HomeMy WebLinkAboutPlan Review Notice 1999-6-18
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SP"FIELO
225 FIFTH STREET
SPRINGFIELD, OR 97477
(541) 726-3753
FAX(541) 726-3689
Notice of Decision - Limited land Use - Site Plan Review
Date of letter:
Journal Number:
June 18, 1999
1999-02-0018
Jonny Watson &
Martha Dewees
5303 Main Street
Springfield, OR 97478
Chuck Bailey, AlA
1740 Willamette Street
Eugene,OR97401
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Owner/Annlicants:
Deslan Consultants:
Nature ofADDlication: The applicants request site plan approval to construct a new
animal clinic on the vacant portion of their property, next to an existing building. The
proposed site is located at 5303 Main Street in Springfield.
Decision: Tentative Site Plan Aooroval with Conditions. Conditions of Approval must be
met prior to Final Site Plan Approval and the issuance of Building Pennits. 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. Final Site
Plans must conform to the tentative site plan approval.
Other Uses That Mav Be Authorized Bv The Decision: None. The proposed use is
permitted in accordance with SDC 18. 020(1)(b), Uses permitted in the zone but not
listed on the application require additional review and permits. Future
development will be in accordance with the provisions of the Springfield Development
Code and all applicable permit procedures,
Site Information: The site is a partially developed property at the comer of 53'" and
Main Streets. The property is approximately one acre in size. The property is classified
as Community Commercial on the East Main Refinement Plan diagram. Property also
classified Community Commercial abuts the subject site to the west, a residential zone
abuts the property to the south, The subject site has approximately 200 feet of property
frontage on Main Street/OR Highway 126, an improved arterial street. The site also has
157 feet of frontage on 53'" Street, a local street. An existing 30 foot wide curb cut on
53'" Street serves the developed portion of the site, the property also has an easement
to use the existing residential driveway abutting the west property line for access to
Main Street.
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Public Comments: Applications for Limited Land Use Decisions require the notification
of property owners/occupants within 100 feet of the subject property allowing for a 14
day comment period on the application. Twenty three (23) letters of concern were
received from residents of Santiago Estates, 5335 Main Street, Springfield Oregon
97478. Santiago Estates is a 55+ residential development. The residents have
concerns about increased traffic and maintenance costs. Letters were received from:
1. Ms. Sibyl Wright, Santiago Estates #168
2. Mr. Edgar Leveillee, Santiago Estates, Space #161
3. Mr. & Mrs. Lee Jonas, Santiago Estates, Space #156
4. Ms, Marcia O'Brien, Santiago Estates, Space #220
5. Ms. Cara Jones, Santiago Estates, Space #193
6. Ms. Norma J, Fenimore, Santiag Estates, Space #198
7. Mr. Nelo Allen, Santiago Estates, Space #245
8. Mr. & Mrs. W. E. Burke, Santiago Estates, Space #159
9. Ms. Marybelle J. Howard, Santiago Estates, Space #199
10. Ms. Lois Becker, Santiago Estates, Space #179
11. Ms. Lavonne Miller, Santiago Estates, Space #
12. Ms. Nancy Bassonette, Santiago Estates, Space #30
13. Ms. Rosemary Hargrove, Santiago Estates, Space #17
14. Mr. & Mrs. Bill (Hope) Catania, Santiago Estates, Space #184
15. Ms. Lorrayne Cox, Santiago Estates. Space #203
16. Mr. & Mrs. David (Phyllis) Kammerzelt, Santiago Estates, Space #246
17. Ms. Charlotte Peterson, Santiago Estates, Space #206
18. Mr. & Mrs. Gerald (Modeen) Walters, Santiago Estates, Space #201
19. Ms. Wanda J, Heide, Santiago Estates, Space #160
20. Ms. Bette Phillips, Santiago Estates, Space #251
21. Mr. & Mrs. Willard (Frances) Fischer & Friends, Santiago Estates, Space #9
22. Ms. L. Elaine Thorn, Santiago Estates, Space #166
23. Mr. Douglas K. Grass, Santiago Estates Regional Manager
11211 Gold Country Boulevard, Ste, 100
Gold River, CA 95670
The complete transcripts of letters submitted are part of the public record and are
available for review at the City of Sprin9field Planning Division. All those submitting
letters have legal standing in the decision process and are entitled to an appeal in
accordance with SDC Article 14. (See the instruction at the end of this document if you
wish to file an appeal.) The issues and concerns are grouped according to the Criteria of
Approval and addressed summarily:
Access and Circulation.Designs: The Santiago Estates residents raise concerns
about parking lot design, internal circulation and the increased levels of traffic on the
private driveway owned by Santiago Estates. The residents state that drivers already
have difficulties making turn movements in and out of the development due to highway
traffic,
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3 DeweeslWatson Site Plan. PJ NO.1999-02.0018
Staff Response: The applicants have an easement for ingress and egress over "all" of
the driveway (LC #7772256). The easement language does not exempt the applicant
from the need to design safe parking and internal circulation areas. The applicants have
agreed to provide revised parking and circulation areas. The applicant's parking lot
designs are approved, subject to required revisions for a) additional spacing between
the parking lot entrance and the highway, b) a reduction of the number and type of
parking spaces designed to allow backing into the easement area, c) a reduction in the
amount of landscape island removed and directional alTOws to reduce circulation
confusion, and d) signage to direct traffic away from the interior of the residential
development. (See Criteria 4 of this report.)
Easement Use and Financial Responsibility: The Santiago Estates residents raise
concerns that increased traffic on the driveway easement area will result in increased
wear and tear and maintenance costs.
Staff Response: The financial concerns are valid, but must be addressed by the parties
to the easement. There are state statutes goveming the financial responsibility of parties
to an easement in the absence of specific language that may apply to the situation. The
City of Springfield recommends that a private attorney be consulted to resolve the issue
(See Criteria 4 of this report and the City Attorney's letter to Follet Properties, contained
in the file.)
Criteria of Site Plan ADDroval: (These are the criteria the
Planning Division must use to make the decision. The criteria of
approval should be the basis of any public comment or appeal
of the decision.)
Section 31.060, Site Plan Review Standards, of the Springfield Development Code
states: "The Director shall approve, or approve with conditions, a Type II Site Plan
Application upon determining that criteria (1) through (4) of this section have been
satisfied. If conditions cannot reasonably be attached to satisfy the criteria, the Director
shall deny the application.' _
(1) COMPLIANCE WITH THE SUBMITTAL REQUIREMENTS OF SECTIONS
3.050 AND 31.050 OF THIS CODE.
The site plan application was accepted as complete on March 1, 1999 and
contained all information required to initiate Type /I Site Plan Review procedures
in accordance with SDC Articles 3 and 31. This decision is issued within the
required 120 calendar day review period.
Finding of Fact Criteria 1: Criteria 1 has been met because the applicant
has complied with all submittal requirements and the decision was issued
within the required 120 days.
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4 DeweeslWatson Site Plan, PJ No. 1999-02-0018
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(2) PROPOSED ON-SITE AND OFF-SITEPUBLlC AND PRIVATE
IMPROVEMENTS ARE SUFFICIENT TO ACCOMMODATE THE PROPOSED
DEVELOPMENT AS SPECIFIED IN ARTICLES 31, 32, THE APPROPRIATE
ZONING ANDIOR OVERLAY DISTRICT ARTICLE AND ANY APPLICABLE
REFINEMENT PLAN.
Subcriteria a. Conformance with Article 32 IPublic and Private
ImDrovements ~
Water and Electric Service. SDC Section 32.120 states: "Each
development shall be provided with a water system having sufficiently
sized mains and lesser lines to furnish adequate supply to the
development" The Springfield Utility Board (SUB) provides water and electrical
service to the development area.
Water service will be extended to serve the proposed building from a four inch
line located along north property line. The proposed building will require water
development fees for connections and metering.
Backf10w prevention devices are required for the new development. Bart McKee
of SUB Water Department, (726-2396) is the contact person. Utility vaults that
house fire and domestic water meters, check valves and backf10w devices must
be screened with earthen, planted or structural screening (SDC 31.160 (1 )(b)).
Water service will not be provided until a backf10w plan is submitted to SUB for
review and approval.
FINDING: SDC Section 32. 160(1)(b) requires that all outdoor equipment be
screened and the submitted site plan did not include the location of outdoor utility
vaults. The following condition of approval is applied for full code compliance:
1) Prior to the submittal of final site plans, the applicant must coordinate back
flow plans with SUB and the City of Springfield. The approved size, type and
location of utility vaults and screening must be shown on final plans.
SDC 32.120(2) states, "Wherever possible, utility lines shall be placed
underground." SUB electrical service is available to serve the site from
an existing transformer located along south property line of the site. Service
must be extended underground to the new building. Services will be installed
upon the collection of development charges, Ed Head of SUB Electric (726-
2395) is the contact person,
FINDING: SDC Section 32.120(2) requires utility lines to be extended
underground and the site plan does not show the proposed location of electrical
services. The following condition of approval is applied for full code compliance
with the SDC:
2) All utility lines must be placed underground in accordance with SDC
32,120(2); the final site plan must show the location of underground utilities,
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5 DeweeslWatson Site Plan, PJ NO.1999-02-0018
Fire and Life Safety. SDC 32.120(3) requires an applicant to provide a water
supply sufficient to protect the proposed development. The Fire Marshall finds
that existing fire lines and hydrants located along north property line have
sufficient volume to serve the development area.
Sanitarv Sewer. SDC 32.100 (1) states, .....sanitary sewers shall be installed
to serve each new development and to connect the developments to new
mains. Installation of sanitary sewers shall comply with the provisions of
this code, the Standard Construction Specifications, Chapter 2 of the City
Code, and the Department of Environmental Quality regulations..."
The City Engineer has determined that a 18 inch public sanitary line in the Main
Street right of way must be used to serve the proposed development. (The
connection is shown as Alternative #1 on the tentative site plan.) All new sewer
taps will require permits from the Public Works Department prior to connection.
Ken Vogeney of the Public Works Division (726-3688) is the contact person. All
construction within the Main StreeVOR Highway 126 right of way will require
construction permits from the Oregon Department of Transportation.
Finding: The proposed development plan conforms with SDC 32.100 because
the City Engineer has determined that public sanitary facilities exist to serve the
site and connections can be made in accordance with applicable construction
standards.
Storm Sewer. SDC Section 32.110 states, "The Approval Authority shall
grant development approval only where adequate provisions for storm and
floodwater run-off to the City storm water drainage system have been
made as determined by the City Engineer."
sec 32.110(4) states, .. A development shall be required to employ
drainage management practices approved by the City Engineer....
In order to relieve demand on the City's piped drainage system and
to alleviate future costs of treating the piped discharge; to promote
water quality, to preserve groundwater and the vegetation and rivers
It supports, and to reduce peak storm flows.....
Storm water drainage systems: There is a public storm drain within Main
Street, and this system has the capacity to carry the runoff from this proposal.
The topo survey provided by the applicant shows two existing curb inlets
connected to the Main Street storm drain. The applicant shall design the site
drainage system to connect to one of the existing inlets,
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6 OeweeslWatson Site Plan, PJ NO.1999-QZ-Q018
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Prior to Final Site Plan approval, the applicant shall provide a plan showing the
existing and proposed grades on the site and the parking area, and also provide
a drainage system to direct all of the site runoff to the public drainage system,
with one point of connection,
Prior to Final Site Plan approval, the applicant shall provide hydrologic and
hydraulic calculations to support the design of the proposed drainage system.
Prior to Final Site Plan approval, the applicant shall obtain an OOOT Facility
Permit for any new stann drainage connections and volumes. In the event that
OOOT requires on-site detention of runoff, the Final Site Plan is required to show
the proposed detention system.
Pretreatment and Reduction Measures:. SDC Section 32.110(4)
requires an applicant to "relieve demand on the City's piped drainage
system and... alleviate future costs of treating the piped discharge;
to promote water quality, (and) to preserve groundwater and the
vegetation and rivers it supports". Storm water quality measures apply
to this project because the storm drainage system that this site will
discharge into flows directly into the McKenzie River near
Weyerhaeuser. With the recent listing of spring Chinook salmon as a
threatened species under the ESA, all stonn water discharge to a public
system must employ best management practices from the list contained
in SOC 32.110(4).
Prior to the approval of the Final Site Plan, the applicant shall submit an
engineered drainage pian that incorporates Storm Water Quality Measures. All of
the proposed site catch basins must be a multi-chambered design and must
include an oil-filtering medium in the inlet chamber of the basin. All of the inlets
must be connected to a single connection point with the public storm drain
system.
Finding: The proposal does not meet this criterion because adequate provision
has not been made for storm water runoff or adequate pre-treated run-off to the
City's storm system as required by SDC 32.110. The following condition of
approval is applied for compliance with Section SDC 32.110 of the SDC:
3. Prior to final site plan approval the applicant shall submit a storm water
system design stamped by a registered private engineer and approved by the
City Engineer. The design shall meet the following guidelines or suitable
altematives approved by the City Engineer:
lJ The applicant shall design the site drainage system to connect to one.of
the existing curb inlets that connect to the Main Street storm drain
system.
lJ Prior to Final Site Plan approval, the applicant shall provide an
engineered plan showing the existing and proposed grades on the site
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7 DeweeslWatson Site Plan. PJ NO.1999-02-OO18
and the parking area, and also provide a drainage system to direct all of
the site runoff to the public dreinage system, with one point of connection.
o Prior to Final Site Plan approval, the applicant shall provide hydrologic
and hydraulic calculations to support the design of the proposed drainage
system.
o Prior to Final Site Plan approval, the applicant shall obtain an ODOT
Facility Permit for any new storm drainage connections and volumes. In
the event that ODOT requires on-site detention of runoff, the Final Site
Plan is required to show the proposed detention system.
o Prior to the approval of the Final Site Plan, the applicant shall submit a
revised drainage plan that incorporates additional Stann Water Quality
Measures:
o All of the proposed site catch basins must be a multi-chambered design
and must include an oil-filtering medium in the inlet chamber of the basin.
o All of the inlets must be connected to a single connection point with the
public storm drain system.
Street ImDrovements:
Street trees are required (See Landscaping, Screening and Ughting.) No other
street improvements are required or proposed on the development site. All
construction within the Main Street/OR Highway 126 right of way will require
construction permits from the Oregon Department of Transportation. All public
sidewalks and streets shall be repaired in accordance with City of Springfield
Standard Construction Specifications prior to occupancy of the new
development.
Subcriteria b) Conformance with standards of SDC Article 31- Site Plan
Review and Article 18- Commercial Zonina Districts.
Setbacks: The submitted site plan complies with the setback distance standards
of SDC 18.050 because the structure is set back 10 feet from the south property
line meeting the standards of SDC 18.050 where a commercial property abuts a
residential district. (Note: Where minimum setbacks are used for building
setback, the Building Division will require property lines to be established by a
licensed surveyor during construction.)
Finding: The proposed building footprint meets the applicable setback standards
of SDC Article 18 because 10 feet is maintained from the residential zone
abutting south property line of the subject site.
Buildina Heiaht: SDe Section 18.060(2) states: .. When a...ee District
abuts an LDR District to the...south...the building height limitation shall be
no greater than that permitted in the ...LDR ..District(s) for a distance of 50
feel"
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8 DeweesMIatson Site Plan. PJ NO.1999-02-0018
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FINDING: The proposed structure is setback 10 feet from the residential zoning
district located along south property line, The building height proposed on the
tentative plans is 22 feet, 8 feet less than the 30 foot height standard allowed in
residential districts.
LandscaDina. Liahtina and Screeninq. SDC 31.140(1) Site Plan Review-
Planting Standards states, "... the areas of a lot which shall be planted
include: (a) All required setback areas and any additional planting areas
as specified in the appropriate zoning district The required rear yard
planted setback area in accordance with SDC 18.050 is 1000 square feet. In
accordance with SDC 31.140(2) the south setback area requires two 2" caliper
trees that are 6' in height, and 10 shrubs that are 5 gallon size. The rear yard
must also be screened in accordance with SDC 31.160 to reduce the
audiolvisual impacts of the commercial use on the adjacent residential zone. The
screening shall be planted shrubs that will form a continuous hedge at least 6
feet tall, or a solid wooden fence. In accordance with SDC 31.140(5), the
applicant is exempted from tree, shrub and groundcover requirements if a
continuous hedge is provided. If the applicant chooses to provide a solid wooden
screen, two trees are required in the rear yard setback. (The existing Douglas Fir
tree should be saved and can be counted as one of the required trees, reducing
the required plantings to one tree.) The front landscape area is a 500 square foot
parking setback that requires five 2 inch caliper trees and 20 shrubs in
accordance with SDC 31.140(3). Shrubs shall not exceed 30 inches in the
parking area. The required plantings can be distributed throughout landscaped
islands between the front of the building and the street.
In addition to on site landscaping, street trees are required within the public right
of way along a development site (SDC 32.050). The site has two existing street
trees, In accordance with Section 32.050, 3 additional street trees (2 inch caliper,
6 feet tall) must be installed on 30 foot centers beginning from the existing street
trees,
FINDING: The landscape plan submitted does not meet the standards of SDC
31.140 for the number of trees in the parking lot area, or the amount of trees,
ground cover, shrubs and/or screening in the rear yard setback area. The
following condition of approval is applied for full compliance with landscape
requirements of Article 31:
4. The final site landscaping plan shall be revised to meet the planting standards
of SDC 31.140 and the following minimum guidelines: .
a the south setback area requires two 2" caliper trees that are 6' in height, and
10 shrubs that are 5 gallon size.
a The rear yard must be screened in accordance with SDC 31.160:
a Planted screening shall be shrubs that will form a continuous hedge at least 6
feet tall, or a solid wooden fence.
a In accordance with SDC 31.140(5), the applicant is exempted from tree,
shrub and groundcover requirements in the rear yard if a continuous hedge is
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9 DeweeslWatson Site Plan, PJ NO.1999-02-0018
provided. If the applicant chooses to provide a solid wooden screen, the two
trees required by the code shall be provided.
a In the front parking area, fIVe 2 inch caliper trees and a minimum of 20
shrubs must be provided. The required plantings can be distributed
throughout landscaped area and islands between the front of the building and
the street.
a 3 additional street trees (2 inch caliper, 6 feet tall) must be installed on 30
foot centers beginning from the existing street trees.
Screening shall be required where a commercial district abuts a residential
district, for outdoor storage areas abutting residential zoning districts and
for trash receptacles. Screening shall be planted or structural and shall be
designed to minimize audible or visual incompatible uses from adjacent
properties. (SDC 31.160)
Servicing of commercial dumpsters occurs at off hours and creates more noise
than standard garbage service. To protect the adjacent residential district from
audio and visual impacts of the commercial development, the dumpster
enclosure at the south east comer of the property adjacent to the residential
zone must be moved. The enclosure must be re-Iocated to the central area
between the buildings and adjacent to the north parking area. {The first parking
space west of the building requires drivers to back up into a travel aisle with
their vision obstructed and should be deleted; the area can be used for a
screened dumpster enclosure. The building arrangement, distance and fencing
provide the best available sound attenuation from heavy vehicle traffic (garbage
trucks). Visual and audible impacts of rooftop or outdoor mechanical equipment
must also be mitigated with sound barriers in accordance with SDC 31.160. The
final site plan must locate outdoor heating and ventilation equipment on the
ground with screening or demonstrate that roof top sound barriers are provided.
Outdoor perimetef lighting is shielded and located to reduce impacts on the
adjacent properties in accordance with SDC 31.3'1.160(3).
Finding: A commercial dumpster and associated heavy vehicle traffic are uses
incompatible with residential districts that must be screened and located on the
north west comer of the proposed building to minimize audio and visual impacts.
The submitted site plan must be revised to comply with SDC 31,160:
5. The site plan shall provide the following screening:
a the dumpster enclosure must be re-Iocated to the northwest comer of the
proposed building adjacent to the north parking area;
a At grade outdoor heating and ventilation equipment must be screened and
located as far away from the residential zone as practical or roof top sound
attenuating barriers must be provided.
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10 DeweesJINatson Site Plan. PJ No. 1999-02-0018
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Parking. The applicants own both lots at the development site, Reciprocal
access and parking easements are proposed for existing and proposed parking
areas in anticipation of the lots being segregated in the future, therefor the
parking is reviewed comprehensively. Shared parking shall be allowed only
where provisions for joint maintenance are provided in accordance with SDC
31.070(5).
The site plan submitted provides 26 standard, 7 compact and 2 handicapped
accessible vehicle parking spaces, the amount exceeds the parking
requirements of SDC Sections 18.070(2&4) & 31.180. The break down parking
required by the code is:
o 7866 square feet of gross floor area (gfa) @ one space per 300 square feet
= 26 spaces required by code, One space at each structure must be ADA
accessible.
Finding: The number of vehicle parking spaces provided on the proposed plan
(35) exceeds the number of spaces required for the site (26).
Finding: The on site parking and circulation areas are designed to serve both
parcels at the subject site. The following condition of approval is applied for full
compliance with the code:
6) Reciprocal joint access and parking agreements for all shared parking and
circulation areas shall be filed at the Lane County Office of Deeds and Records
prior to occupancy of the new building. The easement language shall be
submitted to the City of Springfield for review and approval prior to filing.
Subcriteria c) Prooosed on-site and off-site Dublic and Drivate
imDrovements are sufficient to accommodate the nroDosed develooment
as soecified in anv aDolicable refinement olan.
Commercial Element Policy #4 ofthe East Main Refinement Plan (pg.12)
states: "Provide buffering between commercial and residential uses
through Article 31 of the Springfield Development Code, Site Plan Review
process."
Finding: The East Main Refinement Plan policy to provide buffering between
commercial and residential uses through the site plan review process has been
met because landscaping, fences, sound barriers and site design have been
used to mitigate impacts of the proposed development on the adjacent
residential district.
Finding of Fact Criteria 2: This criterion is met because the plan, as
conditioned in Sub criteria a-c, meets the standards and policies of the
Springfield Development Code and the East Main Refinement Plan for the
provision of public and private improvements.
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11 DeweeslWatson Site Plan, PJ NO.1999-02-OO16
(3) INVENTORIED NATURAL (INCLUDING REGULATED WETLANDS) AND
HISTORIC FEATURES OF THE SITE HAVE BEEN ADEQUATELY
CONSIDERED IN THE PROJECT DESIGN.
The site is identified as Tax Lot 7303 on Lane County Assessor's Map 17-02-33-
31. The East Main Refinement Plan, the Draft Natural Resources Special Study,
the Springfield Wetland Inventory Map, and the list of Historic Landmark Sites
have been consulted. No wetland or other natural resources have been
identified on the site.
There are no inventoried historic features or archeological sites located on the
development site. If any artifacts are encountered during construction, there are
state laws that could apply, ORS 97.740, ORS 358.905, ORS 390.235. If
human remains are discovered during construction it is a Class 'c' felony to
proceed under ORS 97.740.
Finding of Fact 3: This criterion Is met because the aforementioned
resources were consulted and no natural or historic resources have been
Identified.
(4) PARKING AREAS AND INGRESS-EGRESS POINTS HAVE BEEN DESIGNED
SO AS TO FACILITATE TRAFFIC AND PEDESTRIAN SAFETY, TO AVOID
CONGESTION AND TO MINIMIZE CURB CUTS ON ARTERIAL OR
COLLECTOR STREETS AS SPECIFIED IN ARTICLES 31, 32, THE
APPROPRIATE ZONING ANDIOR ZONING OVERLAY DISTRICT ARTICLE
AND ANY APPLICABLE REFINEMENT PLAN.
The parking plan provides a pedestrian connection to Main Street, a bicycle rack
and handicapped parking in accordance with the federal Americans With
Disabilities Act, Oregon Administrative Rules TPR 12, SDC 31.180,32.070 &
18.070.
The east and north parking areas proposed on the plans are accessed from the
east over a private driveway owned by the Santiago Estates Mobile Home Park.
The applicants retain an easement allowing ingress and egress to and from the
development site over the driveway to Main Street/OR Highway 126. The
easement area will serve commercial and residential vehicle traffic as well as
pedestrians and bike traffic. The Planning Division has determined the following
revisions to the tentative plans are necessary to accommodate the proposed
development's traffic on the residential driveway abutting the site (based upon
revised parking designs submitted to the City of Springfield on April 24, 1999):
Q the north east access point shall be setback from the highway far enough to
allow vehicles to leave the highway and public right of way before making the
turn into the applicant's parking lot. A sign shall be provided to direct
customer and service traffic into the north parking lot;
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12 DeweeslWatson Site Plan, PJ No. 1999-02-0018
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o the north opening in the Santiago Estates landscape island for egress shall
be limited to 20 feet in length and shall be located opposite the north parking
lot to discourage use by drivers leaving the east parking area;
o the east parking area shall be revised from 11 perpendicular parking spaces
to 7 angled parking spaces to reduce parking congestion and improve
visibility;
o the east parking area shall be signed and painted as "employee only" to allow
use by drivers familiar with the site;
o the south opening in the Santiago Estates landscape island shall be 20 feet
in length, the applicant shall provide a sign to deter commercial traffic from
proceeding south (ex: Santiago Estates Residents and Guests Only, No
Through Traffic, etc.) and a 6 inch tall asphaltic speed bump shall be placed
across the south bound lane;
o directional arrows shall be provided with reflective paint on the pavement at
the locations shown on the plans.
Vision clearance shall be considered in all landscape designs; all parking and
circulation improvements shall be installed prior to occupancy.
Finding: The north and east parking areas take access to a state highway from
an existing residential driveway by easement. The following condition is applied
to facilitate parking and traffic safety for vehicles, pedestrians and bicyclists in
the easement area and buffer the residential users from commercial traffic:
7) The Final Site Plans shall provide the following traffic safety features or other
suitable substitutes approved by the City of Springfield:
o the north east access point shall be setback from the highway far enough to
allow vehicles to leave the highway and public right of way before making the
turn into the applicant's parking lot. A sign shall be provided to direct
customer and service traffic into the north parking lot;
o the north opening in the Santiago Estates landscape island for egress shall
be limited to 20 feet in length and shall be located opposite the north parking
lot to discourage use by drivers leaving the east parking area;
o the east parking area shall be revised from 11 perpendicular parking spaces
to 7 angled parking spaces to reduce parking congestion and improve
visibility;
o the east parking area shall be signed and painted as "employee only" to allow
use by drivers familiar with the site;
o the south opening in the Santiago Estates landscape island shall be 20 feet
in length, the applicant shall provide a sign to deter commercial traffic from
proceeding south (ex: Santiago Estates Residents and Guests Only, No
Through Traffic, etc.) and a 6 inch tall asphaltic speed bump shall be placed
across the south bound lane;
o directional anuws shall be provided with reflective paint on the pavement at
the locations shown on the plans.
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13 DeweeslWatson Site Plan, PJ NO.1999-{)2-{)018
Driving surface conditions affect vehicle, pedestrian and bicycle safety. SDC
31.170(5)(b) requires reciprocal parking and access agreements for the subject
site to include provisions for continuing maintenance. The applicants must
include maintenance provisions in the proposed joint parking agreements to
meet the standards of SDC 31.170(5),
Finding: SDC 31.170(5) requires that maintenance provisions be provided in
shared parking and access agreements approved by the City of Springfield. The
following condition is applied for full code compliance:
8) Joint parking and access easements for the applicant's properties must
include,provisions for ongoing maintenance approved by the City of Springfield.
The applicant is also strongly encouraged to revise and add maintenance
provisions to the existing ingress and egress easement between themselves and
Santiago Estates prior to construction at the site. Section 105.175(3) of the
Oregon Revised Statutes provides that even in the absence of a written
maintenance agreement, parties to an easement are responsible in proportion to
their use. The statute may apply to the site because ORS 105.185(1) makes the
language applicable to all easements existing on or after January 1, 1992.
Finding of Fact 4: Staff finds that the plans facilitate vehicle and pedestrian
safety because the designs, as conditioned, provide features to minimize
congestion In the public right of way, reduce driver confusion in the easement
area and minimize customer traffic passing through residential areas. Sufficient
off-street vehicle and bicycle parking Is provided, a pedestrian connection from
the building to public sidewalk is provided.
DECISION AND CONDITIONS:
The Director's decision of Approval with Conditions is issued in accordance with Site
Plan Criteria of Approval 1-4.
What Needs To Be Done Bv The Aoolicant To Obtain Final Site Plan Aooroval?
Three 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 showing compliance with SDC Article 31 Criteria of Approval 1-4, as
conditioned:
1) Prior to the submittal of final site plans, the applicant must coordinate back
flow plans with SUB and the City of Springfield. The approved size, type and
location of utility vaults and screening must be shown on final plans.
2) All utility lines must be placed underground in accordance with SDC
32.120(2); the final site plan must show the location of underground utilities.
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14 DeweeslWatson Site Plan, PJ No. 1999-02-0018
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3. Prior to final site plan approval the applicant shall submit a storm water
system design stamped by a registered private engineer and approved by the
City Engineer. The design shall meet the following guidelines or suitable
altematives approved by the City Engineer:
D The applicant shall design the site drainage system to connect to one of
the existing curb inlets that connect to the Main Street storm drain
system.
D Prior to Final Site Plan approval, the applicant shall provide an
engineered plan showing the existing and proposed grades on the site
and the parking area, and also provide a drainage system to direct all of
the site runoff to the public dreinage system, with one point of connection.
D Prior to Final Site Plan approval, the applicant shall provide hydrologic
and hydraulic calculations to support the design of the proposed drainage
system.
D Prior to Final Site Plan approval, the applicant shall obtain an ODOT
Facility Permit for any new storm drainage connections and volumes. In
the event that ODOT requires on-site detention of runoff, the Final Site
Plan is required to show the proposed detention system.
D Prior to the approval of the Final Site Plan, the applicant shall submit a
revised drainage plan that incorporates additional Storm Water Quality
Measures:
D All of the proposed site catch basins must be a multi-chambered design
and must include an oil-filtering medium in the inlet chamber of the basin.
D All of the inlets must be connected to a single connection point with the
public storm drain system.
4. The final site landscaping plan shall be revised to meet the planting standards
of SDC 31.140 and the following minimum guidelines:
D the south setback area requires two 2" caliper trees that are 6' in height,
and 10 shrubs that are 5 gallon size.
D The rear yard must be screened in accordance with SDC 31.160;
D Planted screening shall be shrubs that will form a continuous hedge at
least 6 feet tall, or a solid wooden fence.
D In accordance with SDC 31,140(5), the applicant is exempted from tree,
shrub and groundcover requirements in the rear yard if a continuous
hedge is provided. If the applicant chooses to provide a solid wooden
screen, the two trees required by the code shall be provided.
D In the front parking area, five 2 inch caliper trees and a minimum of 20
shrubs must be provided, The required plantings can be distributed
throughout landscaped area and islands between the front of the building
and the street.
D 3 additional street trees (2 inch caliper, 6 feet tall) must be installed on 30
foot centers beginning from the existing street trees.
\
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15 DeweeslWatson Site Plan, PJ No,1999-02-0018
5. The site plan shall provide the following screening:
Q the dumpster enclosure must be re-Iocated to the northwest comer of the
proposed building adjacent to the north parking area;
Q At grade outdoor heating and ventilation equipment must be screened
and located as far away from the residential zone as practical or roof top
sound attenuating barriers must be provided.
6) Reciprocal joint access and parking agreements for all shared parking and
circulation areas shall be filed at the Lane County Office of Deeds and Records
prior to occupancy of the new building. The easement language shall be
submitted to the City of Springfield for review and approval prior to filing.
7) The Final Site Plans shall provide the following traffic safety features or other
suitable substitutes approved by the City of Springfield:
Q the north east access point shall be setback from the highway far enough
to allow vehicles to leave the highway and public right of way before
making the turn into the applicant's parking lot. A sign shall be provided
to direct customer and seNice traffic into the north parking lot;
Q the north opening in the Santiago Estates landscape island for egress
shall be limited to 20 feet in length and shall be located opposite the north
parking lot to discourage use by drivers leaving the east parking area;
o the east parking area shall be revised from 11 perpendicular parking
spaces to 7 angled parking spaces to reduce parking congestion and
improve visibility;
o the east parking area shall be signed and painted as "employee only" to
allow use by drivers familiar with the site;
o the south opening in the Santiago Estates landscape island shall be 20
feet in length, the applicant shall provide a sign to deter commercial traffic
from proceeding south (ex: Santiago Estates Residents and Guests Only,
No Through Traffic, etc.) and a 6 inch tall asphaltic speed bump shall be
placed across the south bound lane;
o directional alTOws shall be provided with reflective paint on the pavement
at the locations shown on the plans.
8) Joint parking and access easements for the applicant's properties must
include provisions for ongoing maintenance approved by the City of Springfield.
DEVELOPMENT AGREEMENT: In order to complete the review process, a
Development Agreement is required to ensure that the terms and conditions of Final site
plan review are binding upon both the applicant and the City. This agreement will be
prepared by Staff and upon approval of the Final Site Plan and must be signed by the
property owner ,Drior to the issuance of a buildino Dermit.
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16 DeweesNVatson Site Plan, PJ No.1999-02-0018
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THE APPLICANT MAY SUBMIT CONSTRUCTION OR BUILDING PLANS TO OTHER
CITY DEPARTMENTS FOR REVIEW PRIOR TO FINAL SITE PLAN APPROVAL IN
ACCORDANCE WITH SDC 31.080 AT THEIR OWN RISK. ALL CONCURRENT
SUBMITTALS ARE SUBJECT TO REVISION FOR COMPLIANCE WITH THE FINAL
SITE PLAN. A DEVELOPMENT AGREEMENT IN ACCORDANCE WITH SDC 31.090
WILL NOT BE ISSUED UNTIL ALL PLANS SUBMITTED BY THE APPLICANT HAVE
BEEN REVISED. CONFLICTING PLANS CAUSE DELAYS.
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 $0.25 for each additional
page at the Development Services Department, 225 Fifth Street, Springfield, Oregon.
SIGNS: Signs are regulated by the Springfield City Code Article 9, Chapter 7. The
number and placement of signs must be coordinated with the Community Services
Division. The locations of signs on a site plan do not constitute approval from the
Community Services Division. A separate sign permit is required. Lisa Hopper (726-
3790) is the contact person.
AnDeal: If you wish to appeal this Type II Limited Land Use Site Plan Review Approval
decision, you must do so within 10 davs of the date of this letter. Your appeal must be
in accordance with SOC, Article 15, Appeals. Appeals must be submitted on a City
form with a fee of $250.00. The fee will be returned to the applicant if the Planning
Commission approves the appeal application.
Questions: Please call Jim Donovan in the Planning Division of the Development
Services Department at (541) 726-3660 if you have any questions regarding this
process.