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HomeMy WebLinkAboutPacket, DRC PLANNER 10/25/2022AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616/ MS Teams Staff Review., Tuesday, November 8, 2022 9.•00-9.•30 a.m. 1. Site Plan Review 811-22-000229-TYP2 811-22-000178-PROJ Nation's Mini Mix Assessors Map: 17-02-33-21 TL: 800, 1203, 1204 Address: 811 & 813 53' Street Existing Use: Nation's Mini Mix / -Ml Applicant submitted plans to bring existing site to compliance. Planner: Tom Sievers Meeting: Tuesday, November 8, 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: httD://www.sorinafield-or.aov/weblink8/browse.asox VICINITY MAP 811-22-000229-TYP2 Site Plan Review 17-02-33-21 TL 800, 1203, 1204 811&81353'dSt. Nation's Mini Mix L VICINITY MAP 811-22-000229-TYP2 Site Plan Review 17-02-33-21 TL 800, 1203, 1204 811&81353'dSt. Nation's Mini Mix City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Site Plan Review SPRINGFIELD W 0#/ Type (Applicant. dieck Site Plan Review Pre -Submittal: ❑ Major Site Plan Modification Pre-SubmittalApplication , ❑ Site Plan Review Submittal: Ma'or Site Plan Modification Submittal: Required Project Information (Applicant. complete this section) Applicant Name: Robin R Nations, LLC Phone: 541-686-3031 ❑ Company: Nations Mini Mix Email:robin@nationsminimix.com Address: PO Box 394, Waltewille, OR 97489 Applicant's Rep.: Ryley McDowell, Assistant Planner Phone: 541-302-9830 Company: Metro Planning,Inc. Email: ryley@metroplanning.com Address: 846 A St., Springfield, OR 97477 Property Owner: Same as Applicant Phone: Company: Email: Address: ASSESSOR'S MAP NO: 17-02-33-21 TAX LOT NOS : 00800, 01203, 01204 Property Address: 811 53rd Street & 813 53rd Street, Springfield, OR 97478 Size of Property: 3.35 TOTAL Acres ®Square Feet ❑Dwelihno Proposed No. of Unks per acre• N/A Proposed Name of Project: Nations Mini Mix Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal: Site Review re Case No. 811 -21 -000291 -COD Existing Use: Light Medium Industrial (LMI) New Impervious Surface Coverage (Including Bldg. Gross Floor Area sf Si natures: Please sign and Drint Mour name and date in the acicirociriate Required Project Information (City Intake Staff., Associated Applications: box on the next complete this section) Signs: gaqe.j 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 Id 1 of 11 225 FIFTH STREET SPRINGFIELD, OR 97477 PHONE: 541.726.3753 FAX. 541.736.1021 www.spnngfield-orgov December 6, 2013 REQUIRED STORMWATER SCOPING SHEET USE POLICY: In October 2003, Springfield Public Works released a trial "stonnwater scoping sheet," provided to help engineers and developers meet stormwater requirements in the Springfield Development Code (SDC) and Engineering Design Standards and Procedures Manual (EDSPM). After a five month trial period, it became apparent that users of the scoping sheet submitted much more complete applications than non-users. An added bonus was a decrease in the overall review time spent on the applications, resulting in quicker notice of decisions. As a result of the benefits of the scoping sheets, the City has decided to make their use a mandatory process. Current city policy is that the use of stormwater scoping sheets is required for all applications which require development review. All applications submitted to the City shall provide a copy of a completed stormwater scoping sheet with the application packet. Attached with this letter is the latest version of the scoping sheet, which reflects changes requested by the development community. PLEASE NOTE: SUBMITTED APPLICATIONS WILL NOW BE REQUIRED TO SUBMIT A COMPLETED STORMWATER SCOPING SHEET, STORMWATER STUDY AND PLANS IN CONFORMANCE WITH THE SCOPE REQUIREMENTS U 17 rrrrr 31b4LCeI91 ri7 V,P"IN N:1 1.) Obtain scoping sheet from application packet, city website, or other location. 2.) Fill out project information (top half of front sheet) prior to commencement of work on stormwater study. (Note: Do not sign scoping sheet until it is received from the City with requirements checked.) 3.) Mail, fax, or email all pages to: City of Springfield, Development and Public Works Dept., Attu: Clayton McEachem. 4.) Receive completed scoping sheet (filled out by the City) indicating minimum requirements for a complete stormwater study. 5.) Include four (4) copies of complete scoping sheet (signed by engineer at the bottom of page 2), stormwater study and plans that comply with the minimum required scope with submittal of application packet. The scoping sheet shall be included as an attachment, inside the front cover of the stormwater study. Stormwater scoping sheets can be found with all application packets (City website and the DPW front counter) as well as on the Engineering and Construction Resources webpage located at: httv://www.springfield- or.gov/DPW/EnginmringmdConstructionResources.htm under the Public Improvement Permit Projects Forms section. Thank you in advance for working with the City of Springfield with this new process. Sincerely, Clayton McEachern, PE City of Springfield, Development and Public Works Email: cmeeachem@springfieldor.gov Phone: (541) 736 —1036 Fax: (541) 736-1021 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 ----------- — (Area below this b'neJUIedoutbyApplicant) __— (Please return to Clayton MEachern @ City ofSprb4gi2eld Development and Public Works, Fax # 736-1021, Phone # 736-1036), enwd:cnae�lern@sprirtglleldor.gov Project Name: Nations Mini Mix Applicant: Robin R Nations LLC Assessors Parcel #: 17-02-3321- 00800, 01203, 01204 Date: 6/21/2022 Land Use(s): LMI Phone #: 541-302-9830 Project Size (Acres): 3.39 (total of all 3 taxlots) Fax #: Approx. Impervious Area: Email: ryley@metroplanning.com Project Description (Include a copy of Assessor's map): This application is in response to Code Compliance for Case#: 811 -21 -000291 -COD. Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary: Proposal includes two grassy swales to help further mitigate runoff concerns. Attatched site plan shows how this system will serve the property. Proposed Stormwater Best Management Practices: (Area below d& line rdkd ord by the City andRehvned k the Aaabeand (At a nunimuan, all boxes checked by the City on the front and backoftlds sheet shall be subnutted or on application to be coaWletefor subaut/al, afthough other requirements nay, be recess 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@spnngfreld-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; Adebtioml 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 stormrmer 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 stomrmarmer 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 stomrmarmer 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 stomrmvater study and plan set. Signature Date Form Version 5: June 2015 Memorandum 10/4/2022 To: City of Springfield Planning and Public Works Departments: - Drew Larson, Michael Libeler, Clayton Mceachern, Gilbert Gordon, Chris Carpenter From: Metro Planning - led Truett, Ryley McDowell Z1 ASTIrfr SPRINGFIELD, oceGONvzmr CC: Completeness Checklist for case no. 811 -22 -000174 -PRE 1541)= -MD www AIE PWJNINci'.com This memo is intended to serve as a reference for any items discussed in the completeness review of this project. Below will include responses to each of the planning and public works comments. In bo/d/ita/ies text will be city comments and responses will be in plain text. Planning Notes Provide an &5x 11"reduced copy of the Site Plan Response: An 8.5 x 11 reduced copy of the site plan is attached. (See Proposed plan as a PING file) 2. No Title Report provided must not be older than 30 days at the time of application. Response: A title report has now been obtained and is attached with this memo. 3. Narrative must address Site Plan ReviewApprovalStandards SDC S 17.125. The provided narrative discusses Nadal Development Overlay which is not applicable to this development Response: Updated the written statement to address this criterion. A 20 -Year Time of Travel Zone for the Weyerhaeuser welKield Response: Added a note to both the existing conditions and proposed site plan sheets that states that the 20 -year time of travel zone covers the entire site. S. Prepare a0required plans per the Submittal Standards of SDC 5.17.115 Response: 11Pa g Site plans are prepared per the standards from SDC 5.17.115. General requirements are met for the plans, including being drawn to scale, notes for tax lot ownership, and acreage provided. Existing conditions sheet has widths of sidewalks, streets, and easements. The time oft rave I zone is also now included on the existing conditions sheet. Attached with this memo is a prior existing conditions sheet which outlines existing buildings and other conditions of the site when Nations took over. The proposed site plan includes all current existing conditions and two grassy swales as those are the only proposed improvements. Details and planting plans for the swales are attached. The applicant proposes an exception for portions of the landscape plan standards as the owner has put in valuable time into creating more artistic frontage (this is addressed below). Existing utilities are shown on existing and proposed site plans and no future connections are proposed. Per the requirements of a stormwater management and planting plan, this application now includes details for the construction and planting of the proposed grassy swales. Access, circulation, and parking are existing conditions which are shown on both the proposed and existing sheets. Add] Notes Best representation of how the site existed when Nations Mini Mix took aver the site. Response: Attached with this site is a prior existing conditions sheet with best representation of the site when Nations took ownership. Paved vehicleparking for employees and designated vehicle route to the required parking. Response: Paved parking exists on both tax lots of this site. The vehicle route and circulation allow for travel to and from the site. Remove paving in the required 5'setback along the entire frontage and provide landscaping per SDC 4.4.705, Response: The owner has dedicated effort and resources to make the front area of the property presentable. This artistic and unique paved landscaped area only improves the existing sidewalk area. Further (and this relates to the next item below) there is a 10' SUB electric easement over the entirety of the 5' setback area (see attached drawing) and setback sidewalks to the east and west. So, at minimum there isn't a sufficient area for a street tree, either, and it isn't a great (or even feasible) are for planting and irrigation to occur. The applicant respectfully requests that flexibility be applied to this section and would be happy to go through a variance or other City process to formalize keeping this area "as is." 2 1 P a g Further, it looks like we may be eligible for an exemption to this standard as per SDC 4.4.105(H) as there is a 6' site obscuring fence on our property abutting the landscape area. Plantstreet trees in the planterstro between the sidewalk and street. Response: As requested above, the applicant is asking for an exception to this landscape requirement. The location of the SUB easement (see attached drawing) within the prescribed planting area would preclude a street tree at this location. Contain all stormwater on-site, discharge to neighboring properties is not permitted and discharge to the wet/and area to the north is definitely not permitted. Response: Two proposed grassy swales are now shown on the proposed plan. These swales will help detain stormwater on site and prevent sediment discharge onto neighboring properties. Eliminate sediment drag into the right of way which may require additional on-site paving. Response: Currently the owner has weekly scheduled clean-ups with a street sweeper. The two new grassy swales combined with this current arrangement will prevent any sediment drag from existing onto the right-of-way. Public Works Notes., 1. No existing site condition plan is shown. It will need to show storm drainage locations and grading slope; sewer access points (and lines if known) and the other items listed on this form. Response: The owner's recollection of the site in conjunction with the 2000 planimetric from the City provides a best representation of the existing conditions. (See Prior Existing Conditions sheet as well as Existing Conditions sheet) 2. There is an existing sewer easement along the south and east boundary of 813 53'd Response: Easements have been identified and added to the attached existing conditions sheet. 31 Pa g 3. The utility pole at the southwest corner of the site does not have alight the light s across the street on a different pole. there is no apparent pole on the thatsame parking lot driveway interior to the lot Response: The utility pole on the southwest corner has been updated. Streetlight across the street has also been included on the site plans. (See either the existing conditions or proposed plan sheets) 4 Public Storm drain notshown in S3id of G St No mfeinalstorm orsanitaryfine shown. Response: Public Storm drain along G & 53`d street is show on the attached site plan. (See any of the three attached sheets) S. Street trees along G Stam required Response: As mentioned above, the applicant is requesting an exception or variance to allow for the current landscape and sidewalk area to remain. This area does not impact any surrounding features, and if anything provides a more appealing curbside view with the artistic elements. It is also noted that this site has an easement which prevents any street trees from being placed within the SUB electric easement that covers the setback area (see attached drawing). Adjacent to this easement is a setback sidewalk which is continued along the existing street. These two factors combined with previous time and effort put into creating a presentable frontage are why the applicant requests requirement be an exception and will happily apply for a variance or other necessary city process to allow this exception. 6. No storm drain provisions are shown. In the overhead photo it appears that the site is currency overflowing onto adjacent property and leaving significant sediment on the neighboring storage site driveway. At the least mechanical storm drain (probably catch basin filters?) will be required to be installed on site and measures taken to contain all runoff and sediment on site, including any runoff leaving overland to the north to the channellwetland along Highway 126. Response: Currently sto rmwater runoff exits the site mainly to the south into G Street into the existing storm system. Our proposal is to intercept the stormwater into a grassy swale to minimize sediment leaving the site (see attached proposed site plan & grassy swale detail) with an overflow to the catch basin in G Street. The proposal now also includes a grassy swale in the northeast corner as well to mitigate any runoff leaving north of the property. 41 Page Add7Comments the damaged stormwater manhole at the g St driveway needs to be repaired and the curb line changed to move it out of the driveway path. Response: The applicant requests this become a condition of approval. The stormwater manhole will be repaired, and curb line adjusted as the owner is available to make such changes. Reference Name File Name Written Statement Written Narrative Title Report Documents (4) Proposed Site Plan Pro Plan_091222 Prior Existing Conditions Prior Existing Condtions_100322 Existing Conditions Existing Conditions_ 100522 Proposed Plan Reduced PropPlan_091222.PNG Grassy Swale Grassy Swale Detail 100322 51 Pa g OA6ASUEET SPUNGFIELO, OREGON 9)4] 1541)91. M WWwVAFttOPLdNWINGOPM Nations Mini Mix Site Review— Written Narrative Submittal no: Document Date: 10/10/2022 Applicants Request: Site Review for Case#: 811 -21 -000291 -COD Property Owner/ Applicant: Robin R Nations LLC PO Box 394 Walterville, OR 97489 Applicant Representative/ Ryley McDowell, Assistant Planner Project Coordinator: Metro Planning, Inc. 846 A Street Springfield, OR 97477 Subject Property: 17-02-33-21 tax lot: 00800, 01203, 01204 Property Size: 3.39 acres (total of all three Tax Lots) 147,668 sq. ft Zoning: Light -Medium Industrial (LMI) 11Pa g Background: This application is for a site review of a property located at Map & Tax Lots 17-02-33-21-00800/01203/01204. The applicant is submitting this application to meet code compliance for Case#: 811 -21 -000291 -COD. Prior use on this site was a logging operation, and the existing conditions sheet depicts this. The existing use (since 2006) is a concrete company (Nation's Mini Mix). The current user has been an integral part of the community for years, paying City taxes and providing jobs and concrete services areawide. Below includes applicable Site Review standards from Springfield Development Code (SDC) written in bold/italic text, and response written in plain text. SDC 5.17.125 Approval Standards (A) The Director must approve, approve with conditions, or deny a proposed Site Plan Review application based on the following standards: (I) The proposed land use is a permitted use or is allowed as a discretionary use in the land use district Response: The site is zoned LMI (Light -medium industrial) which conforms to the current use of the site as a concrete facility. (2) If a use is allowed as a discretionary use, in addition to meeting the standards below, a Discretionary Use application must be approved in conformance with the standards in SDC 5.9.100. Response: The use is not a discretionary use therefore this section is not applicable. (3) The proposal complies with the standards of the land use district of the subject property, Response: The sites district is zoned for Light -medium industrial, and the existing uses of the property fit into this category therefore this criterion is met. (4) The proposal complies with any applicable approved master plan, master facilities plan, refinement plan, and/or special planned district. Response: There are no special planned districts for this subject property. The site complies with the Springfield master plan and facilities plan by updating the site to treat stormwater runoff by including two detention facilities (grassy swales). The site already provides adequate transportation to and from the site which comply to City Street standards and pedestrian sidewalk standards. (5) The proposal complies with the applicable sections of SDC 4.2, Infrastructure Standards -Transportation. Response: As previously mentioned, the site meets the requirements for transportation given the existing travel patterns adjacent to the site. For example, the sidewalk was previously paved by the owner to prevent off-street parking which impacted pedestrian travel along 53r° street. 21 Pa g SDC 4.2.120 Site Access and Driveway Standards. (A) Site Access and Driveways—General. (I) All developed lots or parcels are entitled to 1 approved driveway access provided by either direct access to a: (a) Public street or alley along the frontage of the property Response: The subject property takes access from 53rd street with shared driveway access for both corner lots. SDC 4.2135 Sidewalks. (A) Sidewalks and planter strips abutting public streets must be located wholly within the public street right -of --way. Alternatively, the applicant may propose a design that does not meet this standard, subject to Director approval through a Type 2 approval process. In approving an alternative, the Director may require alternative setbacks or driveway paving requirements that reflect the altered position and location of the sidewalk. (6) Sidewalks must be designed, constructed, replaced, or repaired as specified in the Engineering Design Standards and Procedures Manual, the Development & Public Works Standard Construction Specifications, and the Springfield Municipal Code. Response: Sidewalks have already been constructed and developed to Springfields standards. However, the applicant has already designed and developed a planting strip in this area which does not meet city standards. Currently the planter area is developed with concrete and turf in the setback between the sidewalk and the property line. The space between 5V Street and the sidewalk is red rock landscape material. The applicant requests the Director exempt this design through this Type 2 site review application. (6) The proposal complies with the applicable sections of SDC 4.3, Infrastructure Standards -Utilities. SDC 4.3. 105 Sanitary Sewer. (F) The sanitary sewer system must be separated from any stormwater sewer system Response: The Sanitary sewer system is existing and shown on the site plans along 53rd street. The wastewater is separate from any stormwater system. SDC 4.3.110 Stormwater Management. (A) Stormwater Management Improvements—General Standards. Response: Stormwater management is proposed to be developed and maintained through a form of on-site detention to mitigate any sediment runoff onto neighboring properties (See attached site plans). This includes two grassy swales on the southwest and northeast sides of the property. There are no riparian waterways and therefore this section does not need to be addressed. 31 Pa g SDC 4.3.117 Natural Resource Protection Areas. Response: There are no natural features or resource protection areas located on this site. There is a small cluster of trees on the north side adjacent to the property. This small barrier / forested area is subject to runoff from the pump house. The inclusion of a grassy swale will help alleviate any of this runoff leaving the northeast corner of the lot. SDC 4.3.120 Utility Provider Coordination. (A) All utility providers are responsible for coordinating utility installations with the City and the developer through the Development Review Committee or by separate written correspondence. (B) The developer is responsible for the design, installation and cost of utility lines and facilities to the satisfaction of the utility provider. (6443) Response: SUB is the utility provider for this site and design for stormwater utilities are shown on the landscape plan. Underground utilities are shown along 53'd street. There is no proposal for further development to impact utilities outside of the addition of two grassy swales. SDC 4.3.140 Public Easements. (A) Utility Easements The applicant must make arrangements with the City and each utility provider for the dedication of utility easements necessary to fully service the development or land beyond the development area, as necessary. Public utility easements must be shown on plat or in a form approved by the City Attorney, and must meet the following standards: (I) The minimum width for public utility easements adjacent to collector and arterial streets is 10 feet. (2) The minimum width for sewer easements is 5 feet on either side of sewer line for sewers less than 12 inches diameter and less than 5 feet of cover, and 7 feet on either side of the sewer line for sewers greater than 12 inches diameter or with greater than 5 feet of cover. (3) The minimum width for all other public utility easements is 7feet. (4) Notwithstanding the above standards, the utility provider or the Director may require a larger easement for major water mains, major electric power transmission lines, stormwater management systems or in any other situation to allow maintenance vehicles to set up and perform the required maintenance or to accommodate multiple utility lines (5) Where feasible, utility easements must be centered on a loVparcel line. Response: A utility easement is shown on the site plan as well to reflect compliance with SDC 4.3.140. (See existing conditions sheet) 4 1 P a g (7) The proposal complies with the applicable sections of SDC 4.4, Landscaping, Screening, and Fence Standards. Response: Landscape plans are provided for the additional grassy swales to be constructed (see grassy swale detail & Stormwater Management & Landscape plan). These plans show specific planting materials to be used as well as sizing. All other landscaping is existing and will not be impacted since the development has already occurred. SDC 4.4.110 Screening. (A) Unless otherwise specified in this code, screening is required: (I) Where commercial and industrial districts abut residential districts and no approved screening exists; Response: Screening is provided as already existing conditions for the property as this industrial site abuts residential lots to the east. This screening includes the use of two types of fencing, wood and chain link with sight obscuring slats. (B) Screening must be vegetative, earthen, and/or structural. Unless specified elsewhere in this subsection, screening must be continuous to at least 6 feet above ground level. The following standards apply: (2) Structural Screening. A fence or masonry wall must be constructed to provide a 100 percent sight -obscuring screen. (a) No screen is allowed to exceed 4 feet in a residential district front yard setback, and all screening must comply with vision clearance requirements of SDC 4.2.130. (b) Wherever a requireed screen in the form of a fence is adjacent to a residential or commercial district or an arterial or collector street, it must be made from a non-metallic material. Any garbage and recycling receptacles or garbage and recycling area which would otherwise be visible from a public street, customer or resident parking area, any public facility, adjacent property, or any residential district, must be screened from view as specified in subsections (8)(1) and (3), above. All garbage and recycling receptacles or materials must be contained within the screened area. Response: Fencing around the property provides 100 percent sight -obscuring screen. The metal portion of the fence is adjacent to commercial and therefore does not need to comply with 4.4.110 (A)(1b). Garbage receptacles are contained within the screened area and therefore out of public sight. Specifically, the trash area is in the northwest corner of the shop (see existing conditions sheet) 51 Pa g (8) The proposal complies with the applicable sections of SDC 4.5, On -Site Lighting Standards. Response: Given that this site has outdoor lights that were installed before July 1, 2022 the standards for installation and operation are not applicable. On site lighting for this site includes Blights with shielding located on the shop. The office has 3 lights shown on the front and two on the side of the building also with shielding. The light descriptions are shown on the site plan with acceptable height by not exceeding 25 ft. (9) The proposal complies with the applicable sections of SDC 4.6, Motor Vehicle Parking, Loading, and Bicycle Parking Standards. SDC 4.6.125 Motor Vehicle Parking—Parking Space Requirements Response: Per the chart under this standard, 1 space is required for every 1,000 sq. ft of gross floor area. The site includes parking on both tax lots, 17 spaces on northern tax lot, and 5 spaces with one ADA located to the west and east sides of the office on the southern tax lot. The site exceeds any parking requirements set forth by SDC 4.6.125. (See attached site plan for compliance) SDC 4.6.135 Loading Areas—Facility Design and Improvements. (A) All necessary loading areas for commercial and industrial development must be located off-street and provided in addition to the required parking spaces. (8) Vehicles in the loading area must not protrude into a public right -of --way or sidewalk. When no other reasonable alternative exists, loading areas must be located so that vehicles are not required to back or maneuver in the public rightrof-way or internal travel aisles. Response: Loading area and circulation is located on the northern tax lot. This area is located off-street and has plenty of space for travel adjacent to designated parking areas. Vehicles located in this loading area do not protrude into public right-of-way. This area designed for loading does not require vehicles to back in or maneuver into public right of way or internal aisles. (See attached site plans for circulation and loading area) SDC 4.6. 155 Bicycle Parking—Number of Spaces Required. Response: The chart expresses that .25 spaces are required for every employee or 1 per 4,000 sq. ft of floor area whichever is less. The site currently has less than 4 employees working on site at any given time therefore bike parking standards are not applicable. (10) The proposal complies with the applicable sections of SDC 4.7, Specific Development Standards. Response: No specific development standards for LMI category of activities are applicable. This site is a concrete company working within the standards of this applicable zone. (11) The proposal complies with the applicable sections of SDC 4.8, Temporary Use Standards. (6443) Response: No temporary uses are requested in this proposal; therefore the standards are not applicable. 61 Pa g