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HomeMy WebLinkAboutPacket, DIM PLANNER 1/31/2022DEVELOPMENT ISSUES MEETING FORM APPLICANT: Daniel Basaraba MEETING DATE/TIME: Tuesday, February 22, 2022, 11:00— 12:00 PLACE: Virtual via Zoom 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 McEachern, Civil Engineer, Development S Public Works Matt Stouder, Environmental Services Div. Manager/MWMC General Manager ✓ Kristi Krueger, Principal Engineer, Development S Public Works ✓ Michael Liebler, Transportation Planning, Civil Engineer, Development S Public Works ✓ Gilbert Gordon, Deputy Fre Marshall 2, Fire S Life Safety Department ✓ Ben Gibson, Maintenance Supervisor, Development S 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 Jeffreys, (EPUD) Emerald Peoples Utility District Michael Wargo, Willamalane Park and Recreation District Matt Caswell, Planning S Development Manager, ODOT, State Highway Division (odotr2planmgr@odot.state.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 S 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, CenturyLink 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, oc 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) Niel Laudati, Assistant City Manager ✓ 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: 66/08/2020 DEVELOPMENT ISSUES MEETING DEVELOPMENT AND PUBLIC WORKS DEPARTMENT SPRINGFIELD CITYHALL 225 FIFTH STREET TD I7C,o .f f..nee Room 615,41L Meeting Date; Tuesday, February22, 2022 11.00-12.00 1. DEVELOPMENT ISSUES MTG #811 -22 -000030 -PRE 811-22-000033-PROJ Daniel Basaraba Assessors Map: 17-03-34-43 TL 11700 Address: 3709 Franklin Blvd. Existing Use: vacant building Applicant has submitted proposal to redevelop property potentially with counselor/physician office or dance studio Planner: Andy Limbird The Development Issues Meeting informational packet for this meeting is available on-line for you to review or print out @ Laserriche website: www.sorinafeld-or.Dov/weblink8/browse.asox SITE 1� H'i11�+�iivtt i VICINITY MAP 811 -22 -000030 -PRE Development Issues Meeting 17-03-34-43 TL 11700 3709 Franklin Blvd. Daniel Basaraba City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Development Issues Meeting (DIM) i � A sr Required Project Information!section) Prospective Daniel Basaraba 5ai 5zai3o3 Applicant Name: Phone: Goin an : JDEV Investments LLC F= Address: PO Box 72495, Springfield, OR 97475 Prospective Applicant's Rick Satre Rep.., (641) 686-4640 Phone: Company: The Satre Group I Fax: Address, 375 W 4th Avenue, Suite 209, Eugene, OR 97409 Property Owner: Lenora Follese phone: Com an Fax; Address: 302 Bentley Drive, Longwood, FL 32779 ASSESSOR'S MAP NO: 17-03-34-43 TAX LOT No S :19700 Property Address: 3709 Franklin Boulevard Size of Property- 0.86 Acres W1 Square Feet � description of If you are filling In this form by hand, please attach your proppsal aie pipbon to this application. Proposal: Redevelop the prooerty, potentially with a counselor/ohvsician office and dance studio Existing uses Vacant Former Big B Tires Facility) # of lots Parcels: lAug. Lot Parcel Size: sf Densi : du/acre prospective Applicant: 1-�.a�ii,. f—Date- Hate:Signature Signature' Required Project Information Case No.: Date: Reviewed by - :A lication Fee: $ Application Technical Fee: 0 Posta a Fee: $0 TOTAL FEES: $ PROJECT NUMBER. January 28, 2022 BASARABA — BIG B TIRES PROPERTY Development Issues Meeting Map 17-03-34-43, Lot 11700 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. a existing Big B Tires facility located at 3709 Franklin Boulevard. These improvements are anticipated to include the existing Big B Tire's building, modified to meet current building codes and to accommodate proposed uses, with the northern portion of the property kept clear of any structures or other impediments regarding future Franklin Boulevard Improvements. Subject Properly RLID 2021 The purpose of this DIM is to review the redevelopment project. Given that, the applicant wishes to discuss the following topics: 1. Land Use. a. Annexation. The subject property is not in the Springfield city limits. Per SDC 5.7-140, an annexation application may be approved when "the affected territory proposed to be annexed is within the City's urban growth boundary; and is contiguous to the city limits; or separated from the City only by a public right-of-way or a stream, lake or other body of water." The subject property abuts existing city limits at Franklin Blvd. Question: Is Annexation required for redevelopment? If so, can staff share with us the annexation process for the property? Proposed Use. Contemplated possible uses include a primary use of physician or counselor professional services in a medical or clinical setting and a secondary use for a dance studio, potentially structured with an emphasis on fitness, health and wellbeing. Per SDC 3.4-250, office employment uses such as physicians' clinics are permitted as a primary use and personal services like fitness centers, spas, and hair stylists are permitted as a secondary use in the Glenwood Office Mixed -Use zone. Question: Does the proposed use comply with the Glenwood Riverfront Mixed - Use Plan District? 570 + PLANNERS r IANOSCAPEARMHITECTS + ENVIRONMENTAL SPECIALISTS 375 West 4th, Sufte 201, Eugene, OR 97491I 1 Phone:M IAMMA6W w ww.satregroup.com I I r Basaraba — Big B Tires Property Development Issues Meeting — List of Questions Page 2 of 2 2. Transportation and Utilities. a. Future Roundabout. The current Franklin Boulevard plan includes a proposed roundabout at the intersection of Henderson Avenue and Franklin Boulevard. The roundabout is ghosted in on the enclosed existing conditions plan. Question: Is a roundabout still included in the franklin Blvd plan for the intersection of Franklin and Henderson? What are the anticipated access options to the property at Franklin Boulevard and Henderson Avenue? Can staff provide the applicant with a detailed plan, ideally a CAD plan, of the proposed improvements adjacent to the subject property? b. Vehicle Parking. Naturally, a certain amount of vehicle parking, customers, visitors as well as service vehicles, will need not only access, but parking accommodations. Question: To help the applicant in its consideration of this, what are the parking standards or limitations for the site based on the Glenwood Refinement Plan and the site's GOMU zoning? Can parking for the redevelopment be provided in the roundabout area in the interim? c. Stormwater. The Glenwood Refinement Plan has a thorough outline of how stormwater is to be managed in the neighborhood. This is further codified in the Springfield Development Code. Question: Regarding the subject property, the contemplated redevelopment, and the property's location in the Glenwood neighborhood, what will be required in the way of stormwater scoping, stomiwater management report and stormwater treatment facilities for the property? 3. Fire and Emergency Services. Question: What can the Fire Marshal share with us regarding their requirements for the project? 4. Other Information. Question: Is there anything else that staff would like to share with the applicant? This concludes the applicant's Development Issues Meeting questions. In advance the applicant wishes to express their appreciation of staff time and effort in preparing responses to these questions. Sincerely, 26cklSatrel Rick Satre, AICP, ASLA, CSI, Principal The Satre Group The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • wwo+.satrearouo corn January 28, 2022 BASARABA — BIG B TIRES PROPERTY Land Use Planning Analysis Map 17-03-34-43, Lot 11700 Land Use Analvsis The key to successful property development in Oregon is thorough research and analysis of prospective regulations and requirements. This is 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 land use, physical and environmental requirements are identified and a foundation for the next step in the process has been set. Presented below are the results of this initial land use analysis. This analysis is based on available public data. It documents known or discovered existing conditions and potentially applicable land use regulations. As the eventual objective is to position the property for re -development, understanding the planning context is vital to moving forward. BACKGROUND A. Planning Context The tax lot included in this development proposal has a base zone of Glenwood Office Mixed Use (GOMU). There is one applicable neighborhood -specific refinement plan, the Glenwood Refinement Plan (GRP). The 2014 GRP apportioned the Glenwood neighborhood into two planning areas — referred to as the Phase 1 area and the Phase 2 area. The subject property is within Phase 1, which addresses the Franklin Blvd corridor and the McVay Highway corridor. The Glenwood Refinement Plan designates the area containing the subject property with a plan designation of Office Mixed -Use with Nodal Development (/ND) and Multimodal Mixed -Use Area (/MMA) overlays. The Metro Plan Designation is Commercial Mixed Use. For further detail, see the table below. 3443 / acres Mixed Use Office Mixed -Use (GOMU) Use (GOMU) 11700 Overlay: Nodal Development (ND) and .Overlay: None Glenwood Multimodal Mixed -Use Area (IMMA) Refinement Plan Phase 1 and Phase 2 Area The property is not currently in the city limits of Springfield. Any land use application or development proposal would first require annexation. + eaxosareaerxnem + PLANNERS + LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS 375 West 41h, Suite 201, Eugene, OR 97401 I I Phone: 641.686.4640 www.satregrouircom L I L Basaraba — Big B Tires Property Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 B. Physical Setting The subject property is comprised of one tax lot (Map 17-03-34-43, Lot 11700) totaling 0.86 acres. It contains the now vacant Big B Tires Store and is at the corner of Henderson Avenue and Franklin Boulevard. Businesses in the area include a glass shop, consignment store, used car dealership, appliance store, and various others. Page 2 of 10 suolecr rrop.hy Google Earth 2021 C. Development Objective The development objective is to redevelop the former Big B Tires property. Currently, contemplated possible uses include a primary use of physician or counselor professional services in a medical or clinical setting and a secondary use for a dance studio, potentially structured with an emphasis on fitness, health and wellbeing. Redeveloping the property would require Annexation and Site Plan Review applications. The applicant would redevelop the Big B Tire's building but retain the existing footprint, with the northern portion of the property kept clear of any structures or other impediments regarding future Franklin Boulevard Improvements. The land use analysis contained herein will provide information about regulations and requirements that may be associated with the property, as well as suggestions on how to move forward and best meet the development objective. 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)— Property Reports, Tax Maps, Other Data. c. Eugene -Springfield Metropolitan Area General Plan (Metro Plan) — Plan Designation. d. Springfield Zoning Map — Base Zoning. 2. Transportation. a. Eugene -Springfield Metropolitan Area Transportation Plan (TransPlan)' — Street Classification, Planned Roadway and Bikeway Projects. It. Springfield Transportation System Plan — Street Classification, Planned Projects. c. Lane Transit District (LTD) — System Map. ' The cities of Eugene and Springfield each have a city-speciTc Transportation System Plan (TSP). With that, TransPlan becomes a generalized framework plan, though still applicable. The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w satmomuo.ccm Basaraba — Big B Tires Property Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 Page 3 of 10 3. Utilities. a. Springfield Stormwater Facilities Master Plan — Basin Map, Capital Improvements Map. b. Springfield Wastewater Master Plan— Capital Improvements Map. c. Springfield Storm and Sanitary Infrastructure— Existing Infrastructure Maps. d. Springfield Wellhead Protection Areas Map. e. Springfield Utility Board (SUB)— Existing water and electric Infrastructure. 4. 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: b. Metro Plan: c. Refinement Plan: d. Base Zoning: e. Overlay Zoning: f. Map: g. Tax Lots: h. Acreage: City of Springfield. Commercial Mixed Use Glenwood Office Mixed - Use Glenwood Office Mixed - Use (GOMU) Nodal Development (/ND) and Glenwood Multimodal Mixed -Use Area (/MMA) 17-03-34-43 11700 0.86 acres 14TH Tax Map Excerpt Lane Regional Information Database (RUm November2021 2. Transportation. a. Metro Area TransPlan. The region's adopted transportation plan, The Eugene -Springfield Transportation System Plan (TransPlan) includes two projects in the vicinity of the subject property — Project 839, which would upgrade Franklin Boulevard from Jenkins Drive to Mill Street to an urban facility; and Project 851, which would create a multi -use path for the South Bank Trail from 1-5 to the Springfield bridges. The TransPlan also lists McVay Highway as a Bus Rapid Transit Corridor. I Future Bikeway -Yy�ga_ Projects Excerpt TransPlan 839 '� July 2002 '1 /d 1 Future Raatlway Projects Excerpt TransPlan July 2002 The Satre Group. 375 West 4� Avenue, Suite 201, Eugene, OR 97401 • (541) 666-4540 • www.satrsarouo.com Basaraba — Big B Tires Property Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 b. City of Springfield Transportation System Plan. The Springfield 2035 Transportation Plan includes two projects in the vicinity of the subject property — Project R-13, which would improve Franklin Boulevard by constructing multi -modal improvements on Franklin Boulevard; and Project R-17, which would modify Henderson Avenue with a three -lane cross-section with sidewalks and bicycle facilities. Excerpt Priority Projects Springfield Transportation System Plan January 2020 c. Public Transit. The metro area's public transit system, Lane Transit District (LTD), provides service near the development site via the EmX. d. Bicycle and Pedestrian Facilities. There is a sidewalk right at the corner of Henderson and Franklin but nothing further to the east or south. There are no bike lanes. Excerpt Lane Transit District Service Map 2019 Page 4 of 10 e. Franklin Boulevard. The city of Springfield's Icng-planned improvements to the Franklin Boulevard corridor through the Glenwood neighborhood include road widening, bike and pedestrian facilities as well as a series of roundabouts. As is visible in the image below, one of the roundabouts is planned for the intersection of Franklin and Henderson at the northwest corner of the subject property. l 3. Utilities. The Satre Group • 375 West 4� Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • wwui.satrearaumcom Basaraba - Big B Tires Property Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 Page 5 of 10 a. Stormwater. The Springfield Stormwater Facilities Master Plan shows the subject property as being in the Glenwood Stormwater Basin. The Master Plan does not show a Priority CIPin the vicinity of the site. It is expected that an on-site stormwater detention and treatment facility would be required with any re -development. b. Wastewater. There is an existing wastewater line in Franklin Boulevard. At the time of the adoption of the Glenwood Refinement Plan, existing sanitary infrastructure from the Glenwood Trunk Sewer existed in Franklin Boulevard. Nevertheless, the Big B Tire facility had its own on- site septic system. Pr�u�9: NrrYwMHeYpin 3 �r�v�.rm.ra c. Water. For the tax lot there is a 6 -inch cast iron water line in Franklin Boulevard and a 16 -inch water line in East 14th Avenue. SUB Water confirmed that there is also a 1"water meter capable of approximately 50 gallons per minute at the southwest corner of the property. Existing Water Infrastructure Springfield Utility Board January 2022 _47 Glenwood Refinement.ra� Plan Public Facilities& Services 2014 v a d' m 0"v-00 � ip v -lo v -u I n 6�4 °o - z to e 0L W W e9 � n Z �SPi' r = n +� n V-51 a B I6 6v- FAST � 14TH The Satre Group • 375 West 41' Avenue, Suite 201, Eugene, OR 97401 • (541) 6664540 • www.sarearouo.00m Basaraba - Big B Tires Property Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 d. Electric. Existing public electric facility infrastructure is on and adjacent to the subject property. Existing Electric Infrastructure Spnngfleld Utility Board! January 2022 Page 6 of 10 e. Fire Protection. There is an existing fire hydrant near the subject property at the corner of East 14u' Avenue and Henderson Avenue. Due to the redevelopment plans and distance from the existing hydrant to the new building, new Fre hydrant(s) may be needed. T Wellhead Protection. The subject site is not within a wellhead protection area, nor are there any protection areas near the subject property. 4. Development Standards. The Springfield Development Code (SDC) is a comprehensive land use and development document that governs all lands within Springfield's city limits and its urban services area. All six of the SDC chapters apply to the subject site, but three in particular are cited here. These include Chapter 3—Land Use Districts, Chapter 4—Development Standards, and Chapter 5—The Development Review Process and Applications. NOTE: Always refer to the full code when generating plans and completing applications. a. Chapter 3—Land Use Districts. • Chapter 3 identifies the land uses that are permitted within each district as well as basic development standards (for example, lotiparcel size, setbacks, and building height), and use -specific design standards applicable to certain zones. Applicable sections for the subject property include the following: o Glenwood Riverfront Mixed -Use Plan District (SDC 3.4-200). • 3.4-250 Schedule of Use Categories - "Primary Uses' are defined in Section 6.1-110 as "the principal use approved in accordance with this Code that usually occupies greater than 50% of the gross floor area of a building or greater than 50% of a development area." - "Secondary Uses" are defined in Section 6.1-110 as "any approved use of land or a structure that is incidental and subordinate to the primary use The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6664540 • imsmeatreorouo.com Basaraba — Big B Tires Property Page 7 of 10 Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 January 28 2022 and located on the same development area as the primary use. Secondary uses shall not occur in the absence of primary uses." The identified lines of business fall within the Schedule of Use Categories as follows: Commercial/Retail!,;{, Office Mixed -Use Personal services whose principal activity "S" Secondary Use involves the care of a person or a person's apparel, including, but not limited to, fitness centers, spas, hair stylists, shoe repair, dry cleaners, tailors, and daycare. Professional, scientific, research and technical "P" Primary Use services are small-scale commercial office enterprises including legal advice and presentation, accounting and income tax preparation, banking, architecture, engineering, design and marketing, real estate, insurance, physicians, and counselors. Retail sales and services are commercial "S" Secondary Use enterprises whose principal activity involves the sale and/or servicing of merchandise (new or reused) directly to consumers including bookstores, grocers, pharmacies, art galleries, florists, jewelers, and apparel shops. Employment T � - — - -� Office employment uses are typically housed in "P" Primary Use buildings where there is limited interaction between the public and the proprietor including: call centers, corporate or regional headquarters, physicians' clinics, software development, media production, data processing services, and technical support centers. Residential (High -Density) Residential occupancy of a dwelling unit by a "P" Primary Use household that includes, but is not limited to, apartments, condominiums, live/work units, lofts, row houses, townhouses, and elderly -oriented congregate care facilities. 3.4-265 Base Zone Development Standards. — Including parcel size, setbacks and height. 3.4-270 Public and Private Development Standards. - Including the following: A. Public Streets, Alleys and Sidewalks. B. Street Trees and Curbside Planter Strips. C. Lighting. D. Bicycle Facilities. F. Private Property Landscape Standards. G. Vehicle/Bicycle Parking and Loading Standards. I. Stormwater Facilities. L. Signs. Sign regulations are found in the Springfield Municipal Code, Chapter 8, in particular SMC 8.250. The Satre Group • 375 West Avenue, Suite 201, Eugene, OR 97401 . (541) 6864540 • w satrearoua.cam Basaraba - Big B Tires Property Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 Page 8 of 10 3.4-275 Building Design Standards. - Including the following: A. General. B. Design Team. C. Building Facades. D. Height. E. Massing/Building Articulation. F. Windows and Doors. G. Orientation/Entrances. H. Build -to Lines and Maximum Building Setbacks. I. Pedestrian Amenities. J. Screening Mechanical Equipment. - SDC 3.4-270 Figures 5-1 through 5-7 for illustrative examples of building design standards. b. Chapter 4—Development Standards. • SDC Chapter 4, Development Standards, addresses general development standards that could apply, depending on a particular proposal, to any property in Springfield. Given the applicability of SDC 3.4-200 for this project, the standards In 3.4-200 take precedence unless standards of Chapter 4 are referenced. With this, Chapter 4 standards applicable to the proposal include the following: o 4.2-120C Driveway Design. 0 4.2-130 Vision Clearance. 0 4.2-140 Street Trees. • See 3.4-270.B above. o 4.3-100 Utilities. 0 4.4-100 Landscaping, Screening and Fence Standards. • See 3.4-270.F above. 0 4.5-100 On -Site Lighting Standards. • See 3.4-270.0 above. 0 4.6-100 Vehicle Parking, Loading and Bicycle Standards. • See 3.4-270.G above. • See 4.6-115 and 4.6-120 for specific vehicle parking dimensional, surfacing, curbing, drainage, and signage and painting requirements. • See 4.6-145 and 4.6-150 for specific bicycle parking design requirements. c. Chapter 5 -The Development Review Process and Applications. • 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. 0 5.1-100 The Development Review Process. 0 5.7-100 Annexation. o 5.17-100 Site Plan Review. III. LAND USE APPLICATIONS Land Use Approval will be required prior to the issuance of any building permits. Required land use applications for the subject property, in sequential order, are as follows. A. Development Issues Meeting (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. The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 686A540 • www satreorouo.com Basaraha — Big B Tires Property Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 Page 9 of 10 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. Annexation (SDC 5.7-100) 1. Annexation into the city limits of Springfield is required prior to the submittal of any other application. Annexation is a Type IV land use application that includes an application, public notice, staff recommendation and a public hearing before the City Council. Annexations are approved by Ordinance. Notice of the decision is sent to the State, County, utilities and other public service providers. Annexation is generally in effect 30 days following the decision. C. Site Plan Review (SDC 5.17-100) 1. Site Plan Review is used 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 developments, additions, or expansions. Site Plan Review follows a Type II process. It includes public notice, but no public hearing, with a decision by the Planning Director. A decision is generally issued within 40-45 days from an application being deemed complete. D. Final Site Plan (SOC 5.17-135) 1. Final Site Plan Review incorporates conditions of approval from the Site Plan Review decision into a revised set of plans. Final Site Plan Review follows a Type I process, with no public notice or hearing and a decision by the Planning Director Upon approval of Final Site Plan review, the city executes a Development Agreement which is then signed by the applicant. A decision is generally issued within 10-15 days from an application being deemed complete. IV. PRELIMINARY SITE PLAN A site plan (site design) is not required for a Development Issues Meeting. However, the more one knows about eventual development, the more valuable the results of the meeting. A site plan has great value in assisting with initial land use analysis and in providing an explanation and asking questions in early meetings. As detailed plans are required for Site Plan Review and other applications, it is never too soon to be thinking of the physical arrangement of contemplated improvements. At present, an existing conditions plan as well as a preliminary (conceptual) site plan have been generated and are included with this memorandum. V. ATTACHED INFORMATION A fair amount of information was collected during the regulatory review activity of this land use analysis. Of that, some is in narrative format, and some is in graphic format. What is included herein is as follows: A. Regulatory Information 1. Planning and Zoning. a. Google Earth—Aerial Photograph—with Site Boundary. b. Lane Regional Information Database (RLID) — Property Report and Tax Map c. Metro Plan Diagram — Plan Designation. d. Springfield Zoning Map 2. Transportation. a. Eugene -Springfield Metropolitan Area Transportation Plan (TransPlan) — Projects — Map. b. Springfield Transportation System Plan — Projects — Map. The Satre Group•375 West 4"Avenue,Suite 201, Eugene, CR 97401•(541) 666-4540- s.treara.o. corn Basaraba — Big B Tires Property Page 10 of 10 Land Use Planning Analysis Map 17-03-34-43, Tax Lot 11700 3. Utilities. a. Springfield Storm and Sanitary Infrastructure— Existing Infrastructure b. Springfield Utility Board — Existing Water Infrastructure— Map. c. Springfield Utility Board — Existing Electric Infrastructure — Map. B. Plans 1. Existing Conditions Plan. a. Based on an existing conditions survey, generated in 2021. VI. CONCLUSION AND RECOMMENDATION The above information represents a brief outline of known and discovered applicable planning, zoning and site development requirements for 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, 2WCk sa Lm Rick 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 codes within a particuls r jurisdiction. It is limited to the information as interpreted to the best of our abilities and is not warrented beyond this opinion. Opinions in no way represent or imply information, decisions, opportunities, potentialities or outcomes not In control of the author. 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