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HomeMy WebLinkAboutPacket, DRC PLANNER 7/3/2007 C;ITY OF SPRINGFIELD - DE'n=LOPMENT REVIEW COMMITTEE DISTRIBUTION DATE: July~;iOii7 TO: , \ .' ' ., ./' prZt- rp~~ I[~rr:!,ltofii?nning Staff: G. Karp, J. Donovan, Liz Miller, M. Metzger, Killi Gale, ~. flatllv,Wara Jones, Andy Limbird, Dave Reesor, Steve Hopkins . 'Matt Stouder, Engineering - Public Worl<:s Department Date Received' 'Les Benoy, Engineer Group, EngineeringlPublic Worl<:s Planner _ 'Chuck Gottfried, Environmental Services . - Brian Bamett, Traffic EngineerlPE, Public Worl<:s Department (agenda only 2/02) 'Gary McKenney, Transportation Planning Engineer, Public WorXs Department 'Gilbert Gordon, Deputy Fire Marshall, Fire & Life Safety Department Melissa Fechtel, Fire Agenda only 'Ed Black, Maintenance Manager, Public Worl<:s Dept.. 'Pat French, Planner, Willamalane Pari<: and Recreation District *Tamara Johnson, Springfield Utility Board (Electric) 'Bart McKee, Springfield Utility Board (Water) Jack Foster, Springfield Utility Board (Energy Conservation) Amy Chinitz, Springfield Utility Board (Drinking Water) Jim Henry, Central Lane Communications 911 (Subdivisions, street name changes) Dave White, U.S.P.S. (Growth Mgmt. Coordinator) Dave Shore, Northwest Natural Gas (needs full packets for Parlitions/Subdivisions) 'Celia Barry, Lane County Transportation Thomas Jeffreys, Emerald People's Utility District (EPUD) Jim Mann, Lane County Land Management [Urban Transition Zone] George Ehlers, Lane County Sanitarian [Urban Transition Zone] (If applicable) Tim Hanely, Rainbow Water District(* only if in the North Spfld area) (If applicable) Ralph Johnston, Lane Regional Air Pollution Authority (If applicable) Dale Ledyard, Operations Chief, McKenzie Fire District (If applicable) Joe Chavez, Comcast Cablevision (If applicable) Debbie Crampton, EWEB (electric) ('If in Glenwciod) Dick HelgesonlMel Damewood, EWEB (water) rlf in Gtenwood) Steve Moe, GlenwOOd Water District (*If In Glenwood) Bill Grile - Development Services Director (agenda) John Tamulonis, Economic & Community Development Manager (agenda) Cindie Mott, Code E..f_,~...~m Inspector (agenda) 'Dave Puent, Building Official (agenda) Lisa Hopper, Building Services Representative (agenda) 'Greg Ferschweiler, Keith Miyata, Brian Conlon, Gene Butterfield, PW Dept. (agenda) 'Craig Fitzgerald, Maintenance PW Dept . Deanna Buckem, Engineenng Assistant, Public Worl<:s Dept. (agenda) Police Chief, Jerry Smith, Police Department (agenda) 'John Pearson, Building Plans Review Engineer *Will Mueller, L TO Norm Palmer, Quest Corporation (agenda Mike Wilbur, ODOT, State Highway Division (agenda) Steve Barrett, Asst. Superin. of Operations, Springfield School District (agenda) William Lewis, Financial Services, Springfield School District ( agenda) Jacl< Moran, Reporter, Eugene Register-Guard (agenda) INCLUDE WEEKLY LAND USE INFO Springfield Beacon (agenda) Joe Leahy, City Attomey Dennis Emst, City Surveyor Carole Knapel, PEACEHEAL THlJUSTICE CENTERlFIRE STATION ITEMS 7 -j -D 7 IlJ-fZ.CJ . 1>T A request for land use action, as described on the attached agenda, has been received by the Development Services Office. Specific concems of your division/departmenVagency should be addressed. If you have comments or requirements of this proposal, please send them in writing to the assigned planner @ Development Services Department, 225 Fifth Street, Springfield, OR 97477. If your written comments are noi received by Friday, July 13, 2007 specific concems of your division/dep......~..Jagency will not be addressed unless you atlend the meeting on July 17, 2007. The Development Review Committee holds staff review. meetings on Tuesday@8:00-10:ooa.m. You should also plan to attend the staff meeting on Tuesday if you have specific concems so that the Planning Manager's representative can discuss them prior to meeting with the applicant. If the Planning Manager feels II is necessary for you to participate in the public meetings he/she will let you know on Tuesday. 'will receive a full packet AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 615 Staff Review: July 17, 2007 @ 8:00 - 10:00 a.m. 1. SITE MODIFICATION - MAJOR #DRC2007-00044 MCKENZIE-WILLAMETTE HOSPITAL Assessor's Map: 17-03-36-22 TL 4601,7100. 8:00 a.m. Address: 1460 "G" Street Existing Use: McKenzie-Willamette Hospital Applicant submitted plans for a Site Plan Modification - Major to Final Site Plan Equivalent Map, Case #DRC2007 -00033 by constructing a new primary building entrance with covered drop-off, improved pedestrian, patient and visitor access, vehicle circulation and parking. Planner: Linda Pauly 2. SITE MODIFICATION - MAJOR #DRC2007-00047 BEREAN CHURCH 9:00 a.m. Assessor's Map: 17-02-35-41 TL 1100 Address: 147 75til Street Existing Use: Berean Assembly of God Church . , Applicant submitted plans for a Site Plan Modification - Major to original site plan by expansion of parking lot. Planner: Steve Hopkins 1 City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 SPRINGFIELD. ttJ - ~db;,. ~&Jt . Site Plan Application, Type II . -. , .. I -. . . - ""' . .. . , , , - Site Plan Review: D . , , , Applicant Name: Rick Varnum Company: McKenzie-Willamette Medical Center Address: 1460 G Street, Sprinqfield, OR '97477 ~PPlicant'~Rep.:IJ~ffreY S.Bond AS~ '.... Company: ISatre Associates, PC Address: 1132 East Broadwav, Suite 536, Euqene, OR . ','" .... ';""'-'. ,: \'_';;' ,'-,:,',..,',..,. ,'..-:' IMcKenzie-Willamette Med'ical Center 1 McKenzie-Willamette'. Medical Center 11460 G Street. Sprinqfield;OR 97477 Phone: 1726-4542 !Fax: 1744-8565 I I I I I I I 1 I I D Property Owner: Company: Address: 'lph~ne:"465-47;1 !Fax: 1465-4722 97401 I ~~:~~: 1;26-4542 .. 1 Fax: 1744-8565 ASSESSOR'S MAP NO: 17-03-36-22 TAX LOT NO(s): 04601,07100' Property Address: 1460 G Street, Sprinqfield, OR 97477 Size of Property: 8.71 ac (04601) 2.96 ac (07100) Acres ~ Square Feet .Proposed Name of Project: MWMC Facility Improvement Project . ," '. :. --~ Description of Proposal: A.new primary building entrance with covered drop-off, improved pedestrian, patient and visitor access, vehicle circulation, and parking, # of Lots/Parcels: Avg. Lot/Parcel Size: New Impervious Surface Coverage: . sf . .,;,-",". sf Density: . Bldg. Gross Floo.rArea: dujacre sf . -. ':I- ,.- .. . . 1- " . , - - , Zoning: Applicable Refinement Plan: Location: City Limits D Associated Applications: . . 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[~~UJ:~:)EE%~:[~l;:, ~-' o ,,;"l~ "a 000 ~~~ ,n ..-...',-'--_._ 1"/' -I :1: .,1 . ~,. : ,'.' I' '::::~".__i,;,P!..... '~!.-~.__..- ( (:'\:::::,:....:. (-ii. I / if i i ,./ I " ,1/ I i ~.J.- I ,'I I '.L.,t i '; i I ' i I !!f j .,'f I t~1 f "L --I---iL._; I 1 : I ,I L ;./ . rf~ j . .,I! ~ 11 iU 'I " )> -i -i )> o ::c s:: m z -i )> I N I i 1 ..L--1.h ,I ! V lIii! Ii, )1;,', 'f I !io I. I \to ,I"..... n td:! t-.l,/-;- 'I 1m I'" , :1 hh McKenzie-WiUamelle MecicalCenler McKenzie-WiI1amette Medical Center 1460 G Slree~'Spmglield Oregon 97477 Map: 17-03-36-"22; Tax Lois: 4601 al1d noo =- SATRE ASSOCIATES, P.c. ~Plonn.",L>IIdsc';".Nr:.h.i\.ctsand _En\'uonmtnloISptclOli... SATRE "''''_".~..,.. ' ........"'..~"." ASSOCIATES ,~.::::':::':'F" "" '...'-"".1-..:..... \4lIQQ~", ~Or"""",'04n (S4I)nll-4524 -FuCS41)744-~ FACILITY IMPRovEMENT PROJECT SITE PLAN CaUcl>RckVonun ... - SATRE ASSOCIATES SATRE ASSOCIATES, P.C. Planners, Landscape Architects and Environmental Specialists 132 East Broadway, Suite 536, Eugene, Oregon 9740 I (541)465-4721 . Fax(541)465-4722 . 1;800-662-7094 www.satrepc.com ..., June 22, 2007 MCKENZIE-WILLA-METTE MEDICAL CENTER FACILTlY IMPROVEMENT PROJECT 'SITE PLAN REVIEW - MAJOR MODIFICATION APPLICATION WRITTEN ST A.TEMENT I. GENERAL INFORMATION Project: McKenzie-Willamette Medical Center 1460 G Street, Springfield, Oregon 97477 . Map and T!lx,Lot: Map 17~03-36.22; Lots 04601 and 07100 Owner and Aoolicant McKenzie-Willamctte Medical Center 1460 G Street Springfield, OR 97477 (541)726-4542 ' Fax (541) 744-85(i5 Contact: Rick Varnum ricvar@mckweb.co;n Architect Gerald McDonnell & Associate.s Architecture, PC 860 West Park Street, Suite 300 Eugene, Oregon 97401 (541) 344-9157 ' Fax (541) 344-8604 Contact: Daniel p, Klute,AIA dpklute@gma-arch,com Planner. Landscaoe Architect. . and Civil En\!ineer Satre Associates, P.c. 132 East Broadway, Suite 536 Eugene, Oregon 97401 (541) 465-4721 ' Fax (541) 465-4722 Planner & Landscape Architect Contact: Jeff Bond, ASLA j.bond@satrepc.com. Civil Engineer . Contact: Nick Nichols, PE n.nichols@satrepc.com McKenzie-Willamette Medical Cen";. . Site Plan Review Major Modification~Written Statement June 22. 2007 Page :~ II. Land Use Reauest . . The applicant, McKenzie- Willamette Medical Center (MWMC), propose~ to make improvements to their Mohawk Boulevard carripus in Springfield. With the proposed .site improvements and planned interior remodeling the applicant intends to improve the function and appearance of their existing facilities in Springfield, . . The applicant requests approval of this Site Pan Review - Major Modification application in regard to modifications to the Final Site Plan Equivalent Map which will be submitted concurrently with this application. Specifically, the modifications are as follows: Construction of a new main building entrance and ~overed c1rc:l1]-()ff area. To provide better. access to the hospital for patients and visitors the applicant is proposing to create a new entrance at the east side of the hospital with a covered :walk and drop-off area. The new ent~ance will replace existing modular meeting rooms located between the two ease-west oriented wings of the hospital. The existing drop-off area, located to the east of the proposed entry, will be rebuilt to provid.e separation between the vehicles in the drop-off area and those using the main internal access drive that connects G Street to I Street, The drop-off area will have a canopy to protect users from inclement weather and will be connected to the building entrance by a covered walkway. The applicant proposes to close a driveway between the access drive and the doctor'.s parking area. T)1e closing of a driveway connection between the access drive and the doctor's parking area will eliminate a point of pedestrian-vehicle conflict on the pedestrian route between G Street and the new building entrance, To eliminate backing motions inte;> the access drive, nine existing perpendicular parking spaces along the east side of the drive will be replaced by two short term parallel parking spaces. The last modification proposed for this area is the 'creation offour new accessible parking spaces and the construction of an accessible route to the new building entrance. "Relocation of G Street drivewav and addition of access controls for doctor's Darkinl! lot To help de-emphasize the current main entrance, after the opening of the new entrance, to simplify driveway alignm~nts along G Street, and to provide for improved access control for the doctor's parking lot, the applicant proposes to relocate an existing curb cut approximately 90 feet to the east from its current location on the north side of G Street The new driveway location willalign with both the west access aisle of the doctor's parking lot and one of the . driveways of a proposed parking lot on the south side of G Street The alignment of the two driveways should not encourage movements across G Street but should simplify pedestrian, bicycle, and automobile interactions. The relocated driveway will connect to the existing parking area to the west, providing ingress and egress, but its location: farther away from the existing entrance will help de-emphasize it The relocated driveway will also replace the access to the doctor's parking lot that is will be closed with the construction of the new building en!rance and access drive improvements. The applicant also proposes to add lift arm gates to the doctor's parking lot to control access. Satre Associates, P.c. . 132 E. Broadway, Suite 536, Euge~e, OR 97401 . (541) 465.4721 . www.satrepc.com McKenzie-Willamene Medi :enter' Site Plan Review Major ModllIcation- Wrinen Statement' June 22, 2007 Pa"e 3 Construction of emolovee oarkini:! lot on the south side of G Street. The applicant proposes to.replace'the informal employee parking that occurs on the remnant paving of the old St. Alice School with a new parking lot. The parking lot will replace the parking that currently . takes place on the site as well as spaces lost with the termination of a joint parking agreement with the property at 1457 G Street (see Exhibit E-4). The new parking lot requires the relocation of two existing curbcuts and one utility pole, The parking lot access will align with the access drive on the north side of G Street while the exit will align with the relocated' . . ., -'. doctor's parking lotcurbcut discussed above, To improve pedestrian safety the applicant is proposing a new mid"block crosswalk with lighting and signage near the west end of the proposed parking lot (see site plans and Mid-block Crosswalk Evaluation, Attachment A.3). Employees will be encouraged to use the building entrance at the northwest comer of the doct~r's parking l~i, the entrance closest to the new. crosswalk. The proposed parking lot will include vegetated swales.for storm water treatment, landscaping, and lighting. III. The Site and Existinl! Condition's A. Tax Lot _ The project occupies Tax Lots 4601 and 7100 on Lane County Assessor's Map 17-03-36-22. Both tax lots are owned by McKenzie Willamette Regional Medical Center. Tax Lot 4601 is approximately 8,71 acres in size and is the site of the main hospital facilities. Tax Lot 7100 is approximately 2.96 acres in size, has some remnant paving that is used for parking but is otherwise grass covered open space, . B. Location and Site Context The development site'is located in the Mohawk B~ulevard area of central Springfield. Tax Lot 4601 is bounded by Mohawk Boulevard to the west, 1 Street to the north, 16th street to the east and G street to the south. This parcel is designated in the Metro Plan as Major Retail Center and is zoned Mixed Use Commercial. (MUC). This parcel also has TaxLot 7100 is located south ofG Street west of 16th Street. This parcel's Metro Plan designation is Low Density Residential and is zoned General Office (GO). Both tax lots are located within the Hospital Support Overlay'District (HS), a Drinking Water Protection Overlay District (DWP), and a Nodal Development Overlay District (NDO). . . Across Mohawk Boulevard from the north parcel (Tax Lot 4601) is Willamalane Park. To the north the property is zoned Mixed Use Commercial. To the east the property is zoned Low Density Residential and is used for hospital arid medical related uses. To the south across G Street the property is zoned Low Density residential and General Office. The south parcel (Tax Lot 7100) is bounded to the north by the main hospital campus. To the east and south the zoning is Low Density Residential, with single family residences and Saint Alice's Catholic. Church, To the immediate west the zoning is General Office and a new ni~dical office. building, is-under construction. Satre Associates, P.c.,. 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie- Willamette Medical Cen" , Site Plan Review Major ModificatiOl;~CWritten Statement June 22. 2007 Pa!!e 4 C, Site Descrintion. Current Use. and Existing Conditions As stated above, the north parcel is occupied by the main McKenzie Willamette Medical Center campus. The parcel is fully developed, and the current land use application proposes minor modifications in this area to imprbve the function of the site. The south parcel was formerly the site of St. Alice SchooL The school building was removed following the 'purchase of the property by McKenzie Willamette Hospital in 1998. All that remains are the asphalt fire lane and playground paving, a concrete walkway, some site lights, chain link fencing, and a few remnant landscape plants. The parcel is otherwise vacant and is grass covered. The Flood Insurance Rate'Map (FIRM) identifies tge site as being in Zone X outsidethe500. year floodplain (Map Number 41039CI 142 F), Soil types on the site are classified in the Lane County Soil Survey as Coburg-Urban Land Complex (32) and Awbrig-Urban land Complex (6), No wetlands are identified on the National Wetland Inveritory map or the Springfield Local Wetland Inventory. The site is identified as 'being located within the 10 year time oftravel zone for the potential 16th and Q Street welL '. ' IV. APPLICABLE CRITERIA This section is organized by the applicable approval criteria, Applicable approval criteria are outlined iii'bold italics below, followed. by proposed findings of fact in normal text. Approval Criteria -Site Plan 'Review Modification - Major In accordance with SDC 31.100, the Planning Director shall review a Type II Major Site Plan Review Modification application based on particular criteria as specified in SDC 31.060. SDC 31,060 states, the Planning Director shall approve or approve with conditions an application upon determining that criteria (I) through (5) of this Section have been. satisfied: . .(1) The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and ConceptualDevelopment Plan. Findings The HS Hospital Support Overlay District (SDC Article 28) meets the definition and . intent of a Plan District as specified in SDC Article 2, The subject development site is located within the HS Overlay District boundaries 'specified in SDC Article 28.. The HS district "shall supplement the regulations of the underlying district" and provides "an area in the immediate vicinity ofthe McKenzie-Willamette Hospital for Satre Associates, P.C . 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie. Willamene Medi :enter Site Plan Review Major.Moditication- Written Statement June 22. 2007 Pa2:e 5 .future hospital expansion and for hospital related support services." Therefore; bec<\use the Hospital Support Overlay District, rather than the underlying zoning, ' regulates uses and associated development standards, and because the district is consistent with the Plan District map, criterion SDC 31.060(1) is met. (2) Capacity requirements of public improvements, including but not limited to, water and electricity; sanitary sewer and storm water management facilities; and streets and traffic safety' controls shall not be exceeded and that the public improvements shall be available to serve the site at the time of development, unless otJierwise 'providedfor by this Code and other applicable regulations. The Public Works Director or a utility provider shflll determiIJe capacity issues. Findimrs Applicable public improvement standards can be found in Article 32 of the Springfield Development Code'(SDC) and the City's Engineering Design Standards .and Proced\lres Manual (EDSPM). The subject site is in an area that is currently fully served by public and private utilities and public streets. The impact of the proposed modifications on the capacity of public improvements will be minor. Modifications on the north side will replace 'an old modular building with a new entrance built to meet the latest energy codes. While this could decrease overall electric demand forthe buiiding, the change would not be significant. The proposed modifications on the south parcel will increase current electric and water use with the addition of site lights and irrigated landscape. This use, however, will be far smaller than the demand that was produced by the fonner use of the site as a schooL The proposed modifications covered by this application do not include any changes that will increase or decrease the demands of the sanitary sewers. . .... The area of impervious surface will be increased by approximately 1,800 square feet on the north parcel and by' about 6,000 square feet on the south parceL These will result in increased stonn flows of less than 0.5 cfs from each parcel in a 25 year stonn event. Stormwater rimofffrom th'e new and.replacement impervious surfaces'will be heated structurally imd/or vegetatively prior to leaving the site, This minor increase of runoff to the public system will be mitigated by the use of vegetative swaies on the south parcel to slow the runoff rate and allow for some infiltration. See the Hydrology Report (Attachment A.I) for additional information . Since the proposed modifications do not include any new services, changes of use or operations there will be no change in trips to and from the hospital and, therefore, no new capacity issues with streets or traffic safety controls. . Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com SATRE ASSOCIATES, P.c. Planners, Landscape Architects and Environmental Specialists 132 East Broadway,. Suite 536, Eugene, Oregon 97401 (541) 465'4721 . Fax (541) 465-4722 . 1-800-662-7094 www.satrepc.com III!tlI -- SA! KE ASSOCIATES June 22, 2007 , MCKENZIE-WILLAMETTE MEDICAL CENTER F ACIL TIY IMPROVEMENT PROJECT SITE PLAN REVIEW - MAJOR MODIFICATION APPLICATION WRITTEN STATEMENT I. GENERAL INFORMATION Project: McKenzie- Willamette Mediciil Center 1460 G Street,. Springfield, Oregon 97477 Map and Tax Lot: Map 17~03-36-22; Lots 04601 and 07100 J, Owner and AnnlicaTIt McKenzie-Willamette Mcdical Center 1460 G Street , Springfield, OR 97477 (541) 726-4542 ' Fax (541) 744-8565 Contact: Rick Varnum ricvar@mckweb.com Architect Gerald McDonnell &Associates Architecture, PC 860 West Park Street, Suite 300 Eugene, Oregon 97401 (541) 344-9157 ' Fax (541) 344-8604 Contact: Daniel p, Klute, AlA. dpklute@gma-arch.com Planner. Landscane Architect. and Civil Enllineer" Satre Associates, P.c. . 132 East Broadway, Suite 536 Eugene, Oregon 97401 (541) 465-4721' Fax (541) 465-4722 Planner & Landscape Architect Contact: Jeff Bond, ASLA j.bond@satrepc,com . Civil Engineer Contact: Nick Nichols, PE n.nichols@satrepc.com McKenzie- Willamette Med :enter Site Plan Review Major Modlltcation- Written Statement June 22. 2007 Page 2 II. Land Use Re(]uest The applicant, McKenzie- Willamette Medical Center (MWMC), proposes to make improvements to their Mohawk Boulevard campus in Springfield. With the proposed site improvements and planned interior remodeling the applicant intends to improve the function and appearance of their 'existing facilities in Springfield. . The applicant requests approval of this Site Pan Review - Major Modification application in regard to modifications to the Fimil Site Phin Equivalent Map which will be submitted concurrently with this application. Specificall~, the modifications' are as follows' Construction of a new main buildin!:! entrance and covered drop-off area.' To provide better access to the hospital for patients and visitors the applicant is pH?posing to create a new entrance at the east side of the hospital with a covered walk and drop-off area, The new entrance will replace existing modular meeting rooms. located between the two ease-west oriented wings of the hospital. The existing drop-off area, located to the east of the proposed entry, will be rebuilt to provide separation between the vehicles in the drop-off area' and those using the main internal access drive that connects G Street to I Street. The drop-off area will have a canopy to protect users from inclement weather and will be connected to the building entrance by a covered walkway. The applicant proposes to close a driveway between the. access. drive and the doctor's parking area. The closing ofa driveway connection between . the access drive and the doctor's parking area will eliminate a point of pedestrian-vehicle conflict on the pedestrian route between G Street and the new building entrance. To eliminate backing motions into the access drive, nine existing perpendicular parking spaces along the east side of the drive will be replaced by two short term parallel parking spaces. The last modification proposed for this area is the creation of four new accessible parking, spacescimd the construction of an accessible route to the new building entrance. Relocation ofG Street drivewav and addition of access controls for doctor's narkin!:! lot. To help de-emphasize the current main entrance, after the opening of the new entrance, to simplify driveway alignments along G Street, and to provide for impro~ed access control for the doctor's parking lot, the applicant proposes to relocate an existing curb cut approx:imately 90 fed to the east from its current location on the north side ofG Street. The new driveway location will align with both the west access aisle of the doctor's parking lot and one of the driveways of a proposed parking lot on the south side of G Street. The aligrunent of the two . driveways should not encourage movements across G Street but should simplify pedestrian, bicycle, and automobile interactions. The relocated driveway will connect to the existing parking area to the west, providing ingress and egress, but its location farther away from the existing entrance will help de-emphasize it. The relocated driveway will als~ replace the access to the doctor's parking lot that is will be closed with the construction o(the new building.entrance and access, drive improvements. The applicant also proposes to add lift " arm gates to the doctor's parking lot to control access.. Satre Associates, r.c. . 132E. Broadway, Suite 536, Eugene, OR97401 . (541) 465-4721 . www.satrepc.com McKenzie-Willametle Medical Cenl Site Plan Review Major Moditication- Written Statement June 22. 2007 Pa2:e 3 Construction of emolovee oarkini:! lot on the south side of G Street. The applicant proposes to replace the informal employee parking that occurs on the remnant paving of the old St. . Alice School with a new parking lot. The parking lot will replace the parking that currently takes place on the site as well as spaces lost with the termination of a joint parking agreement with the property at 1457 G Street (see Exhibit E-4). The new parking lot requires the relocatiori of two existing curbcuts and one utility pole. The parking lot access will aiign . with the access drive on the north side of G Street while. the exit will align with the relocated doctor's parking lot curbcut discussed above. To improve pedestrian safety the applicant is proposing a new mid-block crosswalk with lighting and signage near the west end of the proposed parking lot (see site plans and Mid-block Crosswalk Evaluation, Attachment A-3). Employees will be encouraged to use the building entrance at the northwest comer of the doctor's parking lot, the entrance closest to the new crosswalk. The proposed parking lot will include vegetated swales for stormwater treatment, landscaping, and lighting. . III. The Site and Existing Conditions A. Tax Lot The project occupies Tax Lots 4601 and 7100 on Lane County Assessor's Map 17-03-36-22. Both tax lots are owned by McKenzie Willamette Regional Medical Center. Tax Lot 4601 is approximately 8,71 acres in size and.is the site of the main hospiial facilities. Tax Lot 7100 is approximately 2.96 acres in size, has some remnant paving that is used for parking but is otherwise grass covered open space, B. Location and Site Context The development site is located in the Mohawk Boulevard area of central Springfield. Tax Lot 460 I is bounded by Mohawk Boulevard to the west, I Street to the north, 16th street to the east and G street to the south. This parcel is designated in the Metro Plan as Major Retail Center and is zoned Mixed Use Commercial (MUC). This parcel also has Tax Lot 7]00 is located south ofG Street west of ]6th Street. This par,cel's Metro Plan designation is Low Density Residential and is zoned General Office (GO). Both tax lots are located within the Hospital Support Overlay District (HS), a Drinking Water Protection Overlay District (DWP), and a Nodal Development Overlay District (NDO) , Across Mohawk Boulevard from the north parcel (Tax Lot 460]) is Willamalane Park. To the north the property is zoned Mixed Use Commercial. To theeastthe property is zoned Low Density Residential and is used for hospital arid medical related uses. To the south across G Street the property is zoned Low Density residential and General Office. The south parcel (Tax Lot.71 00) isbourided to the north by the main. hospital campus, To the east and south the zoning is Low Density'Residential, with single family residences and Saint Alice's Catholic Church. To the immediate west the'zoning is General Office and a new medical office building is under construction.' . Satre Associates, P.c. . 1-32 E. Broadway', Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie. Willamette Medie"i".:-center Site Plan Review Major Mod'ffl'tatioll-'- Written Statement June 2L 2007 . Pae:e 4 C, Site Descrintion. Current Use. and Existinl.! Conditions As stated above, the north parcel is occupied by the main McKenzie Willamette Medical Center campus. The parcel is fully developed,.,and the current land use application proposes minor modifications in.this area to improve the function of the site, . ' The south parcel was formerly the site of St. Alice School. The school building was removed following the purchase of the property by McKenzie Willamette Hospital in 1998, All that remain'"s are the asphalt fire lane and playground paving, a concrete walkway, some site lights, chain linldencing, and a few remnant landscape plants. The parcel is otherwise vacant 'and is grass covered. The Flood Insurance Rate,Map (FIRM) identifies t~e site as being in Zone X outside the 500- year floodplain (Map Number 41 039CI142 F). Soil types on the site are classified in the Lane County Soil Survey as Coburg-Urb:in Land Complex (32) and Awbrig-Urban land Complex (6). No wetlands are identified on the National Wetland Inventory map or the Springfield Local . Wetland Inventory. The site is identified as being located within the 10 year time of travel zone for the potential 16th'and Q Street well. , '. . IV. APPLICABLE CRITERIA Thi~ section is organized by the applicable approval criteria, Applicable approval criteria are outlined in bold italics below, followed by proposed findings of fact in normal text. Approval Criteria - Site.Plan Review Modification - Major In accordance with SDC 31.100,.the Planning Qirectorshall review a Type II Major Site Plan Review Modification applicaiion based,on particular criteria as specified inSDC 31.060. SDC 3J .060 states, the Planning Director shall approve or approve with conditions an application upon determining that criteria (I) through (5) of this Section have been satisfied: .. . . (1) The zoning is consistent with the Metro Plan diagram, and/or the applicable' Refinement Plan diagram, Plan District map, and Conceptual Development Plan. Findinl.!s ,The HS Hospital Support Overlay District (SDC Article 28) meets the definition and intent of a Plan District as specified in SDC Article 2, The subject deyelopment site is located within the HS Overlay District boundaries specified in SDC Article 28. The.HS district "shall supplement the regulations of the underlying district" and ,provides "an area in the immediate vicinity of the McKenzie~Willamelte Hospital for Satre AssoCiates, P,c. '" 132E. Broadway, SuitC'S36, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie-Willamette Medical Cen Site Plan Review Major Modification- Written Statement June 22. 2007 Pa2:e.5 . . future hospital expansion and for hospital related support services." Therefore,' . because the Hospital Support Overlay District, rather than the underlying zoning, regulates uses and associated development standards, and because the district is consistent with the Plan District map, criterion SDC 31.060(1) is met. (2) Capacity requirements of public improvements, including' but not limited to, water and electricity; sanitary sewer and storm water management facilities; and streets and traffic safety controls shall not be exceeded and that 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 delermil}e capacity issues. Findin[!s Applicable public improvement standards can be found in Article 32 of the Springfield Development Code (SDC) and the.City's Engineering Design Standards and Procedures Manual (EDSPM). The subject site is in an area that is currently fully served by public and private utilities and public streets. The impact ofthe proposed modifications on the capacity of public improvements will be minor. Modifications on the north side will replace an old modular building with a new entrance built to meet the latest e'nergy codes. While this could decrease overall electric demand for the building, the change .would not be significant. The proposed modifications on the south,parcel will increase current electric and water use with the addition of site lights and irrigated landscape. This use, however, will be far smaller than the demand that was produced by the former use of the site as a schooL The proposed modifications covered by this application do not include any changes that will increase or decrease the demands of the sanitary sewers. The area of impervious,surface will be increased by approximately 1,800 square feet on the north parcel arid by about 6,000 square feet on the south parceL These will result in increased storm flows of less than 0:5 cfs from each parcel in a 25 year storm event. Storniwater runoff from the new and'replacement impervious surfaces will be treated structurally and/or vegetatively prior to leaving the site. This minor increase of runoff to the public system will be mitigated by the use of vegetative swales on the south parcel to slow the runoff rate and allow for some infiltration. See the Hydrology Report (Attachment A-I) for additional information Since the proposed modifications do not include any new services,-changes of use or operations there will be no change in -ttips to and from the hospital and, therefore, no new capacity issues with streets or traffic safety controls. . Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eugene, OR 974.01 . (541) 465-4721 . www.satrepc.com McKenzie- Willamette Medi :enter . Site Plan Review Major Modll1cation- Written Statement June 22. 2007 Page 6 The above findings, together with the site'plans and supplemental information submitted herewith, demonstrate that the applicant lias met the requirements of this criterion, (3) The proposed development sha//comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. FindinQ.~ Applicable public and private design and construction standards can be found in Articles 31 and 32 ofthe Springfield Development Code (SDC) and the City's Engineering Design Standards and Procedll!"es Manual (EDSPM). The development is also subject to design standards for the HS Hospital.Overlay District (Article 28), which also references Article 16, Residential Zoning District standards, Nodal Development Overlay District Standards (SDC Article 41), and Drinking Water Protection Overlay District standards (Article 17), $DC Article 31 - Minimum Develovment Standards and Site Plan Review Standards The majority of the development standards cited in Article 31 are not applicable to this modification request. Of those which do apply to this modification request, the following findings are submitted, . Planting Standards (SDC 31.140) With respect to subsections (I)(a) and (I)(b), the applicant's Landscape Plan (Sheets .L7 and L8) shows planting in all required planted setbacks and parking lot interior areas. Regarding subsection (2), the applicant's Landscape Plan shows required yard setbacks and' further shows that all of the required planting areas are planted with vegetative material sufficient to cover 65 percent of the planting areas with tree, shrub or groundcover vegetation within 5 years. Regarding subsection (3), the applicant's Landscape Plan shows that all required parking area planting areas (setbacks and interior parking areas) will be planted with .at leflst one tree and four shrubs per 100 square feet of planting area. Proposed.trees . have been selected from the approved street tree list in the EDSPM.Table I shows the minimum square footage of planting area required for parking and driveway. setbacks and the interior of the parking lot on tax lot 7100, Also.shown is the minimum number .of shrubs and trees for these areas based on the minimum required planting rate. Table 2 shows the swale areas" and the required and proposed planting .. quantities for the vegetated swales on tax lot 7100. The swales will overlap the setback areas and will be planted at a higher minimum rate.than the parking lot setbacks, thereby ensuring that the parking area landscape requirements 'are.exceeded. Satre Associates, p,c. : 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465.-4721 . www.satrepc.com McKenzie-Willamette Medical Con. Site Plan Review Major Modification- Written Statement June 22. 2007 Table 1 - Landscaping Compliance - Parking and Driveway Setbacks I Area SF Required Trees Required Shrubs (2" caliper) I .Tax Lot 71 00 I Front (5') 1,750 18 70 I ,Street Side (5') 700 7 28 I Side Setback (5') 798 8 32 I Rear Setback (5') 1,856 19 75 I Parking Lot Interior ],830 19 74 I I Tax Lot460 I I Front (5') 457 5 19 Table 2 - Landscaping Compliance - Vegetated Swales I I I Tax Lot 7]00 I S-W Swale I S-E Swale I N Swale Required and Proposed Planting Area SF Trees (1/100 SF) Large Shrubs (4 -3 galllOO SF Small Shrubs (6 - ] galll 00 SF) 216 211 122 3,589 36 144 141 82 3,514 36 2,030 21 In accordance with subsection (4), theappljcant's Landscape flan includes provision for a permanent underground irrigation system, The written description, including outline specifications' for the system are shown on Sheet L8. Details are shown on Sheet L9. Regarding subsection (5), no exemption is needed, requested or required, Based on the findings presented above, the Landscape PI~n submitted herewith and all other relevant Site Plan Review Modification submittal documentation, this standard is met. Planting Installation Standards (SDC 31.150) Regarding subsection (I), there is no existing landscaping on the south parcel to remain, On the north parcel.tree preservation fencing will be provided to protect existing trees and shrubs to remain in landscape areas abutting areas of construction impact. No protection is proposed for other landscape areas. Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eug~ne, OR 97401 ,"(541) 465-4721 . www.satrepc.com , , PaQe 7 . I I I I I I I I \ I McKenzie-Willamette Medj(:0c;"C"',"'enter .. 'i'!~\' Site Plan Review Major Modlm,ation- Written Statement Jllne 22: 7007 Page 8 Regarding subsection (2),'the majority of the trees on the site are not located near to the areas of the proposed'improvements. As noted above, trees to remain in areas abutting proposed improvements will be protected by tree preservation fencing. No construction activity (including equipment or material staging) will be permitted within the drip line of said trees during construction, Tree preservation fe,ncing is proposed.to ensure tree preservation, In accprdance with subsection (3), the.applicant's Landscape Plan includes 'specifications for landscape installation, irrigation installation and, maintenance, The ,landscape specifications comply with the requirements of subsection (3) and serve to c\emonstrate compliance with this standard, Based,on the findings presented above and the Landscape Plan submitted herewith, this standard is met. Screening and Lighting Standards (SDC 31.160)" Unless otherwise specified in the Code subsection (I)(a) requires screening where commercial and industrial districts abut residential districts and no approve'd screening exists, The.north parcel is commercially zoned anc\abuts residentially zoned property to the east and south. W.ith the exception of the relocation of a driveway and walkway all the proposed improvements are on the interior of the . parcel and are not a significant modification to the existing use. To provide screening between the proposed improvements and the residential zones would require screening in the interior of the parking lot or between existing parking and the public right-of-way, cOl1flicting with SDC 31 ,140{3) requirements that such landscaping generally not exceed 2 Y, feet in height at maturity, Therefore, no screening is . ,proposed for the north parcel. The south parcel is also commercially zoned and abuts residentially zoned property to the south and east. The Development Stap.dards for the Hospital Services Overlay District (SDC 28.060 (3)) requires that parking lots meet.the planting,standards applicable to commercial standards. These standards do not require screening. As shown on the Landscape Plan (Sheet L7), however, the applicant proposes landscaping that will provide a significantbuff<;r between the parking lot and the street and adjacent uses. The applicant is proposing exterior lighting in accordance with subsection (3). On the , north parcel the existing lighting will remain unchanged except for two lights that will be relocated on.the north side of the relocated driveway connecting the doctor's parking lot and the west parking lot. The lights for the new parking lot on the .south parcel will not exceed 25 feet in height and the fixtures will be dark sky compliant with sharp-cutoff optics designed to reflect light away from less intense uses and . adjacent pUblic rights-of-way, Preliminary studies indicate that the average level of illumination will be 1.5 foot candles. Exterior light,Jocations'are shown on the on the site plans. . Satre Associates, P.c. . 132 E. Bmaqway, Suite 536, Eugene, OR 97401 . (541) 465-472] . www.satrepe.eom McKenzie- Willamette Medical Cen . Site Plan Review Major Modification- Written Statement June 22..2007 . . Pa~!C9 The findings presented above together with.the site plans and supplemental information submitted herewith,demonstrate that the applicant has met this standard, Parking StanJards (SDC 31.170) Proposed improvements will result in no net increase in building area or any change in use. The proposed improvements do; however, include a new parking lot to replace parking that occurs on the remnant paving south of G Street, to replace parking lost to vehicle circulation improvements proposed on the north parcel, and to replace 13 spaces that are being lost with the termination of a Joint Use Parking Agreement with the property at 1457 G Street. There are currently 76 striped parking spaces on the south parcel (including 1 accessible space) and 291 parking spaces on the north parcel (including 16 accessible sp,,-ces) for a total of 367 parking spaces (prior to the recent termination of the 13 space parking agreement there were 380 spaces). The proposed improvements will result in 120 parking spaces in the new parking lot south of G Street and 280 parking spaces an the north parcel (including 20 accessible spaces). With the terminated Joint Parking Agreement this results in a net increase of20parking spaces (including 3 additional accessible spaces). The south parking lot will primarily be for day shift employees who arrive between 6:30 and 9:30 am, Employees will be encouraged to use the building entrance at the northwest comer of the doctor's parking lot, where they will clock in and out. On Sundays the lot will also be available to provide parking for St. Alice Catholic Church. Since the new parking lot is across a public street from the hospital buildings the applicant is proposing to not provide any accessible parking spaces in the new lot but' rather to increase the number of accessible parking spaces on the north parcel closer to quilding entrances where they will not require users to cross the public street. New and proposed accessible parking spaces are located near several building entrance's to shorten the distance from the parking to various service areas within the hospital. Given the characteristics of the use, the requirements of the zone and the proposal as presented, these findings demonstrate compliance with this standard. Based on the findings presented above and the site plans submitted herewith, this standard is met. . Parking Area 1mprovement Standards (SDC 31.190) Regarding subsection (1 ),all new and modified parking areas will be surfaced with asphaltic concrete: Regarding subsection (2), all new parking areas have been designed with on-site collection and treatment facilities that will eliminate sheet flows onto sidewalks, public rights-of-way, or abutting properties, Facilities include vegetated swales and trench drains. Regarding subsection (3), 6 inch concrete curbs or wheel stops are proposed for all new or improved parking spaces to protect abutting walks or landscape areas. Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie- Willamette Medi ~enter Site Plan Review Major Modllication- Wrinen Statement June 22. 2007 Pa"e 10 'Regarding subsection (4),.allparking areas are designed so that no vehicles will need to back into the public'right,of-way when entering or exiting parking spaces. Regarding subsection (5), all new or modified spaces spall be permanently and clearly marked. Regarding subsection (6), the proposed modifications are such that they should neither increase nor decrease the use of the street for cross movements. Regarding subsection (7), since the SDC has no standards defining. compact parking stall.dimensions this subsection is not relev~t. . . Regarding subsection (8), as stated above accessible park,ing spaces are located at various points around the hospital building close to a number of building entrances and service areas. For the total of 400 new ana existing parking spaces located on bothparce]s Section 1104 of the Structural Specialty Code requires eight accessible parking be provided. The applicant is proposing to provide a total of 20 accessible parking spaces. All new or modified accessible parking spaces will meet the minimum dimension and design requirements contained in the Structural Specialty Code, Section 1104 Regarding subsection (9), the findings contained under SDC Sections 31.210 and 31.220 are incorporated herein as eviden'ce that this substandard is met. Regarding subsection (10), the findings under the review of article 31.160 above are :incorporated herein as proof that this substandard is met. Based on the findings presented above and the site plans submitted herewith, this standard is met. Off-Street Loading Standards (SDC 31.200) . No new off-street loading facilities are proposed and no modifications ~o existing . 'loading facilities are proposed. Therefore the standards in this section do not apply. Bicycle Parking Standards (SDC 31.21 OJ' No modifications are proposed to existing' bicycle parking and no changes in use are proposed that would require an increase in bicycle parking. Therefore this section' 'does not apply. Bicycle Commuter Facilities (SDC 31.230) The applicant is not requesting a Transportation System Development Charge reduCtion, so this standard is not applicable. Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eugene, OR 97401 .(541) 465-4721 . www.satrepc.com McKenzie-Willamene Medical Cer. Site Plan Review Major Modification- Wrinen Statement June 22. 2007 Paee 11 Water Quality Protection (SDC 31.240) Since there are no Water Quality Limited Watercourses or Riparian Areas.on or adjacent to the development. site this standard does not apply Article 32 ~ Public and Private Imvrovements . The majority of the improvement standards cited in Article 32 are not applicabie to this modification request. Of those which do apply to this modification request, the . following findings are submitted. Streets - Public (SDC 32.020) No public streets are proposed or required as part ofthis request. The north parcel is fully developed and has multiple access poipts to the. fully developed public streets along each of its four frontages. The south parcel has frontage along both G Street to . the north and 16th Street to tlie east, allowing for direct a9cess to two fully developed public streets, . Based on the findings presented' above and the site plans submitted herewith, this . standard is met. Street Standards - Private (SDC 32.030) No private streets are proposed or required' as part of this request. Therefore, this section does not apply. . Sidewalk and Planter Strip Standards (SDC 32.040) The modifications proposed in this request will impact existing curbside sidewalks on both'the north and south sides of G Street. On the north side of G . Street the applicant proposes to reiocate one driveway approximately.90 feet to the east to de-emphasize what is 'currently the hospital's main entrance and to line up the curbcut with one"of the proposed curb cuts for the new parking lot south of G Street. These modifications will require sections ofthe sidewalk to be rebuilt. On the south side of G Street the existing curbcuts and sidewalk are in poor condition. The applicant proposes to relocate both existing curbcuts that access the existing parking on the south parcel to align with driveways on the north parcel and to rebuild the sidewalk along the frontage of the new parking lot. The new and replacement sidewalks shall be designed and constructed in accordance with the City's Engineering Design Standards and Procedures Manual, the Public'Works Construction Specifications and the Springfield Municipal Code 1997. Based on the findings presented above and the site plans submitted herewith, this standard is met. - .Street Trees (SDC 32.050) . As shown on the Landscape Plan (Sheet L 7 & L8) the applicant is proposing to install street trees along the north side of G Street in the area where the driveway will be relocated and along the frontage of the new parking lot on the south side of G Street. Satre Associates, P.c" 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721.' w~.satrepc.com , ' McKel1zie- W.illamette Medi enter Site Plan Review Major Moditlcation- Written Statement .Iune 22. 2007 Paoe 12 " .. There are no existing street trees in either of these areas. The trees to be planted have. been selected from the City Street Tree List and will be installed in accordance with the EDSPM. Based on the findings presented above and the site plans submitted herewith, this standard is met., . . ", Street Lighting Standards (SDC 32.060) As stated above all public streets abutting the development site are existing and improved. . These improvements include existing street lights and, therefore, no new . street lights are required. Based on the Mid-Block Crosswalk Evaluation prepared by Branch Engineering (Attachment A-3) the applicant proposes to add a new light on the north side of the proposed crosswalk and replace the existing street light to the west of the proposed crosswalk. The findings presented above together with the site plans and supplemental information submitted herewith, demonstrate that the applicant has met this standard. . . . Vision Clearance Areas (SDC 32.070) As shown on the site'plans, the applicant has met the vision clearance requirements of .SDC 32.070. Where the driveways connect onto G Street the applicant is providing a ,10 foot deep physically unobstructed vision clearance zone where the driveways intersect the street. The intent is to ensure tIle safety of motorists andto provide clear visual access to the building 'These findings, together with the site plans submitted herewith, demonstrate that this . standard is met. Access and Driveway Standards (SDC 32.080) The applicant is, proposing to rebuild and relocate'three existing driveways that provide access from G Street. The relocated driveways will meet the minimum and .maximum driveway design standards in SDC T-able 32-2 and be in accordance with the Engineering Design Standards and Procedures Manual and the Public Works Standard Construction Specifications. . Ingress for the p'roposed parking lot on the south parcel will be a 24 foot wide driveway aligning with the existing, drive that bisects the north parcel. Egress will be . 'a 24 foot wide driveway at the western end of the parking lot. The relocated driveway on the north side of G Street will be located to align with the aisle at the west end of the doctor's parking area and with the western exit or'the new parking lot on the south parcel. The relocated drive will have a width of 24 feet, a reduction of 4 feet from the existing driveway's width of 28 feet. These findings, together with the site plans submitted herewith, demonstrate that this standard is met. . Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eugene, OR 97401 " (541) 465-4721 . www.satrepc.com. McKenzie-Willamette Medical Cen Site Plan Review Major Modification- Written Statement June 22. 2007 Paee 13 .Intersections (SDC 32.085) No new intersections or modifications to existing intersections are proposed, therefore, these standards do not apply, Bikeways, Pedestrian Trails and Accessways (SDC 32.090) There are currently striped on-street bike lanes on Mohawk Boulevard along the . western edge of the site. . . The Eugene-Springfield Regional.Transportation.Plan (Trans Plan) shows proposed on-street bicycle paths along both Mohawk Boulevard and G Street. . There are no existing. or proposed bikeways or pede'stri~ trails shown through the subject site. The Springfield Bicycle Plan also shows on-street bicycl~ paths along both along both Mohawk Boulevard and G Streets. The proposed development does not impact any of these planned bikeways, Based on these findings this standard is met. Sanitary Sewers (SDC 32.100) No improvements are proposed that require or impact the sanitary sewers, therefore these standards do not apply. Storm water Management (SDC 32.]]0) . The applicant proposes to capture and convey on-site storm water using a mix of biological filtration swales and underground pipes. Stormwater from t\Je proposed parking lot on the south parcel will be piped to the public catch basin at the southwest comer of 16th and G Streets, with the exception of runoff from a portion of the driveways that will be collected by trench drains and piped' to the G Street guttet. The water from the new drive on the north side of G Street will be piped to a . catchbasin along the north side of the street. The modifications in the area of the new entrance and drop-off will be collected in catchbasins connected to a private stormwater pipe that in turn connects to the 48" public stormwater pipe that runs across the site north and east of the main hospital building. Except for the runoff captur'ed by trench drains, the runoff from the proposed parking lot on the south parcel will drain to three vegetated swales, one along the north edge and one along each end and wrapping around the south side. In accordance with City of Springfield stormwater standards, this ensures that runoff from greater than 50 percent if the parking and vehicle areas will be vegetatively treated before release to J the public system, . There are no.Water Quality Limited Watercourses or riparian areas on or nearthe development site. Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie- Willamelte Me~;,sTenter Site Plan Review Major Moctftication- Written Statement June 22. 2007 Paoe 14 The specific techniques; data, and rational supporting the system as proposed are included in the applicant's Hydrology Report (Attachment A-I), the findings of which, together with the site plans, are incorporated herein as further proof that this standard is met. Utilities (SDC 32.120) The proposed improvements will not require any new off-site utility facilities, and no new utility easem~nts 'should be required by any utility provider.. The parking lot on . the south parcel will,require water service for irrigation and electric service for parking lot lights, and an irrigation controller. Water is available from a main running along the south side of G Street, or another along the Wt;st side of 16th Street. Existing overhead power lines run along th~ west, north, and east property lines and the section of the south property line abutting F Street. Extension and modification of the existing on-site utilities will accommodate the proposed modifications on the north parcel. , The location of the easterly driveway will require the relocation of one utility pole' approximately 20 feet to the west. Preliminary inquiries with the Springfield Utility Board suggest that this will be possible with little difficulty. For detailsiegarding the location and size of all utilities, refer to the Utility Plan (Sheet LJ and L4). .' These findings together with site plans and supplemental information submitted . herewith demonstrate that this standard is met. Siting and Review Process/or Wireless Telecommunications Systems Facilities (SDC 32.130) The applicant does not propose to site or otherwise construct wireless telecommunication systems or facilities. as part of this request. Therefore, this standard does not apply. " The above findings, together with the site plans and supplemental information submitted herewith, demonstrate that the applicant has met the requirements of this criterion, ~DC Article 28 - HS Hosoital Overlav District Both tax lots included in this modification request are located within the Hospital Overlay District and are therefore subject to the standards of SDC Article 28. Development Standards (SDC 28.060) . Subsection (I), states: "All yard, lot size, coverage, density, fencing, parking and sign standard shall be subject to the same standards as professional offices in residential. districts, except hospital signs which may be internally illuminated," The findings contained under Articles 16.030,16.040,16.050,16,070,16.090, and 16.100(11) are incorPorated herein as proof that this standard,is met. Satre Associates, P.c. '132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie-Willamette Medical Cen' Site Plan Review Major Modification- Written Statement fu~n.2007 . PaQe 15 With regard to subsection (2), over n percent of the south parcel, tax lot 7100, will be covered with planted material after the proposed modifications are complete. The plant coverage will continue to be largely un-irrigated grass, but will include the addition of trees, shrubs, and groundcovers in the areas around the parking lot. After the proposed modifications on the north parcel, tax lot 4601, the landscape coverage will still exceed the 25 percent requirement by nearly 2 percent. Subsection (3) calls for parking lots to meet the planting standards applicable to commercial development. The minimum setback for parking and driveways in commercial zones is 5 feet(SDC 18,050 (I) & (2)), The findings contained under Article 31.,i 40 are incorporated herein as proof that this,standard is met.. . {iDC Article 16 - Residential Zonint! Districts Many of the improvement standards cited in Article 16 ar'e not applicable to this modification request. Of those which do apply tei this modification request, the following. findings are submitted. '. , . LotJParcel Size Standards (SDC 16.030) Minimum lot sizes in tlie residential districts ranges from 4,500 square feet to 6,000 square feet. With areas of379, 408 square feet fOLtax lot 4601 and 128,938 square feet for tax lot 7100 this standard is met. These findings together with site plans. and supplemental information submitted herewith demonstrate that this standard is met. LotJParcel Coverage Standards (SDC 16.040) The maximum lot/parcel coverage by all covered structures in all residential districts shall not exceed 45 percent. The hospital.buildings and canopies on tax lot 4601 cover roughly 99,500 square feet, or approximately 26 percent of the parcel, No structures are proposed for tax lot 7100. These findings together with site plans submitted here'with demonstrate that this. standard is met. Setback Standards (SDC 16.050) . Standard setbacks are 10 feet for front yard, street side and rear yards, and 5 feet for side yards. Other than sidewalks and driveway aprons there are no new improvements proposed within 10 feet of any property lin~, No other setback. standards within this section are applicable. These findings together with site, plans submitted herewith demonstrate that this standard is met. Satre Associates, P.c. . 132 E. Broadway, Suite-536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com , . McKenzie-Willamette Med,"/., center . Site Plan Review Major Moitf1ication- Written Statement .lune 22: 2007 " Pa"e 16 Off-Street Parking St~ndards (SDC 16.070) . These standards specify the amount of parking required for particular uses, The . proposed modifications do not include any change in use or an increase to building area that would require a change to the minimum parking requirement, therefore, this ,standard does'not apply. Fence Standards (SDC 16.090) Fences up to six feet.in height are permittedwhen located behind the front yard setback and outside of the vision clearance area. The applicant is proposing to install a six foot high black, vinyl, coated chain link fence around the parking lot on tax lot 7100, The fence will be located ten feet from the property line along GStreet, behind the vegetated stormwater swales along the ~ast and south sides of the parking lot and . along the west property line, This placement will locate the fence behind the front yard setback and outside of vision clearance areas,. These findings together with site plans submitted herewith demonstrate that this standard is met.. . ' " . Special Use Standards"': Professional Office (SDC 16.100(11)) . Per HS Hospital Overlay District Development Standards. (SDC 28,O~O(l )): "All 'yard, lot size, coverage, density, fencing, parking and sign standard shall be subject to 'the same standards as professional offices in residential districts, except hospital signs which may be internally illuminated." . ,Regarding subsections (a) and (b), since the proposed modification are to hospital facilities which are the purpose of the purpose of the Hospital Overlay and no new 'building is proposed these standards do not apply, . 'Regarding subsection (c), the new parking lot on the 'south parcel' is located behind Jthe required front yard setback of 10 feet and all setbacks are fully landscaped. The landscaping on the south, west, and east sides is designed to screen the parking lot .from the public. ..' .; Regarding sub'section (d), there are no structures on the Springfield Historic Inventory jncluded in this request, therefore this standard does not apply. Regarding subsection (e), since no offices are proposed this section does not apply. 'Regarding subsection (t), on tax lot 7100 the impervious surface of the jia~king lot, . driveways and walks covers approximately 36,000 square feet, or roughly.28 percent . ofthetax lot. The remainder of the parcel will be landscaped, Satre'Associates,P.c. " 132 E. Broadway, Suite 536, Eugene, OR 97401 '. (541) 465-4721 ' www.satrepc.com , . McKenzie-Willamette Medical Cen Site Plan Review Major Modification- Written Statement . June 22. 2007 . Paoe 17 SDC Article 41 - Nodal Develovment .overlav District .' The north parcel, tax lot 4601, is located within a Nodal Developl)1ent Overlay District. SDC 41.010 (2) lists when the requirements of Article 41 are applicable, Regarding subsections (a) through (c), since no new development on vacant land is proposed, no new structures on already developed land are proposed and no expansion of 50 percent or more of the total existing building square footage is proposed the provisions and standards of the NDO District do not apply on the basis of these subsections, . Subse,ction (d) specifically. states that the NDO standards in Article 41 do not apply to building. alterations, Since the proposed rel110val of the'modular meeting rooms and the construction of the new entrance is a building' alteration the NDO standards do not apply on the basis of the building. alteration. The above findings demonstrate that the provisions and standards of the Nodal Development Overlay District are not applicable to the modifications proposed by the applicant. . SDC Article 17 - Drinkinl! Water Protection .overlav District As has been stated tile site is located within the 5-10 year time of travel zone for the potential 16th and Q Street welL The improvements proposed will not "affect the storage, use, and/or production ofhazaidous materials that pose a risk to groundwater", beyond'construction activities, or "increase the quantity of hazardous materials that pose a risk to groundwater that are stored, used and/or produced", While the conditions of SDC 17.050(l)(b) are not met and a DWP Overlay District Development Application does not seem to be required the applicant will be submitting a DWP Overlay District Development Application concurrently with this Site Plan Review Modification application. During construction standard precautions will be taken to ensure that no construction activities will risk groundwater. contamination, The above findings, together with the site plans and supplemental information submitted lierewith, demonstrate that the applicant has met the. requirements of this criterion. (4) Parking areas and ingress-egress points have been designed to:facilitate vehicular traffic, bicycle and pedestrian safefj; to avoid congestion; provide connectivity within the develop!1lent are'a and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; . minimize curb cuts on arterial and collector streets as specified in Articles 31,32 and the appropriate zoning and/or zoning overlay district Article and any applicable refinement plan; and comply with .oDPT access management standards . for state highways. Satre Associates, P.c. . 132 E. Broadway, Suite 536,.Eugene, OR 97401" (541) 465.4721 '. www.satrepc.com , McKenzie~ Willamette Med :enter Site Plan Review Major Moolllcation- Written Statement .June 22. 2007 Pa,e 18 Findinlls As noted in the discussion of Access and Driveway Standards (SDC 32,080) above, the proposed improvements have been designed to align ingress-egress points on either side of G Street with the intent of simplifying the interaction of vehicular, 'bicycle and pedestrian traffic, The proposed improvements on the north parcel have been designed to reduce on-site vehicular and vehicle pedestrian conflicts. Currently nine parking spaces perpendicular to the main north-south access drive require vehicles to back into the access drive. These spaces will be removed and replaced with two sh~rt term parallel parking spaces, The closing of access to th~ doctor's parking lot from the main drive will further reduce conflicts, Also the applicant is proposing a striped .pedestrian crosswalk across G Street to enhance the safety 'of employees crossing to and from the improved employee parking on the south parcel, as shown on th'e site plans and discussed in the Mid-Block Crosswalk Evaluation (Attachment A-3), The proposed , driveway relocation on the north side of G Street consolidates access to the doctor's parking lot and to the parking area to the west along G Street, improving on site vehicular circulation and eliminating the need for an additional driveway. . . ' The existing development provides good connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, and public areas. The proposed improvements serve to improve on-site connectivity and do not negatively impact connectivity to off-site areas. To reduce the curb cuts on G Street, a collector street, the parking lot could have been -built farther to the east and taken access from 16th Street. In addition to being less convenient for the intended users, hospital employees, this siting would create greater conflicts with the residences located along the east side of 16th Street. This'siting was, therefore, rejected in favor of the proposed design, . The above findings, together with the site plans and supplemental information submitted herewith,demonstrate that the applicant has met the requirements of this , criterion. (5) Physical Features, including but not limited to significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourse Map and . their associated riparian areas, wetlands, rock outcroppings and historic features have been evaluated and protected as required by thisCode. Findinlls The development site has no significant clusters of trees or shrubs, no watercourses or riparian areas, no wetlands, no rock outcroppings, no other significant physical Satre Associates, P.c. . 132 E. Broadway, Suite 536, Eugene, OR 97401 . (541) 465-4721 . www.satrepc.com McKenzie-Willamette Medical Cen Site Plan Review Major Modificatio,,~ Written. Statement . June 22. 2007 Paoe 19 features or identified historic features to evaluate or protect. Therefore this criterion is met. Ill. Conclusion Based on the information and findings contained in this written statement and enclosed plans, the proposed Site Plan Review Modification - Major meets the criteria of approval contained in the Springfield Development Code. Therefore, the applicant requests that the Planning Director approve the proposal as presented. Both the applicant and the applicant's representative are available for questions as necessary. " Satre Associates;P.c. . 132 E. Broadway, Suite 536, Eugene; OR 97401 . (541) 465-4721 . www.satrepc.com