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HomeMy WebLinkAboutNotice PLANNER 2/28/2007 . ,\ -;:::p}.... ." AFFIDAVIT OF SERVICE STATE OF OREGON) ) ss. Coimt'y of Lane ) I, Karen LaFleur, b!!ing first duly sw.orn, do hereby depose and say as follows: 1. I state that! am a Program Technician for the Planning Division of the Development Services Department. City of Springfield, Oregon. 2. I state that in my capacity as. Program Technician. I prepared and caused to.be mailed copies Of bRC.z.co'7-Dl)~q lllf1Lli.~./).~,~.~ DIl~ ~ ~ o-.r (See attachment' "A") on 2./ViS , 2007 addressed to (see Attachment B"), by causing said letters to be placed in a U.S. mail box with postage fully prepaid thereon. , , l)~~~ STATE OF OREGON, County of Lane . ..' .' . ~ ,j4j/i~r;r'/ ". 2007: 'perSOn~IIY appear~d,the ab~ve na:ned Karen CaFleur.' , Program TeqtJnician, who acknowledged the foregoing ,instrument to be their voluntary act. Before me: , " "'j - .-:---o;~;c;';L-:-~--;" "j, , 'BRENDA JONES 'I I ~ ./ NOTARY PUBLIC, OREGON I I ",' COMMISSION NO, 379218 '. I j MY COMMISSION EXPIRES MAY 27, 2008 I ~':e''='",,:!:!;~'e''''''--------- - -~~ . fibL4-U-- .. My Commission ~P{res: ~-.lJ .;hM ~ ", (J " " ". . , ' ,TYPE II TENTATIVE SITE PLAN REYIEW, StAFF REPORT & DECISION Project Name: Oregon Urology Clinic Site Plan Tentative Review . ' Project Proposal: Construct A 1O,~99 square foot Radiation Center Building (including a doctors' office) and associated improvements (parking areas, bio-swales, landscape planting and lighting) and , other infrastructure, The proposed development would replace an existing 7,780 square-foot medical office building.' , I Case Number: DRC2007-00009:' Project Location: 1457 'G' Street,Assessor's Map 17-03-36-22 TL 6800 & 7000 , ' , , Zoning: General;Office (GO) , :. Overlay District(s): Drinkilig Water Protection Overlay District - 5-10 Year Time of Travel Zone; , Hospital Overlay District Metro Plan Designation:I..ow Density" Residential (LDR) , ,Pre-Submittal Meeting Date: 2007 January 26, ,. .' "', ,,' ~ , ": 'Submission Date: February 71h, 2007 , ",',. Decisilm Issu~dDate:'Febru3ry 281h, 2007 '..\ppeal.D~adline Date:,March i51h,;007 . ' . .' - Associat~d:Applications: DRC2007 -00010, PRE2007 ~00002, pRi2007~00005'_ . ' ..: '.:' ", ' ~.. ..~. _ ..' " . '.- : " '. :'.. ": '..' "".., '. .. -. ".. ,'" ~- ;:. .. - . " APPLICANT'S DEVELOPMENT REVIEW TEAM . ' " ,"'--+,' - ".. 'Applicant:'; ',' ,,"'.' ",,"" ' , Oregon 'Urology InstitUte 2400 Hartni.an Lane ';c, Springfield OR 97477 " ' .{. ~. ."." 'i'l::-"'" ~~,. ....,.--.'. " .~>, :Property Owner;-'-~': .' , 'G' Street Urology Center LLC 1457 'G' Street .., " Springfield OR 97477 ~ ,.. " " .; ..... "" . ':' t..;......, " ,. n :,. n." J ,.... ,'. .' '. ...... , , .. , ,". ,",:" '" -. .:.,,' -,~. . .( -.' ~ .,"',:;. .~ , , . ..~. ", .j ,,", ,.,' I,; Applicant's R~presentative: ',.' Tony Fitzpatrick:", ,,, 'G' Street Urology Center LLC -:' 1457. 'G' Street. ' , , Springfield,.oR 97477 :' :', , , . .'- , , ...: ~".~" .: . . ~'. "',' ;. ;..; :.. J.'" ..,,; ".' " '" '. ,'" ,., "'.: '....: '.,' . . . ~. ", .... ",' - i ~. : "- .....;. ~ .~-- , ' ,,' ," , '.~ CITY OF SPRINGFIELD'S DEVELOPMENT REVIEW TEAM 1 POSITION 1 Proi eet Manager 1 Transportation Planning Engineer I Public Works Engineer I Public Works Engineer I' Deputy Fire Marshal I Community Services Manager REVIEW OF Planning Transportation Utilities Sanitary & Stonn Sewer Fire and Life Safety Building NAME David Reesor Gary McKennev Jesse Jones Jesse Jones Gilbert Gordon Dave Puent PHONE, 726,3784 726,4585 736-1036 736-1036 726-2293 726-3668 1 1 1 I, 1 1 I Site Information & Backgronnd: The subj~ctsite is located on two parcels totaling 41,112.11 square , feet, located at 1457 .'G' Street, Assessor's Map 17-03_36-22 TL 6800 & 7000, The subject site is located on 'G', Street, east of 14th Street, The property has an existing medical center on site which the applicant' is proposing to demolish, ' . , The site is zoned GO according to the Springfield Zoning Map, It is designated Low'Density Residential " (LDR) by the Metro Plan Diagram. The' subject property is not part of any adopted Refinement Plan area. Properties on the east, west and south of the subject site also are zoned and 'designated LDR,properties to the north of the subject site are zoned Mixed Use Commercial,(MUC) and designated Major Retail Commercial (MRC), ' " . : '. . The site is within the 5-10 year Time of Travel Z~ne (TOTZ) 'of the 16th &'Q Street Wellhead as related to the Drinking Water Overlay District, and therefore is subject to the provisions of SDC Article 17: More detailed discussion of the DWP standards are reviewed in this document, The applicant has also submitted a DWP Oyerlay application as required by Article 17 of the SDC. The site is not adjacent to a, Water Quality Liinited Watercourse or within a FEMA I OO-year flood zone. The' s~bject property is loc~ted within the H~spiial Support Overly District, and is therefore subject to criteria found in Article 28 of the SDC, Specific fmdings related to Article 28 are discussed in this report, :, " "..' , .'. . The submitted Site Plan shows it "possible fuhire Phase 2 second vault expansion," The applicant will be required to' submit a Site ,Plan modification and/or a' Mihimum Development Standards (MDS) application if he/she chooses to expand, Any expansion will be subject' to all applicable SDC provisions, illcluding but not limited to SDC Articles 16, 17, 18, 28, 31 & 32" " " .. . '. ; . .~:., " "- , , , .' ~,. ,- . DECISION: 'This decision grants Tentative Site Plan 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 findings and ,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 Cii): code and 'state statutes;, ,Unless appealed, ,the:, ' decisio!1is final;' Please rea~ this document carefully. ,,:"" ,,' , , . - . ...., ~ . ' . . (See Pages 15-16 for,~:summaiofthe conditions of approval.) , .,j .... -' . -' . " ,', OTHER ,USES AUTHORIZED BY THE DECISION:, None. Future development will be in, ' accordance. with' the provisions of the Springfield DevelopmentCode, filed easements arid agre,ements, . and all applicable local" state and federal regulations. ' , , , .REVIEW PROCESS: . This application is reviewed under Type II procedures listed in' Springfield Development, Code Section 3.080 and the site plall review criteria of approval SDC 31.060, , :',-, , ' Page-2ofl7 , .' ,', ".'. . ,', Procedural Finding: Applications for 'Limited Land U s~ Decisions req~ire the notification of property owners/occupants within 30.0. feet of the subject property allowing for a 14-day c.omment period on,the applicatian (SDC Sections 3:0.80. and 14.0.30.), The applicant ''and parties submitting written coinments during the notice period have appeal rights and are mailed a capy .of this decision for consideration (See Written Comments below and Anneals at the end ofthis decision,) Procedural Finding: On February 14th, 200.7, the City's Development Review Coriunittee reviewed the proposed plaris and supporting information, City staff's review comments have been reduced to findings , and conditions only as necessary for compliance with the Site Plan Review criteria of SBC 31,0.60, Procedural Finding: In accordance with SDC 31.080.-1 Do', the Final Site Plan shall comply with the , requirements of the SDC and the conditions imposed by the Director in this decision, The Final Site Plan othe,rwise shall be in substantial conformity with the tentative 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) shall not be substantively changed , during Building Permit Review Without an approved Site Plan DecislOn Moaification, ' WRITTEN COMMENTS: . . '. ' - - '. Procedural Finding: In accordance with SDC 3,0,80'imd 14,030., hotice'was senl'to adjacent property , owners/occupants within 30.0. feet .of the subject' site on February 8th, '20.07, One written comment was received from Rosie Pryor, McKenzie- Willamette Director of Marketing arid Planning; 'in response to the , , notifIcation. Ms. Pryor's written comment is as follows: ',,' ' ' .' . , ' ' . . - <, ~.. . 'r . . '. ~. . . "We are pleased to support the application by Oregon 'Urology Illstitutefor'approva/ toconsl1:'Uct a new Radiation Center building, including associated doctor's office and associated ireatmentfacilities and infrostn/cture at 1457 'G' Streei in Springfield, -' " Thankyoufor this opportunity to comment ontheapplication, The services that ~ill be provided bv Oregon Urology institute at this new facility will e~hance those' currentlv available in Springfield, We urge the City'of Springfield t~ findjav~i'ably for this new medicalfacility:" ' . , '. ~ ..; .' - , - , ' CRITERIA OF SITE PLAN APPROVAL: .' " " ' SDC 31.060, Site'Plan ,Review Standards, Criteria of Site PI~ Appro~ai ~taies, "the 'Dir~ctor shall ' " approve, or approve With conditians, a Type II Site Plan Review Application upon determining that' criteria (I) through (5) of this Section have been satisfied.'; If conditionscanno.t be attached ta satisfy the' . criteria,the Directar shall d,:,ny the'application.',' , ' "';. '. .' ~ ,...: (1), '_,' " The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement' Plan diagram; 'Plan I,'istrict map? and ConceptualDevelopme?tPlan. ' '.,' "';. ...., , ~ - "'. . .' .. ., . ...... -, -. ~ ' Findin~ I:' The site is designated Low 'Density Residential (LOR) in the MJiro Plan diagran;. . The,current zoning for the site is General Office (GO) ,which is an allowable' zone/use within the' "Me!ro P/andesignation of LOR. There are no proposed changes tathe zonin? for the site:, , , ,', Conclusion: This proposal satisfies Critenon'1. " "^.,- '-':'-' " - "-. (2) ',Capacity requirements of public improv.ements, including but not limited to, water aud , electricity; sanitary 'sewer and stormwater management facilities; aud streets and traffic" safety controls shali not be exceeded and the public'improvemeuts shall be available to serve the ,site at the, time of development, unless otherwise' provided for by this Code and other applicable regulations. ,: The Public WorkS Director or a utility provider shall determine capacity issues. ' , ' .... . ,.'.:..., :. '.' '..~,'. ,Page3 0[17' '. .'"-: --<. .-: ;"";-, " Findine: 2: Approyal of this proposal would allow for construction of a new Radiation Center Building consis~ing of 10,299 square feet (Noie: the submitted written statement indicaied a new , 8,222 square foot building, but'the Site Plan provided by the architect'indicates a building. jootprint of 1 0,299 square feet, The total of 10,299 square feet was used for the purpose of this review), ,,' ' 'Findine: 3: For all public improvements, the applica,nt shall retain a private professional civil engineer to design the site improvements in conforniance with city codes, this decision, and the current Engineering Design Standards and Procedures Manu,a/ (EDSPM), The private civil engineer also shall be required to provide construction mspection services, ' Findine: 4: The Development Review Committee reviewed the proposed site plan and the surrounding public services on February 14th, 2007. City and agency staffs review comments' h~ve been incorporated in. findings and conditions contained herein. Water and ElectricityImproyements . ' Findine: 5: SDC 32.120(3) requires each development area to be provided with a water'system having sufficiently sized mains and lesser lines to furn,ish 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, - , , '" ,Findine: 6: Water'service is available to serve the site, Among other considerations, the new or modified facilities will require water development fees for connectigns and metering, Bart McKee of SUB Water Departm'ent'(726-2396) is the contact person, The applicant must meet SUB's construction and installation standards and be inspected by SUB before water service is , th. provided by SUB, Please refer to letter dated February 12 , 2007 from SUB for more detail ,regarding requirements froni SUB. ' . Findine: 7: Size of waterline 'and other facilities, in~luding water m~ters, 'must meet the 'needs of the SUB Water Division and the long"range needs of the City, These needs include, bilt are not , limited to, m~ter location and access, sizes of water distribution and transmission lines; pumping facili)ies and cOllmunicationlines.. ' " ,,:.'," '" ',. ' ' ~ ..,,' : Findine: 8~ Backflow'pre;"ention devices are required'f~r this development, and water seivice, will not ,be provided until' a backflow plan has been submitted to SUB Water Engineering and approyed for installation, Water meters and other equipment must be installed to SUB standards , " in public rights of way or,easements and are subject to inspection by SUB. .' '" ' ' , , . . ~. '.' "', . " Findinil9: There is el~ctrical poweravail~ble fr~rri the adjacent public road system: .' ~pringfield Utility Board (SUB) E,:lectric' (726.2395) i~ the contact person, . ,e.. .., y'_ ",,' :-~ ., -. Ed Head of , Findine: 10: SDC 32,120(2) indicates that all utilities shall be placedundergroutid, including~ but not limited to electric: ' ' " ' Condition~of Approval: ,I.;,'" ','. 'f" 2. 'Prior to Fi~al Site Plan inspection, all new' easements shall be recorded arid 'evidenc~ thereof' 'provided to the City" The Final Site Plan shallsho,,: the l~cation of all u\ility ~ase:nents. "", , Page 4 ofl7 .... ' . ", ' ";"" " f- '" ,.,. 3. All utility lines to se~e the'development site shall be placed underground. , ' ': Conclusion:' As conditioned herein, SUB Water' and Electric f~cilities are available to se~e the site and the propo,sal satisfies this sub-element of the criterion, ' Sanitary Sewer and 'Storm~aterManagement Facilities Sanitary Se,wer Fi~dinl! II: Section32,I00 of the SDC requires that sanitary sewers. shall be installed to serve 'each new development and to connect developments to existing mains, Additionally, installation of sanitary sewers shall provide sufficient access for maintenance, activities, ' ", , , . - ., '-. " , Findinl! 12: 'The applicant lias 'proposed to connect to the existing sanitary sewer system on the south side of the proposed building, ' , ' ' I ~ _ _ '. , , StormwaterManagement (Quantity) . . . . . :-Findinl! 13: Section 32.110 (2) of the SDC requires that the' Approval Authority shall grant ;' development approval only where adequate public andlqr private stormwater management , . systems provisions have been made as determined by the Public Works Director, consistent with " the Engineering Design Staridards and Procedure's Manual (EDSPM). " , ' . , 'Findinl! 14: Sectio~ 32,i]() (4) of the SDC requires that run:off from adevelopme~t shall be, directed to an approved'stormwater management s'ystem with sufficient capacity to accept the , discharge. ',., ' , ,,' . ," "", - . ,Firidinl! 15: Section 32,110 (5) of the Springfield Development Code (SDC) , requires new developments to employ 'drainage management practices, which minimize the amount-and rate of , ~urface waterrun-qffinto receiving streams" and which promote ~ater quality, :", , , ." -' ,'," j., -. . . ,', ", Findinl! 16 To compiywith Sections 32.110 (4) & (5), stomlwater runoiffrom the ' site will be , , ' directed into a pair of vegetative water, quality swales, before, discharge through curb weep holes, ,- inio the gutter system," The runoff will then enter curb inlets along G and F Str~ets. '-" ' , . , - - . . '..'" '., .' ',; -' " . . . 'Findinl! 17: The existing ,public stormwater" systertt, to which the applicant proposes connection,: . has Ihnited capacity., The applicant has turned, in hydrologic stormwaterc"lc,ulations consistent" "with the City's EDSPM.:'" ' , " . , . ., , , , .p . ". -. .... ", ...., ~''''" ' " Stonnwa,ier M~nagement (Qualiiy) r. .' . .;' ,- '~-':"';:. " , F~dinl! 18: Under F~deral regulation of the Clean Water ACt (CWA), Endang~rea Species Act (ESA), and NationaI:Pollutant Discharge Elimination System, (NPDES); the City of Springfield , '. has obtained a Municipal Separate Storm Sewer System (MS4) permit. A provisio~ of this permit requires the City demonstrate efforts to reduce the pollution in ,urban stoITnwater to the Maxiinum ' Extent Practicable (MEP), ,"" ' , ", , '. , , Findinl! 19: Federal and Oregon Department of E~vironmental Quality (ODEQ) rules require ihe' ' City's MS4 plan address' six "Minimum Control Measures." Minimum Control Measure 5, "Post-Construction Stormwater Management for New'Development and Redevelopment," applies to the proposed development. "" I, ' '. "",'. ,;. ...' . '", , ' " Page 5 ofl7 -).. " .... f, . '.' , -' '"r ."" ,; '" -' ''','-.' ; Findinl! 20: Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce a program to ensure the reduction of pollutants in storm water runoff to the MEP. The City must also develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) appropriated for the cOI?munity, Findinl! 21: Minimum Control MeasUre 5 requires the City of Springfield use an ordinance or other regulatory mechanism to address post construction runoff from new and, re-development projects to the extent allowable under State law, Regulatory mechanisms used by the City include the Springfield Development Code (SDC), the City's Engineering Design Standards and Procedures Manual (EDSPM) and the future Storm water Facilities Master Plan (SFMP), Findinl! 22: As requi~ed in Section 31,050 (5) of the SDC, "a development shall be required to employ, drainage 'management practices approved by the Public Works Director and consistent with Metro,Plan policies and the Engineering Design Standards and Procedures Manual." ' Findinl! 23: Section 3,02 of the City'sEDSPM stat~s the P,ubic Works Department will accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to 'the policies and procedures of either the City of Portland (BES), or the Clean Water Services (CWS). Findin,l! 24: Section 3,03.3,B o(the City's EDSPM states all public aild private development and redevelopment projects shall employ, a system.<if one ,or more post-developed BMPs that in, combination are designed to 'achieve at least a 70 percent reduction in the total suspended solids in the runoff generated by that development. Section 3,03.4,E of the manual requires a minimum of 50 percent orthe non-building rooftop impervious area on a site shall be treated for stormwater quality inlprovement using vegetative methods. Findinl! 25: To meet the requirements of the City's MS4 permit, the Springfield Developmel)t ,Code, and the City's EDSPM, the applicant has proposed a pair of vegetative water quality swales.. ' . '" - Findinl! 26: The vegetation proposed for use in the swales will~erve as the primary pollutant , 'removaI' mechanism' for the stormwater runoff, and will remove suspended solids and pollutants through the processes of sedimentation and filtration,' Satisfactory pollutant removal will occur . - . - . 'only when the vegetation has been fully established, . Co~dition of Approval: ' ,........ . "r-',""" ., 'f: 4. ,To 'ensure a fully functioning water quality system and meet objectives of Springfield's MS4 , permit, the Springfield Development Code and the EDSPM, the proposed private vegetative" water quality swale shall be shall be fully vegetated with all vegetation species establish~4._, , prior to approval, of a temporary occupancy perm,it, while alternatively, if this condition . cannot be met, the applicant shall provide', and maintain, additional interim erosion. control/water quality measures acceptable to the Public Works Department that will suffice 'until such time as theswale vegetation bec~mesfully esta~lished. . " Conclusion: As conditioned hereiri', the proposal satisfie~ this'sub-el~eritofthe criteriori, ' " " ' f." ." .,. ,; I.' .J' . ~, ~ ,.,") , Page60f17 ,- . >. ". Streets and Traffic Safety Controls , Finding 27: The proposed development would have 210 feet of frontage on 'G'Street and 60 feet of frontage on 'F' Street. " , " 'G' Street abutting the development site is a 3'6,foot wide, two-lane collector street. The street is improved with asphalt paving, curb/gutter; sidewalks and street lighting, which support multi- modal travel. 'F' Street abuiting the development site is a 36-foot wide, two-Jane local street. The street is improved with asphalt paving, curb/gutter, sidewalks and street lighting, which support multi-mod~l travel.' , Finding 28; Redevelopment of the site with a 'similar size medicalof'fice building would add no significant amount of traffic to the surrounding street system, The proposed development may generate pedestrian and bicycle trips, According to the "Household" survey done by LCOG in 1994, 12.6 percent of household trips are made by bicycle or walking and 1.8 percent are by 'transit bus. These trips may have their origins or destinatIons at a'variety of land'uses, including , this use, Pedestrian and 'bicycle trips create the need for sjdewalks, pedestnan crossing signals,' ,crosswalks, bicycle parking and bicycle lanes, ' , ' ' " (3) Finding 29: Existing, and proposed off-site transportation facilities would be adequate' to , accommodate additional trips that would be ge~erated by the proposed development. The"propo~ed'd'eve1opment shall comply ~th all appli~able public imd private design and construction standards contained in this Code and other applicable regulations... Finding 30:Criteri<i~ 3 contains three different elements with sub-elements and applicable code' " " standards. The site plan application as submitted ~omplies with the code standards listed under each sub-element unles~ otherwise noted with specific fmdings and conClusions, The elements, , sub-elements and code standards of Criterion.3 include but are not limited to: " " ..... . {' .. - . . .. . ; , '3a:; Public and~rivate Improvements in accordance with SDC ~2 ,: ; . Fire and Life Safety Improvements (32,120(3)) .',,: ,. ~ublic and Pnvate Easements (32.120(1) and (5))", , i" ,{ ',' ' " ~ : ,""" ,;....:..~;, ' . 3b:, Conf~rman~ewith s)andards of SDC'31, Sit~ Plan Review ~dSDC 20 Industrial' ',: ':', , " . Zoning Districts '. , , , " " ," , ,,'. ;, :':' ',: .:" Pemitted Uses' (20,020), " , . ..." : --'J., ..":" .' · ,:'/ ~ ; Lot ~ize Standards (20,030) .. . ,,' . .. ;" Lot Coverage Standards (20.040)' ' , ' " ,,'...:. Setback Standards (20.050)' ' , , ",' ../' .. ., Height Standards (20,060)' ' . .. . Off-Street Parking Standards (20,070 and.3l.l70c230) "'" "', . Fence Standards (20,90) '.,,, . Landscaping Standards (3'1.130"150)' , ,', ,. ' Screening and Lighting Standards (31.160) . ..."._~ .;, ~. . . :.", ,~' . ,';. .~ ~.. . , ," ,,- ,,' ~ .... " " ....' ,..' ".'. ." -?', ,:1. ~. ..' 'r" ." . . :~,.r,"'" '. .:. -,.,,' " ". ..... 'or, .~): 3c. Overlay Districts and Applicable Refinement Plan Reqtiirements, , " .' .Gateway Refmement Plan ' ," , " . ' '''':;" ' Drinking Water Protection OverlayDistriCt',,'" , ....'. -f,"'- ..': . " " ".." . '.-, , '. " ' " .' , ~ . ~, .", " , 'P~ge7 of J 7 ,",. .\' ..' ", .' :~: r; ! ~.' ','-' . ...-/ ..t,o., :,. ',r. ...., '. " " ' ',,'. -,' 3a. Public aud Private Improvements in accordance with SDC 32 Fire and Life Safety Improvements (32.120(3)) Access ' Findinl!3 L All fire apparatus access routes are to be paved, all-weather surfaces and support an 80,000 Ib, imposed load in accordance with the 2004 Springfield Fire Code (SFC) 503.2.3 and SFCAppendixDl02,1. ' Landscaninl!: , . ' . . . Findinl! 34:2004 SFC 508',5,5 requires a 3 footcleai' spa~e shall b~ maintained around the " ' circumference of fire hydrants, Findinl! 35:2004'SFC 912.3 req~ires that immediate acc~ss to fire department connections shall , be maintained at all times and without obstruction' by fences, bushes, trees, walls or any other object for a minimum of 3 feet " ' '" On-site tank removal: Findiill! 36; On, or before 'the time of ~uilding permit application,' a Hazardous,'" MaterialslFlammable and COplbustible Liquids construction permit is required for the removal of the underground .tank, The permit must be approved and paid for p'rior to work to remove the tank, ' ,'," ':'.. .' ':-"...', -...,. - . ,", ..,'. '. ".:,'.. Findinl!' 37:' Prio;: to removal of the, tank, the contractor shall: Remove'the conleiltsin the tank and connecting piping; disconnect and remove the piping; cap and plug tank openings leaving a ,125 inch to ,25, inch diameter 'opening for pressure equalization; purge' and inert the tank of vapor', (2004 Springfield Fire Code3404,2:14,1). ' ':", ' ' .'" '.' , , . . . " . . . ~ ..' Findinl! 38 : Prior to removal of the tank, the contractor shalr 'contact Springfield, Deputy Fire Marshal Joe Wicks, 541-726-2298, for witness inspection of the vapor testing.' "',. Fi~dinl! 39: The inerted tank' env;o~ent shall be monitored by an explosive meter 'during removal of the tank (2004 Springfield Fire Code 3404.2.14.1.2) , .~ ...:. , " ", .,,'\ Conditionsof Approv!ll: ' 5," The property owner / applicant shali maintain a' 3 foot clear space shall be mai~tained around the circumference of fire 'hydrants, ' " ' ...., ";r._. ,",-. Co' " Page'8 of 17 " ....,..'-, ; 6', ' The property owner / applicant immediate access to fIre department connections shall be , maintained at all times and without obstruction by fences, bushes, trees, walls or any other object for a minimum .of 3 feet " 7, On' or before the time of building permit application, a Hazardous MaterialslFlammable and <::ombustible Liquids construction permit is required for the removal of the Underground tanle The permit must be approyed and paid for prior to work to remove the tanle " 8, Prior to removal of the taclc, the contractor shall: Remove the ,contents in the tank and connecting piping; disconnect and remove the piping; cap and plug tank'openings leaving a ,125 inch to ,25 'inch diameter opening for pressure equalization; purge and inert the tank of vapor (2004 SpringfIeld Fire Code 3404,2,14,1), 9. Prior to removaf of the tank, the contractor shall contact SpnngfIeld Deputy Fire Marshal Joe Wicks, 541 :726-2298, for witness inspection ofthe vapor testing, ' " , , 10, The inerted tank environment shall be monitored by an explosive meter during removal of ' the ,tank (2004 SpringfIeld Fire Code 3404.2,14,1.2) . ,.. . Conc'lusion: As conditioned"the proposal satisfIes this sub-element of the criterion, , ' , Public and Private Easements (32.120(1) and (5)) , ~.,.. Fin'dingAO: Section 32,120 (3) of the SpringfIeld Development'Code 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 fo~, maiptenance. SpringfIeld Utility . Board coordinates the design of the water system within SpringfIeld city limits, SpecifIc Findings related to water .and electrici~y'requirements from SUB are~iscussed,in Findings 5,-10 of this. . report,' " ',.,' 'Finding '41: S'ection3.2,JfO (5) of the SDC requires applicantsproposing developments 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 milumum " width for public utility easements adjacent to street rights of ways shall be 7 feet The minimum width for' all other publi" utility easements shall b~ 14 feet. ' , , ' ' ' , ,- -. . ..-. " ,', Finding 42: Utiliti~s shall be'e~tended underground to serve new improvements, Extendingand ,', connecting p,!blic utilitY facilities at property lil)es improves effIciency and service to individual ,sites, Public utility easements shall be provided and extended to the boundaries of the subject site " ;,") '" to serve and protect the subject site and surrounding properties, ' '::.:,.. ,,: " !. . ' . -. > ~ . '. . - ". - <' ~' ,~ . ."' ." I " '. . . . .,T' _: ;.~.';- -, . ,~, -" - , ," '.'. -.":" .' .." '~~4"" '. .':'- . - .' ,'Finding 43: Utility easements are'necessary to protect public infrastructure and serve the'subject , site with requested utilities, The facilities currently requested are standard commercial services with connections to existing lines on the perimeter of the site. '<, ," ':. ',.;.'-'\ ,........ ,.; Finding 44: As' shown on the Tent~tive Site Plan, all utilities lines will be placed underground to, service the ne": deye]opmen.t., ' ' , ":' , ,- .~.; " 'Conclusion: sa'fe' ~d effici;rit provision of public access and'~iilities' requires 'the provision of corresponding access and utility easements, As proposed, the proposal satisfIes this sub-element' , of the ,criterion. " ' " .', ' " "~. -,-. ''''I .." " ", ~:.... , ....-. . . .:""" ~.' .. .' . . " .. I'age 9 of17 ....-. ;.;' , . . ,~. -~, , , , 3b. Conformance with Standards of'SDC 31, Site Plan ReView, 'and Article 18, Commercial Zoning Permitted Uses (18.020) Fir1l1ino: 45: The applicant is proposing a newly constructed 10,299 square foot Radiation Center Building (including a doctor's office) and associated improvements (parking areas, bio-swales, landscape planting, and lighting) and other infrastructure, The proposed development would, replace and existing 7,780 square-foot medical office building. These uses are listed as permitted in the subject zone, ' Findin~ 46: The 'submitted Site Plan' shows a "possible future Phase 2 second vault expansion, The applicant will be required to submit a Site Plan modification and/or a Mininium Development Standards CMDS) application if he/she chooses to expand: Any expansion wiIrbe' subject to all applicable SDC provisions, including but not limited to SDC Articles 16, 17, 18,28, 31 & 32, ;, Condition of Approval: 11. The submitted Site Plan shows a '''possible future Phase, 2 second vault expansion. The applicant will be required to submit a Site Plan modification and/9r a Minimum Development Standards (MDS) application if he/she chooses to expand, Any expansion ~ill be subjecl'to allapplic~ble SDC provisions, including but not limited to SDC Articles 16, 17, 18,28,31& 32. ' , Setback Sta~dards (18.050) Findin~ 47: Section 18,050 (I) requires a minimum building front and street side'yard setback'of 10 feet. ' , . . . ' ", . ,"_: Findin~ 48: Asproposed on the subinitt~d site plan, the'new building has a proposed front (street side) setback of 48 'feet... The proposed front setback meets the required front yard setback standards" " .. , ' ... ", .~ , ' ' . ," Fm:din~ 49: Section 18,050 (2) states that 10 foot side' yard and rear yard setbacks are required if .. the subject property i~ ,abutting Residential Districts or the CI'District. '.,.. " ',. '. '..' , . .' " Findln~ 50: The subjett property is abutting L1:JR zoned properties on the east, west and souib .. 'sides, The proposed building has a.1O foot side yard setback on the dosest point to both the ,east .... ' . and west interior side yard setbacks, and a 10 foot rear yard setback, The proposed setbaclc~.. are ' , consistent with Section 1.8.050 (2) of the SDC. " , '.::. ' ", Height Standards (18.060) ',Findin~ 51: Section 18.060(2) of the SDC.states that .when a GO, CC or MRC District abuts an LDR or MDR District to the east, west or south, the building height limitation shall be no greater thim that permitted in the LDR or MDR Districts fof 'a distance of 50 feet. Article 18 of the SDC, states that no building in the LDR zone shall be higher than 30 feet. , ." .. ,. " '.. . .'.' . "-', Page 10 of IT , $ .,', ....,.,. '. . ~~ '.,," '\-.- " '. .. , r' ''''., " J<!.. ...." "l " " .'....",. l:;. FindinQ: 52: As shown on the proposed map, the proposed building wili not exceed a height of 25 feet 6 Y, inches, The proposed building complies with building height stari.dards as set forth in ,Article 18,' ' , ' , Off-Street Parking Standards (18.070 and 31.170 - 230) FindinQ: 53: ,SDC 18,070(4) requires 1 off-street parking space per 300 square feet of gross service floor area for business and professional office uses, ' ' Findin~ 54: The 'applicant's off-street parking calculations are incorrectly figured, The written statement indicates a total building square footage of 8,598 square feet, while the Site Plan indicates a total square footage of 10,299 square feet: As previously indicated in this report, Staff has used the total 0(10,299 square feet for review purposes' of this Site Plan, The Site Plan indicates that a total' of,27 off-street parking spaces are required, However, Staffs calculations 'differ based upon the off-stre~t parking calcu1i:itionmetho~ in SDC 18,070(4). ..' ' "FindinQ: 55: The gross floor area tot~ls 10,299 square 'feet, upon which the required number of parking spaces is based, -A total of 34 parking spaces are required by code, The Site I'lan provides for 38 off-street parking spaces, meeting the standards ?f SDC 18.070(4),' . ,: " \, . .'" . , FindinQ: 56: The submitted title report indicates that the subject property has a parking agreerrient with the neighboring property located to the east at 1460 'G' Street. This agreerrient was recorded on Mar~h 7, 2006, Reception No, 2006-015382; Lane County Oregon Records, This parking ,agreement was part of a', requirement from City of Springfield' development application DRC2005..00038. Said parking agreement requires 13 addi~ional parking space,s FindinQ: 57: As ,previously indicated, the proPosed parking 'plan provides 4 addiiiOIial parking spaces than as otherwise required for the proposed use (not including the 13 shared space required in the Parking Agreement), Section 31.170(6) of the' SDC allows parking spaces in a ' "public right of way directly abutting the development area to be counted as fulfilling a part of the, " parking 'requirements for a' development as follows:' for each 18 feet of available on..street. C" parking, there will be ~/~ spa,ce credit toward tlie required amount of off-street parking spaces, , , ~.: "_ ..'..,. ..- '. "'.c.". ' ,. -'" ,. -' ., ,', FindinQ: 58: Based upon the figures stated in SDC 31.170(6), a total of 54 feet of right-of-way..' '..' (ROW) parking!s required to fulfill 3 additional off-street parking space requirements: As shown. '.. ; on the"submitted site'plan,Jhesubject property has a total of approxiinately 2l0'feet offron{age ..' \:m!o :G' Street ROW,a~d. approximately 60 feet of frontage onto, 'F', Street ROW. Thus, 'the " , additional 9 parking spacesinay be allotted for along this public ROW.' .': " ".. ,., .., c' ", . . ,,' - ,.,.. '- " : < ; ,-, ~ ~ .. . ,. . -' ." '. ":" .. ",~ ~ ."- ,:~'FindinQ:59:Based upon the proposed floor area of the development, SDC 31.220 requires 2 long- ",' ,: term bicycle parking spaces and 1 short term bicycle parking space. As shQ!VD on the submitted , " site' plari., the applicant ,has indicated that eighteen covered bicycle park:illg spaces will be. ' , constructed on'site. This satisfies the requirements in SDC 31,220, " '. "'_'. "".", ...~~d....,.: /'.,'~i_.,-~ ','" '''., ,.': . , >.:;'., ';' , .. L;lDdsc~ping Standards (31.130-150) J " .. ~. '. .. ,'. ,'. - ~ -." '" .' ,- ,-';, '" , Findini, 60: The Developri:te~i R{wie~ Co~ittee ~eviewedthe submitted landscape 'plan in ' conjunction with othedmprovements shown on submitted site plans. ' ,', , , ' .. . " ,'. " , .. '. ' '" .. -- .-.. ~. t " ',Page II ofl?' , '.!\. " ' ", " j :. ,..: " ,"", " "'", ',', ,: '," \." Findin~ 61: The submitted site plans ,detail landscape ratios and numbers of'trees meeting the standards of SDC 31.l30c 150 for required landscape areas and, except as required herein, shall not be revised' without an approved Site Plan Modification. All proposed landscaping shall be installed prior to Final Site Plan Inspection or issuance of Final Occupancy Permit on the site. ' Condition of Approval: 12. All proposed landscaping shall be installed prior to Final Site Plan Inspection or issuance of' Final Occupancy Permit on the' site: All plant nursery tags identifying species imd variety of trees and shrubs shall remain on'plant specimens until the final site plan inspection, All seed coniainers shall be retained for inspection during Final Site Plan mspection. Conclusion: As conditioned herein, the submitted site landscaping plans detail landscape ratios and numbers of trees meeting the standards of SDC '31.130-150 for required landscape ~reas, - . . .' - . , , 3c. Overlay Districts and Applicable Refinement Plan Requireme'nts Findin~ 6f: The subject development site is'riot located within any adopted RefllleI?ent Plan, Findin~ 63: The subject site is located within the 5-10 year Time of Travel Zone (TOTZ) of the 16th & Q Street Wellhead for the Drinking Water Protection Overlay District. Springfield's drinking water aquifer is an identified and delineated Goal 5natura) resource subject to protection in accordance with'SDC 32,110(4) and SDC Article 17, ,The 5-1'0 year Time of Travel Zone requires a DWP application given the proposed development. ,The applicant has submitted a DWP application' concurrently with this Site Plan application, The applicant should refer~ to the decision on the DwP Overlay application DRC2007-0001O for more detail 'related to DWP Qverlay requirements, and shall comply with all conditions of approval written therein. Findin~ 66: The subject property is located within the Hospital Sl!PportOverlay (HSO) District, ,and is therefore subject to the provisions of Article 28. The applicant did not specifically address Article 28 in the written statement. However, specific criteria related to Article 28 are, addressed ' " in this ;eport, ,',' , '" allowed in the Hospital, Support Finding 67: As noted in SDC 28,050, the prop,<?sed use is Overlay (HSO) District. ,". ' , '." ,-' r.. ~ . .", " ." : Findinti 68: SDC '28,060 requires all yard, lot 'size; 'cove~ag~, density, fencing, parking ~nd sign standard shall be subject to the same standards as professional offices in residenti~1 districts,' except hospital signs which may be internally illuminated. ' ,. , ' ..' Findin~ 69: SIX 16,050(I)requires' all front, rear and side yard~ building setbacks be'10 f~et:As " ,previously mentioned'in 'this report, the proposed front, rear and side yard building setbacks all , measure 10 feet. ' , , . ">. Findinq 70: The proposed lot size and density both complY with Article 16 of the SDC.,: Findin~ 71': SDC 16.100(11)' states ,that no parking shall be perniitted within the front y~rd' set\lack: Required parking shall be screened,from the publi~ yiew, " , ,,' ..' " ,Findin~ 72: As shown on the proposed 'site plan,' the proposed 'front landscape area measures 14 feet from the existing sidewalk. The applicant is not proposing, any parking within the first 14 feet of landscaped area, This is compliant with SDC 16.100(11). ., , ' ..,." ',,'.:. '..Page 12 ofl7' ,,' -,". .~ . . , Findinl! 73: Section 28,060 states that a ~ininium of 25, percent of the lot shall be of planted material. ' " ' " Findinl! 74: SDC 28.060(2) states that a minimum ofi5 percent of the lot in the HSO Di'stricl shall be of planted rmterial. Findinl! 75: As shown on the submitted map, the total square footage of the developmentSlte is 41,112,11 square feet. The proposed landscape area.is 11,646 square feet, accounting for 28% of the site, This meets the landscaping standard as required in SDC 28,060(2), Findinl! 76: Section28.060(3) states Parking lots shall meet the planting standards applicable to commercial development. Fi~ding 77: As stated earlier in this report, all parking lot planting standards comply with Article '180ftheSDC. Findinl! 7&.: As required 'in SDC 16,040(1), the maximum lot/parcel coverage by all covered structures in all residential districts shall not exceed 45 percent. " . ,. ,.,..' Findinl! 79: As noted on'the submitted Site Plan; the proposed lot/parcel coverage by the new structure will ,be 1O,299,square feet, accounting for 25% of the total Jot area. This complies with SDC 16,040(1). ., ' f;, .,." Conditions of Approval: , ' .~,. . ....-;" 13, All'newsigns on the site on site shall comply with SDC Article 16, .. . - M ". ~ '.," '., '14. The applicant shall refer to thedecision on DWP Overihy application DRC2007-0001O for " more detail related to DWP Overlay requirements, and shall comply with all conditions of appro.val written therein prior to F,inal Occupan~y. " . , " , ' ..... Conclusion:.As ~ci~ditio~ed herein, the'propcisal'saii'sfies this sub,ele~ent oftlie cril~~on," ,; . :t ",- '- . . - ,: .' . ..,' '4) " , Parking areas and'ingress-egress points have'been designed to: facilitatevehicula'r 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 an,dpublic'areas; minimize curb cuts on arterial and' ',' '_' " ,collector streets as,specified in Articles 31, 32, the appropriate,zoning and/or. zoning overlay' 'district Article and any applicable refinement plan; and comply With the,ODOT access, '. ::.: niana,~enie~t standar~s~or stllte ~ghways" " '" ,.., ''''.'' '^ ;w, ,._. ;.: '. ",'. -' . . . .. " .'-'. . Firidinli 80: This'application has been reviewed and conditioned by' the 'City Transportation "..", ",:' Planning Engineer to construct and maintain driveways in accordance with the provisions: of SDC, 32,070-080, The proposed site plan also provides ADA accessible pedestrian access paths and . ,:, ,bicycle parking in accordance with the provisions ofthis c?de," , ":"'" ,,:",' ",,' :', , ", ' _. , . . . .. : ~ . ,~ ~. '. '''. . . _. c., ' , Findinl! 8 J.: Installation of driveways oni street increases th,e number~f traffic 'c~i1flict p~ints, The greater number of conflict points increases the probability of traffic crashes, SDC 32,080(1) (a) stipulates that each parcel is entitled to "an approved acce,ss to l! publicsu;eet." ':', ' '.. f," .:.'.;" ",.:'.: .t'.. -:."-,' .,1, '.' _ '.< ....::-" ".":.. . .,.' ~~.";:"<'" .t,.' ~~, ' " Finding 82: Direct access to the, development, site. is proposed via sepatate 20-foot Wiae , , 'entrance/exit driveways onto 'G' Street serving the primary, parking area, and a: neW 24~foot wide driveway onto 'F' Street serving only a 12-stall parkinglot at the rear of the building, ,,' , ,.~ .' ,',: . .;.' '.'~ ,; :-. -;..: ;. ,';. "" ',",', ;." . - t', ",' ,. ,;"'_l' '.. Page 130f1? .' ' ',^ ' ,'" \, 1-".".'.;.... '.'.,' ..;.... ": \.~.- " J" FindinQ 83: The,~pplicant proposes to construct an on-site walkway to connect the building with the small parking lot abutting 'F' Street., Connection of the on-site walkway to the adjacent'F' Street sidewalk is needed to facilitate pedestrian access between the street and ,building, FindinQ 84: As conditioned below ingress-egress points will be planned to facilitate traffic and pedestrian safety, avoid congestion and to minimize curb cuts on public streets as' specified in SDC Articles 31 and 32, applicable' zoning and or overlay district Articles, and applicable refinement plans. Conditions of Approval: 15. Driveway control signs on 'G' Street access points shall be in accordance with Manual of Uniform Traffic Control D~vices (MUTCD) standards, ' ' 16, Extend the proposed o~"site walkway from the adjacent parking lot to the existing sidewalk on the north side of 'F' Street. . ' ' Conclusion:' A'~ conditioned jIi ,this report, ingress"egress points will facilitate traffic' and pedestrian safety, avoid, congestion and minimize curb cuts on public streets as specified in SDC Articled I , 32, and SDC Article 18- Commerdal Zoning Districts, , ' , (5) Physical features, including but not limited to, significant clusters of tr~es and shrubs, watercourses' sho",n on the Water Quality Limited Watercourse Map and their .associated riparian areas, wetlands, rock outcroppings andhistoric'featuresbave been 'evaluated and 'protected as specified in this.Code or other applicable regulations. ' . , FindinQ 85: 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 no significant natural features on this site. If any artifacts are found during c9nstruction, there are state laws that could apply; ORS 97.740, ORS 358,905, ORS 390.235. ,If ,human re11lains 'are discovered during construction,)t is a Class ,"C" felony to proceed under ORS 97,740. ' .... . Conclusion:, As proposed, the proposal satisfies criterion 5.' ...: " CONCLUSION: The Tentative Site Plan, as submitted and conditioned, complies with Criteria 1-5 ' of SDC 31.060. " ", ,;,. " ' " " WHAT NEEDS TO BE DONE BY THE APPLICANT TO OBTAIN FINAL SITE PLAN:_ APPROVAL? . ~. ." '". '. , , " ,",", , , . - .' ." " .. '" ....'-... Five, copies of a Pinal Site Plan' and any additional required plans, do'cumerits or information: are required ',' to be submitted to the Planning Division within 90 clavs of the date of this letter, In accordance with SDC 31.080-100, the Final Site Plan shall'comply with the requirements of the SDC' and the, conditions ~", 'imposed by the Director intliis decision. The Final Site Plan ,otherwise shall be in,substantial conformity ':', , ,..' "'-' with the tentative plan reviewed, Portions of the proposal approved as submitted during tentative review ' cannot be substantively changed during [mal site plan approval. Approved Final Site PlanS'(including , Landscape Plans) shall not besubstaritively changed during Building Perrilit Review without an approved Site Plan Decision Modification:. ' , " ' ., . . .{" .'" . ,,', ". f' 'Page 14 of17 <.'. . "\ .' '" .. DEVELOPMENT AGREEMENT:', In order to complete the review process, a, Development Agreement is required to ensure that the terms andcoilditicins 'of site plan review are binding upon both the applicant and the City. This agreement will be prepared by Staff upon approval of the Final Site Plan and must be sIgned by the property owner prior to the issuance of a building permit. ' CONDITIONS OF APPROVAL:, ' , I, Prior to approval of the Final Site Plan, the applicant shall obtaiir,written 'approval from the Springfield Utility Board.(SUB) for all proposed utilities shown, 2, Prior to Final Site Plan approval, all new easements shall be recorded and evidence thereof . provided to the City: The Final Site Plan shall'show the location of all utility easements, , , , , , ' 3. All utility li~es to serve the development ,site 'shall be place~ imderground, ' 4, To ensure a fully functioning water quality system and meet objectives of Springfield's MS4 permi(the Springfield Development Code and the EDSPM, the proposed private vegetative , " water qmilitY swale shall be shall 'be fully vegetated with all vegetation species esta~lished prior to approval of a temporary occupancy permit; while Alternatively; is'this condition' :: cannot be met, the applicant shall provide and maintain additional interim erosion control/water quality measures acceptable to the Public Works Department that will suffice , until such time as the swale vegetation becollles'fully established, . '" ,." i- " . '5, The prop'ertyowner / applicant shall maintain 'a 3 foot.clear space shall be,maintained argund the circumference of fire hydrants, ',' . . ",.' -', . .' ."' ., ~ 6, ' The property owner / applicant immediate access to fire department connections' shall be maintained at all times 'and without obstruction by fences, hushes, trees, 'walls or any other object for a minimum of 3 feet ' ' , " ' '\''','- I.', , 7, Onor before the time of building permit applicaiion, a Hazardous Materiillsll;'lammable'and Combustible Liquids construction permit i~ required for the removal of the underground tank, ' The permit must be. approved and paid for prior to work to remove the tank." > ,-J '.-..7 - . - ,., " . '.' " , . . -. '-'-.'-' :8:, Prior to:removal'cif the tank, the contractor, shall:, Reniove the contents in the taUk and , connecting piping; disconnect ,\nd remove the piping; cap and plug tank openings leaving a ;' :',125 inch to .25 inch diameter opening for pressure equalization'; purge and inert the, tank of.. '" vapor (2004 Springfield Fire Code 3404.2.14,1). i,' ", ' " ',~:'. ,:;'"..'.' :,},' , . ", .' ,.,' "1"'-'" '" .' ~'.>~,_., ~. "--" -,,':' !..' . ." .' ".' -':-.)", ',-, .,', ,', , .. ",". :., - , " 9. Prior to.removal Of the tank, the contractor shall contact SpringfieldDeputy Fire Marshal Joe.' ':' " Wicks, 541,-726-2298, for witness inspection of the vapor testing. ',. , ' '.. -'''t... .;",' ..,,; , ,'. , .'..' .' . -:> '.::'- ". ,.' ,.",' . ,',:,10" The,inerted tank environmenlshall be monitored by an explosive ~etei during removal of "lhetank (2004 Springfield Fire Code 34042,14,1.2) , " . " c.,"'.".:-,..;......, ."'~ ~-, ,,' " ~. , . ,.., - . . ,11. The submitted Site Plan shows a "possible future Phase 2 s~cond vault expansiol!' 'The' , , applicant will be required to submit a Site Plan modification and/or a Minimum Development' ~. Standards (MDS) application if he/she chooses to expand. Any expansion will be subject to ',',' " all applicable SDC provisions, including but,not limited toSDC Articles 1'6, 17; 18,28,31 & ' 32,' , ' . . ,,; " '-'. ". .,.- '. ,', ..., ~ " , . .' 1, .... ': " . , . ;" .i' ',' . ;..; Page'l5ofl7 , . ;-;;0 '...\ . '.'~ '.; .. '.-." . . .' " . " -. .... ," 12, All proposed landscaping shall be' installed prior to Final Site Plan Inspection or issuance of . " ,Final Occupancy' Permit on the site. All plant nursery tags identifying spec,ies and variety of trees and shrubs shall remain on plant specimens until the fmal site plan inspection, All seed, containers shall,be retained for inspection during Final Site Plan Inspection, 13,All new signs on the site on site shall comply with SDCArticle 16, ' 14, The applicant shall refer to tlie decision on DWP Overlay application DRC2007-000J 0 for , more detail related to DWP Overlay requirements, and shall comply with all conditions of approval written therein prior to Final Occupancy, " ",' , , 15, Driveway control sigris on 'G'Street access points shall be in accordance with Manual of , , Uniform Traffic Control Devices (MUTCD) standards. ' , . 16. Extend the proposed on-site walkway from the adjacent parking lot to the existing sidewalk, , on the north side of '.F' Street. SIGNS: . Signs are regulated by the Springfield City Code Article 9, Chapter 7: 'The number and" ' placement of signs must be coordinated with the Community Services Division. The locations of signs on aSite':plan do riot constitute ~pproval from the Corrimunity Services Division. A separate -sign permit is required, Kay Wilson Ci26-3664) iS,the contact person. , The applicant may submit construction or building plans to other City departments for review prior to final' site plan approval in accordance with SDC 31,080 at their own risk, All concurrent submittals are subject 'to revision for compliance with the fmal site plan, A Development Agreement in accordance with S[)C 31.090 will not be issued until, all plans .submitted by the applicant have been revised. CONFLICTING PLANS CAUSE DELAYS, , , 'ADDITIONAL INFORMATION: . The applicatio;", 'all ,documents; and evidence' relied, upon by'the . ' , applicant, and the applicable criteria of approval are available for free inspection and copies are available for a fee at the Development Services Department, 225 Fifth Street, Springfield"Oregon. , .. . , ' " '. .' . '", " APPEAL: This Type,II Tentative Site Plan decision is considered a decision ,of the Director and as such' , may be appealed to the Planning Commission', The appeal maybe filed with the Development Setvic~s '. . . Department by anaffeded party, Your appeal must be in accordance with SDC, Article 15, Appeals.' >' : An Appeal~ application must be,subrriiited with a fee of $250,00, .. The 'fee will be returned to the ,', , ; , applicant;ifthe Planning,~om~i~,~ion appioves_~~e appealapplication,.i.' ". ~ ~""<-- "') In accordance with'SDC 15.020' which provides, for a J 5:day appeal period and Oregon Rules, of 'Civil Procedures, Rule 10(c) for service of notice by mail, the appeal period for this decision expires at 5:00 ' PM 1m March 15'''Z007.' ,,:: ," ': ,,',',' ,," 1. ", ,,-- . : . "." .- .0. .> . - . " - . .' '. QUESTIONS: Please call David Reesor in .the Planning, Division of. the Development Servi~es, ' ,Department at (541) 726-3783 or email dreesorfaJ.ci.snrin!7field.or:us if you have any questions regarding 'this process. ',' , '.-, " " , ' PREP AREDBY:-'.' <t2,';~""\'.''':.'.''',:' ".-"" ' "" .,. ~ ;': . " ,".'. .'" . ' , -. .. .. " ',' ". , ~'., . ~ . ~ , .'~" . , , :'~:"'. ' , l. .' David Reesor " Planner III ',',' f-.', '".... .. " Page 16 of17 " ~, ": .': :. '.,. , , ...~, , " " Please be advised that 'the following is provided for information only and is not a component ofthe Site Plan Review decision. , , FEES AND PERMITS Systems DeveloomentChames: " The applicant must pay Systems Development Charges when the building permits are issued for developments within the City limits or within the SpriilgfieldUrban Growth Boundary, The cost relates to the amount of increase in impervious surface area, transportation trip rate, and plumbing , fixture units. [Springfield Code Chapter II, Article 11] Systems Dev~lopnient Charges (SDCs) will apply to t,he construction of buildings and site improvements within .the subject. site, The charges will be based upon the rates in effect at the time of permit submittal for buildings or site improvements on each portion or phase of the : development. .. Sanitarv Sewer In-Lieu-Of'Assessment Charge:, , Pay a Sanitary Sewer In-Lieu-Of-Assessment charge in addition,to the regular connection fees if , . the property or portions of the property being developed have not previously been assessed or otherwise participated in the cost of a public sanitary sewer. ',Contact the Engineering Division to " detetmine'ifthe In-Lieu-Of-Assessment charge is applicable lOrd, 5584].' PublicInfrastrilcture'Fees:', : :' , , ',' , " , " It is thnesponsibility of the privatedeyeloper to fund the public infrastructure.' ;', ,. . "( ,', 'NOTE:' Substantive revisions to appro~ed site and landstape plans 'during construction of utilities will require decision modific,ation and delay occuPancy,' .. Other City Pemlits: ' ", ,...,'" ' Encroachment Permit ,or "~ewer Hookup' Permit (working within' right-of-way, or public easements), For example, new tap to the public storm :or sanitary sewer, or adjusting a manhole, The curnint rate is $130 ftir processing plus applicable' fees and deposits. " . . . . . , ',,'-. - , . ",..~,;~ ", ." . ~ .". . ". . . . . . ., "'. I , Land and Drainage Alteration Permits (LDAP); ~ Contact, the Springfield , '," "';Depaf\ment at 726c5849 for appropriate applicationslrequirementsc ' ' Public Works .".,,.'-",' ; , . \," ~ ~ . , 'Addition~) nermits/aonrovals may be'necessa;":' , ' ^. " , '. , . 'Metropolit~nWaste';ater Management Co~issiori (pump station, sanitary sewers 24 inches ,.>"p- , ,orlarger), "'.. .,.; . . ' , " ' . '" 0 ,~,Plumbing Permit -:'.',' ',.,' , ,:'" ',,' " , ,,'.' " '0' ,Oregon DepartmenfofTransportation Permit (for work ih.theBe!tlme Road nght-of-way) " .. Division of State Lands (stormwater discharge"wetlands):,'" < " o Oregon Department of Environmental Quality (ero~ion control (5 acres or greater), pump : station, stormwater discharge, wetlands) " " ",' o US Army CorpS of Engineers (sto~wate~ disch~~ge"wetlands) o Tree Felling '" ,.,:" , , ,0 Drinking Water Protection ' '.. , ,,; , " "'.', "',-'> '" \ ..-.... '<, ....', .. .. ' ../ '. .'" -";;,, ." ," . . : ."~ , "~.,., . ;. ...: " . ...;. ".' ',' " ." . '1>. , J ",';u' .... . ~". ...' ,- , ,-~ 0,,/' .... " '.0', .," . ' , .,' - .... "" ;.' . Page 17 of17 ,"'",: " .-' " :," , . . ,-:.~ ';. I.".",. ..;.. ." ->. '" !...I.. ..I,~. ...1. .I..L.....,,~, I._ "...._...... ...1. .::.." :.,..... .' '. . , CITY OF SPRINGFIELD ' , ,DEVELOPMENT SERVICES DEPARTMENT .. 225 5th ST SPRINGFIELD, OR 97477 , <. .;.... ~, " 'Oregon Urology Institute , 24nO Hartman Lane Springfield, OR 97477 . . .~.' . '.f.- 13 !, ~....... . "........".._...~ . .,.. ...... ,... I.... .,..,. ~....,.,,~... n.." .'.".Il !ii~~ '., ..> ':",- . CITY OF SPRINGFJELIJ DEVELOPMENT SERVICESDEPARTMENT 225 5th ST SPRINGFIELD, OR 9,7477 ,', McKenzie-Willamette Medical Center Attn: Rosemary Pryor 'Director of Marketing & Planning , 1460 G Street.- "Springfield, OR 97477 : . ~:' .; i, , ; , .. .' \ " " -. : !tl.......-~'~::~~'~u..~"."..~":'~.:.~" j."'~.,,;,:":~"_"''''~.:'/~~~':,~''~.. . I. 0."", .W. \'.~~,". _.~. , . ,:' ~CIT.Y OF SPRINGFIELD , bEVELOPMENT'SERVICES DEPARTMENT 225 5th ST ' SPRINGFIELD,OR 97477 ........ ". (., ',' ',' , '