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
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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.
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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
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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
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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.
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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.
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