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Home My WebLink AboutApplication APPLICANT 9/28/2022City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 SPRINGFIELD W 0#/ Interpretation Interpretation of new uses, terms or phrases will be reviewed under Type II procedure, unless the Director determines that the application should be reviewed as a Type III decision by the Planning Commission or Hearings Official due to the complexity of the application or the need for discretionary review. Planning Policy issues that include, but are not limited to the Springfield Development Code, ado ted refinement nlans or the Metro Plan shall be reviewed under T e IV rocedure. Application Type licant. check one) ,T New Use: Type II ✓ Tyle III ClarifyPlanningPolicy: a IV Term or Phrase: T e II T e III Required Project Information (Applicant., complete this Applicant Name: Shaun Hyland Phone: 541.726.8081 Company: Big Bass LLC Fax: shaun@jhconst.com Address: PO Box 7867, Springfield, OR 97475 Applicant's Rep.: Zach Galloway, AICP Phone:541.687.1010 Company: TBG Architects + Planners Fax: zgalloway@tbg-amh.com Address: 132 East Broadway, Suite 200, Eugene, OR 97401 Property Owner: Shaun Hyland, Phone: 541.726.8081 Company: Big Bass LLC Fax: shaun@jhconst.com Address: PO Box 7867, Springfield, OR 97475 ASSESSOR'S MAP NO: 17-02-28-00 1 TAX LOT NOS : 402 Property Address: 5230 High Banks Road, Springfield, OR 97478 Size of Property: 24.25 Acres 0 Square Feet ❑ Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal: RV parking/storage Existing Use: Vacant Signatures: Please si n and print your name and date in the appropriate Required Project Information (City Intake Staff., Associated Applications: box on the next Daae. complete this section) Signs: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ 1 Postage Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 1/9/09 ddk 1 of 6 Signatures The undersigned acknowledges that the information in this application is correct and accurate. ,�7iiau12c, Pry� Date: 9-23-22 Signature Shaun Hyland Print If the applicant is not the owner, the owner hereby grants permission for the applicant to act in his/her behalf. Owner: �ill'ur� �✓u lzdl Date: 9-23-22 Signature Shaun Hyland Print Revised 1/9/09 ddk 2 of 6 Interpretation Submittal Requirements Checklist NOTE: If you feel an item does not apply, please state the reason why and attach the explanation to this form. ❑ Submitted Concurrently with Site Plan Review or Minimum Development Standards, N/A where applicable ❑✓ Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development & Public Works Department. The applicable application, technology, and postage fees are collected at the time of complete application submittal. ❑✓ Interpretation Application Form ❑✓ Interpretation of New Uses Narrative - explaining the proposal and any additional information that may have a bearing in determining the action to be taken, including findings demonstrating compliance with the Criteria described in SDC 5.11-120 B and information on the following characteristics of the new use: ❑ Description of proposed structures and operational characteristics of the new use ❑ Commercial/Industrial Uses ❑ Emission of smoke, dust, fumes, vapors, odors, and gases ❑ Use, storage, and/or disposal of flammable or explosive materials ❑ Glare ❑ Use of hazardous materials that may impact groundwater quality ❑ Noise ❑ Potential for ground vibration ❑ Amount and type of traffic to be generated and parking required ❑ Hours of operation ❑ Residential Uses ❑ Density ❑ Amount and type of traffic to be generated and parking required ❑ Interpretation of Terms or Phrases Narrative - explaining the proposal and any N/A additional information that may have a bearing in determining the action to be taken, including findings demonstrating compliance with the Criteria described in SDC 5.11-125 B, as well as the following information: ❑ Particular term or phrase requiring interpretation ❑ Applicant's statement describing what the particular term or phrase means NOTE: Before the Director or Planning Commission can make an Interpretation, information submitted by the applicant must adequately support the request. All of the Interpretation Criteria must be addressed by the applicant. Incomplete applications, as well as insufficient or unclear data, will delay the application review process and may result in denial. Revised 1/9/09 ddk 6 of 6 ARCHITECTS + P L A N N E R S September 27, 2022 City of Springfield Development Services Planning Division 225 5` Street Springfield, Oregon 97477 RE: High Banks Annexation (202213/1.3) Code Interpretation — Written Statement Project Address: Assessor's Map: Tax Lots: Property Owner: Owner's Representative: Land Use Request 5230 High Banks Road, Springfield, Oregon 97478 17-02-28-00 402 & 405 Big Bass LLC PO Box 7867 Springfield, Oregon 97475 Contact: Shaun Hyland 541.726.8081 shaun@jhconst.com TBG Architects+ Planners 132 East Broadway, Suite 200 Eugene, Oregon 97401 Kristen Taylor or Zach Galloway 541.687.1010 ktaylor@tbg-arch.com or zgalloway@tbg-arch.com Big Bass LLC (the "Applicant") requests a Code Interpretation per SDC 5.11. 100 to verify that recreational vehicle ("RV") storage is a use permitted in the Light -Medium Industrial (LMI) zone, as described in SDC 3.2.400. This code interpretation request (the Cl"Application") demonstrates that the proposed use is permitted in the LMI zone. The Cl Application is subject to review and approval by the Planning Director and is accompanied by the required fee. The Applicant proposes to locate an RV storage facility on property it owns, identified as Map 17-02-28- 00, Tax Lots 402 and 405 (the "Subject Property") located north of High Banks Road that is located within the City's urban growth boundary. As described below, the proposed RV storage facility is substantially similar to and shares the operational characteristics of other permitted uses in the LMI zone. The proposed use will include a large storage area for recreational vehicles, vehicular circulation with large turning radii, minimal landscaping at the street edge, paved or graveled surface areas, and a chain link security fence around the site perimeter. 541.687.1010 1132 EAST BROADWAY. SUITE 200 1 EUGENE. OREGON 97401 1 TBG-ARCH.COM City of Springfield September 27, 2022 Page 2 of 5 Code Interpretation: Supporting Facts and Findings This section is organized by the applicable review criteria per SDC 5.11.120(B). The applicable criterion and other codified text are included as bold italics below, followed by proposed findings in normal text. 5.11.120 Interpretation of New Uses (B) Criteria. Anew use maybe considered to be a permitted use when, after consultation with the City Attorney or other City staff, the Director determines that the new use: (1) Has the characteristics of one or more use categories currently listed in the applicable zoning district; Finding: The Applicant's intended use of the Subject Property (RV storage) has similar characteristics of one or more use categories in the LM zone. As described above, development of the Subject Property will be designed to accommodate large vehicles, fenced for security, and landscaped at the perimeter to create a vegetative buffer between uses. The proposed use will require no on-site employees. The RV storage access for customers will be fully automated. Per SDC 3.2.415, the LMI zone includes the following use categories, and the excerpted descriptions and example uses have similar characteristics that are described in the findings that follow each category. Category Example Uses Industrial Use Storage Warehousing Generate income from the... handling of goods Finding: As shown in the table above, the codified text uses the terms storage and warehousing. Both terms are used to indicate that goods are being held for future use. Although implied by the term warehouse, there is an expectation that some uses and activities will take place outdoors, as acknowledged in SDC 3.2.405(B). The proposed storage use handles finished goods — recreational vehicles — and provides space for the goods to be stored until the future when the owner retrieves the goods. Based on the use of these terms in the Industrial Use category, the Applicant considers the RV storage use shares general characteristics with this use category. Light Manufacturing, Relatively few customers come to the site Fabrication, and Repair Manufacturing, assembly, or repair of machinery, equipment, instruments, biotechnology Breweries, distilleries, and wineries Manufacturing of prefabricated or modular structures City of Springfield September 27, 2022 Page 3 of 5 Finding: The proposed RV storage use has low trip generation numbers. the use does not include retail sales and services that increase trip generation. Each of the excerpted example uses above commonly includes large material storage yards for oversized finished products, as well as paved/graveled areas with significant turning radii for large vehicle circulation. Similarly, the proposed RV storage use will include a large, paved/graveled area arranged to accommodate the circulation and turning radii of typical RVs, which exceeds the required circulation needed for emergency vehicles. Based on the findings above, the RV storage use shares general characteristics with the Light Manufacturing use category. • Heavy truck servicing and repair • Contractors including building, heating... • Recycling operations • Fuel oil distributors • Solid fuel yards Finding: As described above, the proposed RV storage use will include a large storage area for recreational vehicles, vehicular circulation with large turning radii, minimal landscaping at the street edge, paved/graveled surface areas, and a chain link security fence around the site perimeter. Each of the excerpted example uses above commonly includes large parking areas for necessary circulation and large material storage yards, tanks, or open-air covered structures for oversized finished products or storing source materials. Because of the large area dedicated to on-site storage in these example uses, it is reasonable to conclude that they have a low employee per acre ratio. Similarly, the majority of the Subject Property will be dedicated to the proposed RV storage use, and there will be no on-site employee presence. Based on the findings above, the RV storage use shares general characteristics with the Industrial Service use category. Category Exam le Uses Jr Warehouse and Wholesale Wholesale distribution centers Sales TruckAmight terminals Stockpiling of sand, gravel, or other aggregate materials Sale or rental of machinery, equipment, heavy trucks Finding: As described above, the proposed RV storage use will include a large storage area for recreational vehicles, vehicular circulation with large turning radii, paved/graveled surface areas, and a chain link security fence around the site perimeter. The excerpted example uses above commonly include external or outdoor elements that are similar to the proposed RV storage use, including large parking areas with the necessary turning radii for large vehicle circulation and large material storage City of Springfield September 27, 2022 Page 4 of 5 yards, tanks, or open-air covered structures that are fenced for security. Also, in cases where stockpiling of materials is a primary use, it likely has a similar minimal on-site employee presence. Based on the findings above, the RV storage use shares general characteristics with the Warehouse and Wholesale use category. (2) Is similar to other permitted uses in operational characteristics, including, but not limited to, traffic generation, parking or density; and Finding: As described in the findings under criterion (1), the Applicant's intended RV storage use has similar operational characteristics to one or more permitted uses in the LMI zone as listed and described below. Low development intensity • Development intensity is commonly measured in square feet per acre or floor -area ratio. The proposed use is comprised of an outdoor storage yard and the necessary circulation for large vehicles. This low intensity use is similar to the stockpiling and storage of building materials uses that are provided as examples in SDC 3.2.415. Paved/Graveled parking and circulation area • The proposed use is comprised of a paved/graveled outdoor storage yard and the necessary circulation for large vehicles. Dedicating the majority of the Subject Property to storage and vehicle circulation is the same as the stockpiling and storage of building materials uses, as well as significant portions of site development for truck/freight terminals, sale or rental of machinery, equipment, heavy trucks, recycling operations, solid fuel yard uses that are provided as examples in SDC 3.2.415. Large outdoor storage yard • The proposed use is comprised of an outdoor storage yard and the necessary circulation for large vehicles. Dedicating the majority of the Subject Property to an outdoor storage yard is the same as the stockpiling and storage of building materials uses, aswell as significant portions of site development for sale or rental of machinery, equipment, heavy trucks, recycling operations, solid fuel yard uses that are provided as examples in SDC 3.2.415. Minimal on-site employee presence • As described above, the proposed RV storage use will have a no on-site employee presence. Again, this is similar to certain example uses listed in SDC 3.2.415, such as stockpiling sand and gravel, storage of building materials, recycling operations, and solid fuel yard uses. These uses dedicate the majority of the Subject Property to storage of finished products or raw materials. They often have a low employee per acre ratio, and in some cases, employees are not permanently at the site. City of Springfield September 27, 2022 Page 5 of 5 Based on the findings here, the RV storage use shares operational characteristics with the permitted uses in the LMI zone. (3) Is consistent with all land use policies in this code which are applicable to the particular zoning district. Finding: The Springfield Development Code does not include any policies for the LMI zone. Therefore, this criterion is met. Conclusion The findings provided above demonstrate that the proposed RV storage use is similar to and shares characteristics with example permitted uses in the identified use categories that are allowed in the LMI zone. Therefore, with the criteria met, the Applicant requests that the Planning Director determine that the RV storage use is permitted in the LMI zone. If you have any questions, please do not hesitate to contact me or Kristen Taylor at TBG Architects + Planners (541.687.1010). Sincerely, Zach Galloway, AICP Senior Planner ZG/KT cc: Shaun Hyland, Big Bass LLC Mike Reeder, Attorney for Applicant Anna Backus, PE KPFF Consulting Engineers Z:TROA202213 Hyland 5320 High Ban ks\Corresp%gency\Coda Interpretation\202213-C ode Interp-Ltr.docx T TT:. o....Tw: