HomeMy WebLinkAboutMeeting Packet Planner 2/13/2024
1
AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 616 / MS Teams
Staff Review: Tuesday, March 5, 2024 8:30 – 9:00 a.m.
1. Site Plan Review Submittal 811-24-000048-TYP2 811-24-000045-PROJ LifePoint Health
Assessor’s Map: 17-03-15-40 TL: 0800, 0900, 1000, 1100
Address: 3575 Game Farm Road
Existing Use: Vacant Lot
Applicant has submitted plans to construct a rehabilitation hospital, parking lot, landscape
and storm water facility.
Planner: Andy Limbird
Meeting: Tuesday, March 5, 2024 8:30– 9:00 virtual meeting via Microsoft Teams
The Complete DRC Packet for this meeting is available online for you to review or print out
from the laserfiche website: https://www.springfield-or.gov/weblink8/browse.aspx
SITE
VICINITY MAP
811-24-000048-TYP2 811-24-000045-PROJ Site Plan Review
17-03-15-40 TL 0800, 0900, 1000, 1100
3575 Game Farm Road
LifePoint Health
DocuSign Envelope ID: D2F400FD-6F64-4742-AABE-DDFFC5832C3C
X
PeaceHealth
LifePoint Health
DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F
February 12, 2024
LIFEPOINT REHABILITATION HOSPITAL
Site Plan Review – Written Responses to Completeness
Map 17-03-15-40, Lots 0800, 0900, 1000, and 1100
WRITTEN STATEMENT
In accordance with Site Plan Review requirements, this written statement describes the proposed
development and demonstrates that the proposal complies with the standards contained in SDC 5.17-100
through 5.17-125.
I. LAND USE REQUEST
A. Development Objective
The applicant, LifePoint Health, and
PeaceHealth, owner of the property,
propose to develop a 50-bed
rehabilitation hospital on the 4.99-acre
property identified as Map 17-03-15-40,
Tax Lot 1000, the southern portions of
Tax Lots 800 and 900 and the western
portion of Tax Lot 1100 (collectively, the
Subject Property) located at the
northeast corner of East Game Farm
Road and Maple Island Road.
Subject Property
RLID Maps 2023
B. Project Directory
Applicant Owner
Gregory Thomas Grady Layman
LifePoint Health PeaceHealth
4801 Olympia Park Plaza #1000 1255 Hilyard Street
Louisville, KY 40241 Eugene, OR 97401
Phone: (502) 407-6684 Phone: (503) 522-4385
Email: Gregory.Thomas@lifepointhealth.net Email: glayman@peacehealth.org
Landscape Architect (and Applicant’s Representative) Civil Engineer
John Anderson, ASLA Matt Keenan, PE
The Satre Group KPFF Engineering, Inc.
375 West 4th Avenue, Suite 201 800 Willamette Street, Suite 400
Eugene, OR 97401 Eugene, OR 97401
Phone: (541) 686-4540 Phone: (541) 684-4902
Email: johna@satregroup.com Email: matt.keenan@kpff.com
Planner Surveyor
Dan Halverson BLEW & Associates, P.A.
The Satre Group 3825 N Shiloh Drive
375 West 4th Avenue, Suite 201 Fayetteville, AR 72703
Eugene, OR 97401 Contact:
Phone: (541) 686-4540 Phone: (479) 443-4506
Email: dan@satregroup.com Email: survey@blewinc.com
LifePoint Rehabilitation Hospital Page 2 of 5
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
II. THE SITE AND EXISTING CONDITIONS
A. Development Site
The site is located south of International Way, north of East Game Farm Road and east of Maple
Island Road in the Gateway area of Springfield. It is comprised of one full tax lot (TL 1000) and
portions of three additional tax lots (Tax Lots 800, 900, and 1100) and total approximately 4.99
acres in size1. The site abuts office facilities to the east, west, and north. To the south is a
developed mobile home park with amenities. The project area is within the Springfield city limits.
B. Planning Context
1. Planning and Zoning.
The zoning is consistent with the Metro Plan,
Gateway Refinement Plan, and Springfield
Zoning Map, all of which designates the
PeaceHealth property currently as Campus
Industrial (CI). There is a Zone Change and
Comp Plan amendment to change the
designation to Commercial and zoning to
Community Commercial.
Additional Planning documents, including the
Springfield Transportation System Plan, the
Springfield Stormwater Facilities Master Plan
and Wastewater Master Plan also apply. Also
applicable is the Drinking Water Protection
Overlay Zone (the site is within the 2-year
Time of Travel Zone Concentrations).
Tax Lot Map
RLID 2023
2. Transportation.
a. TransPlan.
The metro area adopted transportation plan, The Eugene-Springfield Transportation
System Plan (TransPlan) shows future projects in the vicinity of the subject property (see
below).
b. Springfield 2035 Transportation System Plan.
The City of Springfield’s
transportation plan, does not include
any projects abutting the subject
property. As with TransPlan, the
Springfield TSP includes projects on
nearby streets (new Minor Collector
projects R-5 and R-6 at the nearby
PeaceHealth RiverBend campus).
These improvements will have no
impact on this proposal.
Transportation System Plan
City of Springfield
August 2020
1 Concurrent with this Site Plan Review application submittal, is a Major Replat application submittal, which when approved, will
replat the subject tax lots placing the proposed rehab hospital on its own tax lot.
LifePoint Rehabilitation Hospital Page 3 of 5
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
c. Public Transit.
The metro area’s public transit system, Lane Transit District (LTD), provides service near
the development via the EMX Springfield route. LTD’s International Way route is just to
the north of the subject property with a transfer station located in the center of
International Way.
3. Utilities.
a. Stormwater and Wastewater.
The Subject Property is located in the North Gateway Stormwater Drainage Basin. The
Springfield Stormwater Facilities Master Plan identifies one capital improvement project,
“Low Priority CIP 43,” to address current issues around water quality from the campus
industrial area.
Existing Wastewater Infrastructure
City of Springfield 2018
Existing Storm Infrastructure
City of Springfield 2018
b. Wellhead Protection.
The subject property is located in the
Sports Way wellfield in the 2-year Time of
Travel Zone (TOTZ). Any development will
require approval of a Drinking Water
Protection application.
Wellhead Protection Areas Map Excerpt
City of Springfield and Springfield Utility Board
January 2013
c. Water & Electric.
Existing water and electric infrastructure exist on and adjacent to the subject site.
LifePoint Rehabilitation Hospital Page 4 of 5
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
4. Natural Resources.
a. The area to the west and north of the
subject property is in the Special Flood
Hazard Area — Floodplain Zone A (the
blue hatch). Zone A is the 100-year flood
plain with base flood elevation determined.
A larger portion (the southern section and
Subject Property) of the site is in Zone X,
areas of 500-year floodplain (the yellow
hatch).
Excerpt
Floodplain Floodway Map
City of Springfield 2019
5. Parks and Open Space.
Willamalane Park and Recreation District does not include projects in the vicinity of the
subject property.
III. WRITTEN RESPONSES TO PRE-SUBMITTAL
This section is presented in the same order as the City Pre-Submittal (Completeness Check).
Applicable sections of staff comments are in italics, followed by proposed findings in normal text.
PLANNING:
1. Site plan does not provide dimensional information for building facades and distances from property
lines.
Response: See plan sheet L3.0.
2. Provide elevation details for the trash enclosure and covered bicycle parking structure.
Response: See plan sheet L3.0 for Bike Enclosure and Architectural sheet A-6 for the trash
enclosure.
3. No lighting plan or photometric information provided with submittal.
Response: See sheet EO-04
4. A Drinking Water Protection Permit will be required for this proposed development.
Response: A Drinking Water Protection Permit has been submitted.
5. Trash enclosure must be covered and enclosed and will require a floor drain that is plumbed to
sanitary sewer.
Response: See Architectural plan A-6 for trash enclosure and the Civil sheet will show the required
sanitary line prior to submittal of public improvement plans or construction plans.
LifePoint Rehabilitation Hospital Page 5 of 5
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
6. The screening wall along northwest edge of site appears to be for a generator; staff recommends
propane or natural gas-fired unit because of DWP limitations.
Response: The hospital emergency protocol calls for the diesel generator.
PUBLIC WORKS:
1. I may have missed it, but I did not see any of the typical and required 7' PUEs along Deadmond
Ferry/Game Farm Rd or Maple Island Way.
Response: See Civil Sheet C-2 and sheet L3.0.
2. Sewer and storm drain are shown in adequate detail. I don't see any Mailboxes, electrical utility on
the plan set, not typically a problem on a commercial development like this. Not sure how the post
office currently delivers mail to commercial spaces like this?
Response: Mailboxes drop-off will be internal to the building. Note on Sheet L3.0.
3. Addressed in stormwater report.
Response: Understand and concur.
TRANSPORTATION:
1. Applicant must show the dedication of ROW for the relocated sidewalk along the east side of the
Maple Island Road roundabout access.
Response: This is being dedicated through the Replat process and/or the Site Review. Dedicated
area shown on the Civil set and Sheets L3.0 and L4.0.
IV. CONCLUSION
Based on the information provided to the Completeness review and the findings contained in the
written statement, associated attachments, and plan set, the proposed LifePoint rehabilitation hospital
project meets the Site Plan Review approval standards contained in the Springfield Development
Code. Therefore, the applicant requests that the City of Springfield approve the proposal. Both the
applicant and the applicant’s representative are available for questions. We look forward to working
with staff to ensure this project meets the goals and objectives of the applicant and the city.
If you have any questions about the above application, please do not hesitate to contact John
Anderson, at The Satre Group, 541-686-4540, or Johna@satregroup.com.
Sincerely,
John Anderson
John Anderson, ASLA, Principal
The Satre Group
February 12, 2024
LIFEPOINT REHABILITATION HOSPITAL
Site Plan Review
Map 17-03-15-40, Lots 0800, 0900, 1000, and 1100
WRITTEN STATEMENT
In accordance with Site Plan Review requirements, this written statement describes the proposed
development and demonstrates that the proposal complies with the standards contained in SDC 5.17-100
through 5.17-125.
I. LAND USE REQUEST
A. Development Objective
The applicant, LifePoint Health, and
PeaceHealth, owner of the property,
propose to develop a 50-bed
rehabilitation hospital on the 4.99-acre
property identified as Map 17-03-15-40,
Tax Lot 1000, the southern portions of
Tax Lots 800 and 900 and the western
portion of Tax Lot 1100 (collectively, the
Subject Property) located at the
northeast corner of East Game Farm
Road and Maple Island Road.
Subject Property
RLID Maps 2023
B. Project Directory
Applicant Owner
Gregory Thomas Grady Layman
LifePoint Health PeaceHealth
4801 Olympia Park Plaza #1000 1255 Hilyard Street
Louisville, KY 40241 Eugene, OR 97401
Phone: (502) 407-6684 Phone: (503) 522-4385
Email: Gregory.Thomas@lifepointhealth.net Email: glayman@peacehealth.org
Landscape Architect (and Applicant’s Representative) Civil Engineer
John Anderson, ASLA Matt Keenan, PE
The Satre Group KPFF Engineering, Inc.
375 West 4th Avenue, Suite 201 800 Willamette Street, Suite 400
Eugene, OR 97401 Eugene, OR 97401
Phone: (541) 686-4540 Phone: (541) 684-4902
Email: johna@satregroup.com Email: matt.keenan@kpff.com
Planner Surveyor
Dan Halverson BLEW & Associates, P.A.
The Satre Group 3825 N Shiloh Drive
375 West 4th Avenue, Suite 201 Fayetteville, AR 72703
Eugene, OR 97401 Contact:
Phone: (541) 686-4540 Phone: (479) 443-4506
Email: dan@satregroup.com Email: survey@blewinc.com
LifePoint Rehabilitation Hospital Page 2 of 8
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
II. THE SITE AND EXISTING CONDITIONS
A. Development Site
The site is located south of International Way, north of East Game Farm Road and east of Maple
Island Road in the Gateway area of Springfield. It is comprised of one full tax lot (TL 1000) and
portions of three additional tax lots (Tax Lots 800, 900, and 1100) and total approximately 4.99
acres in size1. The site abuts office facilities to the east, west, and north. To the south is a
developed mobile home park with amenities. The project area is within the Springfield city limits.
B. Planning Context
1. Planning and Zoning.
The zoning is consistent with the Metro Plan,
Gateway Refinement Plan, and Springfield
Zoning Map, all of which designates the
PeaceHealth property currently as Campus
Industrial (CI). There is a Zone Change and
Comp Plan amendment to change the
designation to Commercial and zoning to
Community Commercial.
Additional Planning documents, including the
Springfield Transportation System Plan, the
Springfield Stormwater Facilities Master Plan
and Wastewater Master Plan also apply. Also
applicable is the Drinking Water Protection
Overlay Zone (the site is within the 2-year
Time of Travel Zone Concentrations).
Tax Lot Map
RLID 2023
2. Transportation.
a. TransPlan.
The metro area adopted transportation plan, The Eugene-Springfield Transportation
System Plan (TransPlan) shows future projects in the vicinity of the subject property (see
below).
b. Springfield 2035 Transportation System Plan.
The City of Springfield’s
transportation plan, does not include
any projects abutting the subject
property. As with TransPlan, the
Springfield TSP includes projects on
nearby streets (new Minor Collector
projects R-5 and R-6 at the nearby
PeaceHealth RiverBend campus).
These improvements will have no
impact on this proposal.
Transportation System Plan
City of Springfield
August 2020
1 Concurrent with this Site Plan Review application submittal, is a Major Replat application submittal, which when approved, will
replat the subject tax lots placing the proposed rehab hospital on its own tax lot.
LifePoint Rehabilitation Hospital Page 3 of 8
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
c. Public Transit.
The metro area’s public transit system, Lane Transit District (LTD), provides service near
the development via the EMX Springfield route. LTD’s International Way route is just to
the north of the subject property with a transfer station located in the center of
International Way.
3. Utilities.
a. Stormwater and Wastewater.
The Subject Property is located in the North Gateway Stormwater Drainage Basin. The
Springfield Stormwater Facilities Master Plan identifies one capital improvement project,
“Low Priority CIP 43,” to address current issues around water quality from the campus
industrial area.
Existing Wastewater Infrastructure
City of Springfield 2018
Existing Storm Infrastructure
City of Springfield 2018
b. Wellhead Protection.
The subject property is located in the
Sports Way wellfield in the 2-year Time of
Travel Zone (TOTZ). Any development will
require approval of a Drinking Water
Protection application.
Wellhead Protection Areas Map Excerpt
City of Springfield and Springfield Utility Board
January 2013
c. Water & Electric.
Existing water and electric infrastructure exist on and adjacent to the subject site.
LifePoint Rehabilitation Hospital Page 4 of 8
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
4. Natural Resources.
a. The area to the west and north of the
subject property is in the Special Flood
Hazard Area — Floodplain Zone A (the
blue hatch). Zone A is the 100-year flood
plain with base flood elevation determined.
A larger portion (the southern section and
Subject Property) of the site is in Zone X,
areas of 500-year floodplain (the yellow
hatch).
Excerpt
Floodplain Floodway Map
City of Springfield 2019
5. Parks and Open Space.
Willamalane Park and Recreation District does not include projects in the vicinity of the
subject property.
III. SITE REVIEW STANDARDS
This section is presented in the same order of applicable requirements found in Section 5.17.125,
Site Plan Review Approval Standards the Springfield Development Code. Applicable sections of the
Code are in bold italics, followed by proposed findings in normal text. The Director must approve,
approve with conditions, or deny an application for Site Plan Review based upon the approval
standards listed below.
5.17.125 – Approval Standards
(A)The Director must approve, approve with conditions, or deny a proposed Site Plan Review
application based on the following standards:
(1) The proposed land use is a permitted use or is allowed as a discretionary use in the
land use district.
Response: The project is currently processing a Metro Plan Amendment (811-23-182) and a
Zone Map Amendment (811-23-181). Once completed the plan designation will be
Commercial (C) and zoning will be Community Commercial (CC). The allowed uses listed in
the CC zone are consistent with the project. Hospitals and associated uses are permitted
uses in the Community Commercial zone per SDC 3.2.300 – Commercial Use Categories –
section 3.2.320 Table of Uses.
(2) If a use is allowed as a discretionary use, in addition to meeting the standards below,
a Discretionary Use application must be approved in conformance with the standards
in SDC 5.9.100.
Response: The proposed use – a 50-bed rehabilitation hospital and associated uses – is an
allowed use per SDC 3.2.320, Table of Uses. As such there are associated permits that are
required and will be concurrently submitted with the Site Plan Review. A Tree Felling permit
is required and being submitted to remove the old Filbert tree orchard on the site. A Replat
application is also being submitted to reorganize the four lots and create one lot for the
rehabilitation hospital on the southern half of the current lot. Finally, a Drinking Water
LifePoint Rehabilitation Hospital Page 5 of 8
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
Protection permit will be submitted due to the property being in the Sports Way wellfield in the
2-year Time of Travel Zone (TOTZ).
(3) The proposal complies with the standards of the land use district of the subject
property.
Response:
(A) Lot Area, Dimensions, and Coverage. The subject property is currently processing a
Metro Plan Amendment (811-23-182) and a Zone Map Amendment (811-23-181) and the
proposed plan designation will be Commercial (C) and proposed zone will be Community
Commercial (CC). Per Table 3.2.325(A) The minimum lot/parcel size is 6,000 square
feet. The lot after the Replat is approved will be 4.99 acres in size. The minimum frontage
is 50 feet, and the project site will have approximately 430 feet of frontage on East Game
Farm Road and 524 feet along Maple Island Road. Lot coverage is limited only by
requirements of other sections of the code, of which there are none.
(B) Setbacks. Per Section 3.2.325(B), the minimum setback for buildings is 10 feet and 5
feet for parking, driveways, or outdoor storage from any property line. In this proposal the
closest section of building from Game Farm Road (south) is proposed at 109 feet; from
Maple Island Road (west) is 132 feet; from the proposed northern property line is 93 feet;
and, from the proposed eastern property line is 95 feet. The nearest driveway or parking
to the property lines are 15 feet on the south; 20 feet on the north; 37 feet on the west;
and 30 feet on the east property lines, far exceeding the 5 feet minimum.
(C) Height. Per Section 3.2.325(C), buildings in the CC zone have no maximum height limit
except when abutting a residential district. The site does not abut residential and
therefore does not have a limit for heights. Nevertheless, the proposed building is 32 feet
tall and has a 9-foot mechanical screening wall on the roof which makes the height 41
feet.
(4) The proposal complies with any applicable approved master plan, master facilities
plan, refinement plan, and/or special planned district.
Response: The project site is within the Gateway Refinement Plan. The plan, after the Comp
Plan Amendment, will designate the property as Commercial and as such there is one Goal
that may apply.
Goal 1 - Improve the appearance and vitality of all commercial activities in the Gateway
Refinement Plan area, especially those that promote regional economic development and
provide everyday neighborhood services. The rehabilitation hospital will provide regional and
neighborhood services.
(5) The proposal complies with the applicable sections of SDC 4.2, Infrastructure
Standards-Transportation.
Response: The project site is adjacent to East Game Farm Road and Maple Island Road.
The proposed rehabilitation hospital will have two private entryways/driveways – one off of
each road. There is no need for public or private roads into the site. The entryway off Game
Farm Road is proposed to be a right in and right out only driveway to limit any conflicts with
the Game Farm Road median. The entryway off Maple Island is proposed within the existing
traffic circle, mid-block, and will have room for the future possible expansion to the northern
section of the lot, if and when it is developed in the future. All vision clearance areas will be
shown for the entryways and internal drive aisles. Any required public improvements will be
LifePoint Rehabilitation Hospital Page 6 of 8
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
included and will meet city standards, including setback sidewalks, street lighting, and street
trees.
(6) The proposal complies with the applicable sections of SDC 4.3, Infrastructure
Standards-Utilities.
Response: Section 4.3.105 (B) Sanitary – 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. The
project could connect to wastewater service through either an 8-inch line in International Way,
a 10-inch line in Game Farm Road, and/or a 10-inch line in Maple Island Road. All lines are
sufficient for the proposed development. The project is proposing to connect to the line in East
Game Farm Road, south of the project (see Civil sheet C2.0).
Section 4.3.110 Stormwater – The applicant has proposed new stormwater detention basins
and lines. The attached Stormwater report (see attachment 7) provides all the required
information for capacity and detention rates.
Pursuant to Chapter 3.02.4 (e) of the City' s Engineering Design Standards and Procedures
Manual and Section 3.6 of the City of Eugene Stormwater Management Manual, loading
docks and trash enclosures shall be covered and hydraulically isolated from potential
stormwater runoff, and directed to the sanitary sewer system. The applicant has shown a
trash enclosure to be constructed that meets this requirement.
Section 4.3.115 Water Quality Protection – The applicant has prepared a landscape plan and
vegetation list that shows all vegetation to be installed on site, including the vegetation
needed for the stormwater treatment facilities. The landscape plan also shows that a separate
vegetation list for the stormwater plantings with typical cross sections for the raingarden and
planter and a soil specification with at least 50% organic material and capable of infiltrating
water through the medium on the final site plan and the Operations and Maintenance plan.
Section 4.3.117 Natural Resource Protection - The subject site does not contain any
inventoried natural resources. Therefore, the requirements of SDC 4.3.117 are not applicable
to this proposal.
Section 4.3.125 Underground Placement of Utilities - The applicant is proposing to install new
underground water, wastewater, stormwater, and electrical utilities/ connections as depicted
on the site plan and utility plan, and as detailed here.
Section 4.3.127 Electrical Service – The site is vacant and the owner and applicant has
worked with SUB Electrical to discuss the connections. A new service connection is required,
and SUB has worked with the applicant to establish these connection points.
Section 4.3.130 Water Service and Fire Protection – SUB Water Service is the lead agency.
The applicant is working with SUB on the water connection and flow rates needed. The water
line is coming from Maple Island Drive (See Civil sheet C2.0).
All existing utilities have been researched and all improvements were designed to meet all
standards.
LifePoint Rehabilitation Hospital Page 7 of 8
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
(7) The proposal complies with the applicable sections of SDC 4.4, Landscaping,
Screening, and Fence Standards.
Response: Section 4.4.105 Landscaping - (B)(1) requires landscaping standards for private
property as specified in this section and other sections of this code. (B)(2) requires street
trees in the public right- of-way as specified in SDC 4.2.140. (B)(3) requires curbside planter
strips in the public right- of-way as specified in SDC 4.2.135.
(E) At least 65 percent of each required planting area must be covered with living plant
materials within 5 years of the date of installation. The living plant materials must be
distributed throughout the required planting area. The planting acceptable per 1,000
square feet of required planting area is as follows:
(1) A minimum of 2 trees, not less than 6 feet in height, that are at least a 2 inch (dbh)
caliper (at the time of planting, not including root ball); and
(2) Ten shrubs, 5 gallons or larger.
(F) Parking lot planting areas must include 1 canopy tree at least 2 inches (dbh) in caliper
that meets City street tree standards as may be permitted by the Engineering Design
Standards and Procedures Manual and at least 4 shrubs, 5 gallon or larger, for each 100
square feet of planting area. Shrubs that abut public right-of-way or that is placed in the
interior of any parking lot must not exceed 2.5 feet in height at maturity. Parking lot
planting areas must include:
(1) Parking and driveway setback areas specified in the applicable land use district; and
(2) Five percent of the interior of a parking lot, exclusive of any required parking
setbacks, if 24 or more parking spaces are located between the street side of a
building and an arterial or collector street and are visible from any street.
Response: The landscape plan shows approximately 73 trees, 310 shrubs, and 2,483 square
feet of ground cover. The plan has been designed to achieve at least 65% coverage of living
plants within 5 years, which meets the required coverage. All required setbacks around the
perimeter of the lot are proposed to be landscaped completely (see sheet L4.0). Planting
quantities per 1,000 square feet shall be as follows: A minimum of two trees not less than 2
inches caliper and 6 feet in height, ten 5-gallon shrubs and lawn, ground cover or organic
mulch as appropriate. A minimum of 65% of required planting areas shall be covered with
living plant material within 5 years of installation.
Section 4.4.110 Screening - The proposed landscaping plan shows plantings of street trees in
the public right- of-way, curbside planter strips for screening, and landscaping internal to the
site to fulfill the screening regulation.
Section 4.4.115 Fences – There are no fences proposed on site.
(8) The proposal complies with the applicable sections of SDC 4.5, On-Site Lighting
Standards.
Response: The proposed lighting for the parking lot will be 20 feet in height and shielded
downward. The pedestrian lighting for the walkways, landscape areas, and building entrances
will meet the requirements in height and shielded downward. See plan sets for more
information.
(9) The proposal complies with the applicable sections of SDC 4.6, Motor Vehicle Parking,
Loading, and Bicycle Parking Standards.
Response: Per Section 4.6.115 the proposed automobile parking spaces will meet the
dimension requirements for standard spaces, 9 x 18 feet, and have 24 feet of aisle width for
LifePoint Rehabilitation Hospital Page 8 of 8
Site Plan Review
February 12, 2024
The Satre Group 375 West 4th Avenue, Suite 201, Eugene, OR 97401 (541) 686-4540 www.satregroup.com
backing up. Per 4.6.120, the new parking area will be paved, and have a permanent concrete
curb system along its perimeter. Where a parking space abuts a sidewalk, wheel stops will be
provided, and all spaces will be clearly marked.
The City parking standards do not have “Hospital” parking minimums or maximums in the
table to identify required amount of parking spaces. The project is a rehabilitation hospital with
50 beds and approximately 67,700 square feet of floor area. LifePoint is a hospital company
that designs and builds hospitals nationally. The project has identified a need for 130 spaces
to accommodate the 50 beds and staffing. Some national standards require 1.35 space per
bed and 1 space per employee for the busiest shift time. This would equate to 68 spaces for
the beds, which leaves 62 spaces for employees.
SDC 4.6.140 through 4.6.155 and Table 4.6.3 detail bicycle parking requirements. Hospitals
and medical centers require 1 bicycle space per 3,000 square feet of floor area, with 75%
allocated to long-term parking and 25% allocated for short-term parking. As proposed, the
67,700 square foot rehabilitation hospital would require 23 bicycle parking spaces, 17 long
term and 6 short term spaces. The applicant is proposing a bike shelter for long term parking
at the front entrance with 24 spaces inside. This structure will be sheltered, secure, and well-
lit for security. The short-term spaces, not required to be sheltered per section 4.6.145 (D)(1),
will be bike hoops located at or near the front entryway of the hospital. See plan set for
additional information.
(10) The proposal complies with the applicable sections of SDC 4.7, Specific Development
Standards.
Response: None of the Specific Development Standards apply to this project, therefore this
standard does not apply.
(11) The proposal complies with the applicable sections of SDC 4.8, Temporary Use
Standards.
Response: None of the Temporary Use Standards apply to the project site, therefore this
standard does not apply.
IV. CONCLUSION
The above information represents known applicable planning, zoning, and site development
requirements for the contemplated project. It presents known physical conditions and contexts. It
captures the project’s primary development objective. Based on the information and findings
contained in this written statement, associated attachments, and plan set, the proposed LifePoint
rehabilitation hospital project meets the Site Plan Review approval standards contained in the
Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve
the proposal. Both the applicant and the applicant’s representative are available for questions. We
look forward to working with staff to ensure this project meets the goals and objectives of the
applicant and the city.
If you have any questions about the above application, please do not hesitate to contact John
Anderson, at The Satre Group, 541-686-4540, or Johna@satregroup.com.
Sincerely,
John Anderson
John Anderson, ASLA, Principal
The Satre Group
Return to Clayton McEachern @ City of Springfield, email: cmceachern@springfield-or,gov, FAX: (541) 736-1021
CITY OF SPRINGFIELD, OREGON
DEVELOPMENT AND PUBLIC WORKS
225 FIFTH STREET
SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX: 541.726.1021
www.springfield-or.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
Project Name: Applicant:
Assessors Parcel #: Date:
Land Use(s): Phone #:
Project Size (Acres): Fax #:
Approx. Impervious Area: Email:
Project Description (Include a copy of Assessor’s map):
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Proposed Stormwater Best Management Practices:
Drainage Study Type (EDSPM Section 4.03.2): (Note, UH may be substituted for Rational Method)
Small Site Study – (use Rational Method for calculations)
Mid-Level Development Study – (use Unit Hydrograph Method for calculations)
Full Drainage Development Study – (use Unit Hydrograph Method for calculations)
Environmental Considerations:
Wellhead Zone: Hillside Development:
Wetland/Riparian: Floodway/Floodplain:
Soil Type: Other Jurisdictions
Downstream Analysis:
N/A
Flow line for starting water surface elevation:
Design HGL to use for starting water surface elevation:
Manhole/Junction to take analysis to:
--------------------------------- (Area below this line filled out by the City and Returned to the Applicant) ----------------------------
(At a minimum, all boxes checked by the City on the front and back of this sheet shall be submitted
for an application to be complete for submittal, although other requirements may be necessary.)
------------------------------------------------- (Area below this line filled out by Applicant) --------------------------------------------------
(Please return to Clayton McEachern @ City of Springfield Development and Public Works; Fax # 736-1021, Phone # 736-1036),
email:cmceachern@springfield-or.gov
Form Version 5: June 2015
COMPLETE STUDY ITEMS
* Based upon the information provided on the front of this sheet, the following represents a minimum of what is needed for an
application to be complete for submittal with respect to drainage; however, this list should not be used in lieu of the Springfield
Development Code (SDC) or the City’s Engineering Design Manual. Compliance with these requirements does not constitute site
approval; Additional site specific information may be required. Note: Upon scoping sheet submittal, ensure completed form has been
signed in the space provided below:
Interim Design Standards/Water Quality (EDSPM Chapter 3)
Req’d N/A
All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration
media) for stormwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
Where required, vegetative stormwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stormwater Management Manual.
For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified
by the Eugene Stormwater Management Manual (Sec2.4.1).
If a stormwater treatment swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes,
bottom slope, and seed mix consistent with City of Springfield or Eugene’s Stormwater Management Manual.
Water Quality calculations as required in Section 3.03.1 of the EDSPM.
All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
be provided with secondary containment or weather resistant enclosure.
General Study Requirements (EDSPM Section 4.03)
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
Calculations showing system capacity for a 2-year storm event and overflow effects of a 25-year storm event.
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review of Downstream System (EDSPM Section 4.03.4.C)
A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
Elevations of the HGL and flow lines for both city and private systems where applicable.
Design of Storm Systems (EDSPM Section 4.04).
Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set.
Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb load
without failure of the pipe structure.
Manning’s “n” values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to
achieve a minimum velocity of three (3) feet per second at 0.5 pipe full based on Table 4-1 as well.
Other/Miscellaneous
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to
another.
Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to
the website: http://www.deq.state.or.us/wq/uic/uic.htm for more information.
Detention ponds shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events.
*This form shall be included as an attachment, inside the front cover, of the stormwater study.
For Official Use Only:
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study
and plan set. Signature Date .
* IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN!