HomeMy WebLinkAboutPacket, DRC PLANNER 7/27/2022AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 616/ MS Teams
Staff Review., Tuesday, August 9, 2022 9; 00 —.9.,30 am,
1. Site Plan Review 811-22-000177-TYP2 811-22-000093-PROJ Lucas & Carla McQuillan
Assessor's Map: 17-03-26-24 TL: 3000
Address: 1942 51" Street
Existing Use: Home day care
Applicant submitted plans to adjust use to accommodate standard child care center (30 children)
Planner: Andy Limbird
Meeting: Tuesday, August 9, 2022 9:00 — 9:30 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: htto://www.si)ringfield-or.aov/weblink8/browse.asi)x
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City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
W 0#/
Revised 1/7/14 IC 1 of 11
Site Plan Review Pre -Submittal: ❑ I Major Site Plan Modification Pre -Submittal, ❑
Site Plan Review Submittal: Q Ma'or Site Plan Modification Submittal: ❑
Required Project Information (Applicant. complete this section)
Applicant Name: Lucas and Carla McQuillan Phone: (541) 915-0896
Company: Children's Choice Montessori
Email: caria0minstreAmn'esso".o'B
Address: 1942 5th Street, Springfield, OR 97477
Applicant's Rep.: Carl Sherwood, AIA and John Webster, AIA
phone: (541) 342-8077
• Robertson Sherwood Architects c
Company: P
d@�e�hem�.com
Email: i�c�a���nrnam�a.wm
Address: 132 East Broadway, Suite 540 Eugene, OR 97401
Property Owner: Lucas and Carla McQuillan
Phone: (541) 915-0896
Company: Main Street Montessori
Email: wriaOma'nst,eAmn'�rrore
Address: 522 N 65th Street, Springfield, OR 97478
ASSESSOR'S MAP NO: 17-03-26-24
TAX LOT NOS : 3000
Property Address: 1942 5th Street, Springfield, OR 97477
Size of Property: 0.53 Acres ❑X Square Feet ❑Proposed
of
Unit;
Proposed Name of Project: Children's Choice Montessori
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: Adjustment of use to accommodate Standard Child Care Center (30 children)
Existing Use: Home Day Care Center (16 children)
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): reduction of 240 sf
Si natures: Please sign and Drint Mour name and date in the aDDrociriate
Required Project Information (City Intake Staff.,
Associated Applications:
box on the next a e.
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: $
PROJECT NUMBER:
Revised 1/7/14 IC 1 of 11
DEVELOPMENT AND PUBLIC WORKS
SPRINGFIELD
225 FIFTH STREET
OREGON SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX: 541.726.1021
www.spdrygfialdor.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
----------- — (Arenbelow this linefdled out by Applicant) __—
(Please return to Clayton A&Eachern @ City ofSprb4gi2eld Development and Public Works, Fan # 736-1021, Phone # 736-1036),
enmd: cnaealern@sprirtglleld-or. gm�
Project Name:
Children's Choice Montessori
Applicant:
Robertson Sherwood Architects pc
Assessors Parcel #:
17-03-26-24 LOT 3000
Date:
6/10/22
Land Use(s):
Child Care Center
Phone #:
(541) 342-8077
Project Size (Acres):
0.53
Fax #:
(At a nunimmn5 all bases checked by the City on the front and backoftlds sheet shall be subnutted
Approx. Impervious
Area: 6,300 sf
Email:
}aetateK7mteasorane,wwa.wm
Project Description (Include a copy of Assessor's map):
Conversion from (existing 1,474 SF) Home Day Care Facility to Child Care Facility.
4,825 SF of driveway/sidewalks/patio cover to remain. 240 SF of driveway paving to be removed.
Drainage Proposal (Public connedion(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Current rooftop gutter/downspouts run underground to gutter level at street curb.
driveway surfaces drain to existing storm water area drain at East property line.
Approx. 545 SF of existing driveway and parking is to be removed and converted to pervious
surface landscaping, existing area drain will remain as overflow drain.
Proposed Stormwater Best Management Practices:
545 SF of existing driveway and parking replaced with pervious landscaping.
(Area below this line rdkd ord by the City andRehvned k the Aaabeand
(At a nunimmn5 all bases checked by the City on the front and backoftlds sheet shall be subnutted
or on application to be coaWletefor subauttal, although other requirements atay be necess
Drainage Study Type (EDSPM Section 4.03.2): (Note, UH may be substituted for Rational Method)
❑ Small Site Study—(use Rational Method for calculations)
❑ Mid -Level Development Study— (use Unit Hydrograph Method for calculations)
❑ Full Drainage Development Study— (use Unit Hydrograph Method for calculations)
Environmental Considerations:
❑ Wellhead Zone:
❑ Wedand/Riparian:
❑ Soil Type:
Downstream Analysis:
❑ N/A
❑ Flow line for starting water surface elevation:
❑ Design HGL to use for starting water surface elevation:
❑ Manhole/Junction to take analysis to:
❑ Hillside Development:
❑ Floodway/Floodplain:
❑ Other Jurisdictions
Return to Clayton McEachem @ City of Springfield, email: cmceachem@springfeAd-or,gov, FAX., (541) 736-1021
COMPLETE STUDY ITEMS
r Baredupon the tnfor nation provided on tie front ofdds sheet, the follou>ing represents a ndndnnou of uvh w it merkdfor on
application to be complete for subnddal with respect to drainage; however, this list should not be used in lieu ofde Sprirgtield
Development Cork (SDC) or the City's Engineering Design A3mma1. Connpltance with these requirements does not constitute site
appromol, Adebooml site specific information nary be required Note: Upon scoping sheet subndttal, ensure completedfornu has been
signed in the spare provickel below:
Interim Design Standards/Water Quality (EDSPM Chapter 3
Req'd N/A
❑ ❑ All non -building rooftop (NBR) impervious surfaces shall be pre-treated (e. g. multi-chambered catchbasin w/oil filtration
media) for stonmvater quality. Additionally, aminimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
❑ ❑ Where required, vegetative stommwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stormrmer Management Manual.
❑ ❑ For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified
by the Eugene Stomrmvater Management Manual (Sec2A.1).
❑ ❑ If a stormrmer treatment Swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes,
bottom slope, and seed mix consistent with City of Springfield or Eugene's Stomrmvater Management Manual.
❑ Water Quality calculations as required in Section 3.03.1 of the EDSPM.
All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
be provided with secondary containment or weather resistant enclosure.
❑ n Design of Stoma Systems (EDSPM Section 4.04).
❑ ❑ Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set
❑ ❑ Minimum pipe cover shall be 15 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 50,000 lb load
without failure of the pipe structure.
❑ ❑ Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All stoma pipes shall be designed to
Other/Miscethmeous
❑
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
❑
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
drains.
❑
Calculations showing system capacity for a 2 -year stoma event and overflow effects of a 25 -year stoma event
Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review ofDownstream System EDSPM Section 4.03A.0
❑
A downstream drainage analysis as described in EDSPM Section 4.03A.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
❑
❑
Elevations of the HGL and flow lines for both city and private systems where applicable.
❑ n Design of Stoma Systems (EDSPM Section 4.04).
❑ ❑ Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set
❑ ❑ Minimum pipe cover shall be 15 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 50,000 lb load
without failure of the pipe structure.
❑ ❑ Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All stoma pipes shall be designed to
Other/Miscethmeous
❑
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
❑
Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to
another.
❑
Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03A A). Additional provisions apply to this as required by the DEQ. Refer to
thewebsite: him/Avww.deo.state.or.ushvo/uic/uic.htm for more infomuation.
❑
Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events.
*Thisform simU be inchukd m nn Nhuhmen5 inside the frontcover, ofthe stormnsder shady.
* IAWORTANT..- ENGINEER PLEASE READ BEEOWAND SIGN'
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stommater study
and plan set. Signature Date
Form Version 5: June 2015
Robertson I Sherwood I ArchlteCtS ac
132 East Broadway. Suite 540 p1541)342:8077 w a..r.bertaonaherw*u,.conn
Eugene, Oregon 97401 r (540345-4302
Site Plan Review Narrative for:
Children's Choice Montessori
1942 51" Street
Springfield, Oregon
July 14, 2022
Property Owner / Applicant
Main Street Montessori
522 N 65g' Street
Springfield Oregon 97478
Contact: Carla and Lucas McQuillan
Phone: (541) 726-2654
Architect (Plan Preparation)
Robertson/Sherwood/Architects pc
132 E. Broadway, Suite 540
Eugene OR 97401
Attn: Carl Sherwood, AIA or John Webster, AIA
Phone: (541) 342-8077
Project Location:
Tax Map No. 17-03-26-24 Tax Lot 3000.
Project address: 1942 51h Street, Springfield Oregon 97477.
Project Description:
The property at 1942 51n Street is currently licensed as an "In -Home Day Care Center' for up to 16
children (State provider HCF 501153). This application is for a Type II Site Plan Review approval to
change the definition of the facility to a "Standard Child Care Center", allowing a maximum of 30 children,
ages 2 to 6 years of age.
Approvals Requested:
Site Plan Review approval is requested:
This application is a continuation ofthework performed under a previous Site Plan Review -Type II
application (Case No. DRC2008-00070). That original reviewwas denied pending approved changes to
Site access and Parking to meet Springfield Development Code standards.
Attached Information:
Site Plan Review Application
Narrative (this document)
8 ^/a x 11 copy of Site Plan
Tax Map of site
Deed for the property (2008 and 2017)
Title Report
Recorded Shared Access Easement Agreement
Site light data sheet
Photos of existing ADA ramps and restroom.
Full Size Plan Sets (4 copies)
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Approval Application Narrative Page 1 of 3
Site Ownership:
The proposed work occurs on one tax lot: Lot 3000
The property is owned by:
Main Street Montessori
522 N 65^ Street
Springfield, Oregon 97478.
Zoning:
The site is within the City of Springfield's Urban Growth boundary in an R-3 District and per Metro Plan
Designation, zoned as HDR (High Density Residential).
Per SDC 4.7-125 Child Care Facilities:
The proposed use (Child Care) is permitted for this zone and will meet the Children's Services Division
(CDS) regulations.
A 6 feet high sight -obscuring fence is surrounding all outdoor play areas.
A 10 feet minimum landscape front yard setback is designated for the site.
Site Access:
An existing driveway from 5^ Street (East side of property) will be removed and replaced with sidewalk
and curb/gutter per City of Springfield standards (Standard Drawing 3-7 and 3-12).
Proposed 4 foot sidewalk connecting the street sidewalk to the existing accessible route to the building
entrance.
Vehicular access to the site is via an existing shared access easement (Lane County Records No. 2015-
037172). The access easement is an asphalt paved vehicular path running the length of the South
property line.
There are two driveways from this easement onto the site; one on the far East side (East driveway) and
one midway through the site (West driveway). These two driveways will be used to access the newly
designated off-street parking facilities (outlined below).
Off -Street Parking Facilities:
(Based upon SDC, Table 4.6-2)
Parking Ratio for Employees: 1 parking space per 300 SF of gross area
Parking Ratio for "Drop Off' parking: 1 parking space per 700 SF of gross area
Parking Analysis Tax Lot 3000)
Standard Parking: 1,474 SF 1350 = 5 spaces
Drop Off Parkins: 1.474 SF 1700 = 3 spaces
Total Required 8 spaces
The existing parking surfaces will be restriped to indicate the new parking configuration:
East driveway - Three (3) "Drop Off' parking stalls. This includes one van -accessible stall.
West driveway - Six (6) standard size parking stalls (tandem stalls - two cars deep).
Total provided parking = 9 spaces.
See dimensioned Site Plan for sizes and configuration.
Lot Bicycle Parking:
(Based upon SDC, Table 4.6-155)
Assisted Care and Day Cares (1 per 5 employees)
9 employees = 2 spaces required (75% long term / 25% short term)
Bicycle parking provided = 1 long term / 3 short term
Relocation of an existing floor -mounted triple loop bicycle rack will provide space for 3 short-term bicycle
parking on the West parking area with walkways to building entrances. The bicycle rack is located directly
adjacent to a gated entrance into the child play area.
One wall -mounted bicycle rack will be located under the existing covered patio area to the South of the
existing building. This covered patio area is located within the enclosed fence surrounding the child play
area and served by an exterior wall -mounted light at the side door to the building.
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Approval Application Narrative Page 2 of 3
Site lighting:
Existing wall -mounted lighting provides illumination for the immediate area around the building. Existing
lighting on the front of the building serves the east parking area. A new pole -mounted (10' pole) back-to-
back LED site light fixture will be installed to provide lighting for the west parking area. See attached
lighting data sheet.
Utility Infrastructure:
The project site is served by adequate public utilities.
No changes proposed.
Stormwater Management:
No Stonnwater management requirements per Clayton McEachern (Springfield Public Works).
Changes to site include a REDUCTION of impervious paving.
A 545 SF section of the existing driveway and existing gravel parking space will be removed as part of the
site work, replaced with pervious landscaping (grass to match existing adjacent). The existing stormwater
drain will remain and used as an overflow for water that does not sheet -infiltrate into the new pervious
landscaping. Drain grille to be replaced with atrium grate.
Floodplain:
The property is not in a flood plain area.
Wetlands:
The property is not within identified areas of the Springfield Local and National Wetland Inventory Map.
Drinking Water Protection (DWP):
The property is located along the 1-5 year Time Of Travel Zone (TOTZ) according to the Springfield
Wellhead Protection Area Map. No hazardous material storage is planned for the property beyond
standard cleaning supplies. DWP exemption application has been filed with SUB.
Irrigation:
No irrigation system is present on the site. Existing landscaping (lawn and trees) is irrigated manually with
hose bibb.
Fire Protection:
The existing building does not require automatic fire sprinkler systems per Code. Emergency vehicle
access is available along the South property line, with access to all sides ofthe building within
dimensional limits. The site is served by an existing fire hydrant, located 31'-6" north ofthe Northeast
corner of the property.
Building Height:
The restriction on building height in the HDR zone is 35 feet. The existing height of the building is less
than 20'-0". No changes proposed.
END OF NARRATIVE
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Approval Application Narrative Page 3 of 3
Robertson I Sherwood I ArchlteCtS ac
132 East Broadway. suite 540 x1541)342:8077 www.robeasonsherw*W.com
Eugene, Oregon 97401 r (540345-4302
Site Plan Review Photos for:
Children's Choice Montessori
1942 5"' Street Springfield, Oregon
Property Owner / Applicant
Main Street Montessori
522 N 65g' Street
Springfield Oregon 97478
Contact: Carla and Lucas McQuillan
Phone: (541) 726-2654
Project Location:
Tax Map No. 17-03-26-24 Tax Lot 3000.
Project address: 1942 5th Street, Springfield Oregon 97477.
Front porch:
QI
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Review Photos Page 1 of 5
---CAW-
Children's
--C
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Review Photos Page 2 of 5
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Review Photos Page 3 of 5
Bathroom:
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Review Photos Page 4 of 5
END OF PHOTOS
Children's Choice Montessori Robertson/Sherwood/Architects pc
Type 11 Site Plan Review Photos Page 5 of 5
Pre -Certification Consultation -Certified Center
Page_ of
Date of Visit
7/14/22
Facility Name
Telephone Number
Children's Choice
0010(12)
Facility Address
Facility Email Address
1942 5th St, Springfield OR
caria@mainstreetmontessori.org
Contact Name
Telephone Number (if different from above)
Carla McQuillan
x
Rules Discussed:
x
0010(12)
Building codes and zoning requirements
x
0010(8)
Floor plan submission
x
0070(6)
Enrollment in the central background registry
x
0080
Director qualifications
x
0090
Teacher qualifications
x
0013
Inspections including fire and sanitation
x
0205
Lead
x
0190
Location and quantity of toilets and handwashing sinks
x
0150
Space and equipment requirements for outdoor activity area
x
0130
Caregiver -to -child ratios and group size
x
0010
Application: required documents and fee
Specific
to Infant and Toddlers:
x
0140
Determining capacity
x
0190(5)
Location of changing tables and handwashing sinks
Capacity for center care is defined as: the total number of children allowed in the center at any one time, based on the available indoor
and outdoor square footage, the number of toilets in the center and the number of qualified staff.
Calculation of Activity Area and Capacity
Sq. Ft.
Planned Use
Abe
Range
Available at
All Times
Potential
Capacity
yes
No
Room
173.97
infant/toddler area
4
Room
130
preschool area 1
Room
200.7
preschool area 2
Room
304.63
preschool area 3
Room
88
office area to be converted (preschool)
Room
20
approx. area by bathroom (preschool)
I -
1743sqIt
I20
Numberof toilets
(1:15 children 36 mo. or older): 3
Numberof hand washingsinks
(1:2toilets): 2
Outdoor Activity Area (75 sq. ft per child):
1 Sq. ft. =4095 children
Jill Bodner
Signature: Licensing Specialist
07/14/2022
Date
MAW a 5/22/19.v2
Pre -certification visit conducted by JB and CP with owner CM. We discussed plans to expand both bathrooms and to create
a separate infant/toddler space. The remodeling of the infanthoddler bathroom should allow for supervision of changing area
from main classroom space and easy access to the hand washing sink. In order to meet capacity goals, you may convert
some current office space into usable preschool space. We also talked about the increased standard of supervision required
for CC versus CF; taking down some walls and/or adding mirrors will help ensure full visibility and supervision of all spaces.
We also discussed:
-if you are going to have children under 1 year in with children over 24 months you will need to apply for an exception; must
have designated space for non-mobile infants available
-the infant/toddler window exit must be 5 square feet; current window opening is just under required size
-if infanWtoddlers and preschool are together on the playground the entire group must follow the ratio for the youngest child;
not necessary if age groups have separate spaces
-staff who have worked as Assistant 2's for over one year can use that experience as teacher qualification
-infant teacher must have qualifying experience with infanWyoung toddlers
I left you with Packet One and a paper copy of the CC rule book.
Based on our preliminary measurements, intended uses of existing space, and your stated plan for remodeling, we
anticipate a capacity of 24 children in total. Following the remodeling we expect that the facility will be able to be approved
as a Certified Center.
CITTAW a 5M/N.•2