HomeMy WebLinkAboutApplication Applicant 7/19/2024THE SATRE GROUP
Land Use Planners, Landscape Architects, Environmental Specialists
375 West 4th Avenue, Suite 201, Eugene, Oregon 97401
(541) 686-4540 • www.satregroup.com
TRANSMITTAL
TO:City of Springfield DATE:July 16, 2024
225 5th Street PROJECT:LifePoint Hospital
Springfield, OR 97477 Final Site Plan Review
CLIENT PROJ #:
ATTN:SG PROJ #:2312
TRANSMITTED:Herewith X DISPOSITION:For Your Approval
Separate Cover For Your Information/Use X
Other For Reply
TRANSMITTED:
# Copies Item Dated No. Pages
(In addition to this cover page)
Two (2) paper copies and a CD of a:
Final Site Plan Review Application Packet Varies Several
REMARKS:This Final Site Plan Review application packet is hereby submitted for processing. The
submittal includes:
1. This Transmittal 6. Plan Set
2. Application Fee A. Landscape Set
3. Application Form B. Civil
4. Letter Addressing Conditions C. Architectural Plans
5. Exhibits E. Electrical Plan
A. Stormwater O & M Report
B. Stormwater Report
We look forward to your assistance with the project. Do not hesitate to contact us should you have any
questions or need any additional information. Thank you.
COPIES TO:Agency BY:
File X Consultant Team X John Anderson
Owner X Other John Anderson, ASLA, Principal / Partner
DocuSign Envelope ID: D28B6CB2-F64E-4B9B-A1DB-56CD7FAEEADC
DocuSign Envelope ID: D28B6CB2-F64E-4B9B-A1DB-56CD7FAEEADC
7/2/2024
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Type 2 – Site Plan Review Application Process
A. A Type 2 application involves the Director’s interpretation and exercise of discretion when
evaluating approval standards. Uses or development evaluated through this process are
uses that are conditionally permitted or allowed after Director review that may require the
imposition of conditions of approval to ensure compliance with development and approval
standards. (SDC 5.1.415(A)).
B. A Type 2 decision is made by the Director after public notice, but without a public hearing,
unless appealed. A Type 2 application is reviewed according to the procedures below,
unless the Director determines that the application should be reviewed as a Type 3
decision. A Type 2 decision may be appealed according to SDC 5.1.800. (SDC
5.1.415(B)).
C. When application materials are over 20 pages in length, an applicant must provide an
identical electronic version and hard copy of the submitted materials. (SDC
5.1.215(B)(2)).
1. Site Plan Review Completeness Check Meeting
• The purpose of the completeness check meeting is to determine whether the proposed
development application is complete prior to acceptance of the application for processing
by the City. A complete application is required for the review process.
• The completeness check meeting will examine if the submittal standards of SDC 5.1.220
and 5.17.115 are met.
• A completeness check meeting is required for all Type 2 and 3 land use applications.
• Completeness Check Meetings are typically held within five to seven working days of
application submittal.
• The application must conform with Application Submittal Standards in SDC 5.1.220, the
Site Plan Review Submittal Requirements found in the SDC 5.17.155, and the Checklist
provided in this form below.
2. Applicant and the City Conduct the Completeness Check Meeting
• The applicant, owner, and associated design team are strongly encouraged to attend the
Completeness Check meeting, however it is not required.
• The meeting is held with representatives from Public Works Engineering and
Transportation, Community Services (Building), Fire Marshall’s office, and the Planning
Division and is scheduled for 30 to 60 minutes.
• The Case Planner provides the applicant with a Completeness Check Meeting Checklist
specifying items required to make the application complete.
• The applicant has 180 days to submit a complete Site Plan Review application to the city;
a second Completeness Check meeting is required after the 180 days.
3. Applicant Submits a Complete Application
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• The application must conform with the Application Submittal Standards in SDC 5.1.220,
the Site Plan Review Submittal Requirements found in the Springfield Development Code
(SDC) 5.17.155, and the Checklist provided below.
• An application will be reviewed for completeness in accordance with SDC 5.1.405.
• A Type 2 decision, made after public notice, but without a public hearing, unless appealed,
is issued within 120 days of submittal of a complete application.
• Mailed notice is provided to property owners and occupants within 300 feet of the
property being reviewed and to any applicable neighborhood association. In addition, the
applicant must post one sign, provided by the City, on the subject property.
• There is a 14-day public comment period, starting on the date notice is mailed.
• Applications are distributed to the Development Review Committee, and their comments
are incorporated into a decision that addresses all applicable approval criteria and/or
development standards, as well as any written comments from those given notice.
• Applications may be approved, approved with conditions, or denied.
• At the applicant’s request, the Planner can provide a copy of the draft land use decision
prior to issuing the final land use decision.
• The City mails the applicant and any party of standing a copy of the decision, which is
effective on the day it is mailed.
• The decision issued is the final decision of the City but may be appealed within 12
calendar days to the Planning Commission or Hearings Official, as applicable.
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Type 2 – Site Plan Review Submittal Requirements Checklist
Please Note: • All the following items MUST be submitted.
• If you feel an item on the list below does not apply to your specific
application, please state the reason why in the attached narrative.
• When application or appeal materials are over 20 pages in length, an
applicant must provide an identical electronic version and hard copy of
the submitted materials.
❑ Site Plan Review Application Form
❑ Application Fee – Refer to the Development Code Fee Schedule for the appropriate fee
calculation formula.
❑ An electronic copy of all application materials (USB drive or other) submitted at
the time of application (if total submittal package is over 20 pages).
❑ Proof of ownership, e.g., deed or other recorded document
❑ Concurrent applications where a proposal involves more than one (1) application
❑ State or Federal Permit Required – The applicant must demonstrate that an
application has been submitted for any required federal or state permit and provide a
copy of the application upon request.
❑ Completed Attached Stormwater Scoping Sheet
One (1) Hard Copy of the Following Plan Sets for Submittal:
□ Application materials must be submitted as required below in addition to the requirements
in SDC 5.1.220, Application Submittal Standards. Applications that do not include all the
necessary information may be deemed incomplete in accordance with SDC 5.1.225,
Acceptance of Application.
Please Note: • These plans must provide enough information to enable the City
to determine that the proposed development is feasible, but are
not necessarily required to be detailed construction level
documents
• The City’s Engineering Design Standards Manual, while not land
use criteria, may be used in whole or in part, by the City
Engineer to determine the feasibility of a proposed plan.
• Nothing herein should be interpreted as implying any
requirement in contradiction of Oregon Statute or Oregon
Administrative Regulation.
❑ General Requirements. See SDC 5.17.115(A).
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□ Be prepared by a design professional, licensed in the state of Oregon, when required
by state law, such as an engineer, architect, landscape architect, land surveyor, or
other qualified professional as determined by the Director;
□ Be drawn to scale with the scale indicated on the plans, and the scale sized
appropriately for the area involved and sufficient to show detail of the plan related to
the approval standards;
□ Include a north arrow and date of preparation and/or revision;
□ Provide the physical address of the subject property, if applicable, and the County
assessor’s tax map and lot number;
□ Provide the names and addresses of all persons listed as owners on the most
recently recorded deed;
□ Provide the name, address, email address, and telephone number of any person that
assisted in preparing the application materials or plans; and
□ Show the size of the property and development area in acres or square feet.
❑ Existing Conditions Plan. (SDC 5.17.115(B)). The application must include an existing
site conditions plan that shows, for the entire property and the surrounding property to a
distance of 150 feet from the subject property boundaries:
□ The property boundaries, dimensions, and gross area;
□ Topographic contour lines at one-foot intervals for slopes equal to or less than ten
percent and at two-foot intervals for slopes greater than ten percent;
□ The location and width of all public and private streets, drives, sidewalks, pathways,
rights-of-way, and easements;
□ Potential natural hazard areas, including areas mapped by the City, County, or State
as having a potential for geologic hazards;
□ Soil types and water table information as mapped and specified in the Soils Survey
of Lane County;
□ Resource areas, including wetlands on the City’s Local Wetlands Inventory, streams,
surface mines, and wildlife habitat identified by the City or any natural resource
regulatory agencies as requiring protection;
□ The name, location, dimensions, direction of flow, and top of bank of all
watercourses that are shown on the Water Quality Limited Watercourse Map and
their riparian areas;
□ The 100-year floodplain and floodway boundaries on the site, as specified in the
latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map
Amendment or Letter of Map Revision;
□ The Time of Travel Zones, as specified in SDC 3.3.200 and delineated on the
Wellhead Protection Areas Map on file in the Development Services Department;
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□ Features, including existing structures, pavement, large rock outcroppings, drainage
ways, canals and ditches;
□ The location, size and species of trees and other vegetation having a caliper
(diameter) of six inches or greater at four feet above grade; and
□ Locally or federally designated historic and cultural resources
❑ Proposed Site Plan. (SDC 5.17.115(C)).
□ The proposed development site, including boundaries, dimensions, and gross area;
□ Existing site features, including trees, identified on the site analysis map, if any,
which are proposed to be retained, removed, or modified by the proposed
development;
□ The location and dimensions of all existing and proposed structures, utilities,
pavement, and other improvements on the site and adjacent to the site for a
distance of 150 feet;
□ Setback dimensions for all existing and proposed buildings;
□ Loading and service areas for waste disposal, loading, and delivery; and
□ Outdoor recreation spaces, common areas, plazas, outdoor seating, street furniture,
and similar improvements
❑ Utility and Improvement Plan. (SDC 5.17.115(D)). The application must include a
utility and improvement plant that shows:
□ The name and location of all existing and proposed public and private streets within
or on the boundary of the proposed development site including the right-of-way and
paving dimensions, and the ownership and maintenance status;
□ Location of existing and required traffic control devices, fire hydrants, streetlights,
power poles, transformers, neighborhood mailbox units, and similar public facilities;
□ The location, width, and construction material of all existing and proposed sidewalks,
sidewalk ramps, pedestrian access ways, and trails;
□ The location and size of existing and proposed utilities on and adjacent to the site
including sanitary sewer mains, stormwater management systems, water mains,
power, gas, telephone, and communications connections including cable, internet,
and television cable, etc.;
□ The proposed connection points of the proposed utilities; and
□ The location and size of existing and proposed easement and public dedications
❑ Landscape Plan. (SDC 5.17.115(E)).
□ Existing and proposed building and pavement outlines;
□ The location and dimensions of existing and proposed terraces, retaining walls,
decks, patios, shelters, and play areas;
□ Existing and proposed abutting street right-of-way landscaping;
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□ Screening as specified in SDC 4.4.110;
□ Plantings, either existing or proposed, used in erosion control and stormwater
treatment facilities;
□ Details of a permanent irrigation system, unless specifically exempted as specified in
SDC 4.4.100;
□ Street trees as specified in SDC 4.2.140;
□ A specifications list for all landscaping materials to be used;
□ A planting schedule containing the location, size, and species of the existing and
proposed plant materials (at time of planting);
□ The anticipated size of all proposed plants at two years, or at maturity, whichever is
first; and
□ A description of planting methods as specified in SDC 4.4.100
❑ Access, Circulation, Parking, and Lighting Plan. (SDC 5.17.115(F)).
□ The location, dimensions and number of typical, compact, and disabled parking
spaces; including aisles, landscaped areas, wheel bumpers, directional signs and
striping;
□ The location and dimensions of all site circulation for vehicles, pedestrians, and
bicycles including entrances and exits to the site, and loading and service areas;
□ Access to streets, alleys, and properties to be served, including the location and
dimensions of existing and proposed driveways and driveways proposed to be
closed;
□ On-site lighting including the location, orientation, and maximum height of all
proposed exterior light fixtures, both free standing and attached.
□ For lighting, the type and extent of shielding, including cut-off angles and the type of
illumination, the wattage, luminous area, and a photometric test report for each light
source;
□ The location, type, number, and dimensions of all bicycle parking spaces;
□ The amount of gross floor area applicable to the parking requirement for the
proposed use;
□ The location of off-street loading areas;
□ Existing and proposed transit facilities;
□ A copy of a Right-of-way Approach Permit application, where the property has
frontage on an Oregon Department of Transportation (ODOT) facility; and
□ A Traffic Impact Study prepared by an Oregon Licensed Traffic Engineer when
required by and as specified in SDC 4.2.105(A)(4).
❑ Grading, Paving, and Stormwater Management Plan. (SDC 5.17.115(G)).
□ Stormwater management system for the entire development area;
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□ The roof drainage patterns and discharge locations;
□ The pervious and impervious area drainage patterns;
□ The size and location of stormwater management systems components, including but
not limited to: drain lines, catch basins, dry wells and/or detention ponds;
stormwater quality measures; and natural drainage ways to be retained; and
□ The existing and proposed elevations, site grades, and contours
❑ Phased Development Plan. The application must include a Phased Development Plan if
phasing is proposed. The plan must indicate any proposed phases for development,
including the boundaries and sequencing of each phase as specified in SDC 5.17.115.
Phasing must progress in a sequence that promotes street connectivity between the
various phases and accommodates other required public improvements, including but not
limited to, sanitary sewer, stormwater management, water, and electricity. The Approval
Authority may require the applicant to enter into an agreement for phased developments,
and may require bonding or other assurances for improvements, in accordance with SDC
5.15.135, Bonding and Assurances for Development.
❑ Narrative. The application must include a written letter, narrative, or report documenting
how the proposal is in compliance with the applicable approval criteria contained in SDC
5.17.125, Site Plan Review Approval Standards.
❑ Deed Restrictions. The application must submit copies of all existing and proposed
restrictions or covenants.
❑ Additional Information. The Director may require an applicant to submit additional
information at the time of Site Plan Review application submittal. At the applicant’s
expense, additional studies, reports, or exhibits prepared by qualified professionals may
be required to address specific site features or concerns to demonstrate compliance with
approval standards. Additional information may include, but is not limited to the following
items:
□ Evidence that any required Federal or State permit has been applied for or approved;
□ A Geotechnical Report prepared by an Oregon-licensed engineer, if the required Site
Assessment specified in SDC 5.17.120 indicates the proposed development area has
unstable soils and/or a high water table as specified in the Soils Survey of Lane
County.
❑ Septic Systems. If the properties are not served by the City sewer system in accordance
with SDC 4.3.105, the application must include documentation from the Department of
Environmental Quality or its agent that indicates that the proposed development will be in
compliance with all applicable requirements for sanitary septic systems when such
systems exist on the properties affected by the development.
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IT IS THE APPLICANT’S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS
DISCUSSED IN SDC 5.1.210:
The following information may be submitted or may be required to be submitted for the
applicant to demonstrate compliance with the applicable approval standards.
□ Preliminary Title Report. A Copy of a Preliminary Title Report issued within the
past 90 days documenting ownership and listing all encumbrances.
□ Traffic Impact Study. A developer may be required to prepare a Traffic Impact
Study (TIS) to identify potential traffic impacts from proposed development and
needed mitigation measures.
□ Multiple Unit Housing Standards. Materials to demonstrate compliance with SDC
4.7.380, Multiple Unit Housing Standards (if applicable).
□ Riparian Area Protection Report. Riparian Area Protection Report for properties
located within 150 feet of the top of bank of any Water Quality Limited
Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries
of WQLW.
□ Geotechnical Report. A Geotechnical Report prepared by an engineer must be
submitted concurrently if the Soils Survey indicates the proposed development area
has unstable soils and/or a high-water table, or if required by the City Engineer.
□ Overlay District. Where the development area is within an overlay district,
address the additional standards of the overlay district on plans and narratives.
□ Additional Information. Where physical aspects of a proposed development,
including but not limited to scale, odor noise, glare or vibration, will impact less
intensive surrounding uses, the Director may request submittal of conceptual floor
plans or other information necessary to determine compliance with applicable
standards.
□ Tree Felling Permit. If five or more qualifying trees are proposed to be removed,
a Tree Felling Permit as specified in SDC 5.19.100.
□ Wetland Delineation. A wetland delineation approved by the Oregon Department
of State Lands must be submitted concurrently where there is a wetland on the
property.
□ Federal or State Permits. The applicant must demonstrate that an application
has been submitted for any required federal or state permit and provide a copy of
the application upon request.
□ Land and Drainage Alteration Permit (LDAP). Where any grading, filling or
excavating is proposed with the development, a Land and Drainage Alteration
permit must be submitted prior to development in accordance with Springfield
Municipal Code 8.418.
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□ Discretionary Use or Variance. Where applicable, any Discretionary Use or
Variance as specified in SDC 5.9-100 and 5.21-100 must be provided.
□ Annexation. An Annexation application must be submitted prior to submission of
application, as specified In SDC 5.7.100, where a development is proposed outside
of the City limits but within the City’s urban service area and can be served by
sanitary sewer.
July 16, 2024
LIFEPOINT REHABILITATION HOSPITAL
Site Plan Review – Written Responses to Completeness
Map 17-03-15-40, Lots 0800, 0900, 1000, and 1100
CONDITION OF APPROVAL RESPONSE LETTER
The applicant, LifePoint Health, received approval of its Tentative Site Plan Review application (Case No.
811-24-000048-TYP2) on April 22, 2024. It contained fourteen (14) Conditions of Approval. Outlined
below, you will find the City’s Conditions in Italic and the applicant’s response to each of those Conditions
in regular text.
1. Prior to approval of the Final Site Plan, the applicant must obtain a Drinking Water Protection Permit
for the rehabilitation hospital as initiated by File 811-24-000018-TYP1.
Response: The Drinking Water Protection application is being reviewed by a SUB representative and
should be approved once the Replat is approved.
2. The Final Site Plan must provide for installation of street trees taken from the City’s approved street
tree list within the planter strip along the Maple Island Road frontage of the development site.
Response: Street trees have been proposed along the strip of Maple Island road frontage. See Sheet
L4.0.
3. The Final Site Plan must provide for installation of a setback sidewalk meeting the City’s standard
specifications from the current terminus near the roundabout at Maple Island Road northward to the
roundabout driveway access and pedestrian crossing at the northwest corner of the development site.
Response: The sidewalk is proposed and is shown on the Civil plans. See Sheets C3.1
4. The Final Site Plan civil engineering sheets must include a grading and crosswalk detail for the
driveway entrance at the midpoint roundabout intersection on Maple Island Road to confirm its
adherence to ADA accessibility guidelines.
Response: See Civil sheets. See Sheets C3.1
5. The Final Site Plan must provide for connection of the private sanitary sewer lateral to the existing
public sewer manhole #24884 located along the southern property frontage in Game Farm Road.
Alternatively, the applicant must demonstrate to the satisfaction of the City Engineer that a connection
can be made to the public sewer manhole #24885 located at the southeast corner of the property in
Game Farm Road.
Response: See Civil sheets. See Sheets C2.0
6. The Final Site Plan must provide for installation of a trash enclosure that is covered, hydraulically
isolated, and equipped with a floor drain that is plumbed to the sanitary sewer system.
Response: See the Civil sheet 2.0 for connection to the sewer system. See the architectural sheets
showing the trash enclosure and cover.
LifePoint Rehabilitation Hospital Page 2 of 3
Final Site Plan Review
Map 17-03-15-40, Lots 800, 900, 1000, 1100
July 16, 2024
The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com
7. The Final Site Plan must provide a cross-section detail for the vegetated infiltration swales consistent
with the design standards outlined in the Eugene Stormwater Management Manual. The cross-
section must provide for at least 24-inches depth of planting medium that is comprised of a
combination of compost, sand, loam and native soil and has a fractional organic content of at least
0.2 (i.e. 40-50% organic matter).
Response: See the Civil plans and the Landscape plans (Sheet L.4) showing the vegetated swales.
The attached updated Stormwater memo also shows the required compliance with the stormwater
manual.
8. Prior to approval of the Final Site Plan, the applicant must provide an Operations and Maintenance
Agreement for the infiltration swales that designates maintenance responsibility for operating and
maintaining the system. A cross-section detail of the swales and description of the 24-inches of
planting medium must be included with the Operations and Maintenance Agreement.
Response: The draft O & M Plan has been generated and is being submitted with this application.
9. Prior to approval of the Final Site Plan, a Notice of Operations and Maintenance Agreement must be
recorded against the property at Lane County Deeds & Records and evidence thereof provided to the
City.
Response: The draft O & M Plan has been generated and is being submitted with this application.
Once staff has approved of the draft plan, the applicant’s representative will get the plan recorded.
Proof of recording will be returned to staff prior to approval of the Final SR.
10. The Final Site Plan must include the electrical system layout shown on Sheet E0.02 on the
comprehensive site utility plan (Sheet C2.0).
Response: See Civil sheets.
11. The Final Site Plan must provide for installation of “No Parking – Fire Lane” signage for the perimeter
driveway to meet Springfield Fire Code requirements by ensuring a minimum 20-foot clear width is
maintained for emergency response vehicles at all times.
Response: All proposed signage is shown and will be installed during construction.
12. The Final Site Plan must provide details on the landscaping materials, plant list and methods of
planting for all areas denoted as “Additional Landscape Areas” on the tentative landscaping plan to
meet the requirements of SDC 5.17.115(E)(9).
Response: See Landscaping Plan - Sheet L4.0
13. The Final Site Plan must provide for at least 87 five-gallon shrubs along the front yard setback
planting areas on Game Farm Road and Maple Island Road to meet the requirements of SDC
4.4.105(E).
Response: See Landscaping Plan - Sheet L4.0
LifePoint Rehabilitation Hospital Page 3 of 3
Final Site Plan Review
Map 17-03-15-40, Lots 800, 900, 1000, 1100
July 16, 2024
The Satre Group • 375 West 4th Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satregroup.com
14. The Final Site Plan must provide for at least 99 five-gallon shrubs within the parking lot interior
planting areas to meet the requirements of SDC 4.4.105(F). The required five-gallon size shrubs may
be combined with smaller size shrubs and distributed throughout the parking lot interior planting areas
at the determination of the project Landscape Architect.
Response: See Landscaping Plan - Sheet L4.0
In advance, thank you for your assistance with this application. 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 by
email at: JohnA@satregroup.com.
Sincerely,
John Anderson
John Anderson, ASLA, Partner
The Satre Group