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HomeMy WebLinkAboutNotice PLANNER 2/9/2009 '0:""_ -., . \' ))~ RECEIVED AFFIDAVIT OF SERVICE FE8 - 9 2009 By:_~)~t.~ STATE OF OREGON) )ss. County of Lane ) I, Karen LaFleur, being first duly sworn, do hereby depose and say as follows: 1. I state that I 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 Tectlnician, I prepared and caused to be mailedcoPiesofJ)A(,1..oo9-0007t~P;lj~~- ...4..-~~ - I . (See attachment "A") on . 009 addressed to (see ~j:J::;;:.. 0--. Attachment B"), by causing said letters to be placed in a U.S. mail box with/llca/UdIQ. postage fully prepaid thereon. KA~~ ~W~ STATE OF OREGON, County of Lane ( !JrJJJuf..A/l.Uj/. q ,2009. Personally appeared the above named Karen LaFleur, Program Technician, who acknowledged the foregoing instrument to be their voluntary act. Before me: . OFFICIAL SEAL DEYF.TfE KELLY NOTARY PUBLIC - OREGON CCMMISS!Q'~ i"I). 420351 MY COMMISSION EXPIRES Nm. 15, 2011 ~jf;_ ~..//d/ u 0 My Commission Expires: q/IS/I/ Notice of Decision - Site Plan Review - Type II SPRINGPlm...D ~ Project Name: Site Plan ~ Children:s Choice Montessori ,.. Project Proposal: Expand the existing day care center, currently approved for a maximum of sixteen (16) children, to accommodate a maximum of thirty (30) children. Case Number: DRC2008-OO070 Project Location: The subject property is 1.05 acres in size and is located on the west side of 5th Street, north of "Q" Street. Assessor's Map: 17-03-26-24 TL 3000 Zoning: High DensitY Residential - HDR Overlay Districts: Drinking Water Protection - DWP Applicable Refinement Plan' and Designation: "Q" Street Refinement Plan - Medium Density Residential - MDR Metro Plan Designation: High Density Residential - HDR Pre-Submittal Meeting Date: October 14, 2008 Application Submitted Date: September 23, 2008 Decision Issued Date: February 2, 2009 Appeal Deadline Date: February 17, 2009 Associated Applications: PRE2008- 00058 :;;~~~~~,~~&}qIY;.o~$~fUt.'I(ii~~V~Q~MI;~T~~i~i~~~'~-r;~~.~:~, ...!'lanner II Urban"Planning Lissa Davis 726-3632 I Transportation Planning Engineer Transportation Jon Driscoll 726.3679 I I Public Works Engineering Sanitary & Storm Sewer, Eric Walter 736-1034 I Utilities & Easements . I Deputy Fire Marshall Fire and Life Safety Gilbert Gordon 726-2293 I I Community Services Man~er Building Dave Puent 726-3668 I I;QWI!I~J~J~p,I,:.!c=.Jlmi.'IJ~N%g,'?iJ;;i!:~ [AAt;I;If[E.~:rri!fi'}iJd"'~'t:~i8~t7jif:ii?iffi:1 Lucas & Carla McQuillan Robert L Shaw 1942 S'" Street 656 Chamelton Street Springfield OR 974n Eugene OR 97401 ., BACKGROUND: Staff identified several development challenges with the applicants during pre-submittal and review procedures, (The applicants opted not to do a Development Issues Meeting prior to submitting a proposal for development of the subject site.) Throughout the process. City staff counseled the applicant regarding the issues of access. internal circulation and traffidpedestrian safety. The applicant chose to stay with the initial proposal for parking and loading areas. opting not to expand facilities. Upon formal review of t/:le applicant's submittal and information gathered by the City staff. the City's Development Review Committee concluded that the proposal does not meet Site Plan Criteria of Approval and Special Site Standards for Day Care Facilities. (See Page 9 of this Decision.) DECISION: As proposed. the application is Denied, as of the date of this letter. This is a limited land use decision made according to city code and state statute. Unless appealed. the decision is final. Please read this document carefully. The standards of the Springfield Development Code (SDC) applicable to each criterion of Site Plan Modification Approval are listed herein and are not satisfied by the submitted plans and documents. OTHER USES THAT MAY BE AUTHORIZED BY THE DECISION: None. REVIEW PROCESS: This application is reviewed under Type II (administrative) procedures listed in Springfield Development Code Section 5.1-130 and the site plan criteria of approval SDC 5.17-125. This application was accepted as complete upon submittal. September 23, 2008. This decision is issued on the 41 st day of the 120 day review period mandated by the state (ORS 227.178). ' SITE INFORMATION: The property is a 1.05 acre parcel located on the west side of 5do Street, north of "Q" Street. The east-west oriented parcel has a single family residence and driveway located at its east end adjacent to 5do Street; the remainder of the lot is vacant to the west where it abuts a future extension of 3nl Street. ZONING AND SURROUNDING LAND USES: c--"."--'T--ur'u,ur'-"--'.U'T-'T'-,.' --'" . ~>ST .-SSl'-~--1 .'.;r: I A -.-----------, r;; ~ ---l I I --/-. I '/1'! f- I ' '" . ~ I I I ~ l II l i I .. ~ ,oj f:~ ~ II I ~ General Zoninv Infonna.tion: The Darcel i~ border..d bv DroD..rtv ~.oned Hi"" - - - - - - Den~itv Re~identia.! to the North. South and We~t: DroDertv to the East i~ znned Genera.! Commercia.! and i~ develoDed as a. ~hoDDinv cent..r. A~ evidenced in the Dreviou~ air nhoto. the we~terlv Dortion of the ~ubiect ~ite and DrnDertie~ to the north and ~outh are un-develnD..d. WRITTEN COMMENTS: Applications for Limited Land Use Decisions require 'the notification of property owners/occupants within 300 feet of the subject property allowing for a 14 day comment period on the application (SDC Sections 3.080 and 14.030). The applicant and parties submitting written comments during the notice period have appeal rights and are mailed a copy of this decision for consideration (see Anoeals at the end of this decision.) In accordance with SDC 3.080 and 14.030. notice was sent to owner/occupants within 300 feet of the subject site on September 24. 2008. No written comments were received in response to the notice. .' ., Site Plan - Criteria of Approval SDC 5.17.125 SDC 5.17-125 CRITERIA OF SITE PLAN APPROVAL states: The Director shall approve, or approve with conc!itions, a Type II Site Plan Review Application upon determining that criteria A through E of this Section have been satisfied. If conditions cannot be attached to satisfy the criteria, the Director shall deny the application. Conformance with the Eugen~Springfield Metro Area General Plan. springfield Development Code Section 5 - Site Plan Review Standards. Section 4 - Public and Private I mprovements. Section .3.2- 210 - Residential Zoning District were required for approval of the applicant's Site Plan. Finding: The City's Development Review Committee reviewed the proposed plans and supporting information. City staff's review comments have been incorporated in findings and conditions contained herein. The Site Plan application as submitted complies with the code standards listed under each Criterion of Approval unless otherwise noted with specific findings and conclusions. Criterion A SDC 5.17-125 A The zoning Is consistent with the Metro Plan diagram, andlor the applicable Refinement Plan diagram, Plan District map. and Conceptual Development Plan. Finding: The zoning is consistent with the Metro Plan diagram and "Q" SUeet Refinement Plan diagram. . Conclusion: The proposal satisfies Site Plan Criterion A. Criterion B . SDC 5.17-125 B. Capacity requirements of public Improvements, Including but not limited to water and electricity; sanitary sewer and stonnwoter management facilItIes; and streets and traffic safety controls shall not be exceeded and the public Improvements 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 detennlne capacity Issues. Criterion C SDC 5.17-125 C. The proposed development shall comply with all applicable public and private design and construction standards contained In this Code and other applicable regulations. Finding: Criteria Band C require the proposed development to be provided with public and private improvements which are designed in conformance with all applicable Development Code requirements and the current Engineering Design Standards and Procedures Manual. The applicant's civil engineer shall also be required to provide construction inspection services. Finding: The intent of Criterion B is to ensure that public improvements are installed and serve development in accordance with the Metro Plan. The Meuo Plan indicates that new urban development must be served by at least the minimum level of key urban services at the time. development is completed (Eugene-Springfield Metro Area General Plan, III-G-I). Site Plans are development in accordance with ORS n7.21 S. The City interprets Criterion B to mean that on-site and off-site public improvements not only have capacity but are also extended to the developable area for connection. Therefore. in order to ensure the development complies with Criterion B for the provision of public infrastructure the required public improvements must be installed and approved before final site plan approval or occupancy of tlie site. . Finding: The Development Review Committee and the Public Works Director's representatives have reviewed the proposed site plan and the sUrrounding public services. The site plan application does not comply with the applicable code standards listed under Off-Street Parking Standards - SDC 4.6-5 I S. It does however, comply with the other sub-element unless otherwise noted with specific findings and conclusions. The elements, sub-elements and code standards of Criterion B and Criterion C include but are not limited to: I. Public and Private Improvements in accordance with SDC Section 4" Public and Private Improvements . . Public Street and Related Improvements - SDC 4.2-105 through SDC 4.2-/60 . Sanitary Sewer Improvements - SDC 4.3-105 . Storm Water Management and Water Quality Protection - SDC 4.3-110 through 4:3- 115 . Utilities and Public Easements- $DC 4.3-120 through 4.3-140 . Public and Private Easements - SDC 32.120( I ) and (5) 2. Conformance with standards of SDC Sealon 5 - Site Plan Review Standards, and SectIon 3.2-400 - Campus Industrial District . Permitted Uses - SDC 3.2-405 through 3.2-415 . Operational Performance Standards - SDC 3.2-425 . Lot Size and Setback Standards - SDC 3.2-420 . Height Standards ~ SDC 3.2-420 . Off-Street Parking Standards - SDC 4.6-5 I 5 . Fence Standards - SDC 4.'1-115 . Campus Industrial Design Standards - SDC 3.2-445 . Landscaping Standards - SDC 4.4-1 05 . Screening and Lighting - SDC 4.4-110 and 4.5-1001110 . Parking Standards.- SDC 4.6-100 through 4.6-110 3. Applicable Overlay Districts and Refinement Plan Requirements . "Q" SUeet Refinement Plan policies are applicable to this development Finding: All public and private site improvements are required to be designed in conformance with City codes. this decision. and the current engineering Design Standards Manual. The applicant's civil engineer shall also be required to provide construction inspection services. Finding: The Public Works'Oirector's representatives have' reviewed the proposed site plan. City staffs review comments have been incorporated in findings contained herein. Public'and Private Improvements in Accordance with SDC 5.17-100 and4./~1 00; 4.2-100; and 4.3-100 PUBUC STREETSITRANSPORTA TION FAClUTlES .AND IMPACTS - SDC 4.2-105 through SDC 4.2- 160 Finding: Site access is provided by 5th Street which is a 2 lane roadway with bicycle lanes that . provides one travel lane in each direction and a two-way center turn lane within a variable- width right-of-way. This portion of 5th Street is designated as a Minor Arterial. The street is improved with curb. gutter. sidewalks and street lighting. The traffic volume on 5th Street is estimated to be approximately 5.700 vehicle trips per day. Finding: The proposed use is comparable to ITE Land Use Code 565 (Day Care Center). Based .on that assumption the total trip generation from this development upon completion of the proposed expansion would be as follows: . 'Average Weekday = 79.26 trips/I OOOsfof floor area = 116.8 trips . PM Peak Hour = 1,474 SF of gross floor area x 13.18 trips per 1.000 SF = 19.4 trips I.n addition. the assumed 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 sidewalks, pedestrian crossing signals, crosswalks, bicycle parking and bicycle lanes. Finding: Assuming proper on-site design, existing transportation facilities would be adequate to accommodate the additional volume of traffic generated by the proposed development. Conclusion: Existing transportation facilities would be adequate to accommodate additional trips generated by the proposed development. SANITARY SEWER - SDC 4.3 SDC 4.3-1 05.A 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. SDC 4.3-1 05.C requires that proposed sewer systems shall include design consideration..of additional development within the area as projected by the Metro Plan. Section 2.02.1 of the City's Engineering Design Stnnclards and Procedures Manual (EDSPM) states that when land outside a new development will logically direct flow to sanitary sewers in the new development. the sewers shall be public sewers and shall normally extend to one or more of the property boundaries. Finding: No work is occurring that will impact the existing sanitary sewer system. Conclusion: The application. as submitted, meets the criterion of SDC 4.3 . . STORM WATER MANAGEMENT SDC 4.3-11 O.B states: The ApprovaJ Authority shall grant development approval only where adequate public and/or.priYate stormwater management systems provisions have been made as determined by the Public Works Director, consistent with the Engineering Design Standards and Procedures Manual (EDSPM). SDC 4.3-110.0 requires run-off from a development to be directed to an approved stormwater management system with sufficient capacity to accept the discharge. SDC Section 4.3-11 O.E . requires new developments to employ drainage management practices which minimize the amount and rate of surface water run-off into receiving streams and promote water quality. Finding: There is an existing catch basin located in the right-of-way of the driveway. The proposal does not affect the stormwater drainage system. Conclusion: The application, as submitted, comply with the criterion of SDC 4.3-11 O.D. WATER QUAUTYlGROUNDWATER PROTEalON 5 -10 YEAR TOTZ Finding: SDC 3.3-225.A requires a Drinking Water Protection (DWP) Permit when I) a site is affected by a change of use; building permit, or; development application. and 2) that action will affect the storage of. or increase the amount of. hazardous materials that pose a risk to groundwater. This proposal does not. meet criterion I above. Finding: This site is located in the 5 - 10 year Time of Travel.(TOT) zone. SDC 3.3-235.C. apply the following standards to the 5 to I O-year TOTZ Standards. . .The storage, handling. treatment, use. production or otherwise'keeping on premises of more than 20 gallons of ~azardous materials that pose a risk to groundwater in aggregate tluantities not containing DNAPLs is allowed upon compliance with containment and safety standards specified by the most recent , Fire Code adopted by the City. . All hazardous materials that pose a risk to groundwater shall be stored in areas with approved secondary containment in place (Uniform Fire Code Articles 2 and 8003.1.3.3). . All new use of DNAPLs are prohibited. . Any change in tYpe of use or an increase in the maximum daily inventory quantity of any DNAPL is considered a new use and is prohibited. · Requirements found in Uniform Fire Code Appendix II-E Section 3.2.7 for inspection and record keeping procedures for monthly in-house inspection and maintenance of containment and emergency equipment for all amounts of hazardous materials that pose a risk to groundwater shall be met unless exempted. Conclusion: This proposal will meet the above standards. SDC 4.3-11 O.E states: A development shall be required to employ drainage management practices approved by the Public Works Director and consistent with Metro Plan policies and the fngineering Design Standards and Procedures Manual. Section 3.02 of the City's EDSPM states the Pubic 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). Section 3.03.3.B of the City's EDSPM states all public and private development and redevelopment projects shall employ a system of 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 of the non-building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods. - Finding: The proposal will be sufficiently served by the existing catch basin. PUBLIC EASEMENTS Finding: There are no proposed public easements. Conclusion: Public and private improvements are sufficient to serve the proposed development. Conclusion: The proposed site plan satisfies this sub-element of the criteria B andC. .Conformance with Standards of SDC Section 5.17-1 QO, Site Plan Review, Section 3. 2-205. C - 3.2-204, High Density Residential Zoning and SDC 4. 7-125, Special Development Standards for Child Care Centers Finding: The purpose of Site Plan Review is to: Facilitate and enhance the value of development; Regulate the manner in which land is used and developed; Ensure the provision of public facilities and services; Maintain the integrity of the City's watercourses by promoting bank stability, assisting in flood protection and flow control, protecting riparian functions, minimizing erosion, and preserving water quality and significant fish and wildlife areas; Provide for connectivity between different uses; Utilize alternative transportation modes including and . walking. bicycling and mass transit facilities; Implement the Metro Plan, applicable refinement plans and specific area plans and development plans; Minimize adverse effects on surrounding property owners and ,the general public through specific approval conditions; and Otherwise protect the public health and safety.' . Finding: SDC 3.2-205.through 3.2-204 establishes and regulates residential zoning districts, including High Density Residential (HDR). Section 3.2-210 lists child care centers as an allowable use in the HDR, subject to special siting standards as listed in Section 4,7 -125.B. Child Care Centers. Finding: Site specific standards set forth in Section 4.7 -125.B are: I. Child Care Centers shall meet CSD regulations. . , 2; The out door play area shall be enclosed by a 6-foot high sight obscuring fence. In residential districts, t~e Director may require up to a IO-foot wide landscape buffer from an outdoor play area if conflicts with neighboring properties are identified. .3. Public sidewalks shall be installed in all cases where there are curb and gu~er streets. . 4. . If possible. each Child Care Center site shall have a circular drive for drop-offs. L-shaped drives or street side drop~offs may also be approved. 5. In residential di~tricts. the Child Care Center shall have a landscaped front yard setback of.1 0 feet. Finding:'As detailed below, the submitted proposa] fails to meet standard 4. drop-off and pick: ~ . . Conclusion: As submitted, the pr,oposal does not comply with the, requirements of 4.7 -125.B. ... " " . . . . Conformance with Overlay Districts and Applicable Refinement Plan , Requirements, REFINEMENT PLAN REQUIREMENTS . F.inding: The proposed development is within the. "Q" Street Repnement Plan area. Conclusion: As conditioned. the proposed development is in acco~dance with the policies of the "Q" Street Repnement Plqn. . Criterion 0 SDC 5.17-1250. Parking areas and i..6, "'.. .egresspoints have been 'designed to fadlitate vehicular traffic, bicycle and pedestrian safety to avoid cong~ion;provide connectivity within the development area and to adjacent residential areas, transit stops, neighborbood octivity centers, and commercial, industrial and public .areas; minimize curb cuts on arterial and collector streets as sPecified in this Code or other applicable regulations and comply with theODOT access management standards for State highways. Finding: Installation of driveways on a street increases the number of traffic conflict points. The greater number of conflict points increases the probability of traffic. crashes. SDC 4.2- 120(A)( I) stipulates that.each parcel is entitled to "an approved access to a public street." .' Finding: The Springfield Development Code states that where a proposed development abuts an existing or proposed Arterial or Collector Street, the development design and off-street improvements shall minimize the traffic conflicts. SDC4.2.120(B)( I). Finding: Tl1isportion ,of 5th Street is classified as a Minor Arterial and the speed limit is 35 MPH. , . Finding: The site is served by one driveway which is proposed to remain. The existing 18 foot wide driveway approach is inadequate to serve 2-way traffic. The proposed driveway approach does riot meet the minimum width fC!r a 2-way driveway per the Springfield Development Code. The minimum required width is 24 feet (Table 4.2-2). Finding: The proposed site plan does not provide a turn-around which is necessary to provide for adequate on-site circulation. Lack of an adequate on-site. turnaround increases the potential that vehicles will back out on-to 5'" Street attempiing to exit the site or back up on 5'" Street waiting for on-site congestion to clear before' entering the site. This situation creates an unacceptable potential conflict point on the public street netWork. In addition, in response to complaints received regarding vehicles. backing out onto and blocking the southbound travel lane of 5'" Street DSD staff conducted a field visit and confirmed that vehicles were indeed backing out onto 5'" street. So an unacceptable situation appears .to already exist at this location. Finding: Approximately 90 feet of the driveway leading to the parking lot. is only 12' wide which. is not wide enough for rYIo-way traffic. This will result In conflicts on-site which may spill over onto 5'" Street, creating an unacceptable cC!nflict on the public street nerYIork. Finding: Parking space #4 and the proposed loading zone space located adjacent to the 12' driveway do not have adequate room for vehicle access without conflicting with driv~waytraffic. Finding: The proposed site plan does not meet the parklnglloading requirements of the Springfield Development Code (Table 4.6-2). . The proposed site plan only provides for 4 parking spaces and 2 loading spaces. The Springfield Development Code requires the 5 parking spaces and 3 loading spaces to be provided on site, Lack of adequate on-site parking and loading spaces increases the potential that vehicles. will back up on 5'" Street Waiting for on-site congestion to clear before entering the site. This situation creates an unacceptable potential conflict point on the public street nerYIork. Conclusion: The Transportation division cannot recommend approval of the proposed. project as submitted. The proposed site circulation must be redesigned and the required parking/loading spaces provided. It appears that the site is large enough toaccomr:nodate on-site circulation for the proposed land use and that the site plan can be revised to. accommodate on-site parking and circulation. The following design guidelines are recommended to be considered in the site design: . Widen the driveway approach to a minimum' of 24'. . Provide for an on-site turnaround. The turnaround must not be located within 100' of the 5th Street public right of way. . . The number and dimensions of the parking spaces and loading spaces must meet City Code. Parking and loading spaces must not conflict with the driveway or turnaround. . . Due to the nature of the use, the site plan should provide for separate pedestrian access ways from all parking and loading spaces to facility entrances. The pedestrian access must meet ADA requirements. ' . The driveway widened to accommodate t!NO-way traffic. The driveway may be narrowed to one lane to accommodate existing site constraints( such as the fir tree) for short distances. however a two lane driveway must be provided within the first 100 feet of the driveway entrance. . Please provide all dimensions on the plans. Criterion E SDC 5.17-125 E. Physical features, induding but not limited to: steep slopes with un~able soil or geologic conditions; areas with susceptibility of flooding; significant dusters of trees and shrubs, watercourses shown on the WQLW Mop and their. associated riparian areas, wetlands, rock outcroppings and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760,358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. Finding: The site is not known to contain areas of historic andlor archaeological significance. Conclusion: As submitted. the proposal satisfies Criterion E. CONCLUSION: Staff has determined that the proposed site plans pose a significant risk to the motoring public and the clients they intended to serve. The proposal cannot be reasonably conditioned without crossing into significant redesign of public improvements. The Site Plan as submitted is not in conformance with the applicable Criteria I-S of SDC 5.17-125 and is therefore denied. I n accordance with SDC 504-1 05.G, no new application for the same development proposal may be filed within I year of the date of the previous denial. This Decision was prepared on November 10, 2008. The applicants were advised of the recommendation for denial and chose to waive the 120-day action period as required by ORS 227.178. A waiver was granted to allow the applicants to submit modifications of the parking and circulation for the site in lieu of this Decision. The expiration date of the Waiver is March 23. 2009 with proposed revisions due to the City no later than January 26. 2009 to allow for a 60-day review period. As of this date, the applicants have not submitted the proposed modifications to the site plan. accordingly. this decision is issued as agreed. Pursuant to SDC 5.4-105.G, when an application is denied. no new applications.for the same . development proposal may be filed within I year of the date of the previous denial, unless the Approval Authority. for good cause. grants permission to .fiIe a new application. Additional Info..m:o.tl.!m; The application. all documents, and evidence relied upon by the applicant, and the applicable criteria of approval are available for free inspection and copies are available at a cost of $0.75 for the first page and $0.50 for each additional page at the Development Services Department, 225 Fifth Street, Springfield. Oregon. ADDeals: If you wish to appeal this Tentative Site Plan Approval, a Type" limited Land Use decision, your application must comply with SDC 5.3-100. APPEALS. Appeals must be . submitted on a City form and a fee of $250.00 must be paid to the City at the time of submittal. The fee will be rewmed to the appellant if the Planning Commission approves the appealapplication. In accordance with SDC 5.3-115 which provides for a 15 day appeal period. the appeal period for this decision expires at 5:00 p.m. on FebnJary 17,2009. Ouestions.; , . , Please contact lissa Davis at the City of Sprinl1field Urban Planning Division if vou have questions relf<lrding this process. . ,.....D....ed bIG Lissa Davis Planner 2 726-3632 . .' ~1 '- . . ~. '.;' ,,;.>,' f ,:-.~. .... "r, .___.,......I~ Lucas and Carla Mcquillan 194-2 5th Street Springfield, OR 97477 .-, ,. " 'q-' _i'.... ", .....J;"I,!r~,'~[:".;;!t"...~>;'~'l; 6' :) . ",' '. ,), "jiI{.. .",~,.~'i""l~' "I!>";J",;}I~~'Mti6'-~ o,:,~';~ ," ,. ,:~,:;','\/~~~il<J:"'.~;'i;:;;,; ;;J!l CITY OF 5PRiNGFIELo".\t ... ' . "'P..' .,',<,e'.,,-"-'\' " " ,_.-'.,.~"i-""I} DEVE:LOPMENT SERVICE$.DE~A8TMEN '....'. '0'....,"'.,..,.,..-". ..,' '''-0",,11' , . ..225 5th:s'l';."":' i .p.."'.L .'1. ,-.."..,\. ~ SPRINGFIELorpB 97 ,~<Ii ,,'g,;t, "-<\'I~P:u.' J: "<',:t~.~~j;';; ,;~~;~ }t:t: .__, ~~~_._"'.J_ ""'_,;.......,....." ".... ,"" ~,~ - ~'--'.. .11 _ Robert Shaw 656 Charnel ton Street Springfield, OR 97401 .. ..', "C' '. .,' .,' ,,' .111, . .. ". ~iljI '..,' .' ., ....;.. """""1:","