HomeMy WebLinkAboutMiscellaneous Notice 1998-7-24
,
.
.
~~
CITY OF SPRINGFIELD
DEVELOPMENT SERVICES DEPARTMENT
225 FIFTH STREET
SPRINGFIELD, OREGON 97477 .
(503) 726-3759
NOTICE OF DECISION - LIMITED LAND USE. SITE PLAN MODIFICATION
DATE
July 24, 1998
JOURNAL NUMBER
1998-03-0072
APPLICANT/PROPERTY OWNER
APPLICANT'S REPRESENTATIVE
Marshall Dannen
Marshall's Oil and Insulation
:.4110 Olympic Street
Springfield, OR 97478
Philip Farrington, AICP
Satre Associates ,
132 East Broadway, Suite 536
Eugene. OR 97401
EXPLANATION OF THE NATURE OF THE APPLICATION
The applicant submitted a Site Plan Modification application to the City of Springfield to expand
the existing warehouse, provide space for additional outdoor storage, and construct a vehicle turn-
around at the end of an existing driveway off Olympic Street This application is intended to modify
the Site Plan for Jo. No. 94-02-44. NOTE: The City has not formally approved The Final Site
Plan referenced above. However, in the best interests of both the City and Mr. Dannen, staff is
processing this application (see Page 11 of this report). The property is zoned Heavy Industrial
(HI); the Mid-Springfield Refinement.Plan and the Metro Plan designations are HI. The proposed
uses and improvements are permitted outright, upon Site Plan Modification approval, in the HI
zoning district per Article 20 of the Springfield Development Code (SDC).
LOCATION OF PROPERTY
The property is located at 4110 Olympic Street at the intersection of South 42"" Street (Assesso~s
Map 17-02-30-00, Tax Lot 402). This request is within Springfield's city limits.
DECISION
Preliminary approval"with conditions, as of the date of this letter.
OTHER USES THAT MAYBE AUTHORIZED BY THE DECISION
None. Any future development will require additional Site Plan or Site Plan Modification Review.
.
.
.
Page 2
1998-03-0072
SITE INFORMATION
The property houses company headquarters for Marshall's Oil and Insulation consisting of 13.000
square feet of warehousing and office space. Paving for parking and circulation, landscaping and
additional occupies the remaining developed portion of the site graveled outside storage area.
Terrain on-site is essentially flat with the lowest elevations at the wetlands on the far west side of
the property, and a drainage ditch on the east side of the property along 42"" Street Adjacent
properties consist of Olympic Street and undeveloped property owned by the applicant to the
south; a wetland. wetland mitigation area and small industrial businesses to the west; the 42""
Street ramp (Hwy 126) to the north; and 42"" Street and Weyerhaeuser property to the east
WRITTEN COMMENTS
Limited Land Use Decisions require the notification of property owners/occupants within 300 feet
of the proposed development allowing for a 14-<lay comment period before the staff decision.
No written comments were submitted.
CRITERIA OF APPROVAL (Ref. sec 31.060(1)-(4)).
sec 31.060(1):
"COMPLIANCE WITH THE SUBMITTAL REQUIREMENTS OF SECTIONS 3.050 AND 31.050
OF THIS CODE."
The applicant states:
'SDC 31. 100 (Site Plan Review - Modifications) does not specify that modification of an approved
Final Site Plan requires compliance !'Vith Site Plan Review procedures outlined in SDC 31.050.
However, City staff informed the Applicant that statutory requirements for limited land use
decisions require Site Plan Review Modifications mpst undergo the same review procedure as
Site Plan Review. To meet City requirements, a/l the information requested on the Site Plan
Review Modification application checklist can be found on the enclosed site plan and/or the written
explanation. As required in SDC 3.050(2), a/l applications, signatures, application fees, deeds.
plans, written explanations, and supporling materials have been submitted. The proposal is
therefore is consistent with the above criterion. Both the Applicant and the Applicant's
representative are available should supplemental information as requested. .
Staff Response:
sec 31.100 requires)hat the applicant explain the modification. This has been addressed under
"EXPLANATION OF THE NATURE OF THE APPLICATION" on Page 1 of this report. However,
there are no specific criteria of approval in the SDC for a Site Plan Review Modification
application. Therefore, the Site Plan Review process is considered a Limited Land Use Decision
under ORS 197.015(12) and the Site Plan Review criteria of approval under see 31.060(1)-(4)
applies. This Site Plan Review application was submitted on March 20, 1998. Staff detennined
that this application was complete for review on March 30, 1998. However, compliance with the
submittal requirements does not necessarily mean that all SDC standards are met There are
specific conditions of approval for this Site Plan Modification application, which address applicable
SDC standards to comply with the remaining criteria under see 31.060(2)-(4), below.
I
I ,
.
.
Page 3
1998-03-0072
Finding:
This application addresses the submittal requirements of SDC 3.050 and 31.050. Therefore, this
application complies with criterion (1).
SDC 31.060(2):
"PROPOSED ON-SITE AND OFF-SITE PUBLIC AND PRIVA TE IMPROVEMENTS ARE
SUFFICIENT TO ACCOMMODA TE THE PROPOSED DEVELOPMENT AS SPECIFIED IN
ARTICLES 31, 32, THE APPROPRIA TE ZONING AND/OR ZONING OVERLA Y DISTRICT
ARTICLE AND ANY APPLICABLE REFINEMENT PLAN."
ProDosed On-Site and Off-Site Public and Private ImDrovements
Water
SDC 32.120 states: "Each development area shall be provided with a water system having
sufficiently sized mains and lesser lines to furnish adequate supply to the development.
Fire hydrants and mains shall be Installed by the developer as required by the Fire
Marshall and the utility provider."
The Springfield Utility Board (SUB) serves this area. An additional water line is proposed within
the driveway and vehicle turn-around. Initially, SUB raised two issues conceming the provision of
water - 1) the separation of utilities; and 2) the extension of the water line within the 30 foot public
easement. The applicant states these issues have been resolved. A letter dated June 1. from
SUB to City staff verifies that the proposed water line may proceed as proposed. Contact Bryan
Brewster at 541 .726.2396, if there are any questions.
Finding:
The proposed plans for the installation of water service can be made to comply with SDC
standards for the provision of key urban services. However, all issues raised in SUB's letter
dated May 8; 1998 must be in compliance. Therefore. in order for this application to comply with
this portion of criterion (2), the following condition of approval is necessary.
Condition 1) Water:
. Compliance with all issues raised in the Rainbow Water District correspondence dated May 8,
1998.
Electrlcltv
,
SDC 32.120(2) states: "Whenever possible, all utility lines shall be placed underground...."
This area is served by SUB. Electricity is available to this property. Underground electricity is
available to serve this property in the existing easement. SUB will require an additional 7 foot-
wide public utility easement (p.u.e.) along the storm drain line to make a loop feed system.
Contact Dang Nguyn at 541.726.2395 for applicable fees and if there are any questions.
.
.
,
Page 4
1998-03-0072
SDC 32.120(5) states: "An applicant proposing a development shall make arrangements
with the City and each utility provider for the dedication of utility easements necessary to
fully service the development. The standard width for public utility easements adjacent to
street rights-of-way shall be 7 feet. The minimum width for all other public utility
easements shall be 10 feet unless otherwise specified by the utility provider of the City
Engineer......
The local utilities have directed City staff to require a p.u.e. wherever necessary during the
development review process. SDC 31.070(1) gives staff authority to require a p.u.e. as a
condition of approval of this request A 7 foot-wide public utility easement is required as
requested by SUB Electric.
Finding:
The proposed plans for connection to electrical service can be made to comply with SDC
standards for the provision of key urban services. However. the property owner must record a 7
foot-wide p.u.e. Therefore, in order for this application to comply with this portion of criterion (2),
the following condition of approval is necessary.
Condition 2) Electric:
. Compliance with all SUB electric requirements.
. Show the p.u.e. on the Final Site Plan; and
. The applicant must record a p.u.e. on a City form at Lane County and return the oriainal
document to the City with the Final Site Plan.
Sanitarv Sewer
SDC 32.100(1) states: .....sanitary ~ewers shall be installed to serve each,new development
and to connect 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 Department of Environmental Quality (DEQ) regulations......
The Site Plan shows the extension of the existing 8-inch sanitary sewer in the private drive, within
a 30-foot p.u.e.. to the northerly boundary of the proposed paved vehicle turn-around. This work
is considered a public improvement. and therefore. must be designed and constructed as a public
sanitary sewer. Before issuance of building permits for the warehouse addition, the applicant
must obtain Public Works Department approval of a privately engineered construction project to
install the new sewer main. Construction of the sewer main must be completed and accepted by
the City before occupancy of the warehouse addition. Contact Ken Vogeney of the City's
Engineering Division jJt 541.726.3688, if there are any questions.
Finding:
The proposed connection to the public sanitary sewer system complies with SDC standards for
the provision of key urban services. However. the sewer line must be constructed as a public line
as discussed above. Therefore, in order for this application to comply with this portion of criterion
(2), the following condition of approval is necessary.
,
.
.
Page 5
1998-03-0072
Condition 3) Sanitary Sewer:
. Obtain Public Works Department approval of a privately engineered construction project to
install the new sewer main before issuance of building permits for the warehouse addition.
. Construction of the sewer main must be completed and accepted by the City before
occupancy approval for the warehouse addition.
Storm Drainaae.
SDC 32.100(1) states: "The Approval Authority shall grant development approval only
where adequate provisions for storm and flood water run-off to the City's stonn drainage
system have been made as determined by the City Engineer. The storm water system shall
be separated from any sanitary sewer system."""
All storm water runoff from the impervious portions of the site must be collected on-site and
discharged into the public storm drain system. The applicant proposes draining the warehouse
addition and adjacent new paving to the existing site drainage system. The applicant should be
cautioned to confirm that the existing private drain line that will run under the new warehouse
complies with building and plumbing code requirements.
The applicant is proposing to drain the proposed vehicle tum-around to an existing ODOT
drainage swale along the northerly boundary of the site. The dumpin9 of any additional water into
the ODOT facility will require a permit Generally, ODOT will limit the volume of runoff that they
will accept from private property. In the event ODOT prohibits this connection, the applicant must
redesign this portion of the site drainage to flow into their existing drainage system. Before Final
Site Plan approval, the applicant must obtain ODOT approval for the new storm drain outfall, or
redesign the drainage as needed.
Storm Water Quality measures will apply to this project because the new pavement area exceeds
5,000 square feet. The applicant has existing multi-chamber catch basins in the parking lot as
their water quality BMP's. and proposes adding one additional catch basin for the paved tum
around. Recent City standards for these units require that they include an oil-filtering medium
within the inlet chamber. The new catch basin will be acceptable if the required medium is
included in the unit. The drainage plan must be approved by the Public Works Department before
Final Site Plan approval. Show the flood plainlway on drainage plans.
Contact Ken Vogeney of the City's Engineering Division at 541.726.3688 or Michael J. Barker of
ODOT at 541.726.2552. if there are any questions.
Finding:
I
The proposed connection to the public storm sewer system complies with. SDC standards for the
provision of key urban services. However, the issues relating to the private drain line, ODOT's
drainage swale and the catch basin must be addressed as discussed above. Therefore, in order
for this application to comply with this portion of criterion (2), the following conditions of approval
are necessary.
.
.
,
Page 6
1998-03-0072
Condition 4) Storm Sewer:
o Written confirmation that the existing private drain line that will run under the new warehouse
complies with building and plumbing code requirements.
o Obtain ODOT approval and a permit for the new storm drain outfall, or redesign the drainage
as needed. Submit a copy of the ODOT approval to the City. If the drainage must be
redesigned, contact Ken Vogeney before submitting the Final Site Plan.
o Include an oil-filtering medium within the inlet chamber of the new catch basin. The drainage
plan must be approved by the Public Works Department before Final Site Plan approval.
Show the flood plainlway on drainage plans.
Landscaoina/lrrlaation
Mid-Springfield Refinement Plan Policy 10 states: "Provide for landscaping and screening of
industrial storage areas along Main, Commercial and 42"" Street through the site plan
review process." Page 8.
The Site Plan shows additional shrubs and street trees which will be planted. The existing
storage area along 42'" Street is currently screened with a slatted chain link fence.
SDC 31.050(1)(0)3. states:
"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:.... A
Landscape Plan, drawn by a landscape architect or other professional approved by the
Director, demonstrating compliance with the standards of this Code.... Pennanent
irrigation system, unless specifically exempted in accordance with Section 31.140 ofthls
Article."
SDC 31.140(4) states:
"Except where planted with native species or plant communities, all new required planting
areas on private property shall be provided with a permanent underground Irrigation
system unless exempted by the Director. If permanent irrigation is exempted, a landscape
architect or licensed nursery person shall submit written verification and a program to
ensure that the proposed plant materials will have at least a 90 percent survival rate over a
5.year period without an irrigation system. The Development Agreement shall require the
owner to water and maintain the landscaping, recognizing that special attention will be
needed due to the lack of a pennanent Irrigation systein. Whenever possible, non-lrrlgated
planting shall occur during October or November."
I
The Site Plan does not show an irrigation system. An irrigation plan must be shown on the Final
Site Plan.
SDC 31.140(2) states:
"Except In the LOR District (single family and duplex dwellings only) 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."
I
.
.
Page 7
1998-03-0072
The mix of landscaping shown on the plan submitted meets the minimum landscaping required.
SDC 31.140(3) states:
"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."
No additional parking is required for the proposed building. This standard does not apply.
Finding:
The applicant did not submit an irrigation plan as required. However, this application, as
conditioned, can be brought into compliance with this portion of criterion (2).
Condition 5) Landscaping:
. Demonstrate compliance with SDC 31.140(4); submit an irrigation plan with the Final Site
Plan.
Street Dedication/lmorovements
Olvmolc Street- Exlstina Conditions
Olympic Street is listed as a minor arterial (SDC 32.020(4)) and is currently fully improved with
curb, gutter and sidewalk.
Olvmoic Street - Imorovement Needs
No additional improvements or dedication of right-of-way are required for Olympic Street.
Finding:
This application complies with this portion of critl'lrion (2) because Olympic Street is fully
improved. ,
42"" Street - Exlstina Canditions
42"" Street is listed as a minor arterial (SDC 32.020(4)) and is currently paved but there is no curb,
gutter and sidewalk.
.
.
\
Page 8
1998-03-0072
42nO Street - Imorovement Needs
There is already an Improvement Agreement for 42nd Street recorded on this property. No
additional improvements or dedication of right-of-way are required for 42nd Street because of this
application.
Finding:
This application complies with this portion of criterion (2), because no additional improvements or
dedication of right-of-way are required for 42nd Street.
Svstems Develooment Charaes
City of Springfield System Development Charges (SDCs) are typically discussed in these reports
as a courtesy. The payment of SDCs are required at the time of Building Permit issuance. From
the information shown on the plans, the SDC's are estimated to be $5,600. A precise fee will be
determined when the plans for the facility are submitted for building permit review.
Contact Ken Vogeney of the City's Engineering Division at 541.726.3688, if there are any
questions.
SDC 31.060(3):
"INVENTORIED NA TURAL (INCLUDING REGULA TED WETLANDS) AND HISTORIC
FEA TURES OF THIS SITE HA VE BEEN ADEQUA TEL Y CONSIDERED IN THE PROJECT
DESIGN. "
The applicant states:
. Jurisdictional wetlands are located on the far west portion of the site. and have been adequately
considered throughout the project design. The proposal. however, will not impact these wetlands
and no activity is proposed that will trigger permit requirements byepplicable state or federal
agencies. Local permits for land alteration and erosion control will be secured prior to
construction, and best management practices will be employed during construction to prevent
impacts to waterways or natural features. .
Staff Response:
The Metro Plan; the Mid-Springfield Refinement Plan; the draft Natural Resource Special Study,
the National Wetlands Inventory Map, the draft Springfield Wetland Inventory Map and the Hydric
Soils Map; the Washpume Historic District and the list of Historic Landmark Sites. have been
consulted. Staff concurs with the applicant's statement.
Finding:
Except for the wetland area cited above, upon review of the above cited studies or documents,
there are no identified natural or historic features on the property. Therefore. criterion (3) applies
because the existing wetland must be p,y:~y:...J.
I
.
.
Page 9
1998-03-0072
Condition 6) Land and Drainage Alteration Permit:
. Obtain a Land and Drainage Alteration Permit which must contain information pertaining to the
volume and placement of fill/excavation materials and erosion control measures for the
proposed work area. This permit may be applied for after staff has approved the Final Site
Plan, for this application.
SDC 31.060(4):
"PARKING AREAS AND INGRESS-EGRESS POINTS HA VE BEEN DESIGNED SO AS TO
FACILITA TE TRAFFIC AND PEDESTRIAN SAFETY, TO A VOID CONGESTION AND TO
MINIMIZE CURB CUTS ON ARTERIAL OR COLLECTOR STREETS AS SPECIFIED IN
ARTICLES 31, 32, THE APPROPRIA TE ZONING AND/OR ZONING o VERLA Y DISTRICT
ARTICLE AND ANY APPLICABLE REFINEMENT PLAN."
The applicant states:
"No additional ingress-egress points or curtJ cuts are proposed; the existing access off Olympic
Street is simply proposed to be paved and terminate in a cul-de-sac bulb. Existing parking on-site
is ample and exceeds requirements established in the SDC, even considering the proposed
warehouse building expansion. The proposal will not create congestion or conflicts with treffic.
pedestrian safety, or intemal circulation on the site. The driveway is located more than 300 feet
west of the Olympicl42'" Street intersection and therefore well exceeds the requirements for
driveway separation from the nearest intersection established in SDC 32.080, Table 32-4",,'
Staff Response:
Parklna Areas
,
SDC 20.070(3) lists the parking following parking standards: 1 space for each 1,000 square feet of
gross floor area for warehousing. The proposed warehouse addition is 2,800 square feet
Therefore, 3 parking spaces must be provided. However, in this case, staff concurs with the
applicant's statement No additional parking spaces are necessary for the proposed use.
Finding:
This portion of criterion (4) does not apply because no additional parking is required for the
proposed building.
Inaress-Earess
I
SDC 32.080(1 )(a) states: "Each property Is entitled to an approved access to a public street
or alley." The plan submitted shows access taken from the existing driveway on Olympic Street
No additional access is required.
,
Finding:
This portion of criterion (4) does not apply because no additional driveway is required for the
proposed building.
.
.
\
-page 10
1998-03-0072
CONCLUSION
All applicable SDC Site Plan Review criteria of approval (SDC 31.060(1)-(4)) are addressed in this
staff report These criteria, as conditioned, can be satisfied. Therefore, the Development
Services Director finds this application warrants Site Plan Modification Plan preliminary approval.
SUMMARY OF CONDITIONS OF APPROVAL AND
WHAT NEEDS TO BE DONE BY THE APPLICANT
TO OBTAIN FINAL SITE PLAN APPROVAL?
Condition 1) Water:
. Compliance with all issues raised in the Rainbow Water District correspondence dated May 8.
1998.
Condition 2) Electric:
o Compliance with all SUB electric requirements.
. Show all required easements on the Final Site Plan; and
o The applicant must record a p.u.e. on a City form at Lane County and retum the oriainal
document to the City with the Final Site Plan.
Condition 3) Sanitary Sewer:
o Obtain Public Works Department approval of a privately engineered construction project to
install the new sewer main before issuance of building permits for the warehouse addition.
. Construction of the sewer main must be completed and accepted by the City before
occupancy approval for the warehouse addition.
Condition 4) Storm Sewer:
. Written confirmation that the existing private drain line that will run under the new warehouse
complies with building and plumbing code requirements.
o OBTAIN ODOT approval and a permit for the new storm drain outfall, or redesign the
drainage as needed. If the drainage must be redesigned, contact Ken Vogeney before
submitting the Final Site Plan.
o Include an oil-filtering medium within the inlet chamber of the new catch basin. The drainage
plan must be approved by the Public Works Department before Final Site Plan approval.
Show the flood plainlway on drainage plans.
Condition 5) Lands~aping:
. Demonstrate compliance with SDC 31.140(4); submit an irrigation plan with the Final Site
Plan.
.
.
Page 11
1998-03-0072
Condition 6) Land and Drainage Alteration Permit:
. Obtain a Land and Drainage Alteration Permit which must contain information pertaining to the
volume and placement of fill/excavation materials and erosion control measures for the
proposed work area. This permit may be applied for after staff has approved the Final Site
Plan.
Condition 7) Resolution of the Final Site Plan for Jo. No. 94'{)2-44:
Approval of the Final Site Plan cited above must occur before occupancy of the proposed
warehouse addition.
The applicant must submit the following information within 90 days of the date of this letter.
1. Three copies of a Final Site Plan drawn to scale, is required
2. A signed Development Agreement before the issuance of a building permit Staff will prepare
this document for the property owner to sign the approval of the Final Site Plan.
3. Any additional items listed under the conditions of approval cited above.
APPEAL
If you wish to appeal this Type II Limited Land Use Site Plan Modification decision. you must do
so within 10 days of the date of this letter. Your appeal must be in accordance with Springfield
Development Code, Article 15. APPEALS. Appeals must be submitted on a City form and a fee of
$250.00 must be paid to the City at the time of submittal. The fee will be returned to the appellant
if the Planning Commission approves the appeal application.
.~A4
Planner III
I