HomeMy WebLinkAbout2021 10 19 AIS for Hamlin Middle School Discretionary Use and Site Plan ModificationAGENDA ITEM SUMMARY Meeting Date:10/19/2021
Meeting Type:Regular Meeting
Staff Contact/Dept.:Andy Limbird, DPW
Staff Phone No:541-726-3784
Estimated Time: 15 Minutes
S P R I N G F I E L D
PLANNING COMMISSION
Council Goals: Maintain and Improve Infrastructure
and Facilities
ITEM TITLE: REQUEST FOR TYPE III DISCRETIONARY USE PERMIT AND SITE PLAN
MODIFICATION FOR A PROPOSED SPORTS STADIUM (BASEBALL FIELD) LOCATED
AT 326 CENTENNIAL BOULEVARD, CASES 811-21-000168-TYP2 & 811-21-000169-TYP3
ACTION
REQUESTED:
Conclude a public hearing and deliberate on a proposal to convert an existing middle school
baseball field to a sports stadium and make a determination based on application consistency with
the Discretionary Use criteria of the Springfield Development Code (SDC) Section 5.9-120, and
the Site Plan Review criteria of SDC 5.17-125.
ISSUE
STATEMENT:
The applicant has submitted a Discretionary Use permit for proposed changes to an existing
baseball field at Hamlin Middle School. The proposal requires Site Plan Modification approval
and elevates the baseball field to a sports stadium based on changes to the facilities and nature of
use on the site. The Planning Commission opened the public hearing and accepted testimony at the
regular meeting on October 5, 2021 and the public hearing was continued to October 19, 2021.
ATTACHMENTS: 1. PC Final Order – Discretionary Use Permit 811-21-000169-TYP3
Exhibit A to Final Order – Staff Report for Discretionary Use, Case 811-21-000169-TYP3
2. PC Final Order – Site Plan Modification 811-21-000168-TYP2
Exhibit A to Final Order – Staff Report for Site Plan Modification, Case 811-21-000168-TYP2
3. Manufacturer’s Specifications on Proposed Stadium Sound System
4. Traffic Impact Analysis for Hamlin Middle School (2016)
The subject site is addressed as 326 Centennial Boulevard (Map 17-03-26-31, Portion of Tax Lot
2200 & Map 17-03-26-34, Tax Lot 6200), and it contains an existing public middle school building
with adjoining parking lots, driveways and driving aisles, school bus loop, perimeter landscaping,
vegetated stormwater facilities, and outdoor sports fields including a football field/soccer pitch
with running track and two baseball fields. The site formerly contained two smaller schools and
was redeveloped as the Hamlin Middle School in 2016 pursuant to Case TYP216-00005.
The applicant is proposing to modify the existing baseball field in the southwest quadrant of the
site to add bleacher seating for spectators along with a press box and announcer’s booth, a building
containing team changing rooms and public restrooms, pedestrian-scale lighting for spectator
areas, and food and beverage concessions. Additionally, the applicant is proposing to expand the
use of the baseball field to include local high school, collegiate, and semi-professional teams. The
proposed change of use to a public sports stadium with new and expanded seating areas and
facilities for spectators and teams triggers the requirement for a Discretionary Use permit.
The Planning Commission opened the public hearing on October 5, 2021 and requested additional
information from the applicant pertaining to the following:
Traffic crash data for Centennial Boulevard between Pioneer Parkway and 5th Street;
Approximate numbers of Hamlin school children that walk, bicycle, skateboard, or use
scooters to reach the school site;
Details on the planned public address sound system for the facility;
Mechanisms to improve traffic flow and pedestrian safety around the proposed baseball
stadium during scheduled events; and
Capacity of adjacent streets and intersections to accommodate stadium traffic.
Some of the requested information has been provided for inclusion in the staff report packet. Staff
responses to the first three questions are found in Attachment 1, Exhibit A and Attachment 3. At
the October 19 meeting, the Planning Commission is requested to accept all testimony, close the
public hearing, and deliberate on the proposal for Discretionary Use permit and accompanying Site
Plan Modification.
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD, OREGON
REQUEST FOR DISCRETIONARY USE + CASE NO. 811-21-000169-TYP3
+ FINDINGS, CONCLUSIONS,
+ AND ORDER
NATURE OF THE APPLICATION
The applicant submitted a Discretionary Use request for a sports stadium at 326 Centennial Boulevard
(Assessor’s Map 17-03-26-31, Portion of Tax Lot 2200; and Map 17-03-26-34, Tax Lot 6200). The site is
currently developed as Hamlin Middle School and is zoned Public Land and Open Space (PLO). In
accordance with Springfield Development Code (SDC) Section 3.2-710, sports stadiums are listed as a
Discretionary Use in the PLO District.
1. On August 17, 2021 the following application for a Discretionary Use Permit was accepted:
Allow for a change of use for an existing baseball field to a sports stadium in the Public Land and
Open Space District, Case Number 811-21-000169-TYP3, Brett Yancey, Springfield School
District, applicant. This application is accompanied by an application for Major Site Plan
Modification, Case No. 811-21-000168-TYP2.
2. The application was submitted in accordance with Section 5.4-105 of the Springfield
Development Code. Timely and sufficient notice of the public hearing, pursuant to Section 5.2-
115 of the Springfield Development Code, has been provided.
3. On October 5, 2021 a public hearing on the Discretionary Use request was opened and continued
to the regular meeting on October 19, 2021. The Development & Public Works Department staff
report including criteria of approval, findings and recommendations, and recommended conditions
of approval, together with the testimony and submittals of the persons testifying at the hearing,
have been considered and are part of the record of this proceeding.
CONCLUSION
Supported by substantial evidence in the record, the requested Discretionary Use application is
consistent with the criteria of Section 5.9-120 of the Springfield Development Code, as conditioned in the
staff report. This general finding is supported by the specific findings of fact, conclusions, and condition
of approval in the attached staff report (Exhibit A) attached hereto.
ORDER
It is ORDERED by the Planning Commission of Springfield that Case Number 811-21-000169-TYP3,
Discretionary Use Request, be approved subject to the conditions contained in the staff report. This
ORDER was presented to and approved by the Planning Commission on October 19, 2021.
APPEAL
Pursuant to SDC Section 5.2-155, this Type III decision is final unless appealed to the Springfield City
Council in accordance with SDC Section 5.3-120. Only those persons who participated either orally or in
writing, or entitled to notice of the application, have standing to appeal the Planning Commission’s
decision. An appeal application shall be filed with the Director within 15 calendar days of the Planning
Commission’s decision (i.e. by 5:00 pm on November 3, 2021) to be considered valid. The appeal
application shall be accompanied by the fee prescribed by the City Council ($2,873.00). The filing fee
will be refunded to the appellant if one or more of the appeal allegations are upheld by the City Council,
or if the decision is amended, remanded or reversed.
Attachment 1, Page 1 of 2
_______________________________
Planning Commission Chairperson
ATTEST
AYES:
NOES:
ABSENT:
ABSTAIN:
Attachment 1, Page 2 of 2
Staff Report and Findings
Springfield Planning Commission
Discretionary Use Request (Springfield School District)
Hearing Opened Date: October 5, 2021
Report Date: October 14, 2021
Case Number: 811-21-000169-TYP3
Applicant: Brett Yancey, Springfield School District
Site: 326 Centennial Boulevard (Map 17-03-26-31, Portion of Tax Lot 2200 & Map 17-03-26-
34, Tax Lot 6200)
Request
The application was submitted on August 17, 2021 and the initial public hearing on the matter of the
Discretionary Use request was opened on October 5, 2021. The City conducted a Development Review
Committee meeting on the Discretionary Use request on August 31, 2021.
Site Information/Background
The property that is the subject of the Discretionary Use request is located on the north side of Centennial
Boulevard between Pioneer Parkway East and 5th Street. The site is developed with a public school
building for Hamlin Middle School; driveways, driving aisles and parking lots; school bus loop; outdoor
athletic fields for baseball, football/soccer and track; perimeter landscaping; and vegetated stormwater
management facilities. The site is zoned for Public Land and Open Space (PLO) use and is addressed
as 326 Centennial Boulevard. The applicant is proposing a change of use from school-based recreational
uses (including after-school activities) to a sports stadium use for the existing baseball field in the
southwest quadrant of the site. This change of use will allow for expanded spectator seating, a team
changing room and public restroom building, food and beverage concessions, press box, and announcer’s
booth. The proposed changes to the baseball field will accommodate use by local high school, collegiate,
and semi-professional teams. In accordance with Section 3.2-710 of the Springfield Development Code
(SDC), sports stadiums are listed as a Discretionary Use in the PLO District requiring Planning
Commission approval.
The property has frontage on Pioneer Parkway East along the western boundary and Centennial
Boulevard along the southern boundary. Two driveways along the eastern edge of the site provide access
to 5th Street via L Street and Moffitt Lane. The applicant has submitted a Major Site Plan Modification
application under separate cover (Case 811-21-000168-TYP2) for the proposed modifications on the
site, including the bleacher seating areas, team changing room and public restroom building, press box,
and perimeter landscaping areas. The applicant also previously obtained approval for a Minimum
Development Standards (MDS) permit pursuant to Case 811-21-000176-TYP1 for modifications to the
on-site stormwater management facilities and team dugouts to allow for replacement of the existing
natural turf field with artificial turf and an underdrain system.
Notification and Written Comments
Notification of the October 19, 2021 public hearing was sent to all property owners and residents within
300 feet of the site on September 15 and 24, 2021. Notification was also published in the legal notices
section of The Register Guard on September 21, 2021. Public hearing notices were posted in the following
EXHIBIT A, Page 1 of 19
Attachment 1, Page 3 of 21
public locations: at three locations along the subject property frontages (the intersection of Pioneer
Parkway East and Centennial Boulevard; the southern driveway on Centennial Boulevard; and the eastern
driveway at L Street), on the City’s webpage, and on the digital display in the Development & Public
Works office. Public notification was also sent to all property owners and tenants/residents within 300
feet of the site on August 24, September 15 and September 24, 2021 for the Major Site Plan Review
application submitted under separate cover (Case 811-21-000168-TYP2). Staff responded to several
telephone calls and emails regarding the project, including written requests for additional information
about the project from the following respondents: Dr. Maria Elena Sampson-McCoy, 1256 5th Street,
Springfield; and Kurt Krause, 1142 3rd Place, Springfield.
Two written comments were also received through the springfieldoregonspeaks.org webpage. Chris Wig,
1024 Pleasant Street, Springfield states that “This is an exciting partnership between Springfield Schools,
Bushnell University, and the Springfield Drifters. As a resident of the neighborhood adjacent to Hamlin
Middle School, I strongly support this request for discretionary use. I am excited to support all our
Springfield baseball teams next season!”
Staff Response: Mr. Wig’s comments do not articulate specific arguments in support of the application
with enough specificity to allow the Planning Commission to respond.
Sue Mandeville, 723 Crest Lane, Springfield states that “Very little public notice given and short notice
at that. Hamlin Middle School does not need a Sports Stadium on site to seat 1,900 people. The additional
traffic in that area and the danger to middle school kids would be horrendous. Does Hamlin School get
anything out of this? That land was for public use and open spaces. Plant trees. This area does not need
another sports field! Construction has already begun with virtually no public input. That's insulting to
Springfield residents. Why is this even being submitted to the Planning Commission if construction has
already started? I am distressed at another example of community assets misallocation.”
Staff Response: Staff exceeded the requirements for public notification by sending notice of the site
plan modification separately more than one month before the initial public hearing on October 5. Two
public hearing notices were issued and the hearing was continued to October 19 to address the public
notification requirements of SDC 5.2-115. It is not City practice to mail notification to properties beyond
the 300-foot boundary around the subject development area, so notice would not have been sent to
properties in the vicinity of Kelly Butte. Staff also posted physical notices on the school property two
weeks prior to the October 5 hearing, and notice was also posted on the City’s website. The public
hearing notification meets or exceeds the requirements of SDC 5.2-115.
The applicant is proposing to schedule baseball games during predominantly non-school days and hours
to minimize the potential conflict between stadium activities and students. Only certain Bushnell
University games are expected to overlap with Hamlin school operations and this has been acknowledged
and accounted for in the applicant’s traffic and parking plan. Provided the applicant implements a
revised Parking Demand Management Plan for the baseball stadium, it is not expected that the site will
create hazardous traffic conditions for drivers, pedestrians, or bicyclists. Additionally, it is not expected
that the volume of traffic generated by Bushnell University baseball games would cause conflicts with
Hamlin school traffic if a baseball game is scheduled concurrently with normal school operations and
student dismissal times. According to the applicant’s submittal and testimony provided at the public
hearing on October 5, 2021, approximately 50 to 75 spectators would be expected to attend the daytime
Bushnell University games scheduled during Hamlin school hours. All of the spectator and team parking
and bus drop-off/pick-up would be accommodated within the south parking lot adjacent to the baseball
stadium. The dedicated parking and vehicle circulation area in the south parking lot – exclusively for
EXHIBIT A, Page 2 of 19
Attachment 1, Page 4 of 21
the baseball stadium use by Bushnell University during Hamlin school operations – is designed and
intended to separate non-school traffic and activity from the remainder of the school site where normal
school busing and student pick-up activities would be occurring.
Any remuneration to the School District (if any) for shared use of the facilities by collegiate and semi-
professional teams is not a criterion of approval and therefore is not considered by the Planning
Commission in the Discretionary Use review. It is also not a relevant criterion for the Planning
Commission to consider whether a baseball field is “needed” because the baseball field already exists
and can continue to be used for sporting activities regardless of whether the Discretionary Use is granted
for stadium use by other team organizations and the expanded seating provided for spectators.
As referenced previously, changes to the site were approved in Case 811-21-000176-TYP1 under the
Minimum Development Standards; that decision did not approve the stadium use or other site plan
modifications that are in front of the Planning Commission presently.
At the public hearing meeting on October 5, 2021, one person provided testimony:
Mike Eyster, 825 Willacade Court, Springfield, spoke in favor of the proposal and stated that it would
provide benefits to the entire community.
Staff Response: Mr. Eyster’s comments do not articulate specific arguments in support of the application
with enough specificity to allow the Planning Commission to respond.
Staff also received two nearly identical written comments from Cathy Nelson, 400 Broadway Street,
Springfield, that were posted on springfieldoregonspeaks.org in the Development Code Update section
of the October 5, 2021 agenda. Because of the nature of the comments, staff confirmed with the
respondent that the responses should be moved to the Hamlin Baseball Stadium Discretionary Use
agenda item:
“This is a horrific idea. My back yard is my sanctuary. The noise and traffic from this project will have
a hugely detrimental impact on my home. It does not belong in this neighborhood.”
“This is a horrific plan! The noise and traffic will have a hugely degrading impact on the back yard.
This is my sanctuary the traffic noise is already bad. This project does NOT fit in a neighborhood.”
Staff Response: Because Centennial Boulevard is classified as a collector street it will continue to have
higher volumes and speeds of traffic than local residential streets. Even without the baseball stadium
project, traffic noise will be a regular and ongoing occurrence for properties that back onto Centennial
Boulevard. The applicant has not prepared a Traffic Impact Analysis for the project, but this type of
detailed analysis does not typically address traffic noise or provide for off-site noise mitigation measures
for properties that back onto collector and arterial streets. Therefore, addressing existing off-site traffic
noise conditions is not within the applicant’s purview and is not a criterion of approval for this
application.
The applicant’s traffic and parking analysis indicates that traffic volumes associated with the baseball
stadium operations would not be appreciably different from peak traffic volumes experienced during the
school day when students travel to and from the site. The difference with the traffic patterns is the month
and time of day because most baseball games with larger numbers of spectators are scheduled for
weekends and during the summer when school is not in session. According to the applicant’s traffic and
parking analysis, most vehicles arriving to the site would arrive via the Pioneer Parkway and Centennial
Boulevard intersection and travel eastbound on Centennial Boulevard to the driveway serving the
EXHIBIT A, Page 3 of 19
Attachment 1, Page 5 of 21
Hamlin school parking lots. Vehicles coming from the west would be travelling much slower than
through-traffic and would be turning off Centennial Boulevard onto the site driveway before reaching
the respondent’s property.
To address the issue of stadium noise, the applicant has also provided supplementary information on the
public address system to be used for the proposed stadium facility. Based on the manufacturer’s
specifications, when installed within the bleacher seating areas and behind the backstop of the baseball
field the amplified sound is contained within the seating area and does not extend past the outfield area
of the playing field. The sound system is specifically designed for sports stadiums where noise
projection into neighboring residential areas is to be avoided. Based on the information provided by the
applicant, it is not expected that amplified noise would be projected into the adjacent neighborhood
causing increased noise beyond current ambient noise levels, or other noises not already associated with
normal school operations such as school bells.
Questions from Commissioners: At the October 5 public hearing meeting, Commissioners posed several
questions of the applicant including: 1) traffic crash data for Centennial Boulevard between Pioneer
Parkway and 5th Street; 2) the numbers of students that walk, bicycle or skateboard to school; and 3) the
anticipated amount of noise generated by the stadium’s public address system.
Staff Response to Question 1: The applicant has not prepared a Traffic Impact Analysis (TIA) for the
project so updated traffic crash data for perimeter streets was not provided. The most recent TIA
prepared for Hamlin Middle School in 2016 concluded that school-related traffic would not perpetuate
any crash patterns, and the analysis did not identify any high traffic crash areas or patterns at any of the
studied intersections (including Pioneer Parkway and Centennial Boulevard, and 5th Street and
Centennial Boulevard).
Staff Response to Question 2: The applicant has provided data on current student populations for Hamlin
Middle School, which are somewhat below peak numbers due to Covid. Additionally, there are slight
daily variations in the numbers and modes of student trips based on weather and other factors.
Current number of students: 612
Number of students arriving by bus: 166 (27%)
Number of students arriving by passenger vehicle: 226 (37%)
Number of students arriving by foot, scooter, skateboard or bicycle: 220 (36%)
The applicant also states that the School District has purposely expanded the pedestrian staging area on
the Hamlin school property at the corner of Centennial Boulevard and Pioneer Parkways, as well as
assigned staff to monitor student behavior and safety.
Staff Response to Question 3: The applicant has also provided detailed information on the proposed
public address and sound system for the baseball stadium. Based on the manufacturer’s specifications,
the amplified sound system will be audible primarily in the spectator seating areas and to a lesser degree
on the playing surface of the baseball infield. Provided the sound system is installed in accordance with
the manufacturer’s specifications, it is not expected that sound will be projected beyond the baseball
field and affect offsite residential properties.
EXHIBIT A, Page 4 of 19
Attachment 1, Page 6 of 21
Photo 1 – Site Air Photo
Photo 2 – Magnified Aerial View
Project
Area
SITE
Centennial Boulevard
Q Street Channel 5th Street 5th Street Project
Area
Centennial Boulevard
EXHIBIT A, Page 5 of 19
Attachment 1, Page 7 of 21
Figure 1 – Zoning Map Extract
Zoning Map Legend
Low Density Residential (LDR) Public Land and Open Space (PLO)
Medium Density Residential (MDR) Neighborhood Commercial (NC)
High Density Residential (HDR)
Criteria of Approval
Section 5.9-100 of the SDC contains the criteria of approval for the decision maker to utilize during review
of Discretionary Use requests; those criteria are:
SDC 5.9-120 CRITERIA
A. The proposed use conforms with applicable:
1. Provisions of the Metro Plan;
2. Refinement plans;
3. Plan District standards;
4. Conceptual Development Plans or
5. Specific Development Standards in this Code;
B. The site under consideration is suitable for the proposed use, considering:
1. The location, size, design and operating characteristics of the use (operating characteristics
include but are not limited to parking, traffic, noise, vibration, emissions, light, glare, odor,
dust, visibility, safety, and aesthetic considerations, where applicable);
SITE 5th Street Centennial Blvd
Q Street Channel
EXHIBIT A, Page 6 of 19
Attachment 1, Page 8 of 21
2. Adequate and safe circulation exists for vehicular access to and from the proposed site, and
on-site circulation and emergency response as well as pedestrian, bicycle and transit
circulation;
3. The natural and physical features of the site, including but not limited to, riparian areas,
regulated wetlands, natural stormwater management/drainage areas and wooded areas shall
be adequately considered in the project design; and
4. Adequate public facilities and services are available, including but not limited to, utilities,
streets, storm drainage facilities, sanitary sewer and other public infrastructure.
C. Any adverse effects of the proposed use on adjacent properties and on the public can be mitigated
through the:
1. Application of other Code standards (including, but not limited to: buffering from less intensive
uses and increased setbacks);
2. Site Plan Review approval conditions, where applicable;
3. Other approval conditions that may be required by the Approval Authority; and/or
4. A proposal by the applicant that meets or exceeds the cited Code standards and/or approval
conditions.
D. Applicable Discretionary Use criteria in other Sections of this Code:
1. Wireless telecommunications systems facilities requiring Discretionary Use approval are
exempt from Subsections A-C above, but shall comply with the approval criteria specified in
Section 4.3-145.
2. Alternative design standards for multifamily development are exempt from Subsections A – C
above, but shall comply with the approval criteria specified in Section 3.2-245
3. Fences requiring Discretionary Use approval are exempt from Subsections A – C above, but
shall comply with the approval criteria specified in Section 4.4-115.C.
4. The siting of public elementary, middle and high schools requiring Discretionary Use approval
is exempt from Subsections A – C above, but shall comply with the approval criteria specified
in Section 4.7-195.
Proposed Findings In Support of Discretionary Use Approval
Criterion: Discretionary Use criteria of approval:
A. The proposed use conforms with applicable;
EXHIBIT A, Page 7 of 19
Attachment 1, Page 9 of 21
1. Provisions of the Metro Plan;
Finding: The property is currently zoned Public Land and Open Space (PLO) in accordance
with the Springfield Zoning Map and is designated Low Density Residential (LDR) in the
adopted Metro Plan diagram. The applicant is not proposing to change the current zoning or
designation for the subject site.
Finding: Provisions of the Metro Plan contemplate non-residential uses such as schools,
streets, parks and government facilities in land designated for residential use. Approximately
32% of residentially-designated land is typically developed with non-residential uses (Metro
Plan Residential Land Supply and Demand Finding #8).
Finding: The adopted comprehensive plan applicable to the site is the Springfield 2030
Refinement Plan. There are no specific elements or policies of the adopted Comprehensive
Plan that apply to the proposed development.
Conclusion: The request meets this criterion.
2. Refinement plans;
Finding: The subject site is not within an adopted neighborhood refinement plan area.
Conclusion: This criterion is not applicable to this request.
3. Plan District standards;
Finding: The subject site is not within an adopted Plan District.
Conclusion: This criterion is not applicable to this request.
4. Conceptual Development Plans or
Finding: There are no Conceptual Development Plans currently applicable to the subject site.
Conclusion: This criterion is not applicable to this request.
5. Specific Development Standards in this Code;
Finding: To address the land use approval requirements for a sports stadium in the PLO
District, the applicant has submitted for Discretionary Use approval (811-21-000169-TYP3).
A Major Site Plan Modification application also has been submitted under separate cover
(811-21-000168-TYP2). Major Site Plan Modifications are typically Type II decisions under
SDC 5.17-145.C.2. However, under SDC 5.1-130, the Director may elevate review of a Type
II decision to Type III review “due to the complexity of the application or the need for
discretionary review.” The Director has determined that the Major Site Plan Modification
application is appropriate for discretionary review as a Type III decision given the concurrent
application for Discretionary Use approval.
EXHIBIT A, Page 8 of 19
Attachment 1, Page 10 of 21
Finding: Sports stadiums are listed in the Public Land and Open Space district as a
Discretionary Use but there are no specific development standards aside from the standards
generally applicable to development of school, park or recreational facilities listed in SDC
3.2-720 (Base Zone Development Standards) and SDC 5.17-100 et seq (Site Plan Review).
Finding: A site plan was previously approved for the Hamlin Middle School site in 2016
when the previous schools were demolished and the site was reconfigured to accommodate
only the expanded middle school building, ancillary buildings, parking lots, and outdoor
sports fields. The applicant is now proposing to modify the site plan to add sports stadium
uses, which includes adding new and expanded bleacher seating, a press box and announcer’s
booth behind home plate, a new building for team changing rooms and public restrooms, food
and beverage concessions, and pedestrian-scale lighting for spectator areas. The nature and
extent of the proposed changes have triggered the requirement for a Major Site Plan
Modification.
Finding: With approval of the Discretionary Use request, the applicant will need to obtain
approval for the Major Site Plan Modification submitted under separate cover (Case 811-21-
000168-TYP2). The detailed site development plans, including on-site and off-site vehicle
access and parking, underground utilities, restroom building, and expanded bleacher seating
needs to be addressed through the Site Plan Modification approval.
Condition of Approval:
1. Subsequent to or concurrent with approval of the Discretionary Use Permit, the
applicant must obtain Planning Commission approval for the Site Plan Modification
initiated by Case 811-21-000168-TYP2.
Conclusion: As conditioned herein, the proposal meets this criterion.
B. The site under consideration is suitable for the proposed use, considering:
1. The location, size, design and operating characteristics of the use (operating
characteristics include but are not limited to parking, traffic, noise, vibration, emissions,
light, glare, odor, dust, visibility, safety, and aesthetic considerations, where applicable);
Finding: The property requested for Discretionary Use approval is an existing public middle
school site comprising approximately 32.9 acres, although the project area in the southwest
quadrant of the site is limited to approximately 5.5 acres. The applicant is proposing to make
site modifications to the area immediately adjacent to and including the existing baseball field
in the southwest corner of the school site. The size of the property along with the existing
driveways onto major streets, parking lots with 236 spaces, regulation size baseball field with
light towers, available area for installing expanded bleacher seating, press box, and restroom
building, and its location adjacent to a developed urban transportation network will
adequately accommodate the proposed use.
Finding: The property requested for Discretionary Use approval is zoned PLO and it borders
the Q Street Channel and Highway 126 to the north; Pioneer Parkway to the west; and
Centennial Boulevard to the south. With this configuration, the property is bordered on three
sides by major transportation corridors including the bus rapid transit line along Pioneer
EXHIBIT A, Page 9 of 19
Attachment 1, Page 11 of 21
Parkway. There is an existing transit platform and pedestrian gate near the southwest corner
of the site. The subject site is already developed with outdoor sports fields that accommodate
year-round activities by local schools and community users. Currently, the site is used for
daytime and nighttime sports activities including football, soccer, track and baseball. The
site is also used for team practices and community recreational activities such as ultimate
frisbee and flag football.
Finding: According to the applicant’s project narrative (Attachment 3), the facility is
proposed to be expanded to accommodate local middle school, high school, collegiate, and
semi-professional baseball teams. The bleacher seating area is to be expanded to
accommodate up to 1,900 spectators. Each team will have a game schedule and playing
season that does not conflict with the other users of the facility. With existing light towers
for nighttime illumination of the playing field, both daytime and evening game times are
proposed for the facility. The existing field lighting is downcast and directed to illuminate
the playing surfaces and the lights are used only during live sporting activities on the site.
During non-playing times the stadium lighting is not illuminated. Continued use of the
existing light towers for the baseball stadium will not result in offsite glare or light trespass,
or direct light onto nearby residences or public rights-of-way.
Finding: There will be daytime noise and activity during construction of the new and
modified site improvements. However, short duration noise spikes are not regulated through
the Springfield Development Code and are mitigated by daytime and nighttime background
noise from traffic and public transit operations already occurring on the site periphery.
Additionally, the proposed site modifications should not require extensive excavation or
prolonged use of heavy equipment or machinery that would introduce new or excessive noise
to the site. Upon completion of the sports stadium, it is anticipated that a public address
system may be used for playing a national anthem to start games, announcing player lineups
and other game time information, and providing occasional commentary and updates to
spectators. The use of music and vocal encouragement to rally teams and spectators is also
commonly done with the public address system. Amplified noise is regulated by provisions
of the City’s Municipal Code (SMC 5.220) and is not a part of this decision.
Finding: The proposed sports stadium is already developed with dedicated driveway accesses
off Centennial Boulevard and L Street, and existing parking spaces for 236 vehicles on the
adjoining school site. The site operates as a public middle school and has substantial built-
in capacity for accommodating school bus, vehicle, and pedestrian traffic to and from the site
during peak periods (typically mornings and afternoons) as a part of normal school
operations. Additional discussion about the vehicular access and circulation is found below.
Finding: The applicant has submitted a parking and traffic analysis for the project
(Attachment 4, Pages 8-15) prepared by a professional Traffic Engineer. The applicant’s
study identifies multiple levels of expected parking demand based on the nature and
classification of the various teams using the sports stadium. The highest level of parking
demand is associated with the semi-professional baseball team that will be using the facility.
Mechanisms for addressing vehicle, bus, pedestrian and bicycle traffic to and from the site
are identified in the applicant’s parking study. Overall, a key recommendation of the
applicant’s Traffic Engineer is for a Parking Demand Management Plan to be implemented
for the sports stadium. The Parking Demand Management Plan requirements and
EXHIBIT A, Page 10 of 19
Attachment 1, Page 12 of 21
considerations address the adequacy of the site to accommodate the proposed use, especially
in relation to parking and on-site vehicle circulation.
Finding: The applicant’s parking analysis indicates that the baseball stadium will be used by
Bushnell University during Hamlin school hours, and that charter buses will be used to drop
off teams and staff to the field. The joint use of the sports stadium and its potential impact
to Hamlin Middle School operations are considered in the parking demand management plan.
The parking analysis considers the operational needs of the middle school site for school bus,
passenger vehicle, pedestrian, and bicycle traffic as set forth in SDC 4.7-195. Importantly,
the applicant’s parking demand management plan provides for separation of baseball stadium
traffic and vehicle circulation from that of the middle school during times when sporting
events are scheduled during school hours. With the implementation of a Parking Demand
Management Plan, the proposal satisfies SDC 4.7-195 and thereby meets this criterion.
Finding: The applicant has proposed using on- and off-site joint use parking areas to meet
parking space requirements as described in the parking analysis prepared by Sandow
Engineering. The use and availability of parking is a key consideration for the proposed
sports stadium. SDC 4.2-110.F allows the Director to authorize joint use of parking facilities
provided the applicant demonstrates there is no substantial conflict with principal operating
hours of the buildings or uses for which the joint use parking is proposed, the parties
concerned provide evidence of agreement for the joint use by a legal instrument approved by
the City Attorney, and the agreement is recorded at Lane County Deeds & Records.
Finding: The Parking Demand Management Plan will need to ensure there is complete
separation of traffic between school-related activities such as school bus circulation, parent
pick-up and drop-off, and non-school activities in the baseball stadium. Based on the
applicant’s parking analysis, most but not all sporting events to be held on the site will be
scheduled during non-school hours (i.e. evenings and weekends). However, certain events
may overlap or potentially conflict with normal school operations. To prevent conflicts
between school and baseball stadium events on the site the applicant must implement the
provisions of a Parking Demand Management Plan to ensure that proper signage, personnel,
and traffic control mechanisms are in place prior to, during, and after all stadium events that
meet or exceed the threshold parking demands described in the parking analysis.
Finding: The accompanying Site Plan Modification provides additional discussion and
analysis of the parking configuration, site access and egress, bicycle parking, and other
operational considerations for the sports stadium activities (Case 811-21-000168-TYP2).
Conditions of Approval:
2. As an ongoing condition of approval, the applicant must implement a Parking
Demand Management Plan for the site as outlined in the parking analysis prepared
by Sandow Engineering, with revisions as required by this decision. The Parking
Demand Management Plan must be recorded at Lane County Deeds & Records to
commemorate its use and applicability to the site.
3. Prior to issuance of Final Occupancy and commencement of operations for the
stadium facility the applicant must execute and record a shared parking agreement
EXHIBIT A, Page 11 of 19
Attachment 1, Page 13 of 21
with the Community of Faith Church at 1305 5th Street and provide evidence thereof
to the City.
Conclusion: As conditioned herein, the proposal meets this criterion.
2. Adequate and safe circulation exists for vehicular access to and from the proposed
site, and on-site circulation and emergency response as well as pedestrian, bicycle and
transit circulation;
Finding: The site has frontage on Pioneer Parkway along the western boundary; however, there
are no developed driveways or public pedestrian facilities along this edge of the site. Rosa
Parks Pathway is located between Pioneer Parkway East and West and it serves as the primary
north-south bicycle and pedestrian corridor between G Street and Q Street. For this reason,
there is no public sidewalk along the western street frontage of the project area.
Finding: The site frontage on Centennial Boulevard along the southern boundary is fully
developed with a public sidewalk, bicycle lane, and a gated driveway access for vehicles and
buses. There is also a gated pedestrian and bicycle access from the southwest corner of the site
to the pedestrian crosswalk at the intersection of Centennial Boulevard and Pioneer Parkway.
An existing bus rapid transit platform is located at this pedestrian crossing.
Finding: The site has a gated driveway access onto 5th Street via L Street. The driveway at L
Street allows for access and egress for vehicles, pedestrians and bicycles. A school bus loop in
the northeast corner of the site is accessed from 5th Street via Moffitt Lane, but this does not
allow for direct vehicle access to the project area.
Finding: Currently, vehicular, pedestrian and bicycle access to and from the site is provided
by the existing public street system including Pioneer Parkway, Centennial Boulevard, 5th
Street and L Street. The site is also developed with internal walkways, driveways and driving
aisles for pedestrian, bicycle and vehicle circulation. The site experiences fluctuations of
vehicle, bicycle and pedestrian traffic conditions associated with the start of school, recess
periods, end of school, and special school events during evenings and weekends. These peak
activity periods are similar to scheduled starting and ending times for planned sporting events
on the site. However, for baseball stadium events with more than 885 spectators, the capacity
of the on-site driveways and parking lot areas will be exceeded and the event will be reliant
upon off-site parking areas as described in the applicant’s traffic and parking analysis prepared
by Sandow Engineering. The applicant will need to implement the provisions of the Parking
Demand Management Plan recorded for the property to ensure the baseball stadium events do
not cause congestion on-site, nor have traffic impacts that extend to nearby public streets.
Finding: The siting of a stadium on Hamlin Middle School grounds and the potential mix of
stadium bus and passenger vehicle traffic with school activities requires clear responsibilities
by all parties involved with the stadium use to ensure the stadium maintains adequate and
safe circulation for all modes of travel to access the site.
Finding: SDC 4.7-195.A.8 requires that for elementary and middle schools all parking lots
and driveways must be designated to separate bus and passenger vehicle traffic. The
applicant must ensure that sports stadium busing activities are separated from middle school
vehicle traffic to address this criterion for safe traffic operations on a joint use site.
EXHIBIT A, Page 12 of 19
Attachment 1, Page 14 of 21
Finding: The applicant has provided a bus turning analysis and proposed busing and spectator
activities for the low to moderate usage associated with the Bushnell University games to be
held during Hamlin school operations. The submitted parking analysis requires utilization of
the southern parking lot for Bushnell team and spectator busing during Hamlin school hours.
The applicant’s parking and traffic analysis partially addresses SDC 4.7-195 and this criterion
of approval by providing for site circulation while separating sports stadium and school
busing and passenger vehicle activities. The applicant’s parking and traffic analysis is
intended to avoid conflicts with parent pickup and drop-off activities during and immediately
following school hours (within 30 minutes of the start and end of the school day) when
Bushnell baseball activities are also occurring on the site. With the recording of a parking
demand management plan, and recommended measures such as wayfinding signage and
maps, the proposal will meet this criterion.
Finding: Wayfinding and site maps guiding traffic and clearly showing parking locations for
spectators will allow the stadium to operate consistent with ensuring safe and efficient traffic
flow to and from the site. Directional signage for the Bushnell University games or any other
collegiate, semi-professional, or professional athletic events during middle school operating
hours is outlined in the parking demand management plan. However, additional signage and
maps needed for suitable operations is not provided for the other spectator level events in the
applicant’s parking demand management plan. The parking demand management plan will
need to be updated and expanded to provide for wayfinding signage and maps for all spectator
events that exceed 885 people because these require the use of off-site parking areas.
Finding: The site’s location at the intersection of two major streets and the nearby Fire Station
located at 1475 Fifth Street facilitates rapid emergency response to the site. Lane Transit
District (LTD) operates the bus rapid transit route along Pioneer Parkway that includes a transit
platform outside the southwest corner of the site. Transit buses also operate along 5th Street
and Centennial Boulevard (Centennial Route #13 & Fifth Street/Hayden Bridge Route #17)
which pass along or near the site boundaries, so the availability and proximity of transit service
is an important consideration that applies to this site.
Finding: There are public sidewalks along the southern boundary of the site where it abuts
Centennial Boulevard, and on L Street and Moffitt Lane where these streets provide access to
the gated site driveways. Pedestrian walkways are located within the site and provide
connections to the perimeter public street system along with interior parking lots and drop-off
lanes. The existing facilities are designed and intended to provide safe and efficient pedestrian
access to and within the site. The applicant’s parking demand management plan identifies the
use of public sidewalks and internal walkways to provide access to and from off-site parking
areas to the baseball stadium.
Condition of Approval:
4. Prior to recording the document at Lane County, the applicant’s Parking Demand
Management Plan must be revised to include the provision of wayfinding signage
and maps for all spectator events with more than 885 people.
Conclusion: As conditioned herein, the proposal meets this criterion.
EXHIBIT A, Page 13 of 19
Attachment 1, Page 15 of 21
3. The natural and physical features of the site, including but not limited to, riparian areas,
regulated wetlands, natural stormwater management/drainage areas and wooded areas
shall be adequately considered in the project design; and
Finding: There are no regulated wetlands or riparian areas within the project area that warrant
protection. The Q Street Channel – a delineated wetland channel, riparian area, and public
stormwater facility – runs along the northern boundary of the site. However, the project area
is not adjacent to the Q Street Channel and there are no proposed changes that would otherwise
affect the existing wetland channel.
Finding: The Q Street Channel is a floodway that has an associated floodplain, but the subject
site is not located within a mapped flood hazard area.
Finding: The project area has been developed with an outdoor sports field and there are no
trees or other natural features on the site that warrant protection.
Conclusion: The proposal meets this criterion.
4. Adequate public facilities and services are available, including but not limited to, utilities,
streets, storm drainage facilities, sanitary sewer and other public infrastructure.
Finding: The site is inside the Springfield City limits and is already developed with a middle
school building, ancillary buildings, parking lots and driving aisles, outdoor sports fields and
stormwater management facilities. The site is currently served with a full suite of public
utilities including sanitary sewer, water, stormwater, electricity and telecommunication
services.
Finding: The applicant previously obtained approval for modifications to the site drainage to
accommodate turf replacement for the field and changes to the team dugouts (Case 811-21-
000176-TYP1).
Finding: The applicant is proposing to connect to existing utilities on the site for the team
changing room and restroom building, for the press box and pedestrian-scale lighting for
spectator areas. Details of the planned utility connections are found in the Site Plan
Modification submitted under separate cover (Case 811-21-000168-TYP2).
Conclusion: As described herein and with the recommended Condition 1 requiring approval
of the Major Site Plan Modification submitted under separate cover (Case 811-21-000168-
TYP2), the proposal meets this criterion.
C. Any adverse effects of the proposed use on adjacent properties and on the public can be
mitigated through the:
1. Application of other Code standards (including, but not limited to: buffering from less
intensive uses and increased setbacks);
Finding: In accordance with the requirements of SDC 4.7-195.A.8, the applicant’s proposed
Parking Demand Management Plan addresses traffic access, circulation and parking for the
EXHIBIT A, Page 14 of 19
Attachment 1, Page 16 of 21
site to ensure that the baseball stadium use does not conflict with normal school use and
operation on the balance of the site.
Finding: As discussed and conditioned herein (Condition 3), the proposed baseball stadium
and parking demand management plan provide for separation of baseball stadium activities
from normal school activities on the site. This is accomplished primarily through scheduling
of game times, but also relies on supplemental measures such as wayfinding signage, maps,
and (for larger events) use of personnel to provide shuttle services, directional guidance, and
active monitoring of available parking areas.
Finding: The site abuts major transportation corridors along three sides. The proposed sports
stadium is an existing baseball field located at the southwest corner of the school site, which
is the furthest point away from abutting residential properties to the east. Residential
properties to the south across Centennial Boulevard have been improved with screening
fencing and buffering along the busy collector street.
Finding: The proposed expansion of an existing baseball field to allow for sports stadium
use by local high school, collegiate, and semi-pro teams constitutes an intensification of use
on the site but does not represent an adverse impact to properties in the vicinity or the general
public. Nearby residential properties have been buffered with increased landscaped setbacks
constructed with the recent Hamlin Middle School redevelopment, or vegetative and
structural screening installed along nearby transportation corridors. Parking and traffic
circulation for the proposed stadium is addressed through the applicant’s parking analysis
and a Parking Demand Management Plan to be recorded for the site.
Finding: It is not expected that the proposed use will generate unusual noise or odors, aside
from occasional crowd noise associated with actions during game play or team
encouragement. The stadium is geographically separated from nearby residential properties
and intervening transportation corridors have a high ambient noise level that will usually
exceed normal stadium noise levels. The stadium is also oriented such that noise projecting
from the spectator seating areas and press box will be directed to the southwest, which is
toward the intersection of Centennial Boulevard and Pioneer Parkway. This will minimize
noise projection to nearby residential areas.
Finding: The existing site, including the baseball field proposed for modification, meets
applicable setbacks from perimeter property lines and abutting land uses.
Finding: The applicant is proposing to use the existing light towers and light fixtures for
nighttime illumination of the baseball field. The other baseball field to the east and the
football/soccer field to the north are also developed with lighting fixtures. In calls to staff,
adjacent residents had previously expressed interest in whether new lighting fixtures would
be used for the stadium facilities. It was not clear from the inquiries whether there were
concerns about taller and/or brighter lights used for the proposed stadium. Based on the
applicant’s submittal, no changes to the field lighting will be made although pedestrian-scale
lighting of spectator areas and emergency egress lighting for the bleachers are proposed to
be installed. These internal site lighting fixtures are not designed or intended for coverage of
large surface areas and therefore will not be detectable off-site. In terms of playing field
illumination, the operational characteristics of the proposed sports stadium should not be
significantly different from the current and site lighting levels during evening hours.
EXHIBIT A, Page 15 of 19
Attachment 1, Page 17 of 21
Therefore, it is not expected there will be any adverse effects from lighting of the baseball
stadium.
Conclusion: As described herein and in the Major Site Plan Modification submitted under
separate cover (Case 811-19-000037-TYP2) the proposal meets this criterion.
2. Site Plan Review approval conditions, where applicable;
Finding: The applicant will be required to satisfy the conditions of approval for this
Discretionary Use Permit, if any, and the Major Site Plan Modification submitted under
separate cover (Case 811-21-000168-TYP2) prior to or concurrently obtaining Site Plan
Modification approval and building permits for this project.
Conclusion: As described herein and with the recommended Condition 1 requiring approval
of the Major Site Plan Modification submitted under separate cover (Case 811-11-000037-
TYP2), the proposal meets this criterion.
3. Other approval conditions that may be required by the Approval Authority; and/or
Finding: As discussed previously herein, a monitoring system be implemented for the
applicant’s Parking Demand Management Plan. The self-reporting monitoring program will
be used to ensure compliance with the adopted parking plan, particularly with respect to
separating Bushnell University baseball spectators and traffic from Hamlin school traffic;
and ensuring the off-site parking spaces are used as designed and intended.
Finding: Aside from the conditions listed above, staff is not recommending any other
conditions of Discretionary Use approval. Recommended conditions required to address
specific site development and operational issues are described in the accompanying Major
Site Plan Modification approval (Case 811-21-000168-TYP2).
Conclusion: As described herein and with the recommended Conditions listed above, the
proposal meets this criterion.
Condition of Approval:
5. Prior to recording the document at Lane County, the applicant’s Parking Demand
Management Plan must be revised to include the following requirements:
a. The property owner or designee must monitor compliance with requirements
of the Parking Demand Management Plan to ensure separation of uses and
traffic between the baseball stadium and normal school activities;
b. The property owner or its designee must monitor the number of spectators
that attend each spectator event at the site for the property owner or designee
to determine the approximate attendance levels specified in the Parking
Demand Management Plan (0-884 attendees; 885-1,124 attendees; and 1,125
or more attendees); and
c. The monitoring program must provide for annual reporting to the City not
more than 60 days following the final regular season baseball game or
November 1 of each calendar year, whichever is later. This report must
EXHIBIT A, Page 16 of 19
Attachment 1, Page 18 of 21
include the date, start time and end time of each spectator event and the
approximate attendance, as well as the elements of the Parking Demand
Management Plan that were implemented.
4. A proposal by the applicant that meets or exceeds the cited Code standards and/or
approval conditions.
Finding: The applicant is requesting concurrent approval of the Major Site Plan Modification
submitted for the sports stadium (Case 811-21-000168-TYP2). However, the applicant is not
requesting alternate design criteria or proposing to depart from the cited Code standards for
this facility.
Conclusion: As described herein and with the recommended Condition 1 requiring approval
of the Major Site Plan Modification submitted under separate cover (Case 811-21-000168-
TYP2), the proposal meets this criterion.
D. Applicable Discretionary Use criteria in other Sections of this Code:
1. Wireless telecommunications systems facilities requiring Discretionary Use approval
are exempt from Subsections A-C above, but shall comply with the approval criteria
specified in Section 4.3-145.
2. Alternative design standards for multifamily development are exempt from
Subsections A – C above, but shall comply with the approval criteria specified in
Section 3.2-245.
3. Fences requiring Discretionary Use approval are exempt from Subsections A – C
above, but shall comply with the approval criteria specified in Section 4.4-115.C.
4. The siting of public elementary, middle and high schools requiring Discretionary Use
approval is exempt from Subsections A – C above, but shall comply with the approval
criteria specified in Section 4.7-195.
Finding: The proposed sports stadium is not a wireless telecommunications facility.
Therefore, Criterion D.1 is not applicable.
Finding: The site is zoned for Public Land and Open Space use and there is no multi-family
residential development proposed on the site. Therefore, Criterion D.2 is not applicable.
Finding: The applicant is not proposing a new or modified fence that exceeds the standard
provisions of SDC 4.4-115. Therefore, Criterion D.3 is not applicable.
Finding: The proposed facility is already part of an approved school site and does not require
discretionary siting approval within the PLO zoning district. Therefore, Criterion D.4 is not
applicable.
Conclusion: This criterion is not applicable.
Conclusion: Staff has reviewed the application and supporting evidence submitted by the applicant for
the Discretionary Use request. Based on the above-listed criteria, staff recommends support for the
EXHIBIT A, Page 17 of 19
Attachment 1, Page 19 of 21
request as the proposal meets the stated criteria for Discretionary Use approval. Additionally, approval
of the Discretionary Use would facilitate the approval of the Major Site Plan Modification application
for the proposed changes to the baseball field and site submitted under separate cover (Case 811-21-
000168-TYP2).
Conditions of Approval
SDC Section 5.9-125 allows for the Approval Authority to attach conditions of approval to a
Discretionary Use request to ensure the application fully meets the criteria of approval. The specific
language from the code section is cited below:
5.9-125 CONDITIONS
The Approval Authority may attach conditions as may be reasonably necessary in order to allow
the Discretionary Use approval to be granted.
The proposed sports stadium has been reviewed and additional recommended conditions of approval are
described in the companion Major Site Plan Modification application for this development submitted
under separate cover (Case 811-21-000168-TYP2). This Discretionary Use Permit will need to be
approved before approval can be issued for the accompanying Site Plan Modification.
SUMMARY OF CONDITIONS OF APPROVAL:
1. Subsequent to or concurrent with approval of the Discretionary Use Permit, the applicant
must obtain Planning Commission approval for the Site Plan Modification initiated by Case
811-21-000168-TYP2.
2. As an ongoing condition of approval, the applicant must implement a Parking Demand
Management Plan for the site as outlined in the parking analysis prepared by Sandow
Engineering, with revisions as required by this decision. The Parking Demand Management
Plan must be recorded at Lane County Deeds & Records to commemorate its use and
applicability to the site.
3. Prior to issuance of Final Occupancy and commencement of operations for the stadium facility
the applicant must execute and record a shared parking agreement with the Community of
Faith Church at 1305 5th Street and provide evidence thereof to the City.
4. Prior to recording the document at Lane County, the applicant’s Parking Demand
Management Plan must be revised to include the provision of wayfinding signage and maps
for all spectator events with more than 885 people.
5. Prior to recording the document at Lane County, the applicant’s Parking Demand
Management Plan must be revised to include the following requirements:
a. The property owner or designee must monitor compliance with requirements of the
Parking Demand Management Plan to ensure separation of uses and traffic between
the baseball stadium and normal school activities;
b. The property owner or its designee must monitor the number of spectators that attend
each spectator event at the site for the property owner or designee to determine the
EXHIBIT A, Page 18 of 19
Attachment 1, Page 20 of 21
approximate attendance levels specified in the Parking Demand Management Plan (0-
884 attendees; 885-1,124 attendees; and 1,125 or more attendees); and
c. The monitoring program must provide for annual reporting to the City not more than
60 days following the final regular season baseball game or November 1 of each calendar
year, whichever is later. This report must include the date, start time and end time of
each spectator event and the approximate attendance, as well as the elements of the
Parking Demand Management Plan that were implemented.
EXHIBIT A, Page 19 of 19
Attachment 1, Page 21 of 21
BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD, OREGON
REQUEST FOR MAJOR SITE PLAN MODIFICATION + CASE NO. 811-21-000168-TYP2
+ FINDINGS, CONCLUSIONS,
+ AND ORDER
NATURE OF THE APPLICATION
The applicant submitted a Major Site Plan Modification application for a change of use from a baseball
field to a sports stadium, and construction of expanded spectator seating areas, team changing room
and restroom building, press box, and pedestrian-scale lighting for spectator seating areas. The project
site is on the existing Hamlin Middle School at 326 Centennial Boulevard (Assessor’s Map 17-03-26-31,
Portion of Tax Lot 2200; and Map 17-03-26-34, Tax Lot 6200). The site is within the Public Land and
Open Space (PLO) District and the Springfield Development Code (SDC) 3.2-710 lists sports stadiums
as requiring Site Plan Review. A Site Plan was approved for the Hamlin Middle School site in 2016, so
the application has been classified as a Major Site Plan Modification and is being processed concurrently
with a Discretionary Use request (Case No. 811-21-000169-TYP3) requiring action by the Planning
Commission before the subject development can be approved for the site.
1. On August 17, 2021 the following application for Major Site Plan Modification was accepted as
complete: Allow for a change of use to a sports stadium for an existing middle school baseball
field; and allow for construction of new and expanded spectator seating areas and a press box,
team changing room and restroom building, and pedestrian-scale lighting for spectator areas in
the Public Land and Open Space district, Case Number 811-21-000168-TYP2, Brett Yancey,
Springfield School District, applicant.
2. The application was submitted in accordance with Section 5.4-105 of the Springfield
Development Code. Public notification and request for comments, pursuant to Sections 5.1-
135.B of the Springfield Development Code, has been provided.
3. On October 5, 2021 a public hearing on this Site Plan Modification and the accompanying
Discretionary Use Permit request was opened and continued to the regular meeting on October
19, 2021. The Development & Public Works Department staff report including criteria of
approval, findings and recommendations, and recommended conditions of approval, together with
the testimony and submittals of the persons testifying at the hearing, have been considered and
are part of the record of this proceeding.
CONCLUSION
On the basis of this record, the requested Major Site Plan Modification application is consistent with the
criteria of Section 5.17-125 of the Springfield Development Code, as conditioned in the staff report. This
general finding is supported by the specific findings of fact, conclusions, and conditions of approval in the
attached staff report (Exhibit A) attached hereto.
ORDER
It is ORDERED by the Planning Commission of Springfield that Case Number 811-21-000168-TYP2,
Major Site Plan Modification application, be approved subject to the conditions contained in the staff
report. This ORDER was presented to and approved by the Planning Commission on October 19, 2021.
Attachment 2, Page 1 of 2
EXPIRATION OF APPROVAL
Within 90 days of an affirmative decision by the Approval Authority, a complete Final Site Plan shall be
submitted to the Development & Public Works Department. The Final Site Plan submittal shall
incorporate all approval conditions listed in the staff report. The Final Site Plan shall become null and
void if construction has not begun within 2 years of the signing of the Development Agreement required
in Springfield Development Code Section 5.17-140.
APPEAL
Pursuant to SDC Sections 5.1-135 and 5.2-155, this Type III decision is final unless appealed to the
Springfield City Council in accordance with SDC Section 5.3-120. Only those persons who participated
either orally or in writing, or who are entitled to notice of the application, have standing to appeal the
Planning Commission’s decision. An appeal application shall be filed with the Director within 15 calendar
days of the Planning Commission’s decision (i.e. by 5:00 pm on November 3, 2021) to be considered
valid. The appeal application shall be accompanied by the fee prescribed by the City Council. The filing
fee will be refunded to the appellant if one or more of the appeal allegations are upheld by the City
Council, or if the decision is amended, remanded or reversed.
_______________________________
Planning Commission Chairperson
ATTEST
AYES:
NOES:
ABSENT:
ABSTAIN:
Attachment 2, Page 2 of 2
Type III MAJOR SITE PLAN MODIFICATION
staff report & FINDINGS
Project Name: Hamlin Middle School Major Site Plan Modification
Project Proposal: Construct bleacher seating for 1,900 spectators, team changing room and restroom building, press
box, food and beverage concessions, and pedestrian-scale lighting for an existing baseball field at Hamlin Middle
School.
Case Number: 811-21-000168-TYP2
Project Location: 326 Centennial Blvd.
(Map 17-03-26-31, Ptn. of TL 2200 &
Map 17-03-26-34, TL 6200)
Zoning: Public Land and Open Space (PLO)
Comprehensive Plan Designation:
Low Density Residential (Metro Plan)
Overlay Districts: Drinking Water Protection
(DWP)
Pre-Submittal Meeting Date: 6/22/2021
Application Submitted Date: 8/13/2021
Hearing Opened Date: October 5, 2021
Report Date: October 14, 2021
Associated Applications: 811-21-000150-PRE (Pre-submittal for Site Plan Modification); 811-21-000176-TYP1
(Minimum Development Standards-Minor); 811-21-000169-TYP3 (Discretionary Use Permit)
APPLICANT’S DEVELOPMENT REVIEW TEAM
Applicant:
Brett Yancey
Springfield School District
640 A Street
Springfield OR 97477
Applicant’s Representative:
Tony Favreau, PE
Favreau Group Engineering
3750 Norwich Avenue
Eugene OR 97408
Project Engineer:
Tony Favreau, PE
Favreau Group Engineering
3750 Norwich Avenue
Eugene OR 97408
CITY OF SPRINGFIELD’S DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Project Manager Planning Andy Limbird 541-726-3784
Transportation Planning Engineer Transportation Michael Liebler 541-736-1034
Public Works Engineer Utilities Clayton McEachern 541-736-1036
Public Works Engineer Sanitary & Storm Sewer Clayton McEachern 541-736-1036
Deputy Fire Marshal Fire and Life Safety Eric Phillips-Meadow 541-726-2293
Building Official Building Chris Carpenter 541-744-4153
Centennial Blvd
Hamlin Middle School
Q Street Channel 5th Street Project
Area
EXHIBIT A, Page 1 of 16
Attachment 2, Page 3 of 18
Page 2 of 16
Site Information: The subject development site consists of the southwest corner of the existing Hamlin Middle
School campus at 326 Centennial Boulevard. The overall site is developed with the school building and ancillary
buildings; driveways, driving aisles and parking lots; outdoor sports fields for football/soccer, track, and baseball;
perimeter landscaping, and vegetated stormwater management facilities. The specific project area is within the
southwest quadrant of the site and the proposed development adds bleacher seating for up to 1,900 spectators; a team
changing room and public restroom building; press box and announcer’s booth; food and beverage concessions; and
pedestrian-scale lighting for spectators. The applicant is proposing to convert the baseball field into a sports stadium
for use by local high school, collegiate, and semi-professional baseball teams.
The subject site is zoned Public Land and Open Space (PLO) in accordance with the Springfield Zoning Map and is
designated Low Density Residential (LDR) according to the adopted Metro Plan diagram. Other properties to the
east, south, and across Pioneer Parkway to the west are zoned LDR, Medium Density Residential (MDR), High
Density Residential (HDR) and Neighborhood Commercial (NC). Properties to the north comprise the Q Street
Channel and the Highway 126 corridor.
The project area is within the mapped 10-20 and 20+ Year Time of Travel Zones (TOTZs) for the Q Street drinking
water wellhead and, therefore, is subject to the provisions of the Drinking Water Protection Overlay District, Section
3.3-200 of the Springfield Development Code (SDC). Recreational facilities such as sports fields (especially with
artificial turf), bleacher seating and restroom/changing room buildings are not typically associated with the
production, storage, or use of materials that are hazardous to surface and groundwater resources. However, because
the site directly abuts and drains into the Q Street Channel, provisions for water quality protection during site
construction and operation have been included herein as a recommended Best Practice in order to protect local surface
waters and groundwater resources. The applicant also addressed stormwater drainage modifications on the site
through the Minimum Development Standards approval issued for the project (Case 811-21-000176-TYP1).
DECISION: This decision has been elevated to a Type III land use decision by the Planning Director because
of the associated Discretionary Use Permit required for the sports stadium use and submitted under separate
cover as Case 811-21-000169-TYP3. This Type III decision requires action by the Springfield Planning
Commission and grants Tentative Site Plan Modification Approval. The standards of the Springfield
Development Code (SDC) applicable to each criterion of Site Plan Approval are listed herein and are satisfied
by the submitted plans unless specifically noted with conditions necessary for compliance. Final Site Plans
must conform to the submitted plans as conditioned herein. This is a limited land use decision made according
to City code and state statutes. Unless appealed, the decision is final.
(See Page 16 for a summary of the conditions of approval.)
OTHER USES AUTHORIZED BY THE DECISION: No additional uses are authorized by this decision beyond
what is approved in this decision. Future development must be in accordance with the provisions of the Springfield
Development Code, filed easements and agreements, and all applicable local, state and federal regulations.
REVIEW PROCESS: This application is being reviewed as a Major Site Plan Modification elevated to a Type III
decision in accordance with SDC 5.1-130 and the site plan review criteria of approval in SDC 5.17-125. The subject
application was submitted and considered complete on August 13, 2021. Per ORS 227.178, the City must take final
action on this application, including resolution of any local appeal to the City Council, on or before December 11,
2021.
Procedural Finding: Applications for Type III Quasi-Judicial Decisions require the notification of property
owners/occupants within 300 feet of the subject property at least 10 days prior to the initial public hearing on the
matter when more than one hearing is to be conducted (SDC 5.2-115.A). The applicant and parties submitting written
comments during the notice period or at the public hearings have appeal rights and are mailed a copy of this decision
for consideration (See Written Comments below and Appeals at the end of this decision).
Procedural Finding: On August 31, 2021, the City’s Development Review Committee reviewed the proposed plans
(8 Sheets – Favreau Group Engineering Sheets 1-3 for Hamlin Baseball Field; Favreau Group Engineering Sheets 1-
EXHIBIT A, Page 2 of 16
Attachment 2, Page 4 of 18
Page 3 of 16
3 for Restroom Building; and BBT Architects Sheets A-1 and A-3 for restroom building elevations), plan details for
the bleacher seating and lighting, applicant’s project narrative, and other supporting information. City staff’s review
comments have been reduced to findings and recommended conditions only as necessary for compliance with the
Site Plan Review criteria of SDC 5.17-125.
Procedural Finding: In accordance with SDC 5.17-125 to 5.17-135, the Final Site Plan must comply with the
requirements of the SDC and the conditions imposed by the Director in this decision. The Final Site Plan otherwise
must be in substantial conformity with the tentative site modification plan reviewed. Portions of the proposal
approved as submitted during tentative review cannot be substantively changed during Final Site Plan approval.
Approved Final Site Plans (including Landscape Plans) must not be substantively changed during Building Permit
Review without an approved Site Plan Modification.
WRITTEN COMMENTS:
Procedural Finding: In accordance with SDC 5.1-130 and 5.2-115, notice was sent to adjacent property
owners/occupants within 300 feet of the subject site on August 24, September 15 and September 24, 2021. Staff
responded to several telephone inquiries and emails, and written comments were received from the following
respondents: Dr. Maria Elena Sampson-McCoy, 1256 5th Street, Springfield and Kurt Krause, 1142 3rd Place,
Springfield. Staff provided additional information to both Dr. Sampson-McCoy and Mr. Krause, including links to
the applicant’s submittal materials and the updated traffic and parking analysis prepared by the applicant’s traffic
engineer. Staff also forwarded information on the public hearing proceedings to both respondents to encourage
submittal of any additional questions and participation in the public hearing meetings on October 5 & 19, 2021.
Two written comments were also received through the springfieldoregonspeaks.org webpage. Chris Wig, 1024 Pleasant
Street, Springfield states that “This is an exciting partnership between Springfield Schools, Bushnell University, and
the Springfield Drifters. As a resident of the neighborhood adjacent to Hamlin Middle School, I strongly support this
request for discretionary use. I am excited to support all our Springfield baseball teams next season!”
Staff Response: Mr. Wig’s comments do not articulate specific arguments in support of the application with enough
specificity to allow the Planning Commission to respond.
Sue Mandeville, 723 Crest Lane, Springfield states that “Very little public notice given and short notice at that.
Hamlin Middle School does not need a Sports Stadium on site to seat 1,900 people. The additional traffic in that area
and the danger to middle school kids would be horrendous. Does Hamlin School get anything out of this? That land
was for public use and open spaces. Plant trees. This area does not need another sports field! Construction has
already begun with virtually no public input. That's insulting to Springfield residents. Why is this even being submitted
to the Planning Commission if construction has already started? I am distressed at another example of community
assets misallocation.”
Staff Response: Staff exceeded the requirements for public notification by sending notice of the site plan modification
separately more than one month before the initial public hearing on October 5. It is not City practice to mail
notification to properties beyond the 300-foot boundary around the subject development area, so notice would not
have been sent to properties in the vicinity of Kelly Butte. The public notification process meets the requirements of
SDC 5.1-130.
The applicant is proposing to schedule baseball games during predominantly non-school days and hours to minimize
the potential conflict between stadium activities and students. Only certain Bushnell University games are expected
to overlap with Hamlin school operations and this has been acknowledged and accounted for in the applicant’s traffic
and parking plan. Provided the applicant implements a revised Parking Demand Management Plan for the baseball
stadium, it is not expected that the site will create hazardous traffic conditions for drivers, pedestrians, or bicyclists.
Additionally, it is not expected that the volume of traffic generated by Bushnell University baseball games would
cause conflicts with Hamlin school traffic if a baseball game is scheduled concurrently with normal school operations
and student dismissal times. According to the applicant’s submittal and testimony provided at the public hearing on
October 5, 2021, approximately 50 to 75 spectators would be expected to attend the daytime Bushnell University
EXHIBIT A, Page 3 of 16
Attachment 2, Page 5 of 18
Page 4 of 16
games scheduled during Hamlin school hours. All of the spectator and team parking and bus drop-off/pick-up would
be accommodated within the south parking lot adjacent to the baseball stadium. The dedicated parking and vehicle
circulation area in the south parking lot – exclusively for the baseball stadium use by Bushnell University during
Hamlin school operations – is designed and intended to separate non-school traffic and activity from the remainder
of the school site where normal school busing and student pick-up activities would be occurring.
Any remuneration to the School District (if any) for shared use of the facilities by collegiate and semi-professional
teams is not a criterion of site plan modification approval and therefore is not considered by the Planning Commission.
It is also not a relevant criterion for the Planning Commission to consider whether a baseball field is “needed” because
the baseball field already exists and can continue to be used for sporting activities regardless of whether the site plan
modification is approved or not. The site plan modification pertains primarily to installation of expanded bleacher
seating with press box, a team changing room and restroom building, and pedestrian-scale lighting for spectator areas.
The applicant obtained necessary permits for the replacement of the turf field, installation of an underdrain system,
and modifications to the existing vegetated stormwater facilities through Minimum Development Standards (MDS)
Case 811-21-000176-TYP1, which did not approve the stadium uses or ite plan modifications presently in front of
the Planning Commission.
At the public hearing meeting on October 5, 2021, one person provided testimony:
Mike Eyster, 825 Willacade Court, Springfield, spoke in favor of the proposal and stated that it would provide benefits
to the entire community.
Staff Response: Mr. Eyster’s comments do not articulate specific arguments in support of the application with enough
specificity to allow the Planning Commission to respond.
Staff also received two nearly identical written comments from Cathy Nelson, 400 Broadway Street, Springfield, that
were posted on springfieldoregonspeaks.org in the Development Code Update section of the October 5, 2021 agenda.
Because of the nature of the comments, staff has determined they should be moved to the Hamlin Baseball Stadium
Discretionary Use agenda item:
“This is a horrific idea. My back yard is my sanctuary. The noise and traffic from this project will have a hugely
detrimental impact on my home. It does not belong in this neighborhood.”
“This is a horrific plan! The noise and traffic will have a hugely degrading impact on the back yard. This is my
sanctuary the traffic noise is already bad. This project does NOT fit in a neighborhood.”
Staff Response: Because Centennial Boulevard is classified as a collector street it will continue to have higher
volumes and speeds of traffic than local residential streets. Even without the baseball stadium project, traffic noise
will be a regular and ongoing occurrence for properties that back onto Centennial Boulevard. The applicant has not
prepared a Traffic Impact Analysis for the project, but this type of detailed analysis does not typically address traffic
noise or provide for off-site noise mitigation measures for properties that back onto collector and arterial streets.
Therefore, addressing existing off-site traffic noise conditions is not within the applicant’s purview and is not a
criterion of approval for this application.
The applicant’s traffic and parking analysis indicates that traffic volumes associated with the baseball stadium
operations would not be appreciably different from peak traffic volumes experienced during the school day when
students travel to and from the site. The difference with the traffic patterns is the month and time of day because
most baseball games with larger numbers of spectators are scheduled for weekends and during the summer when
school is not in session. According to the applicant’s traffic and parking analysis, most vehicles arriving to the site
would arrive via the Pioneer Parkway and Centennial Boulevard intersection and travel eastbound on Centennial
Boulevard to the driveway serving the Hamlin school parking lots. Vehicles coming from the west would be
travelling much slower than through-traffic and would be turning off Centennial Boulevard onto the site driveway
before reaching the respondent’s property.
EXHIBIT A, Page 4 of 16
Attachment 2, Page 6 of 18
Page 5 of 16
To address the issue of stadium noise, the applicant has also provided supplementary information on the public
address system to be used for the proposed stadium facility. Based on the manufacturer’s specifications, when
installed within the bleacher seating areas and behind the backstop of the baseball field the amplified sound is
contained within the seating area and does not extend past the outfield area of the playing field. The sound system is
specifically designed for sports stadiums where noise projection into neighboring residential areas is to be avoided.
Based on the information provided by the applicant, it is not expected that amplified noise would be projected into
the adjacent neighborhood causing increased noise beyond current ambient noise levels, or other noises not already
associated with normal school operations such as school bells.
CRITERIA OF SITE PLAN APPROVAL:
SDC 5.17-125, Site Plan Review Standards, Criteria of Site Plan Approval states, “the Director shall approve, or
approve with conditions, a Type II Site Plan Review Application upon determining that criteria A through E of this
Section have been satisfied. If conditions cannot be attached to satisfy the criteria, the Director shall deny the
application.”
A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram,
Plan District map, and Conceptual Development Plan.
Finding 1: The subject property is zoned Public Land and Open Space (PLO) in accordance with the Springfield
Zoning Map. The zoning of the property is compatible with provisions of the adopted Metro Plan whereby up
to 32% of residentially designated land is planned for non-residential uses such as parks, streets, schools and
government facilities.
Finding 2: In accordance with SDC 3.2-710, sports stadiums are allowable in the PLO District subject to a
Discretionary Use Permit and the provisions of Site Plan Review (SDC 5.17-100).
Finding 3: The applicant has submitted for Discretionary Use Permit approval under separate cover (Case 811-
21-000169-TYP3). Approval of the Discretionary Use Permit is a prerequisite for issuance of the subject Site
Plan Modification.
Conclusion: This proposal satisfies Criterion A.
B. Capacity requirements of public improvements, including but not limited to, water and electricity;
sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be
exceeded and the public improvements shall be available to serve the site at the time of development, unless
otherwise provided for by this Code and other applicable regulations. The Development & Public Works
Director or a utility provider shall determine capacity issues.
Finding 4: Approval of this proposal would allow for construction of 1,900 spectator seats, a public restroom
and team changing room building, food and beverage concessions, and pedestrian-scale lighting for spectators
on an existing public school site.
Water and Electricity Improvements
Finding 5: SDC 4.3-130 requires each development area to be provided with a water system having sufficiently
sized mains and lesser lines to furnish adequate supply to the development and sufficient access for maintenance.
Springfield Utility Board (SUB) coordinates the design of the water system within Springfield city limits. At the
Development Review Committee meeting for this application, Eugene-Springfield Fire confirmed that adequate
fire flows and fire protection coverage exists for the proposed stadium based on existing fire hydrants serving the
Hamlin Middle School site.
Finding 6: In accordance with SDC 4.3-125, wherever possible all utility lines must be placed underground.
Additionally, new vaults and transformers for utility connections should be screened from view or placed out of
EXHIBIT A, Page 5 of 16
Attachment 2, Page 7 of 18
Page 6 of 16
sight at the side or rear of the building. The applicant is proposing to install new underground utility lines for the
team changing room and restroom building which meet these requirements.
Finding 7: The applicant is proposing to use the existing private water services to the site. Expected water usage
would be limited to irrigation of landscaping areas, and potable water for the team changing room and restroom
building. The proposed baseball field utilizes artificial turf which does not require irrigation. The existing private
water lines serving the school site have sufficient capacity to serve the proposed development.
Finding 8: The applicant is proposing to use the existing electrical service for the site. Electricity usage will be
incrementally higher for the project area, primarily for the restroom and changing room building, concessions,
and pedestrian-scale lighting for spectator areas. Provision of electrical service for media and an announcer’s
booth also will be required for the press box area. The existing light towers and lighting fixtures are to be retained
for the baseball field. At the Development Review Committee meeting for the proposal, SUB advised that the
existing electrical service is sufficient for the proposed changes on the site.
Conclusion: The proposal satisfies this sub-element of the criterion.
Sanitary Sewer and Stormwater Management Facilities
Sanitary Sewer
Finding 9: Section 4.3-105.A of the SDC requires that sanitary sewers must be installed to serve each new
development and to connect developments to existing mains. Additionally, installation of sanitary sewers must
provide sufficient access for maintenance activities.
Finding 10: There is an existing public sanitary sewer line stubbed into the school site near the project area.
Additionally, there is an existing network of private sanitary sewer lines within the Hamlin Middle School site.
The applicant is proposing to extend private sewer laterals to serve the restroom and team changing room
building, food and beverage concessions, and floor drains for the team dugouts. The proposed private sanitary
sewer lines are adequate to serve the proposed development on the site.
Finding 11: The applicant is proposing a small lift/pump station for the proposed team changing room and public
restroom building. The proposed private sewer pump station is acceptable for serving the development, but no
engineering details have been provided with the applicant’s submittal. Prior to approval of the site plan, the
applicant will need to provide details on the private sewer pump station to be installed on the site and confirm
that it meets applicable Plumbing Codes. It is expected that the sewer pump will be placed in an underground
vault. However, if the pump is located above-ground, the pump will need to be placed in an enclosure that is
fully screened in accordance with SDC 4.3-125.D. Staff will review the sewer pump station details and confirm
acceptability for the final staff report to be submitted to the Planning Commission for the October 19, 2021
regular meeting.
Finding 12: Staff has determined that the existing public sanitary sewer system in Centennial Boulevard has
sufficient size and capacity to accommodate the incremental increase in sewer flows from the site.
Condition of Approval:
1. The Final Site Plan must provide details on the private sewer pump station to be installed on the site
including the size, type and manufacturer’s specifications for the pump system; location and depth of
installation; and the plumbing connections to be installed between the drain and sewer lateral in
accordance with Plumbing Code requirements. If the pump is located above ground, it must be fully
screen according to the requirements of SDC 4.3-125.D.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
EXHIBIT A, Page 6 of 16
Attachment 2, Page 8 of 18
Page 7 of 16
Stormwater Management
Finding 13: The applicant previously modified the underdrain system for the baseball field to accommodate a
change from natural to artificial turf, and modified the adjacent vegetated stormwater management facilities to
accommodate and treat drainage from the project area pursuant to a Minimum Development Standards (MDS)
approval issued on July 22, 2021 as Case 811-21-000176-TYP1. The majority of the proposed modifications to
the site, which include expanded bleacher seating, team dugouts, press box and pedestrian scale lighting, are
being installed on existing impervious surfaces so there will be no appreciable change to runoff from these areas.
The proposed restroom and team changing room building is being constructed in an area that is partially
impervious walking surfaces and partially landscaped. The building footprint area and the incremental increase
in impervious surface has been considered in the applicant’s revised stormwater management system and
constructed facilities that were approved with the MDS.
Conclusion: The proposal satisfies this sub-element of the criterion.
Streets and Traffic Safety Controls
Finding 14: In accordance with SDC 4.2-145.A, street lighting must be included with all new developments or
redevelopment. Existing street lights must be upgraded to current lighting standards with all new developments
or redevelopment as determined by the Director. The developer is responsible for street lighting installation
costs.
Finding 15: The public street frontages of the subject site are already fully developed with paving, curb and
gutter, lane striping, bicycle lanes, and street lighting. There are three existing street lights along the Centennial
Boulevard frontage that do not meet current City standards for LED fixtures. Because this will be the primary
access and egress route for vehicles, buses, pedestrians and bicyclists accessing the sports stadium, street light
upgrades are warranted. The applicant will need to upgrade the lighting fixtures along the Centennial Boulevard
frontage of the site to LED fixtures meeting City standards.
Finding 16: A public sidewalk runs along the southern boundary of the site where it abuts Centennial Boulevard.
Therefore, the requirements of SDC 4.2-135 have been met for public sidewalks along the street frontage.
Finding 17: Along the western boundary of the site, Pioneer Parkway is classified as an arterial street and is
developed with two vehicle travel lanes in each direction separated by a wide, landscaped central median and multi-
purpose pathway (Rosa Parks Pathway). The Gateway bus rapid transit line runs along the Pioneer Parkway corridor
and a transit platform is located near the southwest corner of the project site at the intersection with Centennial
Boulevard.
Finding 18: Along the southern boundary of the site, Centennial Boulevard is classified as an arterial street and
developed with one vehicle travel lane in each direction and dedicated left turn lanes for southbound Pioneer
Parkway West, the driveway entrance to the Hamlin Middle School Site, and northbound 5th Street. The existing
transportation facilities are designed and intended to handle large volumes of vehicle traffic, including transit and
school buses, and also accommodate bicycles and pedestrians. Therefore, the anticipated vehicular, bicycle and
pedestrian traffic patterns generated by the development can be accommodated in a safe and efficient manner.
Finding 19: The applicant has submitted a traffic and parking analysis for the subject project prepared by a
professional Traffic Engineer. The parking analysis describes the various team schedules and anticipated parking
demand generated by use of the sports stadium. The existing driveways and connector streets (e.g. L Street)
serving the site already have traffic control signage and/or lane striping that is proposed to remain. The existing
traffic control mechanisms will continue to operate as designed and intended for the sports stadium use. In certain
circumstances, however, anticipated traffic volumes may exceed the thresholds for normal operational use of the
traffic control devices. The applicant’s parking analysis describes these scenarios and the necessary measures
that will be needed to manage traffic flow and parking on the site so as not to cause safety and traffic conflicts,
or impede the operation of perimeter public streets and intersections. The applicant will be required to provide
EXHIBIT A, Page 7 of 16
Attachment 2, Page 9 of 18
Page 8 of 16
supplemental traffic control measures (such as signage and personnel) to ensure the capacities of the on-site and
adjacent public street traffic control mechanisms are not exceeded. Further discussion of the proposed parking
management plan for the site is found in Sections C.2 & D below.
Finding 20: The applicant has prepared a parking and traffic analysis for the project as outlined in the
Discretionary Use permit report (Attachment 1). Upon recording of a Parking Demand Management Plan for the
site as recommended in the conditions of approval for the Discretionary Use permit the application meets this
criterion.
Condition of Approval:
2. The Final Site Plan must provide for replacement of the three street light fixtures along the Centennial
Boulevard frontage of the site with LED fixtures meeting current City standards.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
C. The proposed development shall comply with all applicable public and private design and construction
standards contained in this Code and other applicable regulations.
Finding 21: Criterion C contains three different elements with sub-elements and applicable code standards. The
site plan application as submitted complies with the code standards listed under each sub-element unless
otherwise noted with specific conditions. The elements, sub-elements and code standards of Criterion C include
but are not limited to:
1. Infrastructure Standards in accordance with SDC 4.1-100, 4.2-100 & 4.3-100
Water Service and Fire Protection (4.3-130)
Public and Private Easements (4.3-120 – 4.3-140)
2. Conformance with standards of SDC 5.17-100, Site Plan Review, and SDC 3.2-700 Public Land and Open
Space Zoning District
Public Land and Open Space Zoning District – Primary and Secondary Uses (3.2-710)
Base Zone Development Standards (3.2-715)
Landscaping, Screening and Fence Standards (4.4-100)
On-Site Lighting Standards (4.5-100)
Vehicle Parking, Loading and Bicycle Parking Standards (4.6-100)
Siting Standards for Public Schools (4.7-195)
3. Overlay Districts and Applicable Refinement Plan Requirements
Drinking Water Protection Overlay District
C.1 Public and Private Improvements in accordance with SDC 4.1-100, 4.2-100 & 4.3-100
Fire Protection/Emergency Access and Water Service (4.3-130)
Emergency Access
Finding 22: All fire apparatus access routes are to be paved all-weather surfaces able to support an 80,000 lb.
imposed load in accordance with the Springfield Fire Code (SFC) 503.2.3 and SFC Appendix D102.1. Access
to the project area is afforded from Moffitt Lane, L Street, and the existing driveway approach onto Centennial
Boulevard.
Finding 23: The closest fire station to the project area is virtually across the street at 1436 5th Street. Therefore,
rapid emergency response is afforded to the subject site.
EXHIBIT A, Page 8 of 16
Attachment 2, Page 10 of 18
Page 9 of 16
Finding 24: Adequate emergency access to the development site is provided by way of the existing and proposed
driveways and driving aisles serving the property.
Water Supply
Finding 25: SDC 4.3-130.A requires each development area to be provided with a water system having
sufficiently sized mains and lesser lines to furnish adequate supply to the development and provide sufficient
access for maintenance. SUB coordinates the design of the water system within Springfield city limits.
Finding 26: The applicant is proposing to use the existing dedicated fire lines and nearby public fire hydrants
that serve the site. The site was determined to have sufficient fire protection during the planning and construction
of Hamlin Middle School in 2016. The applicant is proposing to construct metal bleacher seating that is
uncovered along with a press box, and a masonry block team changing room and restroom building. The nature
of the proposed uses and the physical materials used in the construction of the facilities will result in a very low
fire risk for the site. Because the subject site is within the response and coverage area for fire protection, including
the available fire hydrants proximate to the facility, the existing water supply is adequate for the proposed
stadium.
Conclusion: The proposal satisfies this sub-element of the criterion.
Public and Private Easements (4.3-120 – 4.3-140)
Finding 27: SDC 4.3-140.A requires applicants proposing developments to 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. The minimum width for public utility easements (PUEs) adjacent to street rights-
of-way and internal to private properties must be 7 feet, unless the Development & Public Works Director
requires a larger easement to allow for adequate maintenance access.
Finding 28: The proposed development is internal to the existing school site and it will require the extension of
private utility services to the new and expanded facilities on the site. No public easements are required or
warranted for the proposed sports stadium project to meet this criterion. Therefore, SDC 4.3-140.A is not
applicable to this proposal.
Conclusion: The proposal satisfies this sub-element of the criterion.
C.2 Conformance with Standards of SDC 5.17-100, Site Plan Review, and SDC 3.2-700, Public Land and Open
Space Zoning District
Primary and Secondary Uses (3.2-710)
Finding 29: In accordance with SDC 3.2-710, sports stadiums are listed as a permitted primary use in the PLO
District.
Finding 30: In accordance with SDC 3.2-710, on-site parking lots are allowable in the PLO District as a
secondary or subordinate use to meet the vehicle parking requirements of the primary use. The applicant has
provided a parking analysis for the project that is discussed below.
Conclusion: The proposal satisfies this sub-element of the criterion.
Base Zone Development Standards (3.2-715)
Finding 31: The proposed development is an expansion of seating capacity and related improvements for an
existing baseball field. The proposed bleacher seating and press box is to occupy areas that are currently concrete
(i.e. impervious) walking surfaces.
EXHIBIT A, Page 9 of 16
Attachment 2, Page 11 of 18
Page 10 of 16
Finding 32: The applicant is not proposing to install or construct any site improvements within required perimeter
setbacks, reduce landscaping coverage below the required threshold, or exceed the maximum building or parking
area coverage for the property. The maximum amount of parking, driveway and building coverage on the site is
65% and even with the proposed development of the stadium this limit is not reached.
Finding 33: The proposed team changing room and restroom building will displace existing sidewalk and
landscaping area north of the baseball field. However, the proposed building footprint does not reduce the overall
site landscaping below the minimum 25% requirement of SDC 3.2-715.
Conclusion: The proposal satisfies this sub-element of the criterion.
Landscaping, Screening and Fence Standards (4.4-100)
Finding 34: In accordance with SDC 4.4-100, all required setbacks are to be landscaped. Acceptable forms of
landscaping include trees, shrubs, turf grass, ground cover plants, or a combination thereof. Gravel and bark
mulch can be used as planting media, but are not acceptable as a standalone ground cover material.
Finding 35: The existing landscaping on the site meets the requirements for planted setbacks as established by
the approved Final Site Plan for Hamlin Middle School (Case TYP216-00005). A small area of landscaping to
the north of the baseball field is proposed to be removed for construction of the team changing room and restroom
building. The building footprint for the changing room and restroom building does not reduce the interior site
landscaping below the 25% requirement described in SDC 3.2-715.
Finding 36: The applicant has removed the end cap of a parking lot landscaping area in the southeast corner of
the project area to facilitate truck and equipment circulation through the southern parking lot that adjoins the
baseball field. Construction vehicles associated with turf replacement for the field, installation of an underdrain
system, and other preliminary site work necessitated removal of the end cap to complete turning movements
through the parking lot. Initial site work was approved through the MDS Minor issued for the site as Case 811-
21-000176-TYP1. The parking lot island end cap will need to be reconstructed and replanted at the conclusion
of the project and prior to initiation of any sports activities on the site.
Finding 37: The applicant prepared and submitted a landscaping and planting plan for the stormwater facilities
affected by the site development. The stormwater facility plantings were reviewed and approved through the
MDS Minor for the project (Case 811-21-000176-TYP1). Because the applicant is proposing a very small
amount of new impervious surface relative to the overall size of the site (i.e. team changing room building
rooftop) and the stormwater facilities installed through the MDS project anticipated this incremental increase to
impervious surface, the planting plan for the site and the stormwater facilities meets the requirements of SDC
4.4-105.B.1.
Finding 38: In accordance with SDC 4.4-115, there is no specific requirement for fencing of the subject
development area except where it abuts residential properties. According to the applicant’s site plan, the existing
perimeter site fencing is to be retained. The applicant will be installing new fencing around the baseball field
and as a backstop area behind the home plate in association with the site improvements. These interior fences do
not represent boundary fences and are not subject to the provisions of SDC 4.4-115.
Condition of Approval:
3. The Final Site Plan must provide for full reconstruction and replanting of all parking lot islands and
landscaping areas that have been removed or damaged by construction vehicle movements in the
southern parking lot.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
EXHIBIT A, Page 10 of 16
Attachment 2, Page 12 of 18
Page 11 of 16
On-Site Lighting Standards (4.5-100)
Finding 39: In accordance with SDC 4.5-100, public and private street and pedestrian-scale lighting must be
provided with all new developments. The lighting must be shielded and recessed such that direct glare is
contained within the boundaries of the property.
Finding 40: The applicant is proposing to retain the existing light towers and light fixtures that illuminate the
baseball, football, soccer and track fields on the site. New pedestrian-scale lighting is to be installed for spectator
areas. The new lighting fixtures include building-mounted wall pack fixtures and pole-mounted LED fixtures
that are fully downcast and directed to internal walking and seating areas. The applicant has submitted lighting
plans and manufacturer’s cut sheets for the spectator area lighting that meets the requirements of SDC 4.5-100.
Conclusion: The proposal satisfies this sub-element of the criterion.
Vehicle Parking, Loading and Bicycle Parking Standards (4.6-100)
Finding 41: The prior Site Plan Review approval for redevelopment of the Hamlin Middle School site in 2016
allocated the vehicle and bicycle parking requirements for the site based on the requirements of SDC 4.6-100.
Since that time, the Development Code provisions of SDC 4.6-100 have changed but so have the planned
activities on the site. The applicant has submitted a parking and traffic analysis prepared by Sandow Engineering
for the baseball stadium project. The analysis demonstrates that adequate parking exists on the site for nearly all
planned sporting events in the expanded facility. Scheduled games for high school and collegiate-level teams
can be accommodated predominantly with the existing parking on the site . For any baseball games with more
than 885 spectators, off-site parking is required as described in the applicant’s parking and traffic analysis. The
requirement for an updated and recorded Parking Demand Management Plan is discussed in the accompanying
Discretionary Use staff report and is a condition of approval for Case 811-21-000169-TYP3.
Finding 42: SDC 4.6-110.I states that where a proposed development abuts an existing or proposed Frequent
Transit Corridor that the applicant may request a reduction in parking of up to 15 percent from the minimum off-
street parking spaces required in Table 4.6-2. The site abuts a Frequent Transit Corridor, which is the Gateway
bus rapid transit system operating along Pioneer Parkway. Therefore, the site meets this requirement and qualifies
for a 15% reduction in parking
Finding 43: SDC 4.6-110.H allows for a reduction of one motor vehicle parking space for every 2 non-required
bicycle parking spaces on the site. Existing bicycle parking facilities installed as part of the Hamlin Middle
School construction can be used to accommodate the additional 5 percent parking reduction for the stadium use.
In combination with the Frequent Transit Corridor provision, the total allowed reduction for developed parking
spaces is 20 percent which is the maximum allowable by SDC 4.6-110.L.
Finding 44: The applicant’s parking analysis assumes an average of three (3) spectators per vehicle. With the
20% parking reduction allowance and in combination with other modes of spectator access to the site (e.g. bike,
walk or transit), the existing 236 parking spaces on the site can accommodate up to 885 spectators. Additional
parking provisions will be required for any events that exceed 885 spectators.
Finding 45: SDC 4.6-110.F allows the Director to authorize joint use of parking facilities provided the applicant
demonstrates there is no conflict with principal operating hours of the buildings or uses that are subject to the
parking agreement. The parties concerned must provide evidence of a recorded agreement for the shared use of
adjacent parking facilities. The applicant’s parking analysis prepared by Sandow Engineering identifies a
potential shared parking facility at the Community of Faith church which is located directly across 5th Street from
the subject site. The applicant must provide evidence of a shared parking agreement with the Community of
Faith church for this parking pool to be counted as part of the stadium’s Parking Demand Management Plan. The
requirement for a shared parking agreement is thereby implemented as a condition of approval for the
Discretionary Use Permit (Case 811-21-000169-TYP3).
EXHIBIT A, Page 11 of 16
Attachment 2, Page 13 of 18
Page 12 of 16
Finding 46: SDC 4.6-120 requires that all parking lots, bays, and spaces must have a durable, dust free surfacing
of asphaltic concrete, Portland cement concrete or other materials as approved by the City Engineer. Parking on
undeveloped portions of the site, such as landscaping areas, is therefore disallowed. The applicant is proposing
the use of a grass field in the southeast corner of the site for overflow parking associated with the 1,125-1,900
spectator level threshold. However, adequate parking exists on the site and in the shared parking facilities
described in the applicant’s parking analysis (including the Community of Faith Church and Springfield High
School) to accommodate peak spectator numbers. Therefore, use of the lawn area for parking is not necessary
and is not authorized by this decision.
Finding 47: SDC 4.7-195.A.8 requires that all parking lots and driveways for elementary and middle schools
must be designated to separate bus and passenger vehicle traffic. The existing bus loop for Hamlin Middle School
is located at the far northeast corner of the site off Moffitt Lane and it is separated from the normal vehicle traffic
and parking areas of the site. However, the applicant is proposing to use the southern driveway entrance and
parking lot driving aisle for bus access and drop off for collegiate baseball teams using the stadium. Additionally,
the applicant’s parking analysis indicates that the bus access to the southern parking lot may occur during normal
school hours which will lead to mixing of bus and vehicle traffic (along with pedestrians and bicyclists). The
applicant will need to abide by the provisions of the parking analysis and recorded Parking Demand Management
Plan to ensure that baseball team bus and vehicle traffic is separated from normal school traffic (buses and
passenger vehicles) when games are scheduled during school operating hours.
Conclusion: The proposal satisfies this sub-element of the criterion.
Siting Standards for Public Schools (4.7-195)
Finding 48: In accordance with SDC 4.7-195.A, Hamlin Middle School is identified as a school site in Appendix
D of the adopted Metro Plan. The zoning for the site is Public Land and Open Space, which allows for the use
of public middle schools subject to Site Plan Review (SDC 3.2-710). A Site Plan Review for the construction of
Hamlin Middle School was approved in 2016 as Case TYP216-00005.
Finding 49: In accordance with SDC 4.7-195.A.1, all new facilities or building additions exceeding 10,000 ft2
or comprising more than 50% of the existing building area must be elevated to a Type III review. An exception
to this requirement allows for new middle schools to be reviewed as a Type II application. The proposed
development is not for a new middle school. The proposed development is a modification to an existing facility
(baseball field) that comprises more than 10,000 ft2 of project area when including the playing surface of the
field. The land use review for the proposed facility has been elevated to a Type III review before the City’s
Planning Commission which meets this requirement.
Finding 50: In accordance with SDC 4.7-195.A.2, a maximum of 65% of the site can be impervious surface with
the rest planted as described in SDC 4.4-100. The proposed development is almost entirely existing impervious
surface with the exception of new building rooftop for the team changing room and restroom building. The
proposed new impervious surface does not cause the site to exceed the 65% impervious surface maximum, nor
does the proposal affect the required 25% landscaping of the site to meet SDC 3.2-715 & 4.4-100.
Finding 51: In accordance with SDC 4.7-195.A.3, schools must have a landscaped front yard of 20 feet and
landscaped side and rear yards of 30 feet. Spectator seating structures adjoining residential uses must be set back
at least 75 feet, unless adequate buffering can be provided with a reduced setback. However, in no instance shall
the setback from spectator facilities be less than 30 feet. Parking areas must maintain a landscaped buffer of 15
feet when adjoining a residential use. The proposed new and expanded spectator seating areas are internal to the
site and are more than 75 feet from the nearest property line. The spectator seating areas are approximately 500
feet from the nearest residential property (to the south across Centennial Boulevard) and more than 550 feet from
the nearest abutting residential property. There are no proposed parking areas that abut residential uses.
Therefore, the proposal meets this requirement.
EXHIBIT A, Page 12 of 16
Attachment 2, Page 14 of 18
Page 13 of 16
Finding 52: In accordance with SDC 4.7-195.A.4, light is to be directed away from less intensive adjacent land
uses. The existing lighting for the baseball field is to be used for the proposed baseball stadium. The tower
lighting is directed downward onto the playing surface and will remain similarly directed in the baseball stadium.
New pedestrian-scale lighting for spectator seating areas (including emergency egress lighting) is to be shielded
and downcast and the light throw limited to the project area. The proposed lighting plan meets this requirement.
Finding 53: In accordance with SDC 4.7-195.A.5, other related uses may be allowable within school facilities at
the discretion of the School District. The applicant is not proposing a day care, social program office, or after
school programs. Therefore, this requirement is not applicable.
Finding 54: In accordance with SDC 4.7-195.A.6, all plants used for “landscaped buffering” must be a minimum
of 5-gallons in size and shall reach a height of at least 36 inches within 1 year of planting. The applicant is not
proposing to install landscaped buffering, nor is this a condition of approval for the project. Therefore, this
requirement is not applicable.
Finding 55: In accordance with SDC 4.7-195.A.7, paved playground areas may be used as overflow parking for
special events. The applicant is not proposing to use any playground areas for overflow parking. A proposal to
use an unpaved area in the southeast corner of the site has been denied as stated herein and in the Discretionary
Use Permit (Case 811-21-000169-TYP3). Therefore, this requirement is not applicable.
Finding 56: In accordance with SDC 4.7-195.A.8, all parking lots and driveways must be designated to separate
bus and passenger vehicle traffic. All parking lots must have sidewalks raised a minimum of 6 inches above
grade where pedestrians have to cross parking lots to enter or leave the school grounds. All parking lots must be
designed so that a person walking between the bicycle parking facilities and the main building entrance or primary
point of entry to the school is not required to cross a driveway, loading space, or other area intended for motor
vehicle circulation. The Director may require wider sidewalks at major approaches to schools as deemed
necessary for pedestrian safety and capacity. The applicant is proposing to separate school and baseball stadium
as stated in the submitted parking and traffic analysis, and discussed in more detail in the staff report for the
Discretionary Use Permit (Case 811-21-000169-TYP3). Conditions of approval requiring the applicant to
implement the Parking Demand Management Plan and use measures for wayfinding and signage have been added
to the Discretionary Use Permit to meet this requirement. As conditioned in the Discretionary Use Permit, this
requirement has been met.
Finding 57: In accordance with SDC 4.7-195.A.9, any jointly shared recreational facilities, playgrounds or
athletic field require a joint use agreement that will provide for public use and continued maintenance. The
proposed baseball stadium is to be used by local high school, collegiate, and semi-professional baseball teams.
The applicant is not proposing to convert the baseball stadium to a public, shared-use facility and is not proposing
to have Willamalane (as the local park and recreation provider) or the City of Springfield operate or maintain the
facility. Therefore, this requirement is not applicable.
Finding 58: In accordance with SDC 4.7-195.A.10, elementary schools shall have a maximum building height
of 35 feet, middle schools shall have a maximum building height of 45 feet. The applicant is not proposing to
build a middle school building or modify the existing building. Therefore, this requirement is not applicable.
Finding 59: In accordance with SDC 4.7-195.A.11, a Traffic Impact Study and Parking Study, prepared by a
Transportation Engineer, shall be approved by the City Engineer. The applicant is not proposing to construct
new school building on the site. However, the applicant has submitted a traffic and parking analysis that will
form the basis for a Parking Demand Management Plan for the proposed baseball stadium. The traffic and
parking analysis has been prepared by a professional Transportation Engineer and has been reviewed by the
City’s Transportation Planning Engineer. This requirement has been met.
Finding 60: In accordance with SDC 4.7-195.B, in the PLO District public middle schools must be adjacent to
residentially-zoned property. The subject site is surrounded on three sides by residentially zoned land (east, south
EXHIBIT A, Page 13 of 16
Attachment 2, Page 15 of 18
Page 14 of 16
and west). Residential properties directly abut the Hamlin Middle School site along the eastern boundary, and
are separated from the southern boundary by Centennial Boulevard. This requirement has been met.
C.3 Overlay Districts and Applicable Refinement Plan Requirements
Finding 61: The subject site is not within an adopted neighborhood refinement plan area. There are no specific
Refinement Plan policies that apply to this proposed sports stadium development.
Finding 62: The subject site is within the mapped 10-20 and 20+ Year Time of Travel Zones (TOTZs) for the Q
Street drinking water wellhead. New development that may introduce or increase the amount of hazardous
materials that pose a risk to groundwater resources require a Drinking Water Protection Permit or Exemption in
accordance with SDC 3.3-225.A. The applicant is proposing to modify the existing baseball field for increased
spectator seating and also constructing a team changing room and public restroom building. Based on the
applicant’s submittal and the characteristics of the proposed sports stadium development, the applicant could be
eligible for a Drinking Water Protection (DWP) Exemption from SUB Drinking Water Source Protection.
However, regardless of the DWP status, the site directly abuts and drains into a delineated wetland channel
commonly referred to as the Q Street Channel. As a “Best Practices” recommendation for this site, care should
be taken during site construction and operation to prevent contamination from chemicals that may spill or leak
onto the ground surface, including fuel and automotive fluids (such as lubricants and antifreeze, etc.). Fluid-
containing equipment, including trucks using the loading dock area and other vehicles parked on the site, must
be monitored for leaks and spills. Any chemical spills or leaks must be cleaned up immediately and cleanup
materials disposed off-site in accordance with Lane County and State DEQ requirements.
Condition of Approval:
4. Prior to issuance of Final Occupancy and commencement of operations for the stadium facility the
applicant must obtain a DWP Permit or Exemption.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and
pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent
residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public
areas; minimize curb cuts on arterial and collector streets as specified in this Code or other applicable
regulations and comply with the ODOT access management standards for State highways.
Finding 63: Installation of driveways on a street increases the number of traffic conflict points. The greater
number of conflict points increases the probability of traffic crashes. Effective ways to reduce the probability of
traffic crashes include: reducing the number of driveways; increasing distances between intersections and
driveways; and establishing adequate vision clearance areas where driveways intersect streets. Each of these
techniques permits a longer, less cluttered sight distance for the motorist, reduces the number and difficulty of
decisions that drivers must make, and contributes to increased traffic safety.
Finding 64: In accordance with SDC 4.2-120.C, site driveways must be designed to allow for safe and efficient
vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5, the City’s EDSPM, and the City’s
Standard Construction Specifications. Ingress-egress points must be planned to facilitate traffic and pedestrian
safety, avoid congestion, and minimize curb cuts on public streets.
Finding 65: In accordance with SDC 4.6-120.A, all parking lots, bays, and spaces must have a durable, dust free
surfacing of asphaltic concrete, Portland cement concrete or other materials as approved by the City Engineer.
Finding 66: The applicant is proposing to use the existing paved parking areas on the site to accommodate up to
885 spectators for the stadium events. Off-site shared parking areas also are proposed in the parking analysis.
For spectator numbers exceeding 1,125 people, the applicant is proposing to use an existing turf grass area in the
EXHIBIT A, Page 14 of 16
Attachment 2, Page 16 of 18
Page 15 of 16
southeast corner of the site for overflow parking. Based on the applicant’s parking and traffic analysis, the
overflow parking area shouldn’t be required with the available off-site parking at Springfield High School and
Community of Faith Church and when the 20% reduction for the site’s location on a Frequent Transit Network
and extra bicycle parking are factored in. Therefore, no parking on unpaved surfaces is authorized by this
decision.
Finding 67: The applicant’s Parking Demand Management Plan discussed in the Discretionary Use Permit and
conditioned through that approval (Case 811-21-000169-TYP3) addresses the site access, circulation and parking
issues for the baseball stadium. As conditioned in the Discretionary Use Permit, the proposed Site Plan
Modification meets the criterion.
Conclusion: As conditioned herein, the proposal satisfies this criterion.
E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas
with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the Water
Quality Limited Watercourse Map and their associated riparian areas; wetlands; rock outcroppings; open
spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or
ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or
Federal law.
Finding 68: The Natural Resources Study, the National Wetlands Inventory, the Springfield Wetland Inventory
Map, Wellhead Protection Overlay and the list of Historic Landmark Sites have been consulted and there are
wetland resources ((the Q Street Channel) along the northern edge of the subject site that warrants protection.
The Q Street Channel is not classified as a locally significant wetland but is depicted on the local wetland
inventory. However, the channel is classified as a riparian resource area and is tributary to a Water Quality
Limited Watercourse. There are no other physical features on the site that fall within these classifications or
warrant special protection measures.
Finding 69: The applicant is not proposing to construct or install any improvements within the northern half of
the site, and all project work is geographically separated from the existing wetland channel. Vegetated
stormwater facility improvements and modifications for the project have been reviewed and approved through a
supplemental MDS for the site (Case 811-21-000176-TYP1). The approved stormwater facility modifications
address the water quality protection requirements for the site, including the addition of a small amount of new
impervious surface associated with the rooftop of the team changing room and restroom building.
Finding 70: Stormwater runoff from the subject site flows to surface drainage channels, including the Q Street
Channel, and eventually passes beneath I-5 to discharge into the Willamette River system. The Willamette River
is a mapped Water Quality Limited Watercourse on the City’s inventory and is listed with the State of Oregon as
a “water quality limited” stream for numerous chemical and physical constituents, including temperature.
Provisions have been made in this decision and in prior land use approvals directly associated with this project
for protection of stormwater quality. The on-site stormwater treatment system consists of two vegetated
infiltration basins that were recently reconfigured through an approved MDS for the site (Case 811-21-000176-
TYP1). The modified stormwater infiltration basins have been designed, reviewed and approved to meet the
requirements of the Eugene Stormwater Management Plan, the EDSPM, and SDC 4.3-110.E and 4.3-115.C.
Finding 71: As previously stated herein, groundwater protection is to be observed during construction on the
site. The applicant must maintain the private stormwater facilities on the site to ensure the continued protection
of surface water and groundwater resources.
Conclusion: As conditioned by Condition 4 requiring the applicant to obtain a DWP permit or exemption for the
project, the proposed development provides storm and ground water quality protection in accordance with SDC
3.3-200 and receiving streams have been protected in accordance with SDC 4.3-110 and 4.3-115.
CONCLUSION: The Tentative Site Plan Modification, as submitted and subject to the conditions listed herein,
complies with Criteria A-E of SDC 5.17-125.
EXHIBIT A, Page 15 of 16
Attachment 2, Page 17 of 18
Page 16 of 16
SUMMARY OF CONDITIONS OF APPROVAL:
1. The Final Site Plan must provide details on the private sewer pump station to be installed on the site
including the size, type and manufacturer’s specifications for the pump system; location and depth of
installation; and the plumbing connections to be installed between the drain and sewer lateral in
accordance with Plumbing Code requirements. If the pump is located above ground, it must be fully screen
according to the requirements of SDC 4.3-125.D.
2. The Final Site Plan must provide for replacement of the three street light fixtures along the Centennial
Boulevard frontage of the site with LED fixtures meeting current City standards.
3. The Final Site Plan must provide for full reconstruction and replanting of all parking lot islands and
landscaping areas that have been removed or damaged by construction vehicle movements in the southern
parking lot.
4. Prior to issuance of Final Occupancy and commencement of operations for the stadium facility the
applicant must obtain a DWP Permit or Exemption.
EXHIBIT A, Page 16 of 16
Attachment 2, Page 18 of 18
DAKTRONICS SS-200 APPLICATION GUIDE 1 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
The SS-200 distributed speaker audio system is a first of its kind for Daktronics and is utilized differently
than traditional point source systems Daktronics is accustomed to installing for sporting venues. This
compact, more cost-effective system is tailored for smaller facilities or facilities where sound “spill” into
neighboring communities is undesirable.
The Daktronics SS-500HD, SS-1500HD, and SS-2000HD are point source audio systems designed to project
sound over long distances, up to 500' (152m), while maintaining usable output. “Usable output” is loosely
defined as 85dBSPL in spectator seating sections, which is typically enough to overcome ambient
crowd noise and allow facility announcements to be heard clearly.
Distributed systems like the SS-200 are considered short throw, with usable output up to 120' (37m).
This means the speakers need to be mounted near the seats they are intended to cover, unlike point
source speakers that are mounted far away, often on top of video display/scoreboard structures.
SS-200 speakers are intended to be mounted to a press box, backstop netting poles, or lighting poles,
NOT SCOREBOARDS.
Note: Daktronics assumes no responsibility for the structure’s integrity. The engineer responsible for
the attached-to base structure shall evaluate the adequacy of their structure to support the gravity
loads imparted by the cabinet at each attachment point in combination with other associated
loading conditions. Daktronics assumes no responsibility for system damage or injury resulting from
installation methods that deviate from attachment details specified on shop drawings. Daktronics
also assumes no liability for system damage or injury resulting from incorrect setup or lifting methods
performed by non-Daktronics employees.
This document provides examples of proper and improper use of SS-200 speakers. Use the INDEX to
jump to the section that describes the mounting type you plan to use at the facility. Use the LEGEND to
identify the various elements on the baseball field graphics. Note that image elements are not to scale.
INDEX
• PRESS BOX MOUNT
• BACKSTOP NETTING POLE MOUNT
• LIGHTING POLE MOUNT
LEGEND
• SS-200
(SPK-CX-1001)
Speaker:
• Seating:
• Press Box:
• Field Lighting Pole:
• Backstop Netting Poles:
120'
The speaker output arched lines represent the effective
coverage area of each speaker. It is the same in the vertical
axis as the horizontal, shaped like a megaphone emanating
from the speaker. There is still sound outside of this area, but
speech can be muffled and become unintelligible during
high ambient sound level.
PROPER IMPROPER
DAKTRONICS SS-200 APPLICATION GUIDE 2 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
PRESS BOX MOUNT
One (1) speaker system
• Speaker mounted on wall of press box or on edge of roof, depending on whether there is space
between the seating and press box
• Aimed at first (bottom) row of seating
DAKTRONICS SS-200 APPLICATION GUIDE 3 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
SPEAKER SHOULD BE MOUNTED AT
LEAST 15' (5M) ABOVE HIGHEST SEAT
NEVER POINT
SPEAKER UP!
DAKTRONICS SS-200 APPLICATION GUIDE 4 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
PRESS BOX MOUNT (CONTINUED)
Two (2) speaker system
• Speakers mounted on top of press box at edge of roof
• Primary audience areas adequately covered
• Minimal sound overlap
NOT INTENDED FOR FIELD COVERAGE!
SEE SS-1500HD FOR FIELD AND SEATING COVERAGE.
280' (85M) MAX SPEAKER CABLE LENGTH EXCEEDED
(IF AMPLIFIER NEAR HOME PLATE)
• PRIMARY SEATING NOT COVERED
• MULTIPLE ARRIVAL TIMES CAUSED BY
DIFFERENCE IN DISTANCE FROM
MULTIPLE SPEAKERS TO EACH LISTENER
DAKTRONICS SS-200 APPLICATION GUIDE 5 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
PRESS BOX MOUNT (CONTINUED)
Three (3) speaker system
• Speakers mounted on wall of press box or on edge of roof, depending on whether there is
space between the seating and press box
• Minimal sound overlap; center speaker aimed down more than 1st and 3rd baseline speakers
• Primary seating adequately covered
SPEAKERS NOT MOUNTED AT EDGE OF ROOF NOT INTENDED FOR FIELD COVERAGE!
SEE SS-1500HD FOR FIELD AND SEATING COVERAGE.
ALL SPEAKERS HAVE INADEQUATE COVERAGE
DAKTRONICS SS-200 APPLICATION GUIDE 6 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
PRESS BOX MOUNT (CONTINUED)
Four (4) speaker system
• Speakers spread evenly and pointed similarly (sound overlap is exaggerated in image;
speakers will be aimed down to cover seats directly below)
• Speakers aimed at center row of seating
TRYING TO USE TWO SEPEAKERS TO COVER
FIELD LEAVES BOTH SEATING AND INFIELD
WITH INADEQUATE COVERAGE
• MULTIPLE ARRIVAL TIMES
• LIGHT POLES MAY EXCEEDE 280' (85M)
MAX SPEAKER CABLE LENGTH
• TOO MUCH OVERLAP FROM SPEAKER
TO SPEAKER
DAKTRONICS SS-200 APPLICATION GUIDE 7 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
BACKSTOP NETTING POLE
One (1) speaker system
• Speaker mounted high on pole, at least 15' (5m) above highest seat; higher mounting will make
for more even sound level throughout the area
• Speaker aimed down to middle of seating section
DAKTRONICS SS-200 APPLICATION GUIDE 8 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
BACKSTOP NETTING POLE (CONTINUED)
Two (2) speaker system
• Speakers mounted high on pole, at least 15' (5m) above highest seat; higher mounting will make
for more even sound level throughout the area
NOT INTENDED FOR FIELD COVERAGE!
SEE SS-1500HD FOR FIELD AND SEATING COVERAGE.
PRIMARY SEATING NOT COVERED.
NOT INTENDED FOR FIELD COVERAGE!
SEE SS-1500HD FOR FIELD AND SEATING COVERAGE.
PRIMARY SEATING NOT COVERED
(AIMED INTO NETTING).
coverage
DAKTRONICS SS-200 APPLICATION GUIDE 9 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
BACKSTOP NETTING POLE (CONTINUED)
Three (3) speaker system
• Speakers mounted to poles and aimed with limited overlap
• Speakers are physically close; sound originates from same point
• Speakers not pointed at reflective press box front to prevent echo in facility and mic feedback
• Infield coverage speaker can be on either pole with adjacent speaker
• MULTIPLE ARRIVAL TIMES
• SPEAKERS POINTED AT EACH OTHER CAN
CAUSE UNEVEN COVERAGE
• SPEAKER NOT MOUNTED AT EDGE OF ROOF
TWO SPEAKERS COVERING THE SAME AREA
IS NOT TWICE AS LOUD! THIS WILL CAUSE
INTERFERENCE BECAUSE OF THE DIFFERENCE
IN SPEAKER DISTANCE FROM THE LISTENER
DAKTRONICS SS-200 APPLICATION GUIDE 10 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
BACKSTOP NETTING POLE (CONTINUED)
Four (4) speaker system
• Speakers are mounted to poles and aimed with limited overlap
• Speakers are physically close, sound originates from same point
• The two clusters of two speakers are far apart and not pointed at each other
TWO SPEAKERS COVERING THE SAME AREA
IS NOT TWICE AS LOUD! THIS WILL CAUSE
INTERFERENCE BECAUSE OF THE DIFFERENCE
IN SPEAKER DISTANCE FROM THE LISTENER
• MULTIPLE ARRIVAL TIMES
• TOO MUCH OVERLAP FROM SPEAKER TO SPEAKER
• FIELD SPEAKERS SHOULD BE ON SAME POLES AS
SEATING SPEAKERS AND SPLAYED APART
DAKTRONICS SS-200 APPLICATION GUIDE 11 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
LIGHTING POLE (15.5" DIAMETER OR LESS)
One (1) speaker system
• Speaker mounted high on pole, at least 15' (5m) above highest seat; higher mounting will make
for more even sound level throughout the area
• Speaker aimed at middle of seating section
DAKTRONICS SS-200 APPLICATION GUIDE 12 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
LIGHTING POLE (15.5" DIAMETER OR LESS) (CONTINUED)
Two (2) speaker system
• Speakers mounted high on pole, at least 15' (5m) above highest seat; higher mounting will make
for more even sound level throughout the area
• Speakers aimed at center of seating sections
• PRIMARY SEATING NOT COVERED
• 280' (85M) MAX SPEAKER CABLE LENGTH
EXCEEDED (IF AMPLIFIER NEAR HOME PLATE)
• PRIMARY SEATING NOT COVERED
• TOO MUCH OVERLAP FROM SPEAKER
TO SPEAKER
DAKTRONICS SS-200 APPLICATION GUIDE 13 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
LIGHTING POLE (15.5" DIAMETER OR LESS) (CONTINUED)
Three (3) speaker system
• Speakers mounted high on pole, at least 15' (5m) above highest seat; higher mounting will make
for more even sound level throughout the area
• Speakers that are facing each other are an adequate distance apart and facing down to
cover the stands directly below them and minimize overlap
MULTIPLE ARRIVAL TIMES MULTIPLE ARRIVAL TIMES
DAKTRONICS SS-200 APPLICATION GUIDE 14 OF 14
DD4654126 Rev 00 24 March 2020
201 Daktronics Drive PO Box 5128 Brookings, SD 57006-5128
800-325-8766 605-692-0200 fax 605-697-4700 www.daktronics.com email sales@daktronics.com
LIGHTING POLE (15.5" DIAMETER OR LESS) (CONTINUED)
Four (4) speaker system
• Speakers that are facing each other are adequately separated and mounted high to increase
downward aiming direction
MULTIPLE ARRIVAL TIMES MULTIPLE ARRIVAL TIMES