HomeMy WebLinkAboutMiscellaneous Correspondence 1987-4-29
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SPRINGFIELD
CITY OF SPRINGFIELD
Office of Community & Economic Development
CERTIFIED LETTER
Wingard Construction Inc.
2323 Fairmount Blvd.
Eugene, Oregon 97403
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April 29, 1987
Subject: Change in Business
Use at 3001 Main Street,
Springfield, Oregon.
Dear Property Owners:
It has come to our attention that a change in use has occurred on
the above property. The use appears to be portable unit storage
rentals. The existing use on the property is vehicle towing and
storage. Article 31 of the Springfield Development Code requires
that new uses or changes in uses of existing developments must
receive City site plan approval. Please refer to the attached
excerpt of Article 31. Site Plan Review Standards.
Unless site plan approval is~ranted, the use may not continue at
this location. Our recomm.endation is that you complete the
attached pre-application conference form. This enables City
staff to review the nature of your business in terms of
Development Code standards and other land use policies and allows
us to schedule a meeting with you to advise you of the necessary
procedures to obtain site plan approval. Enclosed are both the
pre-application conference form and the site plan review
application for your use.
An application--either the pre-application or the site plan
review application itself--must be submitted to the Planning and
Development Department, 225 North-5th Street, Springfield, Oregon
by May IS, 1987. Again, we recommend that you first apply for
the pre-application conference in order to aid you with your
formal site plan submittal. 'If we do not hear from you by the
above deadline, we will expect that the business will terminate
by May 31, 1987. Your anticipated courtesy and cooperation is
appreciated.
Please direct inqulrles concerning the development approval
process to Cindie Harmon, Permit Coordinator, at 726-3759.
:t..cerelY,r/ d ..=-)
s~n~
Associate Planner, Code Enforcement
cc: t1~rm~?~h~e~~~tp~e~rie~tf14tigf1i~~\!~lt1J7. 503/726-3753
Joe Leahy, Assistant City Attorney
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ARTICLE 31
SITE PLAN REVIEW STANDARDS
31.010 DESCRIPTION
31.020 APPLICABILITY
31.030 MAINTENANCE INSPECTION
31.040 REVIEW
31.050 INFORMATION REQUIREMENTS
31.060 CRITERI~
31.070 CONDITIONS OF APPROVAL
31.080 FINAL SITE PLAN
31.090 DEVELOPMENT AGREEMENT
31.100 MODIFICATIONS TO SITE PLANS
31.110 SECURITY AND ASSURANCES
31.120 MAINTAINING THE USE
31.130 LANDSCAPING STANDARDS
31.140 PLANTING STANDARDS
31.150 PLANTING INSTALLATION STANDARDS
31.160 SCREENING AND LIGHTING STANDARDS
31.170 PARKING STANDARDS
31.180 PARKING LOT DESIGN STANDARDS
31.190 PARKING AREA IMPROVEMENT STANDARDS
31.200 OFF-STREET LOADING STANDARDS
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ARTICLE 31
SITE PLAN REVIEV STANDARDS
31.010 DESCRIPTION. The purpose of Site Plan Review is to ensure
that new development and the expansion of existing development
complies with the policies of the Metro Plan and the standards of
this Code. Site Plan Review also identifies potential land use
conflicts resulting from proposed development and mitigates those
conflicts through specific conditions attached by the Approval
Au thori ty.
31.020 APPLICABILITY. The provisions of this Article shall apply to:
(1) All new construction and expansion of multi-family
residential, commercial, public and semi-public and industrial uses
involving 500 square feet or more of gross floor area within a 12
mon th period.
(2) Changes in the
residential, commercial,
structure.
use category of any existing multi-family
public and semi-public or industrial
(3) All Discretionary Uses and uses specifically indicated
under the applicable zoning district.
(4) Zone Changes involving developed property.
31.030 ~..~.ANCE INSPECTION. Any change in use, or occupancy of a
building or structure that has been vacant for more than 30 days,
involving multi-family residential, commercial, public and
semi-public and industrial uses shall require a Maintenance
Inspection which may be performed in conjunction with an Occupancy
Inspection conducted by the Building Official. The purpose of the
Maintenance Inspection is to ensure that all required parking,
landscaping and screening have been maintained in accordance with
standards applicable at the time of development.
31. 040 REVIEV.
(1) An expansion of existing development by 2,000 square feet
or less shall be reviewed under Type I procedure.
(2) A Maintenance Inspection shall occur as a Type I procedure.
(3) New
2,000 square
reviewed under
development, expansion
feet and all development
Type II procedure.
of existing development over
in the SLI District shall be
(4) An Architect, Landscape Architect or Engineer shall
prepare Site Plans for developments that include new structures 4,000
square feet in size or greater, in all districts. (Ord. 5342 7/21/86)
(Ord. 5358 11/17/86)
31-1
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(5) A complete application together with all required
materials shall be accepted by the Director prior to the review of
the request as specified in Section 3.050, Application Submittal.
31.050 INFORMATION REQUIREMENTS. A Site Plan shall contain all the
elements necessary to demonstrate that the requirements of this Code
are being fulfilled and shall include but not be limited to the
following:
(1) General Information.
(a) Legible scale and north arrow.
(b) Whenever possible, the Site Plan shall be prepared
on 18" x 24" paper.
(c) Location of the development site:
address; the assessor's map and tax lot number.
the street
(d) Name and address of the owner and/or applicant. If
the applicant is not the owner, then written permission of the owner
shall be required.
(e) Date prepared and the preparer's name.
(f) Proposed name of the development, if any.
(g) Size and dimensions of any individual lots and the
total development area consistent with the legal description of the
properties involved.
(h) Zoning and Metro Plan designation of the development
site.
(i) Zoning, Metro Plan designations
uses on adjacent properties, including properties
the street.
and existing land
immediately across
(j) Historic sites and natural features within 100 feet
of the development site that appear in Metro Plan inventories.
(k) If the proposal is a phased development, the
location and timing of each proposed phase.
(1) Proposed number of employees and future expansion
plans.
(2) Site Information.
(a) Existing contour lines at one foot intervals or
greater, as determined by the Director, and percent of slope.
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(b) Flood areas: location of the 100 year Floodway and
100 year Floodway Fringe areas in accordance with Article 27 of this
Code and all other areas subject to flooding.
(c) Location of all existing natural features including
but not limited to: trees 8 inches in diameter or greater (when
measured 4 1/2 feet above the ground), significant clusters of trees
and shrubs, natural drainageways or creeks and rock outcroppings.
Proposed modifications to natural features shall be clearly
indicated, as well as any major site modifications that have occurred
within one year prior to the date of application.
(d) Location
buildings and structures,
setbacks from lot lines.
and use
including
of all existing and proposed
separation from each other and
buildings,
impervious
(e) Area and
st ructu res,
surfaces.
percentage of the
driveways, sidewalks,
site proposed for
patios and other
(f) Observance of solar access requirements as specified
in the appropriate zoning district.
(g) Exterior elevations and gross floor area of all
buildings and structures proposed for the development site.
(h) Area and dimensions of all property to be conveyed,
dedicated or reserved for common open spaces, recreational areas and
other similar public and semi-public uses.
(i) Location, size, height, building material and method
of illumination of existing and proposed signs.
(j) Location and height of proposed fences, walls,
outdoor equipment and storage, and trash receptacles.
(3) A Parking Plan demonstrating compliance with the
standards of this Code by indicating the following:
(a) Location, dimensions and number of typical, compact
and disabled parking spaces; including aisles, landscaped areas,
wheel bumpers, directional signs and striping.
(b) On-site vehicular and pedestrian circulation.
served,
proposed
(c) Access
including the
curb cuts.
to streets, alleys and
location and dimensions
pro pert i es to
of existing
be
and
(d) Grading, drainage, surfacing and subgrading details.
(e) Exterior lighting:
area of illumination.
including the type, height and
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(f) Location and number of bicycle racks.
(g) Amount of gross floor area applicable to the parking
requirement for the proposed use.
(h) Location of off-street loading areas.
(4) A Planting Plan, drawn by a Landscape Architect or other
professional approved by the Director, demonstrating compliance with
the standards of this Code by indicating the following:
(a) Existing trees 8 inches in diameter or greater (when
measured 4 1/2 feet from the ground) and/or other plant material to
be retained, or to be removed.
(b) Screening in accordance with Section 31.160 of this
Article.
(c) Use of plantings in erosion control, if any.
(d) Permanent irrigation system, unless specifically
exempted in accordance with Section 31.140 (4) of this Article.
(e) Street trees in accordance with Section 35.020 of
thi s Code.
(f) A specifications list for all materials to be used
shall accompany the Planting Plan. Plant sizes shall be listed at
the time of installation, and shown on the Planting Plan at mature
size.
(g) Description of planting methods in accordance with
Section 31.150 of this Article.
(5) An Improvements Plan demonstrating compliance with the
standards of Article 32 of this Code, and indicating the following:
(a) Name and location of all existing and proposed
public and private streets within or on the boundary of the proposed
development site including the right of way and paving dimensions,
and the ownership and maintenance status, if applicable.
(b) Location
devices, fire hydrants,
neighborhood mailbox units
of existing and required traffic control
street lights, power poles, transformers,
and similar public facilities.
existing
ways and
(c) Location, width
and proposed sidewalks,
trails. .
and construction material of all
sidewalk ramps, pedestrian access
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(d) Location and size of existing and proposed utilities
and necessary easements and dedications on and adjacent to the site
including sanitary sewer mains, storm sewer drains and ditches, water
mains, power, gas, telephone, and cable TV. Indicate the proposed
connection points.
patterns,
and catch
(e) On-site drainage collection system
showing roof drainage, the size and location of
basins, and natural drainageways to be retained.
and flow
drain lines
(f)
Existing and proposed transit facilities.
31.060 CRITERIA.
application upon
satisfied:
The Director shall approve a Site Plan Review
determining that the following criteria have been
Code.
(1) Demonstrated compliance with applicable standards of this
(2) Proposed on-site and off-site pUblic and private
improvements are sufficient to accommodate the proposed development.
Development plans have been modified to conform with Public Facility
Plans and City standards.
have
with
(3)
been
Metro
Inventoried natural and
adequately considered in
Plan policies.
historic features of the site
the project design, consistent
(4) The design of the proposed development, as conditioned,
mitigates identified negative impacts and resolves identified land
use conflicts.
(5) Parking
designed so as to
congestion and to
streets.
areas and ingress-egress points have been
facilitate traffic and pedestrian safety, to avoid
minimize curb cuts on arterial and collector
31.070 CONDITIONS OF APPROVAL. To the extent necessary to satisfy
the criteria for Site Plan Review, and to mitigate identified
negative impacts to surrounding properties, the Director shall impose
conditions of development approval. Conditions imposed to satisfy
the criteria shall be the minimum necessary to meet the requirements
of Section 31.060 of this Article and shall not be used to exclude
"needed housing" as defined in OAR 660-08-015. The following
conditions may be imposed, in addition to the required standards, in
order to ensure full compliance with this Code:
(1)
necessary
called for
Dedication
to provide
in the Metro
of right
services to
Plan.
of way and/or easements when
neighboring properties or when
(2) Installation of a sight obscuring fence, and/or
vegetative screen whenever a land use conflict is identified.
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(3) Installation of traffic signals and signs; restricting
access to and from arterial or collector streets; requiring a
frontage road; modifying the design of parking lots; restricting and
strategically locating driveways; and/or requiring the joint use of
driveways to serve 2 or more lots through a joint use access
agreement.
(4) Modification of the layout of structures, to include
clustering or staggering of units, two story construction, or height
restrictions consistent with the density requirements of the Metro
Plan.
(5) Installation of a noise attenuating barrier, or similar
device to minimize negative affects on neighboring properties.
(6)
(7)
when public
Limiting hours of operation.
Phasing of development to match availability of services
facilities and services are near capacity.
(8) Approval of a grading plan:
(a) By the City Engineer (within the public right of
way) .
(.b) By the Building Official (on private property).
(g)
limited to
features.
Retent i on of
significant
existing natural features including but not
clusters of trees and shrubs and water
(10) Installation of lighting for outdoor circulation, parking
areas and safety, including approval of the type and placement of the
outdoor lighting.
31.080 FINAL SITE PLAN. Within gO days of the affirmative decision
by the Approval Authority, a Final Site Plan shall be prepared and
filed with the Director. This plan shall include all required
modifications and conditions. The Final Site Plan shall become null
and void if construction has not begun within one year of Final Site
Plan approval, i.e., the signing of a Development Agreement.
31.090 DEVELOPMENT AGREEMENT. To complete the Site Plan Review
Process, a Development Agreement shall be effected between the
applicant and the City. The agreement shall contain the terms,
conditions, and approved Final Site Plan. The purpose of the
agreement is to ensure that the terms and conditions of Site Plan
Review are understood and binding upon both the applicant and the
City. 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
all improvements are made in accordance with this Article, except as
specified in Section 31.110, Security and Assurances.
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Upon satisfactory completion
final site inspection, the
public facilities and services
of site developmen~, as determined by a
City shall authorize the provision of
and issue a Certificate of Occupancy.
31.100 MODIFICATIONS. The applicant may petition for modification of
a previously approved Final Site Plan. The petition shall include
reasons for modifying the plan and demonstrate that the changes are
consistent with the provisions of this Code. The review of
modifications shall be under Type I procedure, except that a Type II
procedure shall be required if the Director determines that there may
be a substantial effect on neighboring properties or the pUblic
welfare. The development agreement then shall be modified
accordingly.
31.110 SECURITY AND ASSURANCES.
(1) All required improvements shall be installed prior to the
issuance of a Certificate of Occupancy for the development, except
that improvements may be deferred for good cause by the Director if
security in accordance with Subsection (3) of this Section is
approved to the satisfaction of the City Attorney.
(2) A Temporary Certificate of Occupancy may be issued prior
to complete installation and approval of improvements, if done so in
accordance with T~pe I procedures and if security is filed with the
City.
(3) Required security shall equal 110% of the cost of the
design, materials and labor, as determined by the Director. Required
security may consist of cash, certified check, time certificate or
deposit, or lending agency certification to the City that funds are
being held until completion.
(4) If installation of the improvements is not completed
within the period stipulated by the Director, or if the improvements
have been improperly installed, the security may be used by the City
to complete the installation, or the security may be held by the City
and other enforcement powers employed to prevent final occupancy
until such time as the improvements are completed.
(5) Upon completion of the improvements as certified by the
Director, any portion of the remaining security deposited with the
City, including any accrued interest, shall be returned.
31.120 MAINTAINING THE USE. Once a Certificate of Occupancy has been
granted:
(1) The building and site shall be maintained in accordance
with the provisions of this Code in order to continue the use.
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(2)
owner to
Article in
vegetation.
to meet the
32.070 of this
It shall be the continuing obligation of the property
maintain the planting required by Section 31.140 of this
an attractive manner free of weeds and other invading
P1antings in the vision clearance area shall be trimmed
2 1/2 foot height standard in accordance with Section
Code.
(3) Parking lots shall
tenant in a condition free
pavement conditions shall be
these standards.
be maintained by the property owner or
of litter and dust, and deteriorated
improved to maintain conformance with
(4)
maintained
attractive
Undeveloped land within a development area shall be
free of trash and stored materials in a mowed and
manner. Undeveloped land shall not be used for parking.
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31.110 LANDSCAPING STANDARDS.
(1) The purpose of these Sections is to ensure that new
development complies with the policies of the Metro Plan, and with
all other applicable City standards; is adequately screened from less
intensive development; considers the affects of vegetation on public
facilities; retains significant clusters of natural trees and shrubs
wherever possible; minimizes run-off; facilitates energy conservation
and crime prevention; and improves the appearance of the City to
create a desirable place to live and work.
(2) Notwithstanding landscaping requirements listed elsewhere
in this Code, materials and installation costs of planting and
irrigation shall not be required to exceed 10 percent of the value of
the new development, including parking facilities. The Director
shall determine the location, quantity and quality of required
landscaping in accordance with the Metro Plan and the purposes of
this Code.
31.140 PLANTING STANDARDS.
(1) Unless otherwise specified in this Code, 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.
(b) Parking lot planting areas required in this Article.
(2) Except in the LDR District and as specified in Subsection
(3) of this Section, at least 65 percent of each required planting
area shall be covered with living plant materials within 5 years of
the date of installation. The living plant materials shall be
distributed throughout the required planting area. The minimum
planting acceptable per 1000 square feet of required planting area
shall be as follows:
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and not
including
(a) At least two trees not less than 6 feet in height
less than 2 inches in caliper (at the time of planting, not
root ball); and
(b) Ten shrubs, five gallons or larger.
(c) Lawn or ground cover may be substituted for trees or
shrubbery when there are adequate provisions for ongoing maintenance.
(3) Parking lot planting areas shall include one tree that
meets City street tree standards in accordance with Section 32.050 of
this Code and at least 4 shrubs, 5 gallons or larger, for each 100
square feet of planting area. Shrubbery that abuts public right of
way or that is placed in the interior .of any parking lot shall
generally not exceed 2 1/2 feet in height at maturity. Parking lot
planting areas shall include:
(a) Parking and driveway setback areas specified in the
applicable zoning district; and
(b) Five percent of the interior of a parking lot, if 24
or more parking spaces are located between the street side of a
building and an arterial or collector street, and are visible from
any street.
(4) All new required planting areas shall be provided with a
permanent underground irrigation system unless a Landscape Architect
submits written verification that the proposed plant materials will
have at least a 90 percent survival rate over a 5 year period without
an irrigation system.
31.150 PLANTING INSTALLATION STANDARDS.
(1) The applicant shall provide methods for the protection of
existing plant material which will remain through the construction
process. The plants to be saved and the method of protection shall
be noted on the planting plan.
(2) Existing trees to be retained on private property shall
not have construction occur within the drip line, unless a Landscape
Architect certifies that affected trees will have at least a 90
percent chance of survival over a 5 year period. Trees to be saved
shall be kept free from trunk abrasion.
(3) The Planting Plan shall provide specifications for
topsoil, including depth and organic matter requirements, to ensure
the health and vitality of required planting. Where planting areas
have been excavated, the Planting Plan shall provide for the
replacement of topsoil. All waste material shall be removed from
required planting areas prior to the application of topsoil.
prior to
irrigation
(a) Inspection shall be made by the Building Official
planting to verify proper rough grade and installation of
systems.
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(bl Plant materials and, soil preparation shall be
inspected prior to or in conjunction with the occupancy inspection to
ensure that placement, quantity, si2e and variety conform to the
approved Planting Plan and the requirements of this Article. Nursery
tags identifying variety and species shall remain on plant specimens
until the issuance of a Certificate of Occupancy.
31.160 SCREENING AND LIGHTING STANDARDS.
(II Unless otherwise specified in this Code, screening shall
be required:
(a) Where Commercial and Industrial Districts abut
Residential Districts and no approved screening exists.
(bl Where requested by an abutting property owner or
occupant during a Type II procedure when a more intensive use abuts a
less intensive use.
(cl For outdoor mechanical devices and minor and major
public facilities.
(dl For outdoor storage yards and areas.'
(el For trash receptacles.
(21 Screening shall be vegetative, earthen, and/or structural
and shall be designed to minimize visual and audible incompatible
uses from adjacent properties. Except as specified in Subsection (21
(dl 1. of this Section, screening shall be continuous to at least 6
feet above ground level. The following standards shall apply:
(al Vegetative Screening. One row of evergreen shrubs
shall be planted which will grow to form a continuous hedge. When
immediate screening is necessary, a sight obscuring fence shall be
installed in conjunction with the plantings. The 6 foot height
standard specified in Subsection (21 of this Section shall occur
within 3 years of planting.
(bl Earthern Screening. No earth berm shall exceed a
slope of 50 percent. An earth berm shall be terraced and/or
completely planted with ground cover to minimize erosion. An earth
berm shall be combined with evergreen plantings or a fence to form an
attractive sight and noise buffer.
(cl Structural Screening. A fence or masonry wall shall
be constructed which shall provide a uniform sight obscuring screen.
(dl Exceptions:
1. No screen
front yard setbacks, and all
clearance requirements of Section
shall exceed 4 feet in Residential
screening shall comply with vision
32.070 of this Code.
31-10
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fence is
arteri al
neutral
slatted
2. Wherever a required screen in the form of a
adjacent to a Residential or Commercial District or an
or collector street, it shall be non-metalic and of a
color to blend with natural surrounding vegetation. A
chain-link fence may be acceptable.
3. Except for single and two family dwellings, any
refuse container or disposal area which would otherwise be visible
from a public street, customer or resident parking area, any public
facility, or any residential area, shall be screened from view by
placement of a sight obscuring fence, masonry wall or evergreen hedge
between 5 and 8 feet in height. All refuse materials shall be
contained within the screened area.
4. Outdoor storage . areas and yards shall be
provided with a 5. foot planting strip in accordance with Section
31.140 of this Article when abutting a street.
(3) All lighting shall be designed to reflect away from any
less intensive use and public rights of way.
31.170 PARKING STANDARDS.
(1) Off-street parking spaces shall be provided for:
(a) All new construction and expansion of multiple
family residential, commercial, industrial and public and semi-public
uses involving 500 square feet or more of gross floor area within any
12 month period. If an existing development is enlarged, new parking
spaces shall be provided in proportion to the increase only. (Ord.
5342 7/21/86)
(b) Changes in the use category of an existing building
or structure.
(c) Exception: In the Downtown Exception Area, all lots
and uses shaJl be exempt from the parking space requirements of this
Article. However, if in the opinion of the City Engineer there
appears to be a major traffic impact, the'City Engineer may require a
Traffic Study and parking may be required based on the study. In any
case, any voluntarily installed parking shall conform to the design
standards of this Article.
(d) The Director and City Engineer may authorize a
reduction in the number of required parking spaces without a Variance:
Engineer; and/or
1. Based on a Traffic Study approved by the City
it impractical
demolishing all
arrangements are
2. When the lotation of a building on a site makes
to provide the number of required spaces without
or part of the building, and no alternative parking
reasonably available; and
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3.
that the exception
properties; and
Based on an affirmative finding by the Ditector
will have no negative impacts on neighboring
4. All installed parking shall conform to the
design standards of this Article. (Ord. 5342 7/21/86)
(2) If parking has been provided to serve an existing use,
the number of parking spaces shall not be reduced if the result would
be fewer spaces than required by this Article.
(3) Required parking spaces shall be available for the
parking of passenger automobiles of residents, customers, patrons,
and employees only, and shall not be used for storage of vehicles or
materials. Spaces for company vehicles that remain on the premises
over night shall be provided in addition to the number of spaces
required by this Article.
(4) Except as specified in Subsection (5) of this Section,
the total requirements for off-street parking space shall be the sum
of the requirements for all uses. Off-street parking facilities for
one use shall not be considered as providing parking facilities for
any other use.
(5) The Director, upon application by all involved property
owners, may authori2e joint use of parking facilities, provided that:
(a) The applicant shall demonstrate that there is no
substantial conflict in the principal operating hours of the
buildings or uses for which the joint use of parking facilities is
proposed; and
(b) The parties concerned in the joint use of off-street
parking facilities shall provide evidence of agreement for such joint
use by a legal instrument approved by the City Attorney. An
agreement for joint use of parking facilities shall provide for
continuing maintenance of jointly used parking facilities.
(6)
counted as
development.
Parking spaces in a public right of way shall not be
fulfilling any part of the parking requirements for a
31-12
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31.180 PARKING LOT DESIGN STANDARDS.
illustrate appropriate parking lot design
diagrams showing parking lot dimensions
Engineer will be provided upon request.
.
The following diagrams
in the City. More detailed
maintained by the City
(1
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IIJII :J c:
'{ ;;
24' l.l.CdW
C ; UC!lj
l=}~,~ y (~'L
(east) Main 5t. ~ I
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commercial
building
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tr.~..;. ~".::O":I
)~'~,Ol
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90' EXAMPLE: compact space (c): 8' x 16'
handicapped and regular space: 9' x 18'
commercial
building
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~ c.....
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:(Yl:.<'. . . . . .., . :,,'."C.' .. '. :. ..,1
:7D,.0~ _ .1fQ:b&.9:9Q-91
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.~fV':~'-~U~'~"C7'(~l~;
minor. arterial street
45'. PARKING EXAMPLE: compact space (c): 8' x 16'
handicapped and regular space: 9' x 18'
31-13
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31.190 PARKING AREA IMPROVEMENT STANDARDS. All parking areas shall
conform to the setback, vision clearance, planting and screening
provisions of this Code and shall be completed prior to occupancy.
Required parking spaces shall be improved in accordance with the
following standards:
(1) A 11 parki ng areas sha 11 have a durable, dust free
surfacing of asphaltic concrete, Portland cement concrete or other
materials in accordance with the Building Safety Codes and approved
by the Building Official. Parking lot surfacing shall not encroach
upon the public right of way except where approved for access.
(2) Adequate drainage improvements shall be provided to
dispose of all on-site run off. Provisions shall be made for the
on-site collection of drainage waters to eliminate sheet flow onto
sidewalks, pUblic rights of way, and abutting private property. All
drainage systems shall be approved by the Building Official and shall
be constructed in conformance with the Building Safety Codes.
(3) All parking stalls fronting a sidewalk, alley, street,
planted area or structure shall be provided with a secured wheel
bumper or linear curb not less than 6 inches in height to be set back
from the front of the stall a minimum of 2 feet to allow for vehicle
encroachment. Wheel bumpers shall be a minimum of 6 feet in length.
Curbs shall be constructed in conformance with the Standard
Construction Specifications.
(4) Backing into the public right of way, other than alleys,
is prohibited. Parking spaces shall be served by an aisle or
turnaround so that their use will require no backing movements or
other maneuvering within a street right of way other than an alley.
This standard also applies to panhandle lots.
(5) All spaces shall be permanently and clearly marked. Old
striping shall not be visible after being replaced by new striping.
(6)
areas on
the use of
Parking areas shall be designed to connect with parking
abutting sites within the same zoning district to eliminate
the street for cross movements.
(7) Not more than 30% of the total parking spaces in a
parking lot may be designated for compact cars. Such spaces shall be
signed and/or the space painted with the words "Compact Car Only."
31-14
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(8) Disabled Parking Spaces.
(a) Parking spaces for disabled people and accessible
passenger loading zones that serve' a particular building shall be
located on the shortest possible accessible circulation route to an
accessible entrance of the building.
(b) Number.
TOTAL PARKING IN LOT
1 to 50
51 to 100
101 to 200
201 to 300
301 to 500
501 to 700
REQUIRED NUMBER OF ACCESSIBLE SPACES
1
2
3
4
5
6
For each additional 200 spaces or fraction thereof, one additional
space.
(c) Parking spaces for disabled people shall be at least
8 feet wide and shall have an abutting access aisle at least 5 feet
wide. Parking access aisles shall be part of the accessible route to
the building or facility entrance. Two accessible parking spaces may
share a common access aisle. Parked vehicle overhangs shall not
reduce the clear width of an accessible circulation route.
(d) Accessible
reserved for the disabled
of accessibility. Such
parked in the space.
park i ng spaces
by a sign showing
sign shall not
shall be designated as
the international symbol
be obscured by a vehicle
(e) Passenger loading zones shall provide an access
aisle at least 4 feet wide and 20 feet long abutting and parallel to
the vehicle pull-up space. If there are curbs between the access
aisle and the vehicle pull-up space, then a curb ramp shall be
provi ded.
(9) At least one secured bicycle rack, of a design approved
by the City Engineer, shall be provided for each parking lot.
Parking lots having more than 15 automobile parking spaces shall be
required to have one additional secured bicycle rack for each
additional 15 automobile parking spaces or fraction thereof. Bicycle
parking areas shall be visible and accessible, however, these areas
shall not be located within parking aisles, planting areas, or
pedestri an ways.
(10) Any lights provided to illuminate any public or private
parking area or vehicle sales area shall be arranged so as to reflect
the light away from any less intensive use.
31-15
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31.200 OFF-STREET LOADING STANDARDS.
(1) All necessary loading spaces for commercial and
industrial buildings and uses shall be off-street and shall be
provided in addition to the required parking spaces.
(2) Vehicles in the berth shall not protrude into a public
right of way or sidewalk. Except when no other reasonable
alternative exists, loading berths shall be located so that vehicles
are not required to back or maneuver in the public right of way.
(3) A school having a capacity greater than 25 students shall
have a driveway designed for the continuous forward flow of
passenger vehicles for the purpose of loading and unloading children.
(4) The minimum areas required for commercial and industrial
loading spaces are as follows:
(a) 250 square feet for buildings .of 5,000 to 20,000 square
feet of gross floor area.
(b) 500 square feet for buildings of 20,000 to 50,000 square.
feet of gross floor area.
(c) 750 square feet for buildings in excess of 50,000
square feet of gross floor area.
(5) The required loading area shall not be less than 10 feet
in width by 25 feet in length and shall have an unobstructed height
of 14 feet.
31-16
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PRE-APPLICATION CONFERENCE
WHAT IS IT?
THE PRE-ApPLICATION CONFERENCE IS STRONGLY RECOMMENDED FOR THE PROSPECTIVE APPLICANT
TO AVOID' UNNECESSARY COSTS OR DELAY.
THE PURPOSE OF THE PRE-ApPLICATION CONFERENCE IS TO ACQUAINT THE PROSPECTIVE
APPLICANT WITH THE STANDARDS AND PROCEDURES OF THE SPRINGFIELD DEVELOPMENT CODE AND
HOW THEY APPLY TO A SPECIFIC DEVELOPMENT PROPOSAL.
CITY STAFF IS ALSO AVAILABLE TO PROVIDE ASSISTANCE AND INFORMATION NECESSARY FOR A
CO'-IPLETE FORMAL APPLI CATI ON .
HOW DOES IT WORK?
1. THE PROSPECTIVE APPLICANT FILLS OUT A PRE-ApPLICATION CONFERENCE FORM DESCRIBING
THE PROPOSAL AND SUBMITS IT ALONG WITH A PLOT PLAN TO THE PLANNING AND
DEVELOPMENT DEPARTMENT. THERE IS NO FEE FOR THIS SERVICE.
2. NEXT, A MEETING WILL BE SCHEDULED WITH THE CITY'S DEVELOPMENT REVIEW COMMITTEE
AND THE PROSPECTIVE APPLICANT TO GAIN A BETTER UNDERSTANDING OF THE PROPOSAL AND
TO REVIEW APPROVAL PROCEDURES AND STANDARDS.
3. WITHIN 3 WORKING DAYS OF THE PRE-ApPLICATION CONFERENCE, A WRITTEN LIST OF
COt"MENTS ON THE PROPOSAL WILL BE PREPARED TO AID THE PROSPECTIVE APPLICANT IN
THE SUBMITTAL OF THE FORMAL APPLICATION. THIS LIST WILL INCLUDE PROCEDURES
NECESSARY TO OBTAIN DEVELOPMENT APPROVAL, AS WELL AS ISSUES THAT NEED TO BE
ADDRESSED IN THE APPLICATION.
WHO DO I CONTACT?
THE PLANNING AND DEVELOPMENT DEPARTMENT
225 NORTH 5TH STREET
SPRINGFIELD, OREGON 97477
PHONE: 726-3759
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PLOT PLAN REQUIREMENTS
(1) LAND DIVISIONS (PARTITIONS AND SUBDIVISIONS) AND LOT LINE ADJUSTMENTS.
11* COPIES OF A MAP DRAWN TO ScALE DETAILING THE FOLLOWING INFORMATION:
LOCATION OF THE BOUNDARY OF THE ENTIRE PROPERTY AND PROPOSED PROPERTY LINES.
LOCATION OF EXISTING STRUCTURES AND APPROXIMATE SETBACKS FROM THE PROPOSED
PROPERTY LINES.
THE DIMENSIONS AND SQUARE FOOTAGE CALCULATION FOR EACH LOT OR PARCEL.
MAJOR NATURAL FEATURES, IF APPLICABLE.
(2) SITE PLAN REVIEW.
11* COPIES OF A MAP DRAWN TO SCALE DETAILING THE FOLLOWING INFORMATION:
LOCATION OF THE BOUNDARY OF THE ENTIRE PROPERTY TO INCLUDE THE LOT DIMENSIONS.
LOCATION OF EXISTING AND PROPOSED STRUCTURES.
MAJOR NATURAL FEATURES, IF APPLICABLE.
PROPOSED ACCESS TO PUBLIC STREETS AND PARKING AND LOADING AREAS.
PROPOSED AREAS TO BE PLANTED.
(3) OTHER DEVELOPMENT PROPOSALS OR LAND USE ACTIVITIES.
11* COPIES OF A MAP OR DIAGRAM DRAWN TO SCALE DETAILING HOW THE DEVELOPMENT
PROPOSAL OR LAND USE ACTIVITY WILL OCCUR.
* 14 COPIES FOR PROPOSALS WITHIN SPRINGFIELD'S URBAN GROWTH BoUNDARY.
\
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WHAT IS IT?
The purpose of Site Plan Review is to ensure that new developnent and
the expansion of existing devel~~,~.~ canplies with the standards and
procedures of the Springfield D:velopnent Code and the Metro Plan.
WID NEEDS IT?
A person is required to apply for Site Plan Review in the following
instances:
1. For all new construction and . eXp3IlSion of multi-family
residential, __,.,,,,rcial, public and sani-public, and industrial
uses involving 500 square feet of gross floor area within a 12
IlOnth period.
2. For changes
residential,
structure.
in the use category of any existing multi-family
__,.,,~rcial. public and sani-public, or industrial
3. For all Dis=etionary Uses and uses specificaily indicated under
the applicable zJ:ming district.
4. For Zone Changes involving developed ",~~~~~y.
H<Joi' OOES IT WORK?
1. The Pre-Application O:lnference. It is ",uggested that the
prospective applicant apply for a Pre-Awlication Conference to
becane acquainted with the standards and. procedures of the
Springfield D:velopnent Code and how they apply to a specific
developnent !-'~'-'t^"'sal. There is no fee for this service.
2. Application ~ttal.
a. Applications are available at the Planning and D:velopnent
D:partment.
b. Site Plans for proposals having buildings greater than 4,000
square feet of gross floor area and/or a developnent area
greater than one a=e are required to be prepared by an Oregon
Registered Architect, Landscape Architect or Ehgineer.
c. Applications for Site Plan Review must be a__~,tcllied by a fee
to help defray the cost of processing, 11 copies of the Site
Plan, and a stateo,~.~ with details of the ",~~......sed use. A
checklist stating the requi~o,"'uts for Site Plan Review is part
of the application form.
OVER
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(
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3. Review.
a. Type I applications (proposals having buildings of 2,000 square
feet or less of gross floor area) will be reviewed by the
City's Developnent Review Catmi.ttee (DRC).
b. Type II applications (proposals having buildings of rrore than
2,000 square feet of gross floor area) will be reviewed by the
DRC. ldjacent property owners and occupants are notified and
may attend the review meeting and address their concerns or
send written ccmnents.
c. Type III applications Which require Site Plan Review
(Discretionary Use and Zone Changes involving developed
prvt-='-~Y) will be reviewed by the Plarming O::mnission, however,
the required Site Plan will be reviewed by the DRC. N:Jtified
adjacent property owners and occupants may attend the mc
meeting and public hearing to testify or send written carrnents.
4. Appeals. The Plarming Director's or the Plarming Catmi.ssion' s
decision may be appealed within 10 days of the decision. Appeals
of Type I and II decisions are heard by the Planning O::mnission.
Appeals of Type III decisions are heard by the City <buncH.
Afpeals fonus may be obtained at the Planning and Developnent
Department.
5. Final Site Plan Sul::rnittal and tile Develvt'".=.;: J\grE!=.~.~.
a. \vithin 90 days of the affinnative decision on the application,
a Final Site Plan shall be sul:mitted. 'Ihis plan shall inc.).ude
all required I!Ddifications and conditions. The Final Site Plan
shall becane null and void if construction has not begun wi thin
one year of Final Site Plan approval.
b. A Developnent Agreement shall be signed by the applicant and
the City. The purpose of the agreement is to ensure that the
terms and conditions of Site Plan Review are binding on both
the applicant and the City. Building penuits may be applied
for, however, no building permits will be issued by the
Building Official until the agreement has been signed.
6. Occupancy. Upon satisfactory ccrnpletion of site developnent, as
determined by a final site inspection, the City shall authorize
the provision of public facilities and services and issue a
Certificate of CCcupancy.
WID 00 I o::NrAcr?
The Plarming and Developnent Department
225 Ibrth 5th Street
Springfield, Oregon 97477
Phone: 726-3759
.
.
CITY OF SPRINGFIELD
PLANNING AND DEVELOPMENT DEPARTMENT
225 NORTH 5TH STREET
SPRINGFIELD, OREGON 97477
PHONE: 726-3759
SITE PLAN REVIEW APPLICATION
LOCATION OF PROPERTY
EXISTING USE OF PROPERTY
DESCRIPTION OF PROPOSAL
ApPLI CANT N#1E
-,
AnDRESS
PHONE:
OWNER NAME
ADDRESS
PHONE:
THE UNDERSIGNED ACKNOWLEDGES THAT THE INFORMATION IN THIS APPLICATION IS
CORRECT AND ACCURATE.
APPLICANT SIGNATURE
IF THE APPLICANT IS OTHER THAN THE OWNER, THE OWNER HEREBY GRANTS PERMISSION
FOR THE APPLICANT TO ACT IN THEIR BEHALF.
OWNER SIGNATURE
SPR'NCFIELD
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PLEASE ATTACH THE NAME, ADDRESS, PHONE NUMBER AND SIGNATURE OF ANY ADDITIONAL _
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PROPERTY OWNER.
OVER
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THE APPLICATION PACKET
A COMPLETE APPLICATION CONSISTS OF:
1. 11 * COPIES OF THE SITE PLAN. . SEE THE ATTACHED SITE PLAN REVIEW SUBMITTAL
REQUIREMENTS CHECKLIST.
2. A WRITTEN EXPLANATION OF THE PROPOSAL.
3. THE FILING FEE - A FILING FEE MUST ACCOMPANY ALL APPLICATIONS. THE FEE VARIES
DEPENDING UPON THE TYPE OF APPLICATION. THERE IS A $100.00 FEE FOR A MINOR SITE
PLAN (TYPE I REVIEW). THERE IS A $200.00 PLUS $10.00 PER ACRE FEE FOR A MAJOR
SITE PLAN (TYPE II REVIEW). CHECK WITH STAFF AT THE PLANNING AND DEVELOPMENT
DEPARTMENT TO DETERMINE THE PROPER FEE REQUIRED. APPLICATION FEES ARE
NON-REFUNDABLE.
4. A COPY OF THE DEED TO SHOW OWNERSHIP.
* 14 COPIES FOR PROPOSALS WITHIN SPRINGFIELD'S URBAN GROWTH BoUNDARY.
THE APPLICANT DOES NOT HAVE TO ADDRESS THE SITE PLAN APPROVAL CRITERIA IN WRITING.
HOWEVER. PLEASE BE AWARE THAT A SITE PLAN APPLICATION CANNOT BE APPROVED BY THE
PLANNING AND DEVELOPMENT DIRECTOR UNLESS THE FOLLOWING CRITERIA HAVE BEEN SATISFIED:
[] DEMONSTRATED COMPLIANCE WITH THE APPLICABLE STANDARDS OF THE SPRINGFIELD
DEVELOPMENT COlE.
[] PROPOSED ON-SITE AND OFF-SITE PUBLIC AND PRIVATE IMPROVEMENTS ARE SUFFICIENT TO
ACC0M'10DATE THE PROPOSED DEVELOPMENT. DEVELOPMENT PLANS HAVE BEEN MODIFIED TO
CONFORM WITH PUBLIC FACILITY PLANS AND CITY STANDARDS.
[] INVENTORIED NATURAL AND HISTORIC FEATURES OF THE SITE HAVE BEEN ADEQUATELY
CONSIDERED IN THE PROJECT DESIGN. CONSISTENT' WITH METRO PLAN POLICIES.
,
[] THE DESIGN OF THE PROPOSED DEVELOPMENT. AS CONDITIONED. MITIGATES IDENTIFIED
NEGATIVE IMPACTS AND RESOLVES IDENTIFIED LAND USE CONFLICTS.
[] PARKING AREAS AND INGRESS-EGRESS POINTS' HAVE BEEN DESIGNED SO AS TO' FACILITATE
TRAFFIC AND PEDESTRIAN SAFETY. TO AVOID CONGESTION AND TO MINI~lIZE CURB CUTS ON
ARTERIAL AND COLLECTOR STREETS.
. .
CHECK LIST
SITE PLAN REVIEW
SUBMITTAL REQUIREMENTS
.- ~ ~ '
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JOURNAL NUMBER:
ADDRESS OF PROPOSED PROJECT:
DATE OF REVIEW:
INFORMATION REQUIRED:
A Site Plan shall contain all the elements necessary to indicate that the
requirements of the Springfield Development Code are being fulfilled and shall
include but not be limited to the following:
A = Applicant's Check List
A S
S = Staff's Check List
General Information
[J [] 1.
[J [J 2.
[] [J 3.
[] [] 4.
. [] [J 5.
[J [] 6.
[J [] 7.
[] [J 8.
[J [] 9.
[J [J 1D.
[J [J 11.
Site Information
[J [J 12.
[] [] 13.
[ ] [J 14.
[] [] 15.
North Arrow
Scale
Address, assessor's map & tax lot number of development site.
Date prepared and preparer's name.
Proposed name of the development, if any.
Si2e and dimension of any individual lots and the total
development area.
Zoning and Metro Plan designations of the development site.
Zoning, Metro Plan designations and existing land uses on
adjacent properties, including properties immediately across the
street.
Historic sites and
development site that
If the proposal is
proposed phase.
Proposed number of employees and future expansion plans.
natural
appear in
phased,
features within 100 feet of the
Metro Plan inventories.
the location and timing of each
Existing contour lines at one foot intervals or greater, and
percent of slope.
Flood areas: location of the 100 year Floodway and 100 year
Floodway Fri nge and all .other areas subject to season a 1
flooding.
Location of all existing natural features.
Location and use of all existing and proposed buildings and
structures, including separation from each other and setbacks
from lot lines.
A S
[J [J
[J [J
[J [J
[J [J
[J [J
[J [J
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't-.
",
16. Area and percentage of the site proposed for buildings,
structures, driveways, sidewalks, patios and other impervious
surfaces.
17. Observance of solar access requirements.
18. Exterior elevations and gross floor area of all buildings and
structures proposed.
19.' Area and dimensions of all property to be conveyed, dedicated or
reserved for common open spaces, recreational areas and other
similar public and semi-public uses.
20. Location, size, height, 'building materials and method of
illumination of existing and proposed signs.
21. Location and height of proposed fences, walls, outdoor equipment
and storage, and trash receptacles.
A parking plan demonstrating compliance with the standards of the Springfield
Development Code by indicating the following:
[J [J
[J [J
[J []
[] []
[J []
[] [J
[] []
[J [J
22. Location, dimension and number of typical, compact and disabled
parking. spaces; including aisles, landscaped areas, wheel
bumpers, directional signs and striping.
23. On-site vehicular and pedestrian circulation.
24. Access to streets, alleys and properties to be served, including
the location and dimensions of existing and proposed curb cuts.
25. Grading, drainage, surfacing and subgrading.
26. Exterior. lighting including the type; height and area of
illumination.
27. Location and number of bicycle racks.
28. Amount of gross floor area applicable to the parking requirement
for the proposed use.
29. Location of off-street loading areas.
A Planting Plan, drawn by a Landscape Architect or other professional approved by
the Director, demonstrating compliance with the standards of the Springfield
Development Code by indicating the following:
[J []
[] []
[] []
[J [J
[] []
[] []
[J [J
30. Existing trees 8 inches in diameter or greater and/or other plant
material to be retained, or to be removed.
31. Screening in accordance with Section 31.160.
32. Use of p1antings in erosion control, if any.
33. Permanent irrigation system, unless specifically exempted in
section 34.140(4).
34. Street trees in accordance with Section 32.050.
35. A specifications list for all materials to be used
accompany the planting plan. Plant sizes shall be listed
time of installation and shown on the planting plan at
size.
36. A description of planting methods in accordance with 31.150.
shall
at the
mature
"
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.
An Improvements Plan demonstrating compliance with standards of Article 32 of the
Springfield Development Code and indicating the following:
A S
[] [J
[] []
[] []
[] []
[] []
[] []
37. Name and location of all existing and propose~ public and private
streets within or on the boundary of the proposed development
site including right-of-way and paving dimensions, and the
ownership and maintenance status, if applicable.
38. Location of existing and required traffic control devices, fire
hydrants, street lights, power poles, transformers, neighborhood
mailbox units and similar public facilities.
39. Location, width and construction materials of all existing and
proposed sidewalks, sidewalk ramps, pedestrian access ways and
trails.
40. Location and size of existing and proposed utilities and
necessary easements and dedications on and adjacent to the site
including sanitary sewer mains, storm sewer drains and ditches,
water mains, power, gas, telephone and cable.TV. Connection
points to be indicated.'
41. On-site drainage collection system and flow patterns, showing
drainage, the size and location of drain lines and catch basins,
and natural drainageways to be retained.
42. Existing and proposed transit facilities.
If an item listed above is not addressed, please specify why below, or attach a
separate sheet.
COMMENTS:
~ompleteness Check Approved
Date