HomeMy WebLinkAboutNotice PLANNER 6/7/2007
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I. Ka~en LaFleur. being first duly swo(n: do hereby depose and say as foIl9~s:,'
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I 'stat'e that iam a' Program Technician :for the Planning' Division' of, tt,ij',,:'
'DevEllopment Service~ Department; City of Springfield, ,Oregon'. ' >:,
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'2. I state that inmycapacity,as"program'Technician. I prepared and caused to be ",:', ' ,
mailed copies of ''D~t:ZOO7-o00.2."l. '1i~' ~ P..(';~,:.......-~~ -'f~ ,',
(See attachment.' nAn) on <"J'7 ,,20'67 addressed to (see ~ ", "::;~
Attachment Bn). by causing said ,',letters to be placed in,a U.S. mail box with
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'-; " ST~ATEOF.~EGO'~'~~:~:Y7~:~::enaIlY appe~red the above named Karen LaFleur.
Pr am Technician. who acknowledged the foregoing instrument to be their, voluntary act.'
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( SANDRA MARX .
I ; NOTARY PUBLIC. OREGON, '
," COMMISSION NO, 385725 :.
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SPRINGFIELD
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Notice of Decision - Site Plan Modification; Type II
Project Name: Pacific Source Emergency Generator
Project Proposal: Modifies the existing site plans to add a generator to an existing developed
site.
Case Number: DRC2007-00027
Project Location: The subject property is located at 110 International Way: Assessor's Map
17-03-15-21-40; Tax Lot 100
Zoning: Campus Industrial (CI)
Overlay Districts: Drinking Water Protection Overlay, Flood Plain Overlay
Applicable Refinement Plan and Designation: Gateway
Metro Plan Designation: Campus Industrial (CI)
Pre-Submittal Meeting Date: April 6, 2007
Application Submitted Date: April 20, 2007
Decision Issued Date: June 7, 2007
Recommendation: Approval
Appeal Deadline Date: June 22, 2007
Associated Applications: Jo. No, :2002-03-95 (Site Plan); DRC 2007-00028 '(Drinking Water
Protection Overlay District); SHR2007-00004 (Flood Plain Overlay District)
";:CITY0F.~eRIN~~~tf,E~'!8~OP/VlEf'J7}iRE~~~:EAM'~l~f!i!'fl';~~~~;)\:!I
, I Land Use Planning Linda Pauly I 726-4608 I
I Transportation Gary McKenney I 726,4585
Sanitary & Storm Sewer, Matt,Stouder 736-1035
Utilities & Easements
Fire and Life Safety
Building
Gilbert Gordon
Dave Puent
726-2293
I 726-3668
I POSITION
L Planner II '
IT ransportation Planning Engineer
I Public Work,S Engineering
I Deputy Fire Marshall
I Community Services Manager
, ' AI?I?L1CANTlAPPLlCANJ'!S
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.'.". ,'-'~' ..' 'RE~RESEN7'A7J!yE'~?l0'
John Bramwell
Robertson Sherwood Architects PC
132 E. Broadway, Suite 540
Eugene, OR 9740 I
,p,ROp,ERTY OWNER~;i~:"
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Pacific Source Health Plans
110 International Way
Springfield, OR 97477
Site Plan Modification
ORe 2007,00027
DECISION: Tentative Site Plan Modification Approval, with conditions, 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 satisfied by the submitted plans and notes' unless
specifically noted with findings and conditions necessary for compliance, Final Site Plans must be
in conformance with the tentative site olan as conditioned: Buildin~ olans and site develoomenr
must conform to the Final Site Plan, Aooroved Final Site Plans (includin~ Landscaoe Plans) shall
not be substantivelv chan~ed durino Bui'din~ Permit Review without an aooroved Site Plan
Modification Decision.
MAP:
. of proposed generator
at Pacific Source
110 International Way
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Site Pion Modification
DRe 2007,00027
2
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OTHER USES THAT MAY BE AUTHORIZED BY THE DECISION: None, The
proposed use is permitted in accordarice with Springfield Development Code. No other uses
are authorized by this decision. Final Site Plan and Building Plans must conform to this decision,
REVIEW PROCESS: This application, is reviewed under Type II (administrative) procedures
listed in Springfield Development Code Section 3,080 and the site plan criteria of approvaLS DC
31,060. This application was accepted as complete upon submidal, April 20, 2007, This decision
is issued on the 49th day of the 120 day review period mandated by the state (ORS 227.178).
SITE INFORMATION: The proposed site developm!"nt,is a modification to an existing site
development previously permitted under Planning Jo. No, 2002-03-95. The applicant proposes
to add an emergency generator in the' northeast portion of the site, The property is zoned and
designated CI according to the City'Zoning Map and Metro Plan. The site abuts International
Way along its southern boundarye Land to the north of the subject property is outside the
UGB, land to the west and south is inside the City and zoned CI. Land to the east is inside the
UGB and is zoned UF-I 0 with underlying CI and PLO'zoning, ,The northern portion of the site ,
is located within the 100 year floodway defined by the Federal Emergency Management Agency
(FEMA).
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 ADDeals 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 April 24, 2007, The following written comments were received in
response to the Notice:
Site Plan Modiffcation
DRe 2007-00027
, 3
Mr. Earle D. Wicklund, Trustee 8720 SW Parkview Loop, Beaverton, OR 97008 submitted
a letter on behalf of the Wicklund Living Trust, In his letter dated April 25, 2007 Mr. Wicklund
states: "the proposed subdivision has a direa impaa on our property to the north of subjea and
therefore we have an issue as it relates to storm water retention and possible damage and discharge
into the Maple Island 5/0ugh as well as Noise." ,
Me. Wicklund's letter raised seven questions regarding precautions to be taken by the applicant
to assure that:
Q. I, No contamination of drinking water will occur.
Q. 2, No contamination of ground water will occur.
Q. 6, /s the generator diesel operated? If so. what precautions with regard to environmental is
being taken.,
Staff Response: The proposed generator is located within the Drinking Water Protection
Overlay District. The diesel generator is equipped with a single above-ground dual-wall fuel
tank, The double wall providesJor secondary containment for the diesel fuel. A Drinking'
Water Protection application is required for this development. The application was submitted
concurrently with the subject application, The Drinking Water Protection Notice of Decision,
was issued on May 30, 2007, Ground water resources will be protected in accordance,with,
5DC Article 17.
Q. ], Noise. As discussed the Trust has plans for its property and is developing information as we
speak. Noise from a 500 kilowatt generator could in faa have a serious impaa on our project
Staff'Response: Springfield Development Code Article 21 contains Campus Industrial District
Performance Standards which regulate noise generated by any machinery or equipment on the
development site, The noise generated by the proposed emergency generator i"regulated by
SDC 21.015 (7)(1). Noise levels must be in accordance with OAR 340-035-0035, Noise Control
Standards for Industry and Commerce. OAR 340-035-0035 (5) specifically exempts emergency
equipment not operated on. a regular or scheduled basis. Therefore the proposed emergency
generator is exempt, See,findings under Site Plan Cr.iterion 3, page 10.
Q. 4. What are the dimensions of the generator?
Q. 5, What is the color?
Staff Response: The plan and elevation ofthe emergency generator are shown in sheet A2.0
'of the applicant's plans. The proposed generator is I B' .6"L x l' -2"W. The generator is
proposed to set on a concrete platform and surrounded bya metal screen. The total height of
the unit, platform and surrounding screen is 11'-10", Sheet A 1,0 states that exterior paint
colors shall be subdued or earth tones,
Q. 7. 'Where is the storm water discharge going?
Staff Response: Stormwater runoff from the proposed generator will be directed into an
existing on'site private retention pond, The 99,216 cubic foot volume pond was
constructed to only release stormwater to the public storm drain system during storm events
higher than th9se experienced every ten years (on average). All indications from the property
owner state there has yet to be any standing water witnessed within the pond area to-date,
over 5 years later. The proposed addition of.the emergency generator adds very little additional
. Site Plan Modification
'DRe 2007,00027
4
storm water runoff to the pond area, creating-an immeasurable impact, to the on-site private
storm water facility, and no impact to the public, infrastructure. , ,
Site Plan Modifications - Criter;ia of Approval
SDC 31.100, SDC 31.100 (4). SDC 31.060
SDC 31,100 (I) states: The Site Plan Modification process establishes procedures to
allow certain adjustments to an approved Site Plan, either after Preliminary
Approval or after Final Approval. This process shall assure that any proposed Site
Plan Modification continues to comply with Section 31.060 of this Artic,le.
, "
SDC 31,100 (3)(b) states: A Major Site Plan Modification application shall be evaluated
under the Type lI,review process. The application shall be reviewed based on a
particular standard as specified in Section 3 I .060 of this Article, e.g. a modification
in the stormwater management plan, a substantial increase in the size, of th~
building or when commercial or industrial development abuts property zoned
residential. ' ' ,
,
The Site Plan Modification process establishes procedu~es to allow certain adjustments to an ,
approved Site Plan, either after Preiiminary Approval or after Final Approval as specified in
Section 3 1,090 of this Article. This process shall assure that any proposed Site Plan Modification
continues to comply with Section 31.060 of this Article, , ,
SDC 31.100 (4) states: The criteria of approval fora Site Pla'n Modification application
shall be in compliance with the applicable standard and/or criteria of approval
specified in Section 31.160 of this,Article,
SDC 31,060 CRITERIA OF SITE PLAN APPROVAL states: The Director shall approve, or
approve with conditions, a Type II Site Plan Reyiew.Application upon determining
that criteria (I) through (5) of this Section have been satisfied. If conditions cannot
be attached to satisfy the criteria; the Director shall deny the application.
Conformance with'the Eugene-Springfi,eld Metro Ar,ea General Plan, Springfield Development Code
Article 31- Site Plan Review Standards, Article 32- Public and Private Improvements. Article 2 1-
Campus Industrial District were required for approval of the applicant's Site Plan Modification. "
Finding: On May 8. 2007. the City's'Development Review Committee reviewed the proposed
plans and suppoi-ting information. City Staff's review comments have been incorporated'in
findings and conditions contained herein, The Site Plan Modification application as submitted
complies with the code standards listed under each Criterion of Approval unless otherwise
noted with speCific findings and conclusions,
Criterion I - SDC 31.060 (I)
The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement
" Plan'diagram, Plan District map, and Conceptual Development Plan.
Finding: The Campus Industrial zoning is consistent 'with th~ Metro Plan diagram and Gateway
Refinement Plan iJiagram, '
Conclusion: The, proposal satisfies Site Plan Criterion I.
Site Plan Modification
DRC 2007-00027
5
Criterion 2 - SDC 31.060 (2)
Capacity requirements of public improvements, including but not limited to water and
electricity; sanitary sewer and stormwater 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
determine capacity issues.
Criterion 3 -,SDC 31,060 (3)
The proposed development shall comply with all applicable public and private design
and construction standards contained in this Code and ather applicable regulations.
Finding: Criteria 2 and 3 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 2 is to ensure that public improvements are installed and
serve development in accordance with the Metro Plan. The Metro 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 227.215, The City interprets Criterion 2 to
mean that on-site and off-site public improvements not orily have capacity but are also extended
to the developable area for connection. Therefore, in order to ensure the development
complies with Criterion 2 for the provision of public infrastructure the required public
improvements must be installed and approved before final site plan approval or occupancy of
the 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 as submitted complies with the applicable code standards listed under each
sub-element unless otherwise noted. with specific findings and concl,usi<;>ns. The element~, sub-
elements and code standards, of Criterion 2 and Criterion 3 include but are not limited to:
/. Public and Private Improvements in accordance with SDC 31 and 32
. Public Street and Related Improvements - SDC 32,020-32,090
. Sanitary Sewer Improvements - SDC 32,100,
. Storm Water Management and Quality - SDC 32.110 and SDC 31.240
. Utilities - SDC 32.120 (I) and (2)
. Fire and Life Safety Improvements - SDC 32.120(3)
. Public and Private Easements - SDC 32.120( I) and (5)
2. Conformance with standards of sqc Article, 3 I, Site Plan Review, and Article 2 I,
'Campus Industrial Zoning Districts '
. Permitted Uses - SDC 21,040, 21.050
. Operational Pe'rformance Standards -.SDC 21.015
. Lot Size and Setback Standards - SDC 21.070
. Height Standards - SDC 21.080
Site PIon Modification
DRC 2007,00027
6
. Off-Street Parking Standards - SDC 21.090 and SDC 31,170-230 ,
. Fence Standards - SDC 21 ,I 10 '
. Campus Industrial On-Site Design Standards - SDC 21,120
. Landscaping Standards - SDC 3 I , I 30- I 50,
. Screening and Lighting - SDC 31,160
. Parking Standards - SDC 31,170 -,230
3. Applicable Overlay Districts and Refinement Plan Requirements
. Gateway 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 Director's representatives have reviewed the proposed site plan.
City staff's review comments have been incorporated in findings and conditions ~ontained
herein, '
Public and Private Improvements in Accordance' with SDC 31 and 32
STORM WA TER MANAGEMENT SDC 32.11 0
SDC 32.110 (2)"states: The Approval Authority shall grant development approval only
where adequate public andlor p~ivate storm'water management systems provisions
have been made as determined by the Public Works Director, consistent with the
Engineering Design Standards and Procedures Manual.
5DC 32, I 10 (3) requires a stormwater management system to accommodate potential run-off
from its entire upstream drainage area, whether inside or outside of the development.
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SDC 32.110 (4) requires that run-off from a development shall be directed to an approved
stormwater management system with sufficient capacity to accept the discharge.
Finding: Under Federal regulation of the Clean Water Act (CWA). Endangered Species Act
(ESA), and National Pollutant Discharge Elimination System (NPDES), the City of Springfield is
required to obtain. and has applied for, a Municipal Separate Storm Sewer System (MS4) permit.
A provision of this permit requires the City demonstrate effor-ts to reduce the pollution in \.
ur:ban stormwater to the Maximum Extent Practicable (MEP).
. ,
Finding: Federal and Oregon Department of Environmental Quality (ODEQ) rules require the
City's MS4 plan address six "Minimum Control Measures." Minimum Control Measure 5, "Post-
COnstruction Stormwater Management for New Development and Redevelopm'ent," applies to
the proposed development.
Finding: Minimum Control Measure 5 requires the City of Springfield to develop, implement
and,enforce a program to ensure the reduction, of pollutants in stormwater runoff to the MEP.
The City must also develop and implement strategies that include a combination of structural or
non-structural Best Management Practices (BMPs) appropriated for the community,
Finding: Minimum Control Measure 5 requires the City of Springfield use an ordinance or",
other regulatory mechanism to address post construction ru';off from new and re-development
Site Plan Modification
DRC 2007-00027 '
7
projects to the extent allowable under State law, Il,egulatory mechanisms used by the CitY
include the Springfield Development Code (SDC), the City's Engineering Design Standards and
Procedures Manual (EDSPM) and the future Stormwater Facilities Master Plan (SFMP).
Finding: As required in Section 31.050 (5) of the SDC, "a develop'ment shall be required to
employ drainage management practices approved by the Public Works Director and consistent
with Metro Plan policies and the Engineering Design Standards and Procedures Manual." '
Finding: 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),
Finding: Section 3.03.3,B ofthe 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: To comply with Sections 32.110 (4) & (5), stormwater runoff from the proposed
generator will be directed into an existing on-site private retention pond, Constructed in 2002,
the'on-site private retention pond was sized to retain site stormwater runoff generated by a 10-
year storm event, The 99,216 cubic foot. volume pond was constructed to only release
stormwater to the public storm drain system during storm events higher than those
experienced every ten years (on average), All indications' from the property owner state there
has yet to be any standing water witnessed within the pond area to-date, over 5 years later.
The proposed addition of the emergency generator adds very little additional storm water
runoff to the pond area: creating an immeasurable impact to the on-site private storm water
facility, and no impact to the public infrastructure, '
Finding: To meet the requirements of the City's MS4 permit, the Springfield Development
Code, and the City's EDSPM, the applicant has proposed directing the stormwater runoff from
the rooftop of the generator into the existing stormwater quality pond. This pond has been
designed pursuant to applicable standards.
Finding: The applicant has supplied supporting documentation for the proposed diesel
generator indicating that the unit will be dualwa:iled'steel construction, equipped.with an
emergency tank & rupture basin vents. This construction will serve to prevent contamination of
the groundwater systemand/or private stormwater system, '
Finding: Public and private improvements are sufficient to serve the propo~ed development.
Conclusion: The proposed site plan modification satisfies this sub-element of the criterion.
Conformance with Standards of SDC Article 31, Site Plan Review, and Article 21,
Campus Industrial Zoning
. Permitted Uses - SDC 21,040, 21.050
. Operational Performance Standards - SDC 21 .0 15
Site Plan. Modification
DRC 2007,00027
8
. L9t Size and Setback Standards - SDC 21 .070
., Height Standards -'SDC 21.080
. Off-Street Parking Standards - SDC 21.090 andSDC 31,170-230
. Fence Standards - SDC 21.1 10
. Campus Industrial On-Site Design Standards - SDC 21.'120
. Landscaping Standards - SDC 3/./30-/50
. Screening and Lighting - SDC 31.160
. . Parking Standards - SDC 31. 170 - 230
AIR POLLUTION '
Springfield Development Code Article 21 contains Campus Industrial District Performance
Standards which ensure compliance with applicable local, state and Federal regulations: SDC
21 .0 15 (7) states: Campliance with these aperatianal perfarmance standards 'sha,1I be
the cantinuing abligatian .of the appraved use. Failure ta camply with these
aperatianal perfarmance standards shall be avialatian .of this Cade and/ar Chapter
5 .of the Springfield Municipal Cade, 1997., ' ,
SDC 21,015 (7)(a)'states: Air pall uti an includes, but nat limited ta, emissian .of smake,
dust, fumes, vapars; adars and,gases. Air pall uti an shall nat be discerT1able at the
praperty line by a human .observer relying an a persan's sense with aut the aid of a
device. The applicant shall .obtain and maint1lin all applicable licenses and permits
fram theapprapriate lacal, state and Federal agencies.
Finding: The applicant proposes to install a Cummins Diesel generator Set Model DFEK
Nonroad 60 Hz. According to'page I of the ma,nufacturer's information submitted, by the
applicant, the system includes heavy-duty 4-cycle diesel engine, an AC alternator and an
electronic voltage regulator; "Environmental concerns are addressed by low exhaust emission
engines (certified to U.S, EPA Nonro~d Source Emission Standards, 40 CFR, Tier 2).
FIRE AND EXPLOSIVE STANDARDS
SDC 21,0 I S (7)(b) states: All activities involving the use, storage and/or' disposal .of
flammable or explosive materials shall comply with the Unifarm Fare Code as most
recently adopted by the City;
Finding: Pre-submittal meeting discussions with the applicant indicate that the proposed
generator is over-designed as a Levell Emergency Power Supply System but is to, be used'solely
for computer-server backup. Thus the Fire Marshall finds that inspections requir~d for NFPA
110 are not required: '
Finding: The propcsed Cummins Model DFEK ncn-road 60 Hz 500 kW diesel generator
meets UL 2200 standards, Part of this equipment includes an 850 gallon dual wall sub-base tank
that is UL 142 listed. Engineered drawings and specification sheets shall be submitted as part of
the building permit application. At the time of building permit application, the applicant will be
required to apply for an 'oper<itions p~rmit for flammable and ccmbustible liquids with
Springfield Fire,and Life Safety pursuant to 2004 Springfield Fire Code/2007 Qregon Fire Code
105,6,16).
Site Plan Modiftcation
ORe 2007,00027
9
GROUNDWATER PROTECTION
SDC 21.015 (7)(d) states: Proposed development utilizing hazardous materials that
may impact groundwater quality shall demonstrate complia'nce with the provisions
of Article 17 of this Code, Drinking Water Protection Overlay District.
Finding: A Drinking Water Protection application has been submitted concurrendy. The
Drinking Water Protection Notice of Decision was issued on May 30, 2007. Ground water
resources will be protected in accordance with SDC Article 17.
NOISE
Springfield Development Code Article 21 contains Campus Industrial District Performance
Standards which regulate noise generated by any machinery or equipment on the development'
site, The noise generated by the proposed emergency generator is regulated bySDC 21,01.5
(7)(1) which scites: Noise. These standards apply to noise generated by any
machinery or eqLiipment on the development site. The maximum permitted noise
levels in decibels across lot lines and district boundaries shall be in accordance with
OAR 340-035-0035, Noise Control Standards for Industry and Commerce. '
Finding: The applicant proposes to instaWan emergency generator. According to the
information submitted by the applicant, for Cummins Diesel,generator Set Model DFEK'
Nonroad 60 Hz, page I, "the proposed commercial generator set is a fully integrated power
generation system providing stationary standby or prime power applications." The system
includes heavy-duty 4-cycle diesel engine, an AC.alternator and an electronic voltage regulator,"
"Environmel1tal concerns are addressed by low exhaust emission engines (certified to U.S. EPA
Nonroad Source Emission Standards, 40 CFR; Tier 2); sound-attenuated enclosures, exhaust
silencers, and dual-wall fuel tanks, '
Finding: Noise from the proposed emergency generator is identified at OAR 340-035-0035
(I )(A) as a "New'Source Located on Previously Used Site:' The rule states that noise levels
from new sources cannot "exceed the levels specified in Table 8, except as otherwise provided
for these rules:' OAR 340-035-0035 (5) specifically exempts emergency equipment not
operated on a regular or scheduled basis. The applicant states that the proposed emergency
generator'is intended to provide electrical power for computer back-up purposes in the event
of a power outage. The proposed generator is equipped with a programmable testing timer.
This allows periodic testing of the equipment and systems to assure proper operation of the
generator in the event of an emergency. The programmable timer allows flexibility in '
determining when the testing will take place, Testing could take place during the day or at night
and generally would last for 15-20 minutes, this would occur 3-4 times a month with a slightly
longer annual test"
Finding:' The applicant has submitted information 'into the record which states that the
proposed emergency generator will not be operated on,a regular or. scheduled basis.' Therefore
the proposed emergency generator qualifies as an exemption under OAR 340-035-0035 (5).
Finding: The applicant's proposal to install the proposed emergency generator is in
accordance with OAR 340-035-0035, Noise Control Standards for Industry and Commerce and
SDC 21.015 (7)(1).
Site fJan ModifJcotipn
DRe 2007,00027
10
-'. .
VIBRA TlON
Finding: The applicant has submitted information inco the record co demonstrate that the
proposed emergency generator will be, equipped with integral vibration isolation. A robust skid
base supports the engine, alternator and radiator on isolators, minimizing transmitted vibration',
Conclusion: The proposed site plan modification satisfies this sub-element of the criterion.
'Conformance with Overlay Districts and Applicable Refinement Plan Requirements
Finding: The proposed development is within the Gateway Refinement Plan area, The proposed
development is in accordance with the policies of the Gateway Refinement Plan,
Finding: The proposed. generator is located within the Drinking Water Protection Overlay
District. The diesel generator is equipped with,a single above-ground dual-wall'fuel tank. The
double wall provides for secondary containment for the diesel fuel. A Drinking'Water
Protection application has been. submitted concurrently, The Drinking Water Protection Notice
of Decision was issued on May 30, 2007, Ground water resou~ces will be protected in
accordance with SDC Article 17.
Finding: The potential impacts of the applicant's proposal on'Springfield's ground water
resources have been evaluated and will be protected in accordance with SDC Ai1:icle 17.
Conclusion: T~e proposed site plan modification 'satisfies this sub-element of the criterion,
Conclusion: The proposal satisfies Site Plan Criteria of Approval 2,and 3.
Criterion 4: - SDC 31,060 (4)
Parking areas and ingress,~egress points have been designed to facilitate vehicular traffic,
bicycle and pedestrian safety to avoid congestion; provide connectivity within the
development ~rea and to adjacent ,residential areas, transit stops, neighborhood activity
centers, and commercial, industrial and public areas; minimize curb cuts on arterial and
col/ectorstreets as specified in Article 31, 32, the appropriate refinement plan; and
comply with the OOOT access management standards for state highways.
Finding: The proposed site plan modifi,cation does not affect parking area and' ing~ess-egress
1 .,.
points,
,
Conclusion: The proposal satisfie.s Criterion' 4.
,Criterion 5: - six 31.060(5)
Physical features, including but not limit~d to significant clusters of trees and shrubs,
watercourses, shown on the WQLW Map and their associated riparian areas, wetlands,
rock outcroppings and historic features have b~en evaluated and protected as required
by this Code. '
Finding: The Natural Resources Study, the National Wetlands Inventory, the Springfield
Wetland Inventory Map, the Water Quality Limited Waterways Map, applicable refinement
plans, ,the Wellhead Protection Overlay District Map and the list of Historic Landmark Sites
Site Plan Modification
ORC 2007-00027
II
have been consulted. The proposed site plan modification does not affect any physical features
on the subject property which require evaluation or protection.
Conclusion: The proposal satisfies Criterion 5.
COIllCLUSIOIll: The Site Plan a~ submitted is in conformance with the applicable Criteria 1-5
of SDC 3 1.060.
COIllDITIOIllS OF APPROVAL: None
WHAT NEEDS TO BE DONE BY THE APPLICANT TO OBTAIN FINAL SITE
PLAN APPROVAL?
FINAL SITE PLAN: A Final Site Plan Application, the Final Site Plan Fee, five copies of a Final
Site Plan and any additional required plans" documents or information are required to be
submitted to the Planning Division within 90 days of the date of this letter,
This decision is based on the submitted Tentative Site Plan. The Final Site Plan"
must'show conformity with the Tentative Site Plan, compliance with SDC Article
3\ Criteria of Approval 1-5, and the conditions of approval. The Final Site Plan shall
'become null and void if construction has not begun within two years of Final Site Plan approval,
i.e. the signing of a Development Agreement, A single one-year extension may be granted by
the Director upon receipt of a written request by the applicant including an explanation of the'
delay. Work under progress shall not be subjectto Development Approval expir;ation, ,
DEVELOPMENT AGREEMENT: In order to ,complete the review process, a Development
Agreement is required to ensure that the terms and conditions of site plan review are binding
upon both the applicant and the City. This agreement will be prepared by Staff upon approval of
the Final Site Plan and must be signed by the property owner prior to the issuance of a building
permit. A Building Permit shall be issued by the Building Official only after the Development
Agreement has been signed by the applicant and the Director. No building or structure shall be
occupied until al!-improvements are made in accordance with this Article, except'as specified in
Section 31,110, Security and Assurances, Upon satisfastory completion of site development, as
determined by a Final Site Inspection (prior to the final building inspection), the City shall
authorize the provision of public facilities and services and issue a Certificate of Occupancy,
NOTES:
. An encroachment permit and a Land Drainage and Alteration Permit may be required
for this development, The applicant shall not commence any construction activities on
the site without an approved Land Drainage and Alteration Permit approved by City
Public Works Department. '
. 'Signs are regulated by the Springfield Municipal Code Article 9, Chapter? The 'number
and placement of signs must be coordinated with the Community Services Division
(726-3664). The location of signs shown ina site plan does not constitute approval
, from the Community Services Division. A separate sign permit is required.
Additional Information: 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,
Site Plan Modi(ica~on
DRe 2007-00027
12
Aooeals: If you wish to appeal this Tentative Site Plan Approval, a Type II Limited Land Use
decision, 'your application must comply with SDC Article 15, 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 returned to the appellant if the Planning Commission approves the appeal
application,
In accordance with SDC 15.020 which provides for a I S day appeal period, the appeal period for
this decision expires at 5:00 p.m. on June 22, 2007.
Ouestions:
Please contact Linda Pauly at the City of Springfield Urban Planning Division if you ,have
questions regarding this process,
Pre oared bv:,
Linda,Pauly
Planner 3, 726-4608
Site Plan Modification
DRe 2007-00027
/3
PLANNING DEPARTMENT
225 flFJH STREET
'St>RINGFIELD, OR 97477
PLANNING DEPARTMENT
225 FIFTH STREET "
SPRINGFIELD, OR 97477
0,r1f/VUrICLU, UK !::114ft
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Pacific Source T.l~"lth PJ.~,,,.s
110 International Way
Springfield, OR 97477.
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John Bramwell'
Robertson Sherwood Architects PC
132 E Broadway, Suite 540
Eugene, OR 97401
Eric Wick~.~!Tlcl
8720 SW Parkview Loop'
Beayerton, OR 97008
,
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