur.
Response: The subject site is adjacent to Main Street, 33rd Street, and 32nd Street. No new streets or
alleys are proposed. The site is developed and uses the existing street system. This standard does not
apply.
D. Street Network Standards—General Criteria
Response: No new streets are proposed. This standard does not apply
E Street Network Standards—Needed Housing. The development of needed housing, as defined in
ORS 197.303, must meet thefollowing street networkstandards, unless the applicant elects review
under the general criteria in Section 4.1-105D....
Response: No new streets are proposed. This standard does not apply.
F. Medians.
Response: No new streets are proposed. This standard does not apply.
G. Additional Right -of --Way and Street Improvements.
1. Whenever an existing street of inadequate width is abutting or within a development area
requiring Development Approval, dedication of additional rightrof-way is required.
Whenever street dedication results in rightrof-way that does not connect with the City
street system, a deed restriction shall be recorded with the Lane County Deeds and
M.
Records stating that the property shall not be built upon until a fully improved street is
constructed to serve the property, and connect with the City street system.
Response: No existing streets of inadequate width are abutting the site. According to the
Transportation System Plan (TSP), Main Street is classified as a Major Arterial with minimum 100'
right-of-way and 76' curb -to -curb width; because sufficient right-of-way and curb -to -curb width
appear to be available, no additional right-of-way dedication is required or proposed. According
to the TSP, 33rd Street is classified as a Local Street, less than 15% slope, with minimum 50' right-
of-way and minimum 36' curb -to -curb width; because sufficient right-of-way and curb -to -curb
width appear to be available, no additional right-of-way dedication is required or proposed.
According to the TSP and further clarification provided by City engineering in the Development
Issues Meeting of September 23, 2021 32nd Street is classified as both a Minor Arterial and a
Collector, with 60' to 70' minimum right-of-way and minimum 36' to 48' curb -to -curb width;
because sufficient right-of-way and curb -to -curb width appear to be available, no additional right-
of-way dedication is required or proposed. This standard does not apply.
1. Whenever a proposed land division or development will increase traffic on the City street
system and the development site has unimproved street frontage, that street frontage
shall be fully improved to City specifications in accordance with the fallowing criteria:...
Response: This proposal is not for a land division and the proposed remodel is not expected to
increase traffic. This standard does not apply.
3. An approved performance bond or suitable substitute in a sufficient amount to ensure the
completion of all required improvements, including the installation of sidewalks and
accessways is required prior to occupancy or Final Plat approval when necessary to ensure
compliance with a development agreement.
Response: This provision is understood.
4. Partial -width streets shall be permitted only if both of the following approval criteria are
met:...
Response: No partial -width streets are proposed. This standard does not apply.
5. If the developer bears the full cost of dedicating the necessary right -of --way far and/or
constructing partial -width street improvements, the developer may retain a reserve strip
subject to the fallowing terms and conditions:...
Response: No reserve strip is proposed.
H. Where a development would result in the need to improve a railroad crossing, or an approach to
a railroad crossing, the developer must bear the cost for the permitting and improvements. When
other property owners are benefited, other equitable means of cost distribution may be approved
by the City.
Response: No rail crossings are required. This standard does not apply.
Traffic Control Devices.
1. All traffic control signs, pavement markings, street name signs, and other traffic control
devices must be in conformance with the U.S. Department of Transportation's Manual of
Uniform Traffic Control Devices for Streets and Highways (including Oregon supplements),
the City's Engineering Design Standards and Procedures Manual, and the Development &
Public Works Standard Construction Specifications and this Code.
1. Unless otherwise approved by the Public Works Director.
M.
The developer is responsible far providing and installing all traffic control devices
and street name signs as necessary to support the proposed development.
b. Where a proposed street intersection will result in an immediate needfar a traffic
signal, the developer shall bear the cast for the improvements. When other
property owners are benefited, other equitable means of cast distribution may be
approved by the City.
Response: No changes are proposed to proposed traffic control signs, pavement markings, or street name
signs. These standards do not apply.
J. Bus turn out lanes must be consistent with current standards in the City's Engineering Design
Standards and Procedures Manual.
Response: No changes to bus turn -out lanes are required. This standard does not apply.
K. Street names are assigned as specified in the Springfield Municipal Cade.
Response: No new street names are proposed. This standard does not apply.
M. Special Street Setbacks.
Response: No special street setbacks are required or proposed. This standard does not apply.
4.2-120 Site Access and Driveways
Response: The proposed development has direct access to public streets, including Main Street, 33rd
Street, and 32nd Street, along the frontage of the property. No changes are proposed to driveways. These
standards do not apply to this remodel project.
4.2-125 Intersections
Response: The existing intersection of Main Street and 32nd Street adjacent to the subject site is directly
opposed and laid out at right angles. No changes are proposed to intersections. These standards do not
apply.
4.1-130 Vision Clearance
A. All lots or parcels must maintain a Vision Clearance Area to provide adequate sight distance for
approaching traffic. Vision clearance areas must be shown on Site Plans for applicable land use
applications.
B. No screens, plantings, or other physical obstructions are permitted between 174 and 8 feet above
the established height of the curb in the Vision Clearance Area.
EXCEPTION: Items associated with utilities or publicly -owned structures far example, poles, and
signs, and existing street trees—may be permitted.
C. The Vision Clearance Area must be in the shape of a triangle. Two sides of the triangle must be
property lines or a property line and edge of driveway far a distance specified in this Subsection.
Where the property lines ordriveway edge have rounded corners, they are measured byextending
them in a straight line to a paint of intersection. The third side of the triangle is a line across the
corner of the lot or parcel joining the non -intersecting ends of the other 1 sides. The fallowing
measurements establish the Vision Clearance Area:
Type of Intersection
Measurement Along Each Property Line
Any Street
20 feet
An Alley
15 eet
M.
Any Driveway I 10 fee[
Response: As indicated in the development plans included with this application in Exhibit C (see sheet
C1.10), the subject site is located on a corner lot, and a clear area is maintained at the access to Main
Street. A clear area is also maintained on the southeastern corner of the property at the intersection of
Main Street and 33rd Street. Sidewalk upgrades are proposed along the driveway on 33rd and no new
encroachments into vision clearance triangles are proposed. No screen or other physical obstruction is
proposed. These standards are met.
4.1-135 Sidewalks
A. Sidewalks and planter strips abutting public streets shall be located wholly within the public street
right -of --way, unless otherwise approved by the Director.
Response: As shown in the attached plans (see Exhibit C, sheet C1.10), the existing and proposed
sidewalks and planter strips abutting Main Street and 33rd Street, public streets, are located wholly within
the public street right-of-way. This standard is met.
B. Sidewalks shallbe designed, constructed,replaced orrepaired as specified in the City's Engineering
Design Standards and Procedures Manual, the Development & Public Warks Standard
Construction Specifications and the Springfield Municipal Cade.
Response: As shown in the attached plans (see Exhibit C, sheet C1.10), the proposed sidewalks and
sidewalk improvements are as specified in the applicable criteria, consistent with existing sidewalk design.
These standards are met.
C. Concrete sidewalks must be provided according to Section 4.1-105.C, Table 4.1-1, and the
fallowing criteria:
1. Sidewalks must conform to the existing or planned street grades.
1. Sidewalks must conform to currentADA standards.
3. Sidewalks must be separated from the curb by the planting strip, except when necessary
for 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
black, 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.
5. 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 5 feet of unobstructed width on arterial class
streets and 4 feet on all other streets.
Response: As shown in the attached plans (see Exhibit C, sheet C1.10), the proposed sidewalks and
sidewalk improvements are as specified in the applicable criteria, consistent with the existing sidewalk
design along Main Street. No obstructing facilities are located within the sidewalk. These standards are
met.
D. Planter strips are required as part of sidewalk construction.Planter strips must be at least 4.5jeet
wide (as measured from the back of curb to the edge of the sidewalk) and long enough to allow
10
M.
the street tree to survive. Planter strips must have approved landscaping consisting of street trees
and ground cover allowed per the City's Engineering Design Standards and Procedures Manual.
Tree wells set in concrete or sidewalk areas must be a minimum of 4 feet by 4 feet. Concrete,
asphalt or other impermeable pavement are not allowed to substitute for landscaping within
planterstrips.
Response: As shown in the attached plans (see Exhibit C, sheet U.10), planter strips will be provided along
the new sidewalk on 33rd. They measure at 1T by 8. This standard is met.
EXCEPTION: Planter strips less than 4.5 feet wide may be permitted when necessary for connectivity,
safety, or to comply with street design requirements, subject to approval by the Director.
E Maintenance of sidewalks is the continuing obligation of the abutting property owner.
Response: This standard is understood.
4.1-140 Street Trees
Street trees are those trees required within the public right -of --way. The primary purpose of street trees is
to create a streetscope that benefits from the aesthetic and environmental qualities of an extensive tree
canopy along the public street system. Street trees are attractive amenities that improve the appearance
of the community, provide shade and visualinterest and enhance the pedestrian environment. Street trees
also improve air quality, reduce stormwater runoff, and moderate the micro -climate impacts of heat
absorbed by paved surfaces. Street trees may be located within a planter strip or within individual tree
wells in a sidewalk, round -about, or median.
EXCEPTION: In order to meet street tree requirements where there is no planter strip and street trees
cannot be planted within the public fight -of -way, trees shall be planted in the required front yard orstreet
side yard setback of private property as specified in the applicable zoning district.
A. New Street Trees. New street trees shall be at least 1 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.
Response: As shown in the attached plans (see Exhibit C, sheet L1.10), three new street trees are planted
on 33rd. The three existing street trees adjacent to Main Street will be retained. These standards are met.
B. Existing Street Trees
1. Street Tree Retention Standards. Existing trees may meet the requirementfor street trees
(i.e., trees on the City Street Tree List specified in the City's Engineering and Design
Standards and Procedures Manual with a minimum caliper of 1 inches) if excavation or
filling far proposed development is minimized within the dripline of the tree. Sidewalks of
variable width, elevation, and direction may be used to save existing trees, subject to
approval by the Director.
Existing street trees shall be retained as specified in the Engineering Design Standards and
Procedures Manual, unless approvedfor removal as a condition of Development Approval
or in conjunction with a street construction project.
1. Street Tree Removal Standards.
a. City rem oval of existing street trees within the public rightrof-way is exemptfrom
the Vee felling regulations specified in Section 5.19-100.
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b. Existing street trees on private property cannot be removed without prior
authorization by the Director. Removal of 5 or more street trees on private
property is subject to the tree felling standards specified in Section 5.19-100.
C. Existing street trees on private property must not be removed to accommodate
additional or expanded driveways.
3. Street Tree Replacement Standards. Where possible, any street tree proposed to be
removed shall be replaced with a tree at least 1 inches in caliper.
a. It is the responsibility of the City to plant any replacement tree within the public
right -of --way.
b. It is the responsibility of the property owner to plant any replacement street tree
on private property, either as a condition of a Tree Felling Permit or when the
property owner removes a street tree on private property without the City's
authorization. Any replacement street tree shall meet the standards specified in
Subsection A, above.
C. Whenever the property ownerremoves a street tree within the publicright-of--way
without the City's authorization, that person is responsible for reimbursing the
City for the full value of the removed tree, to include replanting and watering
during the 1 -year tree establishment period.
Response: As shown in the attached plans (see Exhibit C, sheet L1.10), the existing street trees adjacent
to the site will be retained. No street trees will be removed. These standards do not apply.
C. Street Tree Maintenance Responsibility.
1. Maintenance of street trees in the public fightrof-way shall be performed by the City.
1. Maintenance of street trees on private property shall be performed by the property owner.
3. Removal of street trees on private or public property does not constitute maintenance.
Any removal of street trees on private property is subject to prior approval by the City as
specified in Section 4.1-1408.1.b. above.
Response: The property owner/applicant understands that maintenance of street trees in the public right-
of-way will be performed by the City and that maintenance of street trees on private property will be
performed by the property owner.
4.1-145 Street lighting
Response: No changes are proposed to street lighting. This standard does not apply.
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 far the extension of the multi -use path through the development area by
the dedication of public easements or rights -of --way. The developer bears the cast of multi -use
path improvements...
Response: No multi -use paths are abutting the development. This section does not apply.
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4.1-160Accessways
A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets, residential
areas, neighborhood activity centers, industrial or commercial centers, transit facilities, parks,
schools, open space, or trails and paths where no public street access exists. Accessways may also
be used as a secondary emergency access. Accessways must be dedicated as public right -o¢ -way
during the development review process...
Response: The site has access to public streets. No accessways or dedicated easements are proposed.
This section does not apply.
Section 4.3-100Infrastructure Standards—Utilities
4.3-105 Sanitary Sewers
Response: The site contains existing development with connection to the sanitary sewer system. No new
development requiring additional connection is proposed. These standards do not apply to the remodel.
4.3-1105tormwater Management
A. Stormwater Management Regulations. By implementing the policies set forth in the currently
approved Stormwater Management Plan, provide far the effective management of stormwater
and drainage from the City into the groundwater and watercourses within the City and its
urbanizing area, minimize demand on the Citys stormwater management system, and alleviate
future costs of treating the discharge; promote water quality, • preserve groundwater and the
vegetation and rivers it supports, reduce peak storm flaws; minimize public and private losses due
to flood conditions, and minimize stormwater discharge impacts on water quality and quantity
and stream flow patterns, including peak and base flows in intermittent and perennial streams,
within the McKenzie River and Willamette River watersheds.
Response: The proposed site modifications do not create any new impervious area; upgrades to the
existing stormwater system are not required. This section does not apply to the proposed project.
4.3-115 Water Quality Protection
Response: The site does not contain any WQLWs. This section does not apply.
4.3-117 Natural Resource Protection Areas
Response: The site does not contain any natural resource protection areas. This section does not apply.
4.3-120 Utility Provider Coordination
A. All utility providers shall be responsible far 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.
Response: The developer understands their responsibility for the design, installation, and cost of utility
lines and facilities to the satisfaction of the utility provider. These standards are met.
4.3-115 Underground Placement of Utilities
Response: No changes are proposed to utility systems. This standard does not apply.
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4.3-130 Water Service and Fire Protection
Response: As shown in the attached plans (see Exhibit C, sheet C1.30), the subject development area is
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, and fire hydrants and mains are
provided. No changes are proposed. These standards do not apply to this project.
4.3-140 Public Easements
Response: No new utility easements are required or proposed. These standards do not apply.
Section 4.4-100 Landscaping, Screening and Fence Standards
4.4-105 Landscaping
B. Three types of landscaping may be required:
1. Landscaping standards for private property as specified in this Section and other Sections
of this Cade.
1. Street trees in the public right -of --way as specified in Section 4.1-140.
3. Curbside planter strips in the public rightrof-way as specified in Section 4.1-135.
Response: Specific standards related to these types of landscaping are addressed below.
C. Materials and installation costs of planting and irrigation other than what is required by the
Minimum Development Standards (Section 5.15-100) shall not be required to exceed 10 percent
of the value of the new development, including parking facilities. The Director shall determine the
location, quantity and quality of required landscaping as specified in this Cade.
Response: The Minimum Development Standards do not apply to this application. The applicant is not
requesting relief from providing any of the required landscaping. This standard does not apply.
D. Unless otherwise specified in this Cade, the fallowing areas of a /at/parcel shall be landscaped:
1. All required setback areas and any additional planting areas as specified in the
appropriate zoning district.
1. Parking lot planting areas required in this Section.
Response: No changes are proposed to the existing landscaped areas. ld of landscaped setback area is
being added on the corner adjacent to the tire center building being modified.
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
1. Ten shrubs, 5 gallons orlarger.
3. Lawn and/or groundcaver may be substituted jar trees or shrubbery, unless required jar
screening when there are adequate provisionsfar ongoing maintenance.
EXCEPTION: These standards do not apply to single-family and duplex dwellings on
individual lotslparcels in the LDR District.
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Response: As shown in the attached landscaping plans (see Exhibit C, sheet L1.10), no changes are
proposed to the existing landscaped areas. 10' of landscaped setback area is being added on the corner
adjacent to the tire center building being modified. These standards are met.
F. Parking lot planting areas shall include 1 canopy tree at least 1 inches in caliper that meets City
street tree standards as may be permitted by the City's Engineering Design Standards and
Procedures Manual and at least 4 shrubs, 5 -gallon or larger, for each 100 square feet of planting
area. Shrubbery that abuts public right -of --way or that is placed in the interior of any parking lot
shall generally not exceed 2-1/1 feet in height at maturity. Parking lot planting areas shall include:
1. Parking and driveway setback areas specified in the applicable zoning district and
2. 5 percent of the interior of a parking lot, exclusive of any required parking setbacks, if 24
or more parking spaces are located between the street side of a building and an arterial
or collector street, and are visible from any street.
3. See also Section 3.1-140D.8.c. for multifamily design standards.
Response: As shown in the attached plans (see Exhibit C, sheet U.10), the parking and driveway setback
areas are landscaped for compliance with the applicable standards in the existing plantings as part of the
previous approval received on the site. No new parking lot planting areas are proposed. No parking spaces
are located between the street side of a building and an arterial or collector street (Main Street and 33rd
Street); therefore, the interior parking lot landscaping requirement does not apply to the proposed
development. These standards do not apply.
G. Allnew required planting areas shallbe provided with a permanent underground irrigation system
unless where planted with native species or plant communities, or as may be exempted by the
Director.
Response: The irrigation system will meet this standard and is proposed to be submitted concurrently
with the building permit. This standard is met.
H. Landscaped setbacks abutting required screening on the some property may be exempted by the
Director from planting requirements if the area is not visible from any public rightrof-way or
adjacent property.
Response: No setbacks on the property meet this exemption.
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.
1. 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.
3. The Planting Plan may be required to include specifications for topsoil, including depth
and organic matter requirements, to ensure the health and vitality of required planting.
Where planting areas have been excavated, the Planting Plan shall provide for the
replacement of topsoil. All waste material shall be removed from required planting areas
prior to the application of topsoil.
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Inspection may be made by the Director prior to planting to verify proper rough
grade and installation of irrigation systems.
b. Plant materials and soil preparation may be inspected prior to or in conjunction
with the occupancy inspection to ensure that placement, quantity, size and variety
conform to the approved Planting Plan and the requirements of this Section.
Nursery tags identifying variety and species shall remain on plant specimens until
the Final Building Inspection by the Building Official or the issuance of a Certificate
of Occupancy.
Response: As indicated in the landscaping plans, the applicant provides methods for the protection of
existing plant material, as noted on the compliant planting plan. No planting areas will be excavated for
the planting areas. These standards are met.
4.4-110 Screening
A. Unless otherwise specified in this Code, screening shall be required:
1. Where commercial and industrial districts abut residential districts and no approved
screening exists;
1. For outdoor mechanical devices and minor and major publicfacilities;
3. For outdoor storage yards and areas in non-residential districts abutting residential
districts along their common property line,
4. For trash receptacles;
5. For automobile wrecking and salvage yards, and
6. For multifamily developments.
Response: The site abuts a residential district, but no changes are proposed to any of these areas.
4.4-115 Fences
Response: No new fences are proposed. This section does not apply.
Section 4.5-100 On -Site Lighting Standards
4.5-110 Illumination and Height
A. On-site lighting shall be the minimum illumination necessary for a given application including
parking areas and vehicle sales areas. All exterior light fixtures shall be shielded or recessed so
that direct glare and reflection are contained within the boundaries of the property, and directed
downward and awayfrom abutting properties, public rights -of --way,• and riparian, wetlands and
other protected areas identified in this Code on the some property.
B. Height.
1. The height of a free standing exterior light fixture shall not exceed 25 feet or the height of
the principal permitted structure, whichever is less. In this case, height is measured as the
vertical distance between the paved surface and the bottom of the light fixture.
1. EXCEPTIONS.
The Director may allow an increase to the standard in Subsection B.1., above when
a determination is made that personal security is an issue, special security needs
exist, or where vandalism or crime are possible. The Director may consider specific
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site characteristics, level of vehicle and pedestrian conflict, special security needs,
and history or likelihood of crimes in making the determination. Any approved
increase shall be the minimum necessary to achieve the desired result.
The height of a free standing exterior light fixture within 50 feet of any residential
district and riparian, wetlands and othersimilarlyprotected areas shall not exceed
12 feet.
C. The height restriction in Subsection B.1., above shall not apply to lighting used to
illuminate outdoor performance areas, sport and recreation facilities, and
playfields, unless these light fixtures are located within 50 feet of a residential
district.
Response: As indicated in the lighting plan included with this application (Exhibit H) the proposed on-site
lighting is the minimum illumination necessary for the application including parking areas. All exterior light
fixtures are shielded and/or recessed so that direct glare and reflection are contained with the boundaries
of the property and are directed downward and away from abutting properties and public rights-of-way,
designed for compliance with the applicable standards regarding height. These standards are met.
Section 4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards
4.6-110 Vehicle Parking—General
Response: No changes to floor area or number of parking spaces are proposed. This section does not
apply.
4.6-135 Loading Areas—Facility Design and Improvements
Response: No new loading areas are required or proposed. This section does not apply.
4.6-145 Bicycle Parking—Facility Design through 4.6-155 Bicycle Parking—Number of Spaces Required
Response: No changes to floor area or the number of bicycle parking spaces are proposed. This section
does not apply.
Section 4.7-100 Specific Development Standards
4.7-115 Auto, Manufactured Dwelling, RV, Boat, Motorcycle and Truck Saes, Service and Rentals
C. All activities associated with motor vehicle repair and service, with the exception of maintenance
activities including the pumping gas or changing tires, shall take place within a building
constructed to ensure that noise or odors do not disturb the normal operation or tranquility of
neighboring residential, commercial, campus industrial or public land uses. Storage of motor
vehicles to be repaired shall be screened by a sight -obscuring fence. Service stations in the NC
District shall be limited to 1 pumps. A 5 -foot wide landscape strip shall be installed along the street
frontage of all service stations.
Response: The existing and proposed use is a tire service shop. The proposed remodel will enclose the
current service canopies as well as relocate the current outdoor tire wash station inside the building.
These improvements will ensure that any associate noise or odors do not disturb the neighboring land
uses. This standard is met.
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Section 4.8-100 Temporary Use Standards
4.8-110 Manufactured Dwelling as a Construction Office
A manufactured dwelling, provided it meets City and State construction and safety standards for the
proposed use, may be usedfor a temporary construction office in any zoning district until the construction
is complete.
Response: As shown in the attached plans (see Exhibit C sheet C1.10), a manufactured dwelling that meets
City and State construction and safety standards for the construction office use is proposed as a temporary
construction office in the subject commercial zoning district until construction on the proposed
development is complete. This standard is met.
Additionally, a customer showroom trailer will be placed within the parking row to the west of the existing
tire center during the remodel of the retail space.
Chapter 5 The Development Review Process and Applications
Section 5.17-100 Site Plan Review
5.17-105 Purpose and Applicability
B. Site Plan Review is requiredfar.
1. Multifamily residential, commercial, public and semi-public, and industrial development
or uses, including construction of impervious surfaces far parking lots and storage areas,
including:
a. New development on vacant sites and redevelopment as a result of demolition
and removal of existing buildings and impervious surfaces on a formerly occupied
site, except where a proposed development qualifies as an MDS Application in
accordance with SDC Section 5.15.
b. Additions or expansions that exceed either 50 percent of the existing building
grass floor area or 5,000 square feet or more of new building grass floor area
and/or impervious surface area, except where a proposed development qualifies
as an MDSApplicadan in accordance with SDCSection 5.15.
C. Additions, expansions and changes of use, regardless of size or intervening use,
that:
L Contain or are within 150 feet of the tap of bank (as measured from the
property line of the subject property) of any Water Quality Limited
Watercourses (WQLW) identified on the WQLW Map on file in the
Development Services Department;
ii. Contain or are within 100 feet of the tap of bank (as measured from the
property line of the subject property) of any direct tributaries of WQLW
identified on the WQLW Map on file in the Development Services
Department;
iii. Are located within the City's urbanizable area, outside of the city limits
or
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iv. Are located within 50 feet of residentially zoned or designated land (as
measured from the property line of the subject property).
V. EXCEPTIONS:
(a) The Director may determine that a Type II Site Plan Review does
not apply to certain changes of use required under Subsections
I1.c.i. through iv., above if a finding is made that the change of
use will not have an adverse impact on water quality and/or
residential uses. In this case, the change of use may be reviewed
under Minimum Development Standards procedures specified in
Section 5.5-100 or a Minor Site Plan Modification as specified in
Section 5.17-145.
(b) Developed or partially developed industrial properties 5 acres or
greater in size that have never obtained Final Site Plan Review
approval prior to the adoption of this Code may obtain Final Site
Plan Equivalent Map approval as specified in Section 5.17-135.
This approval is necessary to allow the property owner to use the
Site Plan Modification process specified in Section 5.17-145 for
future additions or expansions.
Discretionary Uses, where applicable.
Development within the area of adopted DevelopmentArea Plans and Conceptual
Development Plans.
Any uses listed in the applicable zoning, overlay or plan district, which specifically
require Site Plan Review.
g. Certain wireless telecommunications systems facilities. See Section 4.3-145 for
siting standards and review process far applicable underlying zoning district.
Response: The proposed remodel is subject to Site Plan Review due to the project's location adjacent to
the single-family residential zone to the north. These standards apply.
C. No development permit will be issued by the City prior to approval of the Preliminary Site Plan
application
Response: This standard is understood and will be met.
5.17-110 Review
A. Pre -Application Options. Although voluntary, prospective applicants are generally encouraged to
request a Development Issues Meeting (informal process) or Pre -Application Report (formal
process) as specified in Section 5.1-110.
Response: The applicant requested a Development Issues Meeting, which was conducted on September
23, 2021. This standard is met.
B. Site Plans are reviewed under Type II procedure, unless otherwise specified elsewhere in this Code.
Response: The subject site plan is reviewed under the Major Site Plan Review Modification process, a
Type II procedure. This standard applies.
5.17-115 Phased Development
Response: No phased development is proposed. This standard does not apply.
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5.17-110 Submittal Requirements
All Site Plan applications shall be prepared by an Oregon licensed Architect, Landscape Architect Civil
Engineer or Surveyor as determined by the Director. A Site Plan shall contain all the elements deemed
necessary by the Director to demonstrate that provisions of this Code are being fulfilled and may include,
but not be limited to, thefallowing:
A. General Requirements. A Site Plan shall be drawn in ink on quality paper and shall contain the
following information:
1. The scale (appropriate to the area involved and sufficient to show detail of the plan and
related data, for example: 1" = 30; 1" = 50' or 1" = 100), north arrow, and date of
preparation;
1. The street address and assessor's map and tax lot number,•
3. The dimensions (in feet) and size (either square feet or acres) of the development area,
4. Proposed and existing buildings: location, dimensions, size (grass floor area), conceptual
floor plan, setbacks from property lines, distance between buildings and height,
5. The location and height of proposed or existing fences, walls, outdoor equipment and
storage, trash receptacles and signs,
6. Proposed number of employees andfuture expansion plans,
7. Area and percentage of the site proposed far buildings, structures, driveways, sidewalks,
patios and other impervious surfaces. This information is necessary to allow staff to
determine the Site Plan Review fee;
8. Observance of solar access requirements as specified in the appropriate zoning district
9. Exterior elevations of all buildings and structures proposed for the development site,
10. Area and dimensions of all property to be conveyed, dedicated or reserved for common
open spaces, recreational areas and other similar public and semi-public uses.
B. A Site Assessment of the entire development area prepared by an Oregon licensed Landscape
Architect or Engineer and drawn to scale with existing contours at 1 foot intervals and percent of
slope that precisely maps and delineates the areas described below. Proposed modifications to
physical features shall be clearly indicated. The Director may waive portions of this requirement if
there is a finding that the proposed development will not have an adverse impact on physical
features or water quality, either on the site or adjacent to the site. Adjacent properties include
those within the distances specified in Section 5.17-105. Information required for adjacent
properties may be generalized to show the connections to physical features. A Site Assessment
shall contain thefollowing information:
1. The name,location,dimensions, direction off/ow and top of bank of all watercourses that
are shown on the Water quality Limited Watercourse Map on file in the Development
Services Department;
1. The 100 -year floodplain and floodway boundaries on the site, as specified in the latest
adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment
or Letter of Map Revision,
3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the Wellhead
Protection Areas Map on file in the Development Services Department
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4. Physical features including, but not limited to significant clusters of trees and shrubs,
watercourses shown on the Water quality Limited Watercourse Map and their riparian
areas, wetlands and rock outcroppings; and
5. Soil types and water table information as mapped and specified in the Soils Survey of Lane
County.
6. Natural resource protection areas as specified in Section 4.3-117.
G An Access, Circulation and Parking Plan complying with the provisions of this Code and containing
the fallowing information:
1. The location, dimensions and number of typical, compact and disabled parking spaces;
including aisles, landscaped areas, wheel bumpers, directional signs and striping;
1. On-site vehicular and pedestrian circulation;
3. Access to streets, alleys and properties to be served, including the location and dimensions
of existing and proposed driveways and driveways proposed to be closed;
4. Exterior lighting as specified in Subsection H. below,
5. The location, type and number of bicycle spaces,
6. The amount of gross floor area applicable to the parking requirement far the proposed
use,
7. The location of off-street loading areas,
8. Existing and proposed transit facilities,•
9. A copy of a Right -of --way Approach Permit application, where the property has frontage
on an Oregon Department of Transportation (ODOT) facility,• and
10. A Traffic Impact Study prepared by a Traffic Engineer as specified in Section 4.2-105A.4.
D. ALandscape Plan, drawn by a Landscape Architect orotherprofessional approved by the Director,
complying with the provisions of this Code that contains the fallowing information.
1. Screening as specified in Section 4.4-110,
1. The use of plantings in erosion centro/ and stormwater treatment facilities, if any,•
3. A permanent irrigation system, unless specifically exempted as specified in Section 4.4-
100,
4. Street trees as specified in Section 4.1-140,
5. A specifications list far all materials to be used shall accompany the Planting Plan. Plant
sizes shall be listed at the time of installation, and shown on the Planting Plan at mature
size; and
6. A description of planting methods as specified in Section 4.4-100.
E An Improvements Plan complying with the standards of Sections 4.1-100,4.1-100 and 4.3-100 that
contains thefollowing information:
1. The name and location of all existing and proposed public and private streets within or on
the boundary of the proposed development site including the right -of --way and paving
dimensions, and the ownership and maintenance status, if applicable;
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1. Location of existing and required traffic can "I devices, fire hydrants, streetlights, power
poles, transformers, neighborhood mailbox units and similar public facilities,•
3. The location, width and construction material of all existing and proposed sidewalks,
sidewalk ramps, pedestrian access ways and trails, and
4. The location and size of existing and proposed utilities and necessary easements and
dedications on and adjacent to the site including sanitary sewer mains, stormwater
management systems, water mains, power, gas, telephone, and cable TV. Indicate the
proposed connection points.
F. A Grading, Paving and Storm water Management Plan drawn to scale with existing contours at 1 -
foot intervals and percent of slope that precisely maps and addresses the information described
below. In areas where the percent of slope is 10 percent or more, contours may be shown at 5 -
foot intervals. This plan shall show the stormwater management system for the entire
development area. For Site Plans with more than 5,000 square feet of new paving area, an Oregon
licensed Civil Engineershall prepare the plan. Where plants are proposed as partofthe stormwater
management system, an Oregon licensed Landscape Architect may be required. The plan shall
include thefollowing components:
1. Roof drainage patterns and dischargelocations,
1. Pervious and impervious area drainage patterns,
3. The size and location of stormwater management systems components, including but not
limited to: drain lines, catch basins, dry wells and/or detention ponds, stormwater quality
measures, • and natural drainageways to be retained,•
4. Existing and proposed elevations, site grades and contours and
5. A stormwater management system plan with supporting calculations and documentation
as required in Section 4.3-110 shall be submitted supporting the proposed system. The
plan, calculations and documentation shall be consistent with the Engineering Design
Standards and Procedures Manual to allow staff to determine that the proposed
stormwater management system will accomplish its purposes.
G. A Phased Development Plan, where applicable, that indicates any proposed phases for
development including the boundaries and sequencing of each phase as specified in Section 5.17-
115. Phasing shall progress in a sequence that promotes street connectivity between the various
phases and accommodates other required public improvements, including but not limited to,
sanitary sewer, stormwater management, water and electricity.
H. An On-site Lighting Plan showing the location, orientation, and maximum height of all proposed
exterior light fixtures both free standing and attached. The lighting plan shall also detail the type
and extent of shielding, including cut-off angles and the type of illumination, the wattage,
luminous area, and a photometric test reportfar each light source.
1. Additional information and/or applications required at the time of Site Plan Review applications
submittal shall include thefollowing items, where applicable:
1. A brief narrative explaining the purpose of the proposed development and the existing use
of the property.
1. If the applicant is not the property owner, written permission from the property owner is
required as specified in Subsection 5.4-1058.1.
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3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian
connections, fire hydrants and other transportation/fire access issues within 100 feet of
the proposed development area.
4. How the proposal addresses the standards of the applicable overlay district, where
applicable.
5. How the proposal addresses Discretionary Use criteria, where applicable.
6. A Tree Felling Permit as specified in Section 5.19-100.
7. An Annexation application, as specified in Section 5.7-100, where a development is
proposed outside of the city limits but within the Citys urban service area and can be
serviced by sanitary sewer.
8. A wetland delineation approved by the Department of State Lands shall be submitted
concurrently, where there is a wetland on the property.
9. Evidence that any required Federal or State permit has been appliedfor or approved shall
be submitted concurrently.
10. A Geotechnical Report prepared by an Engineer shall be submitted concurrently, if the
required Site Assessment specified in Section 5.17-110 indicates the proposed
development area has unstable soils and/or a high water table as specified in the Soils
Survey of Lane County.
Response: As demonstrated in the Exhibits included with this application, a compliant site assessment;
access, circulation, and parking plan; landscape plan; improvements plan; grading, paving, and
stormwater management plan; on-site lighting plan; and this narrative are included with this site plan
application. These standards are met.
5.17-115 Criteria
The Director shall approve or approve with conditions: a Type 11 Site Plan Review application upon
determining that approval criteria in Subsections A. through E, below have been satisfied. If conditions
cannot be attached to satisfy the approval criteria, the Director shall deny the application.
A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan
diagram, Plan District map, and Conceptual Development Plan.
Response: The subject CC zoning is consistent with the Metro Plan diagram/Eugene-Springfield
Metropolitan Area General Plan designation of commercial and with the applicable Mid -Springfield
Refinement Plan diagram. These standards are met.
B. Capacity requirements of public and private facilities, including, but not limited to, water and
electricity; • sanitary sewer and stormwater management facilities and streets and traffic safety
controls shall not be exceeded and the public improvements shall be available to serve the site at
the time of development unless otherwise provided for by this Code and other applicable
regulations. The Public Works Director or a utility provider shall determine capacity issues.
Response: As demonstrated in the responses provided in this narrative and as shown in the attached plans
in Exhibit C, capacity requirements of public and private facilities and streets and traffic safety controls
will not be exceeded, and the public improvements will be available to serve the site at the time of
development. Because the remodel is limited to the existing tire center and will not intensify the
development, it is appropriate to limit the new frontage improvements to the northern extent of the
building and driveway. These standards are met.
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C. The proposed development shall comply with all applicable public and private design and
construction standards contained in this Code and other applicable regulations.
Response: As demonstrated in the responses provided in this narrative and as shown in the attached plans
in Exhibit C, the proposed development complies with all applicable public and private design and
construction standards contained in this Code and other applicable regulations. These standards are met.
D. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic, bicycle
and pedestrian safety to avoid congestion, provide connectivity within the development area and
to adjacent residential areas, transit stops, neighborhood activity centers, and commercial,
industrial and public areas, minimize driveways on arterial and collector streets as specified in this
Code or other applicable regulations and comply with the ODOT access management standards
for State highways.
Response: No changes are proposed to the parking areas or ingress/egress locations. Improvements are
proposed to the driveway from 33rd Street to the site. These standards are met.
E Physical features, including, but not limited to: steep slopes with unstable soil or geologic
conditions, • areas with susceptibility of flooding, significant clusters of trees and shrubs,
watercourses shown on the WQLW Map and their associated riparian areas, other riparian areas
and wetlands specified in Section 4.3-117,• rock outcroppings; open spacer and areas of historic
and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760,
358.905-955 and 390.135-140, shall be protected as specified in this Code or in State or Federal
law.
Response: No regulated physical features are known to exist on the subject site at the time of this
application. If any objects of historic and/or archaeological significance are discovered on site during
construction or other activity, then activity will cease until a qualified professional can assess the
discovery. These standards are met.
5.17-130 Conditions
To the extent necessary to satisfy the approval criteria of Section 5.17-115, comply with all applicable
provisions of this Code and to mitigate identified negative impacts to surrounding properties, the Director
may impose approval conditions. Conditions imposed to satisfy the Site Plan application approval criteria
shall not be used to exclude 'heeded housing" as defined in OAR 660-08-015. All conditions shall be
satisfied prior to Final Site Plan approval. Approval conditions may include, but are not limited to:...
Response: This provision is understood and the owner plans to comply with any applicable conditions.
5.17-135 Final Site Plan/Final Site Plan Equivalent Map
A. Final Site Plan, Generally. Within 90 days of an affirmative decision by the Approval Authority, a
complete Final Site Plan shall be submitted to the Development Services Department. The Final
Site Plan submittal shall incorporate all approval conditions listed in the staff report. The Final Site
Plan shall become null and void if construction has not begun within 1 years of the signing of the
Development Agreement required in Section 5.17-140.
Response: A Final Site Plan application will be submitted following approval of this application. This
standard will be met.
5.17-140 Development Agreement
A. To complete the Site Plan Review Process, a Development Agreement shall be prepared by the
Director to be signed by the applicant The purpose of the Development Agreement is to ensure
that the terms and conditions of Site Plan Review approval are understood and binding upon both
24
M.
the applicant and the City. The Development Agreement and the Final Site Plan approval are valid
for 1 years from the date the document is signed. If construction does not begin within this time
line, both the Final Site Plan and the Development Agreement shall became null and void.
However, 1 extension, not to exceed 1 year may be granted by the Director upon receipt of a
written request by the applicant, including an explanation of the delay. Work under progress shall
not be subject to Final Site Plan or Development Agreement expiration.
EXCEPTION: No Development Agreement shall be required for a Final Site Plan Equivalent Map
application that is approved as specified in Section 5.17-135.
B. A Building Permit may be issued by the Building Official only after the Development Agreement
has been signed by the applicant.
C. No building or structure shall be occupied until all improvements are made as specified in this
Section, unless otherwise permitted in Section 5.17-150.
D. Upon satisfactory completion of site development, as determined by a Final Site Inspection (prior
to the final building inspection), the City shall authorize the provision of public facilities and
services and issue a Certificate of Occupancy.
Response: A Development Agreement will be prepared and signed following approval of the Final Site
Plan. This standard will be met.
5.17-145 Modifications
A. The Site Plan Modification process establishes procedures to allow certain adjustments to an
approved Site Plan, either after Preliminary Approval or after Final Approval. This process shall
assure that any proposed Major Site Plan Modification continues to comply with the approval
criteria specified in Section 5.17-115.
B. The Site Plan Modification process shall only apply to Site Plan applications approved after June 5,
1986.
1. The Site Plan Modification process shall not apply to any proposed development that
qualifies as an MDS application.
1. Where there is a change of use on a property that received Site Plan Review approval, the
Director may perform a site visit prior to a Site Plan Modification application submittal. If
the property is currently in compliance with all criteria of approval specified in Section
5.17-115, no Site Plan Modification application will be required.
C. The Director shall determine whether the Site Plan Modification will be processed under the Type
I or Type II review process as follows:
1. A Minor Site Plan Modification application is evaluated under the Type I review process.
The application is reviewed based upon a particular standard as specified in this Code that
does not involve a Type II or Type III Variance, e.g., a modification in the location or type
of required landscaping or an insignificant change in the number and/or layout of parking
spaces.
1. A Major Site Plan Modification application is evaluated under the Type II review process.
The application is reviewed based upon a particular criterion as specified in Section 5.17-
115, e.g., a revision of the stormwater management plan, a substantial increase in the
size of the building or when commercial or industrial development abuts property zoned
residential. The Type II review process shall also be applied when:
The modification involves any items listed in Subsection 5.17-105,
25
M.
A Federal or State agency issues a permit that substantially alters an approved
Site Plan; or
Pad sites in shopping centers or future phases shown on an approved Final Site
Plan have not been constructed within the time line specified in Section 5.17-135.
D. The criteria of approval far a Site Plan Modification application shall be in compliance with the
applicable standard and/or criteria of approval specified in Section 5.17-115.
E. The Director may require approval conditions as specified in Section 5.17-130.
F. A Final Site Plan and Development Agreement is required as specified in Sections 5.17-135 and
5.17-140.
Response: As described above, the subject site previously received site plan review approval under case
file number DRC2004-00033. The City has indicated that Major Site Plan Review Modification approval
will be required. The proposed development is designed for compliance with the applicable standard
and/or approval criteria. A Final Site Plan and Development Agreement are understood as required, and
these items will be submitted following approval of this modification application. These standards are
met.
5.17-150 Security and Assurances
All required improvements shall be installed prior to the issuance of a Certificate of Occupancy or Final
Building Inspection for the development unless specified in Section 5.15-100 or improvements may be
deferred far goad muse by the Director if security as specified in Subsection C., below is approved to the
satisfaction of the City Attorney.
A. A Temporary Certificate of Occupancy may be issued prior to complete installation and approval
of improvements, if security is filed with the City.
B. Required security shall equal 110 percent of the cast of the design, materials and labor, as
determined by the Director. Required security may consist of cash, certified check, time certificate
or deposit, or lending agency certification to the City that funds are being held until completion.
C. If the installation of improvements is not completed within the period stipulated by the Director,
or if the improvements have been improperly installed, the security may be used by the City to
complete the installation, or the security may be held by the City and other enforcement powers
employed to prevent final occupancy until the improvements are completed.
D. Upon completion of the improvements as certified by the Director, any portion of the remaining
security deposited with the City, including any accrued interest, shall be returned.
Response: These standards are understood and will be met.
5.17-155 Maintaining the Use
Once a Certificate of Occupancy has been granted or a Final Building Inspection has taken place:
A. The building and site shall be maintained as specified in this Cade in order to continue the use.
B. It shall be the continuing obligation of the property owner to maintain the planting required by
Section 4.4-100 in an attractive manner free of weeds and other invading vegetation. Plantings in
the vision clearance area shall be trimmed to meet the 1-1/1 foot height standard as specified in
Section 4.1-130.
26
M.
G Parking lots shall be maintained by the property owner or tenant in a condition free of litter and
dust, and deteriorated pavement conditions shall be improved to maintain conformance with
these standards.
D. Undeveloped land within a development area shall be maintained free of trash and stored
materials in a mowed and attractive manner. Undeveloped land shall not be usedfor parking.
Response: These standards are understood and will be met.
27
M.
Iv. CONLCUSION
The findings presented above have demonstrated that the proposed site plan is designed for compliance
with the applicable standards and should be approved. The proposal meets the applicable standards for
Major Site Plan Review Modification.
28
SET MOM y'TIVER AGRfEN112
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ENGINEERING
100 SW Main Street
Suite 1600, Portland, OR 97204
503.382.2676
kristinm@interfaceeng.com
Date: 11/16/2021
Page 1 of 2
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Les Schwab - Springfield Interface Engineering INTERFACE
Photometric Simulation for ENGINEERING
100 SW Main Street 110
Site Lighting Suite 1600. Portland. OR 97204
503.382.2676
kristinm@interfaceeng.com
Date :11 /16/2021
Page 2 of 2
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