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HomeMy WebLinkAboutMeeting Packet Planner 11/15/2022November 15,2022, 11:00 AM 811-22-000230-PRE - Development lssues Meeting (DlM) for SignalVentures Mini/Self-Storage (Map 17-02-28-00, TL 901) Existing Conditions: The site is located near the intersection of High Banks Road and 52nd Street. The property is approximately 3.43 acres and is currently vacant. Land Use District: Heavy lndustrial (Hl) Comprehensive Plan: Heavy lndustrial (Hl) Overlays Districts: Floodplain Overlay District, a portion may be in the regulated flood zone, a survey will be required to determine if any portion of the site is in the A Flood Zone. Proposal: The applicant has proposed mini/self-storage to be accessed from High Bank Rd. Applicant Applicant Representative Brandon Bennett Signal Ventures 2538 NE Division Street Bend, OR97702 Jim Lord, PE Ashely & Vance Engineeing 33 NW Franklin Ave. Bend, OR 97703 POSITION REVIEW OF NAME PHONE DIM Case Planner Planning Drew Larson 541-736-1003 Transportation Planning Engineer Transportation Michael Liebler 541-736-1034 Public Works Engineer Utilities Clayton McEachern 541 -736-1 036 Emergency Services Fire & Life Safety Gilbert Gordon 541-682-5261 Building Official Building Chris Carpenter 541-744-4153 Public Staff in Attendance: Drew Larson - Planning Clayton McEachern - Public Works Gilbert Gordon - EugeneiSpringfield Fire Michael Liebler - Transportation Dan Norland Private Development Team in Attendance: Brandon Bennett, Signal Ventures Jim Lord, Ashley & Vance Engineering Greg Blackmore Steve Haltberg ! I -:'-- T F irt.-iu; I \!t t\^Lr \. \ T rtt \. \x Applicant Questions: 1. Required public improvements along the frontage of Van Duyn/High Banks Road including extensions of utilities? Staff Responses: o 213 street improvements consisting of 20' of paving, curb and gutter, sidewalk, street trees and streetlights are required on High Banks. The 52nd St. frontage is part of the lntersection control zone with ODOT and their input will be needed for any improvements along 52nd. . Sewer lines are about 7'deep at the intersection and will be required to be extended to the west in High banks as far as they can before they become too shallow, probably about 800' (based on city LIDAR data, which may not be accurate). . Storm drain lines are even shallower and can maybe be extended about half the distance of the sewer lines? Using onsite water treatment and infiltration will probably be the better solution here instead of extending the storm system. o Extend water lines and provide fire hydrants, work with SUB and Fire Marshal's office. 2. What are the land use submitta! requirements for this type of project in this zoning? How long is the city taking to review and issue decisions? Staff Reponses: . The project will require a Site Plan Review application as determined by Springfield Development Code 5.17.100. ln addition, a Flood Plain Overlay review may be required as the regulated flood zone is in proximity of the site. A preliminary survey is required for Site Plan Review so your surveyor should determine if the property is located within the regulated flood zone. . This project requires a Public lmprovement Permit for the street and utility improvements to public infrastructure. Once the Site Plan Review tentative decision is issued the PIP process can begin. This process takes 3-6 months typically for plan review/project set up and then normal construction time. The public improvements are required to be substantially complete prior to issuing building permits on site Site Plan Review Application Process: o Applicant Submits a Site Ptan Review Application for Completeness Check in conformance with SDC 5.1.405. o A completeness check meeting is mandatory, and meetings are conducted every Tuesday and Friday, from 10:00 am - noon' o The meeting is typically held within five to seven working days of receiving an aPPlication. o Applicant and the City Conduct the Completeness Check Meeting to determine if all elements are present; this is not a thorough review' o The applicant, owner, and design team are strongly encouraged to attend. o The meeting is held with representatives from Public Works, Transportation, Community-Services (Building), Fire Marshall's office, Utility Providers, and Land Use Planning and is scheduled for 30 to 60 minutes' o The planner provides the applicant with a Checklist specifying the items required to make the application compleie if it is not already complete, and the applicant has 180 days submit a complete application to the City' a Applicant Submits a Complete Application, City Staff Review the Application and lssue a Decision. . The application is subject to SDC 5.1.405 which states that staff has 30 days to deem the application complete or incomplete, this is done prior to public notice. The applicant will be notified in writing of the status of the application. o Once the Type 2 application is deemed complete, the decision, made after public notice, is issued within 120 days of submittal of a complete application. gm PLAN REVlEIry: {s E iz.1@) Appllqtlon Cmpl.t mtt Chcdr Isdng 8lb Pbn R.YLw rYF 2 5{D sq. lt q lq impeNiu $de >5m arx, <10.m) Sq. tl. impcdiM rurtu 10,000 Sq. tt. d 9rt6 imp.illout grte Fiml slb Phn Eqdvlnt Flol 3h! Plrn Rryl0rDmloe,ta.rt Aemm.m crt; UGB: 3a49 t576 il,A tlra lsr.t0 w1.18 E% l2ra.65 tgA tl,A t203 3203 $203 ta/a Riqulnd pdq to tuEnlt l ol 3lb Phn Iodmcrth - trlq rpplk Uo[. Typ.2 Typ. I TyDo I - Fiod dte plrn r.d dGlopriot .gomcnt ire b l0% of thc prE tlb du Lo (qcluttvc of porrg.)A t% Tchmlogy Fs wlll rppllod wtan 3. Are there any nearby planned public infrastructure improvements planned by the city? We heard a rumor of a potential roundabout at the intersection of 52nd St. and High Banks Road? Staff Response: . To be answered by ODOT and Transportation Staff (see attached email from Michael Liebler). o There is a multi-use path planned to connect from 42nd to 52nd Street; a new 52nd Street and Highway 126 lnterchange; as well as bicycle and pedestrian enhancements to 52nd Street and standard right of way improvements along High Banks Road. 4. ls this parcel a "lot of record"? lf not, what steps are required in Springfield/Lane County to verify or create a lot of record? Staff Response: o Based on information Staff has access too, it does not appear that this is a legal lot of record. You will need to research the deed history to determine when the property was created by deed and apply for a Declaratory Ruling as described in SDC 5.1 .1 1 00. o lf the Ruling determines that the parcel in question is not a legal lot of record, then a Partition process is required to create a legal parcel. This will include all right of way improvement as described above. 5. Stormwater requirement - ls there capacity in the city stormwater system nearby or does the site runoff need to be contained on site? Staff Response: o The system in 52nd is a decent sized pipe (30") and likely has some capacity in it, however the lay of the land is going to make getting the stormwater runoff to this pipe impossible unless a large amount of fill is brought in to elevate the site. Based on results nearby the ground here is likely very good for infiltration and that will likely be the lowest cost option for storm drain solutions here. Hyland business park across 52nd St. is wholly infiltrated on site in fairly small area and the Bishop's Storehouse site does as well. The nearby High Banks subdivision was designed to runoff a small amount but the stormwater pond is overperforming to such an extent that staff has yet to observe any discharge to the public system there Ctt, t UGB: 3l,at6 t5,at9 55,atg + t66rt00O tq. lt cty A UOB: 9a,891 Soo 9pftlrl lctrucdonr Decision Tree for Determining Lawful Status of a Lot or Parcel Step 1: Determine what process is best to use (if any) for determining legal status of the lot or parcel. Step 2: Determine whether lot or parcel is a lawfully-existing and conforming lot or parcel or a non-conforming "lot of record" per SDC 5.8.135. Step 3: Determine whether lot or parcel is eligible for lot validation under ORS chapter 92. tf No: Proceed with development application. No further analysis needed; this application is not dependant on the legal status of the underlying lot or parcel. Step 1: Does the development permit require find i ng that property is lawfu lly-esta bl ish ed or a "lot of record," or othenrrise require the parent lot/parcel to conform to the code standards? tf Yes: s it a Type 1 application, or is the applica concerned about the risks of proceeding with a development application without advance certainty about legal lot status? tf yes: Advise applicant to seek a separate Declaratory Ruling as to Lot of Record status if there is any uncertainty. lf No: Proceed with making findings in Type 2 or Type 3 development approval {00026490:1i SteP 2: Was the lot or parcel created by a land. division that was properly recorded with Gn" iorntv (ignore intervening property l;;;f*;Jntt ot Row dedications)? lf Yes: Proceed with develoPment aoplication. This lot or Parcel is ' clearlY lawfullY established' before Janua nce tax lot re report) deedatedbycretheproperty 1?200t,rysaleo etitlorrdcoreRefe lf Yes: Determine the aPPlicable citY or county ordinance at the time of deed or sale. ls the Particular ProPertY or sale exempt from development approval under the aPPlicable ordinance? lf No: e property is not a lot of record, and is not eligible for lot justification. A land division process is necessarY to create a develoPable lot or Parcel' lf Yes: Proceed wi.th development application or lot of record determination. This lot or parcel is a I'lot of record." lf No: Did the property obtain allthe requ ired develoPment aPProvals to record the deed or sale? lnfrastructure improvements ca n be required per applicable criteria for development application. Exactions analysis is required if triggered. lf No: This propefi is not a '!lot of record" but may be eligible for lot validation under ORS 92.t76. {00026a90:1} lf No; Step 3: id the deed or sale comply with the standards of the applicable ordinance at the time of the deed or sale? lf Yes: This property is eligible for lot validation under ORS 92.L76(11 tf No: Did the City or Lane County approve a "land use permit" for construction or placement of a dwelling or other building on the land, after the le or deed was recorded? (Reference definition in oRS 227.L6o(2ll lf Yes: The property is eligible for lot validation under ORS 92.L7612t lf No: The property is not eligible for lot justificatlon process. A land division process is necessary to create a developable lot or parcel, Proceed with Lot Validation process. An application for lot validation is a "land use permit" subject to the L2A-day rule and requirement to issue a written decision based on findings. Use Type 2 review May require infrastructure improvements only if they would have been required at the tame of deed/sale. Exactions analysis is required if triggered. Lot or parcel becomes lawfully established upon filing of the FinalPlat, if filed within 365 days after validation decision by the City. {00026a90:1}