HomeMy WebLinkAboutPacket, DRC PLANNER 9/3/2009
CITY OF SPRINGFIELD - DEVF
RECEIVED I
Current Planning Staff: G. Kaljl, J. Donovan, Liz Miller, M. Metzger, Ussa Davis, SEP 3 2009
L. Pauly, Tara Jones, Andy Umbird, Dave Reesor, Steve Hopkins, Molly Markarian
'Matt Stouder, Engineering - Public Works Department B . '0.. () f\ A Ii-. _ -r-
'Les Benoy, Engineer Group, Engineering/Public Works y. Vll L.- 'O.f!yUL/\
Brian Barnett, Traffic EngineerlPE, Public Works Department (agenda only 2102)
. Jon Driscoll, Transportation Planning Engineer, Public Works Department
'Gilbert Gordon, Deputy Fire Marshall, Fire & Life Safety Department
Melissa Fechtel, Fire Agenda only
'Ronni Price, Planner, Willamalane Park and Recreation District
"Tamara Johnson, Springfield Utility Board (Electric)
'Bart McKee, Springfield Utility Board (Water)
Jack Foster, Springfield Utility Board (Energy Conservation)
Amy Chinitz, Springfield Utility Board (Drinking Water)
Jim Henry, Central Lane Communications 911 (Subdivisions, Street name changes)
Dave White, U.S.P .5. (GrOV/lh Mgmt Coordinator)
Dave Shore, Northwest Natural Gas (needs full packets for Partitions/Subdivisions)
'Celia Barry, Lane County Transportation
Thomas Jeffreys, Emerald People's Utility Distrid (EPUD)
Lane County Land Management [Urban Transition Zone]
George Ehlers, Lane County Sanitarian [Urban Transition Zone] (If applicable)
Tim Hanely, Rainbow Water District(' only if in the North Spfld area) (if applicable)
Ralph Johnston, Lane Regional Air Pollution Authority (if applicable)
Dale Ledyard, Operations Chief, McKenzie Fire District (if applicable)
Tom Henerty, Comcast Cable (if applicable)
Debbie Crampton, EWEB (electric) (' If In Glenwood)
Dick HelgesonlMel Damewood, EWEB (water) ('If In Glenwood)
Steve Moe, Glenwood Water District ("f in Glenwood)
Bill Grile - Development Services Director (agenda)
John Tamulonis, Economic & Community Development Manager
'Dave Puent, Building Official (agenda)
Usa Hopper, Building Services Representative (agenda)
. Greg Ferschweiler, Keith Miyata, Brian Conlon, PW Dept.
'Craig Fitzgerald, Maintenance PW Dept
George Walker, Environmental Works Dept., (agenda only)
Deanna Buckem, Engineering Assistant. Public Works Dept. (agenda)
Police Chief, Jerry Smith, Police Department (agenda)
"Will Mueller, LID
Norm Palmer, Quest ColjlOration (agenda
Dennis Nuuanu Santos, ODOT, State Highway Division (agenda)
Jeff DeFranco, Springfield School District (agenda)
William Lewis, Financial Services, Springfield School District ( agenda)
Susan Palmer, Reporter, Eugene Register-Guard (agenda) INCLUDE WEEKLY LAND USE INFO
Joe Leahy, City Attorney
Dennis Ernst, City Surveyor
Carole Knapel, PEACEHEALTHlJUSTlCE CENTERlFIRE STATION ITEMS
"MENT REVIEW COMMITTEE
DISTRIBUTION DATiE September 3,2009
TO:
of q p~
(agenda)
(agenda)
A request for land use action, as described on the attached agenda, has been received by the Development Services
Office. Specific concerns of your division/department/agency should be addressed. If you have comments or
requirements of this proposal, please send them in writing to the assigned planner @ Development Services
Department, 225 Fifth Street, Springfield, OR 97477.
If your written comments are not received by Friday, September 18, 2009 specific concerns of your
division/department/agency will not be addressed unless you attend the meeting on September 22, 2009. The
Development Review Committee holds staff review meetings on Tuesday @ 8:00 -10:00 a.m. You should also plan to
attend the staff meeting on Tuesday if you have specific concerns so that the Planning representative can discuss them
prior to meeting with the applicant. If the Planner feels it is necessary for you to participate in the public meetings
he/she will let you know on Tuesday.
. will receive a full packet
AGENDA
DEVELOPMENT REVIEW
COMMITTEE
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
Conference Room 615
Staff Review: September 22, 2009 @ 9:00 - 10:00 a.m.
1. DISCRETIONARY USE #DRC2009-00034 MORSE BROS/KNIFE RIVER/METRO ROCK
Assessor's Map: 18-03-01-00 TL 701 8:00 - 9:00 a.m.
Address: Vacant - near S 18th & S "F" Street
Existing Use: Vacant Industrial
Applicant submitted plans for the operation of a portable asphalt and concrete batch equipment, with
portable office at the Springfield Quarry site.
Planner: Mark Metzger
2. SITE PLAN TENTATIVE #DRC2009-Q0035 MORSE BROS/KNIFE RIVER/METRO ROCK
Assessor's Map: 18-03-01-00 TL 701 9:00 -10:00 a.m.
Address: Vacant - near S 18th & S "F" Street
Existing Use: Vacant Industrial
Applicant submitted plans for the operation of a portable asphalt and concrete batch equipment, with
portable office at Springfield Quarry site.
Planner: Mark Metzger
1
. ~City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
Site Plan Review
. -.
Applicant Name: Morse Bros., Inc. (Contact: Tim Marshall)
Icompany:
IAddress:
rAPPlicant's Rep.: Todd Sadlo
Icompany:
IAddress:
,
I Property Owner: Listed under 'Metro Rock and Construction Co'
I Morse Bros., Inc. dba Knife River an MDU Resources
Company: rnrnn"'nll
IAddress:
,
IASSESSOR'S MAP NO: 18-03-01 I ~,~T 701
I Property Address: wr ~ :~JrSlfeet, Springfield, OR 97477 (~I ~o SF S+)
ISize of Property: 21.2 Acres (g]
dba Knife River an MDU Resources Company
I Fax:
541-928-649 I
54 I -928-6494
32260 Old Highway 34, Tangent, OR 97389
Phone
503-232-0404
Attorney at Law
Fax:
503-232-7466
1532 SE 36th Avenue, Portland, OR 97214
Phone
541-928-6491
Fax:
541-928-6494
3i260 Old Highway 34, Tangent, OR 97389
Sauare Feet D
Proposed Name of Proiect: Knife River Batch Plants at Springfield Quarry
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: Operation of portable asphalt and concrete batch equipment, with portable office.
I Existinq Use: Vacant Industrial
INew Impervious Surface Coveraqe (Includinq Bldq. Gross Floor Area): 24,530 sf
Signatures: Please sign and print your name and date in the appropriate box on the next
. -.
, , a a
U (LC;zP:>9 -tJ3P:k - 0 w . \ 'S; J'" ir' \A..- \0
Associated Applications: /""\1 'i""-{,,,,- ~11 - -!:.V\t-J 'I"~P Siqns: II"'" M H\' \-., Q.2
I Jo{'J.C'7.<.'-<4- ( =?L.l - \:>'-'
Pre-Sub Case No.: Y (C '2<07 -(5(15h::; Date: Reviewed by:
Icase No.: D (2...c 7RoC, - 00b 1;J~ Date: '1 hloer Revie"lIIed bv: ~_
IAPPlication Fee: $ II, n7...7 ,(';\) I Technical Fee: $ ti)I, /0 Postaqe Fee: $(b~. ~
!rOTA~;,S;$ _ t!o...:i~3, 10 J.Pfi9)ECtliUMBi)at~iV~9- ttlo-03,
SEP - 2 2009
Revised 1/1/08 Molly Markarian
1 of 10
r\ri...inoi ~I inmlti~~
Tab 3:
JUSTIFICATION NARRATIVE
Contents
A. Backgrou nd Info rmation: ............................ ............................................................................ 2
B. Description of the Proposed Use............................................................................................. 4
C. Justification for Request: ........... .............................................................................................. 8
Heavy Industrial Zoning District .......................................................................................... 8
U rba niza ble Fringe Overlay District..................................................................................... 9
Discretionary Use Standards ................................................................... .......................... 12
Pu rpose.......................................................................................................................... 12
Process for Discretionary Review. ................................................................................. 12
Discussion of Plan Policies. ............................................................................................ 12
Compliance with Code Section 5.9-120 B. Discretionary Use Standards...................... 13
Compliance With Site Plan Review Standards................................................................... 20
Purpose................. .................. ........ .................................................. ............................. 20
Ap plica bi Iity. ......................................................................................................... ......... 20
Su bmitla I Req ui re ments........................... ................................................. .................... 21
Site Plan Review Standards ........................................................................................... 33
Proposed Conditions of Approval.................................................................................. 36
Conclusion................. ........................................................................................................ 37
a.
b.
c.
1.
2.
3.
4.
d.
1.
2.
3.
4.
e.
f.
Oi';lto Received:
SEP . 2 2009
Original Submittal
JI/stification Narrative
Page 1
Knife River - Discretionary Use and Site Plan Reviev.' (as Type Ill)
A. Background Information:
Applicant/Owner:
Morse Bros., Inc. dba Knife River, an MDU Resources Company
("Knife River")
32260 Old Highway 34
Tangent, Oregon 97389
Telephone: 541-928-6491
facsimile: 541-928-6494
Site Address: 800 S. 181h Street, Springfield, Oregon 97477 (Springfield Quarry)
Tax lot: 18-03-01-00-701 ("Subject Property")
Size: ,,21.2 acres. Proposal concerns approximately 10 acres of the parcel
("Site")
Plan District: Heavy Industrial
Zoning District: Heavy Industrial (HI)
Overlay Zoning: Tbe Subject Property is within the Urbanizable fringe (UF-lO) Overlay.
Portions of the Subject property are affected by the Drinking Water
Protection Overlay and Floodplain Overlay. No development is
proposed within designated floodplain, floodway, wetland or riparian
setback areas.
Applicable Criteria: Springfield Development Code (SDC) Sections 5.9-120 B. and 5.17-125.
Location: The Site is outside of Springfield City Limits, inside the Springfield
Urban Growth Boundary, and subject to Springfield's land use
jurisdiction by way of an intergovernmental agreement with Lane
County .
JUSTification NarraTive Page 2
I-
.
I
Date Received: . ,1
SEP - 2 2009
Knife River - DiscreTionary Use and SiTe Plan Reviey,' (as Type III)
Original Submittal
u__~
The Site is located on a private easement that is east of S. IS"' Street (if
S. IS'h Street were extended south), and is on the southern bank of tbe
Mill Race. It is part of the Springfield Quarry, which is also owned by
Knife River. Mining and processing of aggregate is occurring at the
Springfield Quarry, on the west side of S. IS"' Street (if S. IS"' Street
were extended south).
Access: Access to the Site is by way of 2S"' Street (south) to South F Street, then
west, to a private easement and bridge across the Mill Race, which ;s
also the access to the Springfield Quarry. Crossing the Mill Race and
turning right accesses the Springfield Quarry. Turning left, access to the
site is by existing road between the Mill Race and wetlands associated
with Quarry Creek, which flows south to the Willamette River. The
access road across the Mill Race and City access streets are all paved.
Land Uses: The Site is currently vacant, with the exception of a dirt/gravel road, and
electric power lines that traverse in an east-west direction.
Site Characteristics: The lO-acre Site is relatively flat with an elevation of approximately 46S
feet National Geodetic Vertical Datum (NGVD) or mean sea level
(MSL). The northern edge of the Site is the south bank of the Mill Race,
and the western portion contains Quarry Creek and associated wetlands
and riparian areas. There is also a pond in the southwest comer of the
Site.
The Subject Property is roughly rectangular, with a panhandle extending
from the southwest comer. The panhandle contains a segment of Quarry
Creek, which is not hydraulically connected to the Mill Race, but flows
south, to the Middle Fork of the Willametle River. No wetlands or
existing vegetated riparian buffers along Quarry Creek or the Mill Race
will be disturbed as part of this proposal.
Adjacent Zoning
and Land Use:
The Subject Property is a separate tax lot, adjacent to the Springfield
Quarry, which is located immediately west of the Subject property on
land zoned Quarry and Mining. A mill, and other industrial uses are
located to the north, across the Mill Race, on land that is also zoned
Heavy Industrial. Adjacent land to the south and east is owned by the
applicant; is outside the UGB; is zoned EFU; and is currently in farm
use. (Filberts, non-producing walnut orchard, and beet seed crop). Land
Justificatian Narrative
Knife River - Discretionary Use and Site Plan Review (as Type III)
f
,
Page 3
08t~ f.{~c~lved:
StP - 2 ZOO~
;\
Original Submitt,,1
. .
further to the east and south contains some residences, is outside the
City's UGB, and is zoned Exclusive Farm Use by Lane County.
Utilities:
No public water or sewer utilities serve the site. Electric service is
available, and water for minimization of potential dust is provided under
established rights. No additional public utilities are necessary for the
proposed use.
Fire Protection:
Springfield Department of Fire & Life Safety. A fue-protection system
utilizing a pump, the existing pond, and a hydrant, will be designed and
approved prior to construction.
Previous Actions:
1999: Springfield Hearings Officer decision that operation of asphalt
batching facilities is an outright permitted secondary use in the Quarry
and Mine Operations Zone;
2006: Planning Director's Decision in file ZON 2006-00037 that
operation of portable asphalt and concrete batch equipment is allowed on
the Site without annexation, because such uses do not require extension
of urban services (see Tab 5 for copies of both decisions).
Proposed Use:
Operation of portable asphalt and concrete batch equipment, with
portable office, approximately six employees.
Application Procedure: Type III Review. A separate application has been made for this project
for Type I Approval, Drinking Water Protection Overlay
B. Description ofthe Proposed Use
The Springfield Quarry is zoned "Quarry and Mining Overlay" by Lane County, and the adjacent
Subject Property (Tax Lot 701) is zoned "Heavy Industrial." The Site is within the Springfield
Urban Growth Boundary (UGB), and the County has delegated planning authority for the Site to
the City by Intergovernmental Agreement. Land within the UGB is subject to an "Urhanizable
Fringe" (UF-IO) overlay, which requires that the applicant obtain a Discretionary Use Permit
(Type III) and Site Plan Review (Type II). This application requests approval of both
applications through Type III review.
Justification Narrative
Page 4
Date Received:
Knife River- Discretionary Use and Site Plan Review (as Type Ill)
SEP - 2 2009
Original Submittal
The applicant proposes to use a portion of the Subject Property for the siting and operation of
portable concrete and asphalt batch manufacturing equipment. The equipment and office are all
portable, and would be operated at the site as needed, in response to private and governmental
demand, and in conjunction with operation of the adjacent Springfield Quarry.
The Site is also (partially) located in an area regulated by the City under a Drinking Water
Protection (DWP) Overlay, to protect resources maintained and operated by the Springfield
Utility Board. The Overlay standards require: I} a description of all potentially hazardous
chemicals that may be used on the site and 2} a description of primary and secondary containment
methods and structures. The applicant has established compliance with the Overlay standards and
has agreed to additional project design to ensure groundwater protection. The DWP application
has been submitted concurrently with this request for Discretionary Use and Site Review
approval. Compliance with groundwater protection standards supports findings of compliance
with the Discretionary Use Permit standards and site plan review requirements.
Quarry Creek and its associated wetlands are subject to a Floodplain Overlay. Quarry Creek and
its delineated wetlands will be protected by the applicant, and no development is proposed within
any area subject to a Floodplain Overlay.
Parts of the Subject Property are also subject to riparian/natural resource protection setbacks
associated with the Mill Race, which is a designated Water Quality Limited Watercourse
(WQL W). The application includes a riparian protection report and enhancement plan that, once
implemented, will vastly improve the aesthetic, water quality and wildlife habitat values of the
Mill Race and associated riparian setback areas adjacent to the Site.
The following description of uses proposed on the site was also provided with the applicant's
request for Drinking Water Protection Overlay approval:
Portable concrete batch equipment supplies a properly proportioned InIX of cement and
aggregate (including sand) from mixing hoppers directly to a mix truck from an elevated
discharge hood. Components of the concrete batch facility include a weigh bin for receiving and
weighing aggregate from the aggregate storage bin and a belt conveyor for transport to a
discharge opening in the discharge hood. The equipment also includes a combined screw
conveyor and weight batcher, which transport, receive and weigh cement from a cement storage
bin. The measured quantity of cement is discharged simultaneously with specific blends and
quantities of aggregate from the belt conveyor, into mixing trucks. The entire process will take
place on a concrete pad draining to a sump, which will contain all truck wash and green cement,
which will then be recycled and reused. A covered storage area over a concrete pad will provide
secondary containment for potentially hazardous chemical spills.
Justification Narrative
Page S d'
Date ReceIve '
Knife River - Discretionary Use and Site Plan Review (as Type III) ,.
,
.
SEP - 2 2009
,
Original Submittal
Conceptually similar in operation to the proposed concrete batcb equipment, the proposed
portable asphalt batch equipment will be used for the mixing and manufacture of asphaltic
concrete ("asphalt") for discharge directly into trucks. The manufacture of asphalt requires the
combination of a number of aggregates. Sand and a filler (such as stone dust), mixed in the
correct proportions, are heated and coated with a binder, usually bitumen based or, in some cases,
tar. The finished product can only be transported and applied warm, and cannot be allowed to
cool and harden during transport to its destination.
An asphalt batch heater weighs specified blends of raw aggregates into a heater drum, where the
batch is heated. The hot aggregate is discharged into a mixing drum where (dry) filler and binder
are added. The blend is mixed and discharged either directly into delivery vehicles or into an
insulated and heated silo for storage and discharge to trucks, as needed.
As we have previously indicated, the request is to allow the Site to be used for the operation of
portable batch plant equipment. The proposed construction on the Site will include grading and
installation of drainage controls (including a landscaped bioswale); building gravel-surfaced
roadways to facilitate traffic flow through the Site; and installing impenneable foundations for
the batch equipment, storage, and a portable office. These elements are all shown on the Site
Plan Diagram and descriptions included in Tab 4 (site plan diagram and architectural details),
labeled and described as follows:
Batch Office Pad: This is an asphalt pad for the portable office, restroom, and
parking.
A<nhalt Truck Bed Snrav Area: This is an impenneable concrete pad with
drainage collection where asphalt trucks spray their truck bed with a release
agent to prevent the asphalt from sticking.
Chemical Storage: This is an impermeable concrete pad on which concrete
admixtures and chemicals such as lubricants can be stored with adequate
containment.
Readv Mix Concrete Batch Plant: This is an impenneable concrete pad with
drainage to a sump to allow recycling of the water. The ready mix concrete batch
equipment will be placed on this as well as any concrete block ('ecoblock')
fonns. Tbe area where trucks add water to adjust the slump of the concrete
("slump rack") and any truck spray areas will be on the same concrete slab and
be part of this drainage collection area.
. ASDh~lt Batch Plant: This is an impenneable concrete pad with drainage through
an oil separator to a sump to allow collection and disposal or recycling of water
in contact with the plant or trucks.
Justification Narrative
Page 6
Knife River - Discretionary Use and Site Plan Review (as Type Ill)
Date Received:
SEP - 2 2009
Original SUbmittal