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HomeMy WebLinkAboutNotes, Meeting PLANNER 5/28/2009 . . Staff Report and Notice of Decision - Site Plan Review - Type II Fresenius Medical Care Clinic (Purvis Dialysis) Project Name: Site Plan - Fresenius Medical Care of Springfield Project Proposal: To develop a 10,349 sq. ft. out-patient dialysis clinic and associated site work. Case Number: DRC2009-00014 Project locati~n: The subject property is located at 304 Q Street; Assessor's Map 17-03-26-24 TL lS00 and 1600. Zoning: Community Commercial Overlay Districts: Drinking Water Protection Overlay, Applicable Refinement Plan and Designation: Gateway Metro Plan Designation: Commercial Refinement Plan Designation: Q Street Refinement Plan--Community Commercial Pre-Submittal Meeting Date: November 7, 2008 Application Submitted Date: April 14, 2009 Decision Issued Date: May 28, 2009 Recommendation: Approval with conditions Appeal Deadline Date: June is, 2009 Associated Applications: Tree-Felling Permit (DRC2009-00020) CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM POSITION REVIEW OF NAME PHONE Planner III Land Use Planning Mark Metzger 726-377S Transportation Planning Engineer Transportation Jon DriSCOll 726-3679 Public Works Engineering Sanitary & Storm Sewer, Clayton McEachern 736-1036 Utilities & Easements Deputy Fire Marshall Fire and Life Safety Gilbert Gordon 726-2293 Community Services Manager Building Dave Puent 726-3668 OWNER/APPLICANT APPLICANT'S APPLICANT'S REPRESENTATIVE REPRESENTATIVE Dr. Mattox Purvis Edward Johnson Olson Morris Springfield Dialysis LLC Christopher Kidd and Asso. 380 Q Street, Suite 200 338S Riverbend Drive, Suite 200 N48 W16550 Lisbon Road Springfield, OR 97477 DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: 'J!'t![ li'Jf Planner: MM . . Springfield, OR 97477 Menomonee, WI 53051 I. EXECUTIVE SUMMARY AND DECISION Fresenius Medical Care Clinic of Springfield is a dialysis clinic proposed for a two-lot infill development site on Q Street, just east of 20' Street. The existing lots are occupied by residences and outbuildings. Several trees are located on the site, requiring a tree-felling permit. A Tree-Felling Permit has been submitted and it shows that many smaller trees will be removed, but four large walnut and evergreen trees will be preserved. The proposed 10,349 square foot clinic will host 18 employees. The facility will provide outpatient care as opposed to overnight care. Based on its analysis, staff finds that the proposed clinic can be made to conform to the Site Plan Review approval criteria found in the Springfield Development Code (SDC) Section 5.17-125. The proposal is thereby approved with the following conditions: Condition of Aoorovol #1: Execute and record five feet of street right-of-way dedication along the Q Street site frontage. The existing paving width, the right of way width, half widths and dedication sh~1I be dimensioned on the final site plan. Condition of Aoorovol #2: To ensure continued functioning of the curb inlet the pressure line from the detention basin will need to first discharge into a manhole or other approved structure before gravity flowing into the public system at the curb inlet. Condition of Aooroval #3: Prior to approval of the final site plan, the applicant shall provide an. operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed FLOGARD catch basin insert, consistent with maintenance criteria required by the manufacturer. The plan should designate maintenance responsibility for operating and maintaining the system, and should be distributed to all property owners and tenants ofthe site. Condition of Aooroval #4: Prior to Final Plat approval, the applicant shall submit a proposed seed mix for the private vegetative water quality swales (bio-swales). The seed mix shall meet the requirements of the City's interim design standards as required in Section 3.02 of the EDSPM. The City of Portland stormwater management manual may be referenced for design. Condition of Aooroval #5: The proposed grassy swale at the northwest site corner appears to be graded to have only 3-4" of depth. To provide adequate function and avoid overtopping this swale should be 6-12" deep (per the "Grassy Swale" design in the Portland Stormwater Manual). Provide an amended graded plan providing this depth for the bio-swale. Condition of Aooroval #6: To ensure a fully functioning water quality system and meet objectives of Springfield's MS4 permit, the Springfield Development Code and the EDSPM, the proposed private vegetative water quality swale shall be shall be fully vegetated with all vegetation species established prior to.approval of Final Plat. Alternatively, if this condition cannot be met, the applicant shall provide and maintain additional interim erosion DRC2009-00014 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: S-It.!f I"f Planner: MM 2 . . control/water quality measures acceptable to the Public Works Department that will suffice until such time as the swale vegetation becomes fully established. Condition of Aoorovol #7; The Water Protection Coordinator for the Springfield Utility Board submitted a letter to staff on May 6, 2009 outlining a series of actions and prohibitions that are required to protect groundwater resources during the construction of the proposed dialysis clinic and its operation. The May 6 letter was copied to the applicant and the applicant's architect. These requirements are shown below and are incorporated into this decision as Condition of Approval #7: CONSTRUcrlON 1. DNAPL Prohibition: The contractor and all subcontractors are required to provide the owner's engineer with copies of MsDSs for all chemicals proposed for use on-site prior to use or delivery to the property. Based on these MsDss, the engineer will determine if the chemical is approved for use on this site (i.e., whether or not the product contains DNAPLs). The engineer may contact the SUB Water Quality Protection Coordinator (744-3745) with any questions about evaluating products for DNAPLs. A copy of the MsDs for all chemicals used on the project will remain on the job site as required by law. 2. Chemical handling, staroge, and use: Contractors/developers shall be responsible for the safe handling and storage of chemicals, petroleum products, and fertilizers and the prevention of groundwater and storm water runoff contamination. Chemicals used during construction, including paint and cleaning materials/wastes, must not enter the soil or be washed into the storm water system (as stated in the general construction notes). All chemicals should be stored in adequate secondary containment. 3. Equipment maintenance and fueling: Precautions must be taken to prevent fluid- containing equipment located outside from leaking, including providing a dedicated area for fueling and maintenance of equipment. This area should be prepared and maintained in a way that prevents spills or leaks from migrating to the soil or storm water drainage system. 4. No fill materials containing hazardous materials shall be used on this site. OPERATIONS 5. A Drinking Water Protection Overlay District permit application will be required. This permit will require, among other items, that all chemicals/hazardous materials used inside or outside be stored in appropriate secondary containment and that no DNAPLs are used on or brought to the site. Sealants used in containment areas should be compatible with chemicals stored within them. Please contact me (541.744.3745) with any questions about the DWP application process. 6. Secondary containment will be required for the generator fuel tank and all associated pipes and hoses. Generator cut sheets and a design for a curbed, sealed containment area should be submitted to the City and SUB for approval. The facility hazardous DRC2009-000/4 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received; /fh'i/fJ7 Planner: MM 3 . . materials management plan should include provisions for protecting catch basin #1 in the event of a spill at the generator site. 7. Fluid-containing equipment located outside the building should be sealed and provided with secondary containment to prevent any fluids from migrating into the storm water drainage system in the event of a spill or leak. More information is needed about the kinds of chemicals to be used in the HVAC system and how they will be contained. 8. If applicable, chemicals stored outdoors (fertilizers, pesticides, etc.) should be covered and placed in secondary containment. 9. Because storm water recharges the aquifer, SUB requests that wellhead protection signs be placed at the site temporarily during construction and permanently at the trash enclosure/generator and southwest parking lot/bUilding entrance to alert contractors, subcontractors, employees, and others to the importance of reporting and cleaning up any spills (sign standard attached). Please contact Amy Chinitz (541-744-3745) if you prefer to purchase signs directly from 5UB at the cost of $15/sign. Condition of Aoorovol #8. The proposed accessways serving the site shall be built to support an 80,000 lb. imposed load per 2007 Springfield Fire Code 503.2.3 and SFC Appendix 0102.1. Condition of Aoorovol #9. A Fire Department Connection (FOe) shall be required on the above ground vault for supplementing the proposed fire sprinkler system. Immediate access to fire department connections shall be maintained at all times and without obstruction by fences, bushes, trees, walls or any other object for a minimum of 3 feet (2007 Springfield Fire Code 912.3). Condition of Aoorovol #10. The site plan shows an emergency generator. Design specifications for the generator need to be provided. More specifically, the including the type of fuel used, size of the tank and whether it is a Levell Emergency Power Supply System per NFPA 110 needs to be clarified. Condition of Aooroval #11: The Final Site Plan shall specify that all exterior lighting fixtures including those which are wall-mounted shall have full cut-off optics and supporting manufactures specifications shall be submitted to confirm the design of those fixtures. Condition of Aoorovol # 12: Free standing lighting fixtures shall be limited to a height of 12 feet wherever such lighting poles are located within 50 feet of an adjacent residentially zoned property. The Final Site Plan shall be adjusted to note exterior lighting poles of appropriate height. II. BACKGROUND AND SURROUNDING LAND USES This is an infill project that replaces two residential structures with a medical clinic facility. The subject property is located on the north side of Q Street, east of the intersection with 2"' Street. The site is zoned and designated Community Commercial (Ce) according to the Q Street Refinement Plan and the Springfield Zoning Map. Adjacent properties on Q Street host small DRC2009-000 14 Site Plan Review Tentative , I Fresenius Medical Care-Dialysis Clinic Date Received: f;t.?/Of May 28, 2009 Planner: MM 4 . . scale commercial uses. A long deep residential lot bounds the subject site to the north. That residence fronts 4th Street (see Aerial Photo below). The northeast corner ofthe subject site abuts a Medium Density Residential zoned property which triggers some site design standards that do not apply to commercial developments that do not abut residential property. The project site includes two tax lots. Both lots have small existing residences. The site is essentially flat and uniform with relatively good drainage. The applicant submitted a geotechnical report from K & A Engineering that indicated the site was well suited for development and that there were no unusual geologic hazards associated with the location. The site includes moderately dense stand offir and hardwoods and scattered native and non- native shrubs and grasses. A tree-felling permit has been submitted by the applicant. It will be processed parallel to this application. Vicinity Map DRC2009-000/4 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 f.':-1fe Receiveq; ~ ~~'l Planner: MM 'i- . . Subject Site H- cp m z CN a:3r * 1-105 AerlaliPhoto DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: .5/61 /l)i Planner: MM 6 ' . ' . . II. PROCEDURAL REQUIREMENTS FOR SITE PLAN REVIEW SDC 5.17-130 This application is reviewed under Type II (administrative) procedures listed in Springfield Development Code (SDC) Section S.1-130. Type II procedures require that mailed public notice of the proposed development be sent to residents and landowners within 300 feet. SDC Section 5.1-130 (B) describes the required content ofthe mailed notice and indicates that there is a 14- day comment period allowed for receiving public comment on the proposal. The applicant and parties submitting written comments during the notice period have appeal rights and are mailed a copy of this decision for consideration (see Appeals at the end of this decision.). In addition to mailed public notice, evaluation of the proposal by the Development Review Committee is required under SDC Section 5,1-130 (C). The Development Review Committee is composed of staff from various city departments and staff from various other agencies which provide urban services with Springfield's planning jurisdiction. Finding #1. Mailed notice of the proposed site plan modification was sent to residents and property owners within 300 feet of the subject site on April 17, 2009 as verified by affidavit. Finding #2. Notice was sent to participants on the Development Review Committee and a meeting was held on May 12, 2009 to review issues of compliance of the proposal with applicable development policies and standards. Finding #3. No written or verbal comments were received in response to the mailed notice. Comments from Development Review Committee participants are included in the 'findings and conditions of approval that are contained in the remainder of this report. Conclusion: Procedural requirements for processing a Type II Site Plan Review have been followed. III. SITE PLAN REVIEW CRITERIA OF APPROVAL The approval criteria for Site Plan Review are found in SDC Section 5.17-125., SDC S.17-12S CRITERIA FOR SITE PLAN ApPROVAL: A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. B. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. c. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. pate Received: f I Z-f:.J b( Planner: MM 7 DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28. 2009 . . D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760,358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. The applicable standards and policies found in the Springfield Development Code (SDC) and the current Springfield Engineering Design Standards and Procedures Manual provide the basis for the findings conditions and conclusions shown below. Other authoritative local state and federal standards may also be applied as applicable to this proposal. As mentioned above, the Development Review Committee reviewed the proposed plans and supporting information on May 12, 2009. The staffs review comments have been incorporated as "Findings" and "Conditions" in this report. The focus of this report is on those elements of the site plan that are not in compliance with Springfield's development policies and standards. The report will not account for all of the site plan details that are in compliance with the policies and standards. SITE PLAN REVIEW CRITERIA "A. The zoning is consistent with the Metro Plan Diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan." CONSISTENCY WITH THE METRO PLAN-PERMITTED USES - SDC 3.2-310 The Eugene-Springfield Metropolitan Area General Plan (Metro Plan) is the adopted comprehensive plan that designates the location of intended land uses for Springfield. Metro Plan is implemented by the Springfield Zoning Map. The Springfield Development Code details the permitted uses and base development standards for each zoning district. Finding #4. The subject site has the Metro Plan designation, Commercial. The site lies within the Q Street Refinement Plan area and is designated Community Commercial. The zoning for the subject site is Community Commercial. Finding #5. SDC Section 3.2-310 lists the allowed uses in the Community Commercial zone. The proposed medical clinic use is a "permitted use" in the zoning district. DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received; 5h-f /"r Planner: MM - 8 . . BASE ZONE DEVELOPMENT STANDARDS-SOC 3.2-31S SOC Section 3.2-420 is a table showing elements of the base zone standards such as minimum lot size, lot coverage, setbacks and other dimensional standards for development within the Heavy Industrial zoning district. Finding #6. The proposed site plan complies with each of the base" industrial zone standards found in SOC Section 3.2A20. Conclusion: The proposal satisfies Site Plan Criterion A. "8. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and storm water management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues." C. The proposed develapment shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. The staff analysis required to determine findings for Criterion Band C include significant overlap. For the purposes of this review, Criteria Band C are considered together in this section of the staff report. The elements of the Springfield Oevelopment Code which apply to Criterion Band Criterion C include but are not limited to: . Infrastructure Standards for Transportation-SOC 4.2-100 . Infrastructure Standards for Utilities-SOC 4.3-100 . Landscaping, Screening and Fence Standards-SOC 4.4-100 . On Site Lighting Standards-SOC 4.5-100 . Specific Oevelopment Standards-SOC 4.7-100 INFRASTRUCTURE STANOARDS FOR TRANSPORTATION-SOC 4.2-100 Transportation Svstem Impacts SOC Section 4.2-100 through 4.2-160 details infrastructure standards for streets, sidewalks, d~iveways, accessways, pedestrian trails and related transportation facilities. Additional design standards for transportation facilities are found in the Engineering and Oesign Standards and Procedures Manual and the City of Springfield Construction Standard Specifications Section(s) 317,501, and 502, and Standard Orawings 5-1 to 5-25. These documents provide specific design standards for streets and accessways. Parking standards are found in SOC Section 4.6-100. Finding #7. The subject site consists of two parcels (Tax Lot 1500 & 1600 of Map 17-03-26- 24) encompassing a total of 1.23 acres in area on the north side of Q Street (304 Q Street). There is one single story residential structure on each parcel, besides multiple accessory structures, all of which are proposed to be removed. The proposed site plan includes a 10,394 Date ReceiVed: Planner: MM DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 ~/'l-l,J2P7 9 . . gross square foot medical office building shell to house a future outpatient dialysis clinic which will employ 15-18 employees. The site also includes a parking lot for 38 vehicles. Finding #8. Q Street is a 46-foot wide, two-lane street with a center turning lane within a 7o-foot wide right of way. The street is improved with asphalt paving, curb/gutter, on-street bicycle lanes, sidewalks and metal halide street lighting. The street supports multi-modal travel. Traffic volume on Q Street is approximately 8,200 vehicles per day. Finding #9. SDC 4.2-1os.G.2 requires that whenever a proposed land division or development will increase traffic on the City street system and that development has any unimproved street frontage abutting a fully improved street, that street frontage shall be fully improved to City specifications. Exception (i) notes that in cases of unimproved streets, an Improvement Agreement shall be required as a condition of Development Approval postponing improvements until such time that a City street improvement project is initiated. Finding #10. Based on ITE Land Use Code 610 the total trip generation from this development upon completion of the proposed development would be as follows: . Average Weekday = 7.75 trips/employee x 18 employees = 140 trips . PM Peak Hour = 1.31 trips/employee x 18 employees = 24 trips In addition, the assumed development may generate pedestrian and bicycle trips. According to the "Household" survey done by LCOG in 1994, 12.6 percent of household trips are made by bicycle or walking and 1.8 percent are by transit bus. These trips may have their origins or destinations at a variety of land uses, including this use. Pedestrian and bicycle trips create the need for sidewalks, pedestrian crossing signals, crosswalks, bicycle parking and bicycle lanes. Finding #11. sDC Table 4.2-1 states that minor arterials should have a minimum of 70 feet of right of way. Though not dimensioned, there are 30 feet of right of way shown on this site plan (by scale) between the centerline of Q Street and the southern property line. Condition of ADDrovol #1: Execute and record five feet of street right-of-way dedication along the Q Street site frontage. The existing paving width, the right of way width, half width~ and dedication shall be dimensioned on the final site plan. INFRASTRUCTURE STANDARDS FOR UTILlTIES-SOC 4.3-100 SDC Section 4.3-100 through 4.3-145 details infrastructure standards for sanitary sewers, stormwater systems, water quality protection, natural resource protection, water and electric utilities, and public easements. Additional design standards for these facilities are found in the Springfield Engineering and Design Standards and Procedures. Section 4.3-13o.A ofthe Springfield Development Code requires each development area to be provided with a water system having sufficiently sized mains and lesser lines to furnish adequate supply to the development and sufficient access for maintenance. Springfield Utility Board (SUB) coordinates the design of the water system within Springfield city limits. DRC2009-000J4 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received:'; I a/ "'1 Planner: MM '. 10 . . Section 4.3-140.A of the SDC requires applicants proposing developments make arrangements with the City and each utility provider for the dedication of utility easements necessary to fully service the development or land beyond the development area. The minimum width for public utility easements adjacent to street rights of ways shall be 7 feet. The minimum width for all other public utility easements shall be 7 feet. The Public Works Director may require a larger easement to allow for adequate maintenance. Finding #12. The proposed development is currently served with two %" residential services; one for each of the two tax lots in this development. A larger capacity line needs to be constructed to serve the site as a commercial use and for fire service. A new service will require tapping the existing SUB main that is located in Q Street. The required pavement cutting and tap shall be at owner/developer expense. SANITARY SEWER IMPROVEMENTS - SDC 4.3-105 SDC Section 4.3-105.A requires that sanitary sewers shall be installed to serve each new development and to connect developments to existing mains. Additionally, installation of sanitary sewers shall provide sufficient access for maintenance activities. SDC Section 4.3-105.C requires that proposed sewer systems shall include design consideration of additional development within the area as projected by the Metro Plan. Section 2.02.1 of the City's Engineering Design Standards and Procedures Manual (EDSPM) states that when land outside a new development will logically direct flow to sanitary sewers in the new development, the sewers shall be public sewers and shall normally extend to one or more of the property boundaries. Pursuant to Chapter 3.03.4.A of the City's Engineering Design Standards and Procedures Manual and Section 4.4 of Portland's Storm water Management Manual, solid waste storage areas shall be covered and hydraulically isolated from potential stormwater runoff, and directed to the sanitary sewer system. STORM WATER MANAGEMENT- SOC 4.3-110 Section 4.3-110.B of the SDC requires that the Approval Authority shall grant development approval only where adequate public and/or private stormwater management systems provisions have been made as determined by the Public Works Director, consistent with the Engineering Design Standards and Procedures Manual (EDSPM). Section 4.3-110.D ofthe SDC requires that run-~fffrom a development shall be directed to an approved stormwater management system with sufficient capacity to accept the discharge. Section 4.3-110.E ofthe SDC requires new developments to employ drainage management practices, which minimize the amount and rate of surface water run-off into receiving streams, and which promote water quality. Finding #13. The existing public stormwater system, to which the applicant proposes connection, has limited capacity. The applicant has turned in hydrologic stormwater calculations, consistent with the City's EDSPM, showing that the proposed detention pond will DRC2009-00014 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: Planner: MM f f '~/1Y/iFI~. . . limit the peak stormwater discharge rates to the,pre-developed 2-year storm event for both the 2 and 25-year post-developed storm event, thereby limiting the flow into the existing system. Finding #14. The applicant is proposing using a pump to fully drain the detention basin. The output of the pump will be directed directly into an existing curb inlet catch basin along Q St, Condition of Aoorovol #2: To ensure continued functioning of the curb inlet the pressure line from the detention basin will need to first discharge into a manhole or other approved structure before gravity flowing into the public system at the curb inlet WATER QUALllY PROTECTION - SOC 4.3-115 Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and National Pollutant Discharge Elimination System (NPDES), the City of Springfield has obtained a Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires the City demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable (MEP). Federal and Oregon Department of Environmental Quality (ODEQ) rules require the City's MS4 plan address six "Minimum Control Measures:' Minimum Control Measure 5, "Post- Construction Stormwater Management for New Development and Redevelopment," applies to the proposed development. Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce a program to ensure the reduction of pollutants in stormwater 'runoff to the MEP, The City must also develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) appropriated for the community. Minimum Control Measure 5 requires the City of Springfield use an ordinance or other regulatory mechanism to address post construction runoff from new and re-development projects to the extent allowable under State law, Regulatory mechanisms used by the City include the Springfield Development Code (SDC), the City's Engineering Design Standards and Procedures Manual (EDSPM) and the future Stormwater Facilities Master Plan (SFMP). As required in Section 4.3-11O.E of the SDC, "a development shall be required to employ drainage management practices approved by the Public Works Director and consistent with Metro Plan policies and the Engineering Design Standards and Procedures Manual:' Section 3.02 ofthe City's EDSPM states the Public Works Department will accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the policies and procedures of either the City of Portland (BES), or the Clean Water Services (CWS). Section 3.03.3,B of the City's EDSPM states all public and private development and redevelopment projects shall employ a system of one or more post-developed BMPs that in combination are designed to achieve at least a 70 percent reduction in the total suspended solids in the runoff generated by that development. Section 3.03,4,E of the manual requires a minimum of 50 percent of the non-building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods. DRC2009-000l4 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: ,,/utl ~r Planner: MM I ~ . , . . The vegetation proposed for use in the swales will serve as the primary pollutant removal mechanism for the stormwater runoff, and will remove suspended solids and pollutants through the processes of sedimentation arid filtration. Satisfactory pollutant removal will occur only when the vegetation has been fully established. Condition of Aoorovol #3: Prior to approval of the final site plan, the applicant shall provide an operations and maintenance plan to the City for review to ensure the long-term maintenance and operation of the proposed FLOGARD catch basin insert, consistent with maintenance criteria required by the manufacturer. The plan should designate maintenance responsibility for operating and maintaining the system, and should be distributed to all property owners and tenants ofthe site. Condition of Aoorovol #4: Prior to Final Plat approval, the applicant shall submit a proposed seed mix for the private vegetative water quality swales (bio-swales). The seed mix shall meet the requirements of the City's interim design standards as required in Section 3.02 of the EDSPM. The City of Portland stormwater management manual may be referenced for design. Condition of Aoorovol #5: The proposed grassy swale at the northwest site corner appears to be graded to have only 3-4" of depth. To provide adequate function and avoid overtopping this swale should be 6-12" deep (per the "Grassy Swale" design in the Portland Storm water Manual). Provide an amended graded plan providing this depth for the bio-swale. Condition of ADDrovol #6: To ensure a fully functioning water quality system and meet objectives of Springfield's MS4 permit, the Springfield Development Code and the EDSPM, the proposed private vegetative water quality swale shall be shall be fully vegetated with all vegetation species established prior to approval of Final Plat. Alternatively, if this condition cannot be met, the applicant shall provide and maintain additional interim erosion control/water quality measures acceptable to the Public Works Department that will suffice until such time as the swale vegetation becomes fully established. DRINKING WATER PROTECTION STANDARDS-SDC 3.3-235 The Drinking Water Protection (DWP) Overlay District is established to protect aquifers used as potable water supply sources by the City from contamination. This Section establishes procedures and standards for the physical use of hazardous materials harmful to groundwater within TOTZ by new and existing land uses requiring development approval. The applicant is required to demonstrate that the proposal will protect drinking water in. accordance with SDC 3.3-200. Where the proposed use(s), occupancy or tenancy of the subject property will affect use, storage, and/or production of hazardous materials that pose a risk to ground water or increase the quantity of hazardous materials that pose a risk to ground water, secondary containment must be provided in accordance with the applicable TOTZ standards. In some cases (e.g. retailers which store and sell products containing hazardous materials), industrial uses, medical facilities, etc.), building permit plans and/or site plans may need to incorporate secondary containment and/or other protective measures (e.g. special flooring designs and drain shut-off valves to manage spills). DRC2009-00014 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Receilleo" Planner: MM I; 5/2-v/c//, , \ . . Finding #15. According to the City's Wellhead Protection Maps, the subject site is within the boundaries of the Drinking Water Protection (DWP) Overlay District. This property overlies portions of the 5 -10 and 10 - 20 year time-of-travel (TOT) zones to the "Q" Street Well. DNAPL chemicals are prohibited at this site. Drinking Water Protection Area . _ ___ .__ M~p'" __ . -., - I Year Time of Travel - 2 Year Time of Travel -==- 5 Year Time of Travel 10 YcarTime of Travel _ 20 YcarTinlC of Travel - Zone of Concentration (99 yr TOT) . :::::::::!:!:i:::I:;:::: !:!i!l!i!immmi!!: Commercial !j:~:i Em: ~:~:~:i :1=: !; lilllililillll!ililWli Industrial lill!!I!!!!!I:!!I!!I!I!! Public Land Residential In accordance with SDC 3.3-225, a DWP Overlay District Development Application is required if the proposed land use will affect the storage, use, production or stored quantity of hazardous materials that pose a risk to groundwater. The applicant was given informational materia.ls to determine whether the proposed land use will involve use and storage of hazardous materials. Finding #16. A Drinking Water Protection application has not been submitted concurrently as of the date of this decision. Thus, the required Hazardous Materials Inventory Statement, MSDS and other information required by SDC 3.3-2250 have not been submitted to and reviewed by the Water Quality Protection Coordinator at Springfield Utility Board. Specific secondary containment features or other protective measures mav be reQuired for this development and mav affect building permit plans and the Final Site Plan. Contact Amy Chinitz, Water Quality Protection Coordinator at Springfield Utility Board at (541) 744-3745 if you have questions regarding the regulated materials associated with the proposed use and to discuss secondary containment requirements. Condition of ADDrovol #7: The Water Protection Coordinator for the Springfield Utility Board submitted a letter to staff on May 6, 2009 outlining a series of actions and prohibitions that are required to protect groundwater resources during the construction of the proposed dialysis clinic and its operation. The May 6 letter was copied to the applicant and the applicant's architect. These reQuirements are shown below and are incorporated into this decision as Condition of Approval #7: CONSTRUCfION DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: ,S-/J'Y )7Jr Planner: MM I I /4 c.., . . 1. DNAPL Prohibition: The contractor and all subcontractors are required to provide the owner's engineer with copies of MSDSs for all chemicals proposed for use on-site prior to use or delivery to the property. Based on these MSDSs, the engineer will determine if the chemical is approved for use on this site (i.e., whether or not the product contains DNAPLs). The engineer may contact the SUB Water Quality p'rotection Coordinator (744-3745) with any questions about evaluating products for DNAPLs. A copy of the MSDS for all chemicals used on the project will remain on the job site as required by law. 2. Chemicol hondling, storoge, ond use: Contractors/developers shall be responsible for the safe handling and storage of chemicals, petroleum products, and fertilizers and the prevention of groundwater and storm water runoff contamination. Chemicals used during construction, including paint and cleaning materials/wastes, must not enter the soil or be washed into the storm water system (as stated in the general construction notes). All chemicals should be stored in adequate secondary containment. 3. Equipment maintenance ond fueling: Precautions must be taken to prevent fluid- containing equipment located outside from leaking, including providing a dedicated area for fueling and maintenance of equipment. This area should be prepared and maintained in a way that prevents spills or leaks from migrating to the soil or storm water drainage system. . 4. No fill materials containing hazardous materials shall be used on this site. OPERA nONS S. A Drinking Water Protection Overlay District permit application will be required. This permit will require, among other items, that all chemicals/hazardous materials used inside or outside be stored in appropriate secondary containment and that no DNAPLs are used on or brought to the site. Sealants used in containment areas should be compatible with chemicals stored within them. Please contact me (541.744.3745) with any questions about the DWP application process. 6. Secondary containment will be required for the generator fuel tank and all associated pipes and hoses. Generator cut sheets and a design for a curbed. sealed containment area should be submitted to the City and SUB for approval. The facility Hazardous Materials Management Plan should include provisions for protecting catch basin #1 in the event of a spill at the generator site. 7. Fluid-containing equipment located outside the building should be sealed and provided with secondary containment to prevent any fluids from migrating into the storm water drainage system in the event of a spill or leak. More information is needed about the kinds of chemicals to be used in the HVAC system and how they will be contained. 8. If applicable, chemicals stored outdoors (fertilizers, pesticides, etc.) should be covered and placed in secondary containment. DRC2009-000 I 4 Site Plan Revi<!W Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: Planner: MM/s ,J/?J:! Dr { , . . 9. Because storm water recharges the aquifer, SUB requests that wellhead protection signs be placed at the site temporarily during construction and permanently at the trash enclosure/generator and southwest parking lot/building entrance to alert contractors, subcontractors, employees, and others to the'importance of reporting and cleaning up any spills (sign standard attached). Please contact Amy Chinitz (541-744-3745) if you prefer to purchase signs directly from SUB at the cost of $15/sign. NATURAL RESOURCES PROTECTlON- SDC 4.3-117 SOC Section 4.3-117 (0) states, "Site Plan Review as specified in Section 5.17-100 shall be required for commercial, industrial and multi-unit residential developments which are proposed within lSD-feet of a locally significant wetland or riparian area." SDC Sections 4.3-115 and 4.3-117 .describe protection standards for "Water Quality limited Watercourses" and for riparian resource areas. These protections include a combination of development setbacks and in some cases, restoration requirements. Finding #17. The Natural Resources Study, the National Wetlands Inventory, the Sprin~field Wetland Inventory Map, the Water Quality limited Waterways Map, the Q Street Refinement Plan, and the list of Historic landmark Sites have been consulted. The proposed site plan does not affect other any physical features on the subject property which require evaluation or protection. UTILITIES, FIRE PROTECTION AND PUBLIC EASEMENTS - SDC 4.3-120 THROUGH 4.3-140 SDC Section 4.3-130 (A) states that each development area shall be provided with a water system having sufficiently sized mains and lesser lines to furnish an adequate water supply to the development with sufficient access for maintenance." SDC Section 4.3-130 (B) states that fire hydrants and mains shall be installed by the developer as required by the Fire Marshal and the utility provider. Finding #18. The Fire Marshal indicated in his Development Review Committee comments that the proposed access and water supply serving the site meets city requirements. Some details about the project were not provided that need to be provided by the applicant. Condition of Aooroval #8. The proposed accessways serving the site shall be built to support an 80,000 lb. imposed load per 2007 Springfield Fire Code 503.2.3 and SFC Appendix D102.1. Condition of Aooroval #9. A Fire Department Connection (FOe) shall be required on the above ground vault for supplementing the proposed fire sprinkler system. Immediate access to fire department connections shall be maintained at all times and without obstruction by fences, bushes, trees, walls or any other object for a minimum of 3 feet (2007 Springfield Fire Code 912.3). Condition of Aooroval #10. The site plan shows an emergency generator. Design specifications for the generator need to be provided. More specifically, the including the type of fuel used, DRC2009-000l4 Site Plan Revimv Tentative ~,ate Received::5 /lf11f.7 Fresenius Medical Care-Dialysis Clinic anner: MM ( - May 28,2009 /6 . . size ofthe tank and whether it is a Levell Emergency Power Supply System per NFPA 110 needs to be clarified. LANDSCAPING, SCREENING AND FENCE STANDARDS-SDC 4.4-100 THROUGH 4.4-115 SDC Section 4.4-100 through 4.4-115 details standards and requirements for landscaping, screening and fencing for new developments. Section 4.110 (A) lists those instances where screening is required. Finding #19. Site Plan sheet LIDO shows an appropriate planting scheme, and sheet Lol shows that the required landscaping shall be irrigated. Finding #20. The proposed trash enclosure is surrounded by a fence and is covered, consistent with code requirements. LIGHTING.AND GLARE- SDC 3.2-425G.3., 50C4.3-110 G., SDC 4.5-110 SDC Section 4.5-110 A. states: All exterior light fixtures shall be shielded or recessed so that direct glare and reflection are contained within the boundaries of the property, and directed downward and away from abutting properties; public rights of way; and riparian, wetlands and other protected areas identified in this Code on the same property. 5DC Section 4.S-11oB.2.b. states that the height of a free standing exterior light fixture within 50 feet of residential district shall not exceed 12 feet. Finding #21. Site plan sheet EIoo shows that the parking area will be illuminated using 20' light poles. The site has a tangential boundary with a residential lot (Medium Density Residential zoning) on the northeast corner of tax lot 1600. Finding #22. Sheet EIoo also lists the name and model number of the proposed lighting fixtures. The manufacturers specifications submitted by the applicant shows that the Lithonia Model KSEl and Architectural Lighting Model SACRD have full-cut-off optics as required by city code. The remaining exterior fixtures cannot be confirmed as having full-cut optics based on the applicant's submittal. Condition of Aoo,ovol #11: The Final Site Plan shall specify that all exterior lighting fixtures including those which are wall-mounted shall have full cut-off optics and supporting manufactures specifications shall be submitted to confirm the design of those fixtures. Condition of Aoo,oval # 12: Free standing lighting fixtures shall be limited to a height of 12 feet wherever such lighting poles are located within 50 feet of an adjacent residentially zoned property. The Final Site Plan shall be adjusted to note exterior lighting poles of appropriate height. VEHICLE PARKING, LOADING AND BICYCLING PARKING STANDARDS-SDC 4.6-100 DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Receiv~: 5' /;; /i!$ '[ Planner: MM /7 I I . . SDC Section 4.6 100 (Table 4.6-2) details development standards for off-street vehicle parking and loading. Section 4.6-125, (Table 4.6-3) identifies the minimum required off-street bicycle parking for various land uses. Finding #23. Table 4.6-2 requires 1 parking space for every 300 square feet for a service uses. Sheet Al00 shows 38 parking spaces shall be provided, exceeding the required minimum shown on Table 4.6-2. Finding #24. Table 4.6-3 requires 1 bicycle parking space for each 3000 square feet for medical clinics. Sheet AlOO shows three staple-type bike racks are provided, accommodating 6 bicycles, exceeding the required minimum shown on Table'4.6-3. FLOODPLAIN OVERLAY DISTRICT Finding #25. According to FIRM Map Number 41039Cl134F, the subject property is located outside the 100 year floodway defined by the Federal Emergency Management Agency (FEMA) and is not subject to the Floodplain Overlay District. Conclusion: As conditioned, the public and private improvements are sufficient to serve the proposed development. The proposed site plan satisfies this sub-element of the Criteria Band C. "D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian sofety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways." TRAFFIC STANDARDS The Engineering and Design Standards and Procedures Manual and the City of Springfield Construction Standard Specifications Section(s) 317, 501, and 502, and Standard Drawings 5-1 to S-25 provide design standards for streets and accessways. These standards are supplemented by the parking standards found in SDC Section 4.6-100. Section 4.2-105.G.2 of the Springfield Development Code requires that whenever a proposed land division or development will increase traffic on the City street system and that development has any unimproved street frontage abutting a fully improved street, that street frontage shall be fully improved to City specifications. Exception (i) notes that in cases of unimproved streets, an Improvement Agreement shall be required as a condition of Development Approval postponing improvements until such time that a City Street improvement project is initiated. Finding #26. Findings 7 through 11 and Condition of Approval #1 address and these issues. Conclusion: The proposed site plan satisfies Criterion D. DRC2009-00OJ 4 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: . ~~-'f lor Planner: MM ' /8 . . "E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of/looding; significant clusters of trees and shrubs; watercourses shown on the WQL W Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or orchaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. " The City of Springfield maintains various inventories of locally significant phYSical features which may require protection or which may have an impact on the safety of the proposed development. Among these inventories are the Springfield Inventory of Natural Resource Sites, the Springfield Map of Water Quality-Limited Watercourses, Springfield Inventory of Historic Places, Springfield local Wetland Inventory and others. Finding #27. As noted in Finding # 17, The Natural Resources Study, the National Wetlands Inventory, the Springfield Wetland Inventory Map, the Water Quality Limited Waterways Map, the Q Street Refinement Plan, and the list of Historic landmark Sites have been consulted. The proposed site plan does not affect other any physical features on the subject property which require evaluation or protection. . Conclusion: The proposed site plan satisfies Criterion E. Conclusion: The proposed site plan as conditioned, can be made to conform to the Type II Site Plan Review criteria found in SDC 5.17-125 (A)-(E) IV. DECISION--APPROVAl, WITH CONDITIONS, as of the date of this letter. This is a limited land use decision made according to city code and state statute. Unless appealed, the decision is final. Please read this document carefully. The standards of the Springfield Development Code (SDC) applicable to each criterion of Site plan Modification Approval are listed herein and are satisfied by the submitted plans and notes unless specifically noted with findings and conditions necessary for compliance. Final Site Plans must be in conformance with the tentative site plan as conditioned. Building plans and site development must conform to the Final Site Plan. Approved Final Site Plans (including landscape Plans) shall not be substantivelv changed during Building Permit Review without an approved Site Plan Modification Decision. Other Uses That May Be Authorized By the Decision: None. The proposed uses are permitted in accordance with Springfield Development Code. No other uses are authorized by this decision. Final Site Plan and Building Plans must conform to this decision. WHAT NEEDS To BE DONE BvTHE ApPLICANT To OBTAIN FINAL SITE PLAN ApPROVAL? FINAL SITE PLAN: A Final Site Plan Application, the Final Site Plan Fee, five copies of a Final Site Plan and any additional required plans, documents or information are required to be submitted to the Planning Division within 90 days of the date of this letter. DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: flanner: MM 5/z.fJOf /9 . . . This decision is based on the submitted Tentative Site Plan. The Final Site Plan must show conformity with the Tentative Site Plan, compliance with SDC 5.17-125 Criteria of Approval A- E, and the conditions of approval. The Final Site Plan shall become null and void if construction has not begun within two years of Final Site Plan approval, i.e. the signing of a Development Agreement. A single one-year extension may be granted by the Director upon receipt of a written request by the applicant including an explanation of the delay. Work under progress shall not be subject to Development Approval expiration. DEVELOPMENT AGREEMENT: In order to complete the review process, a Development Agreement is required to ensure that the terms and conditions of site plan review are binding upon both the applicant and the City. This agreement will be prepared by Staff upon approval of the Final Site Plan and must be signed by the property owner prior to the issuance of a building permit. A Building Permit shall be issued by the Building Official only after the Development Agreement has been signed by the applicant and the Director. No building or structure shall be occupied until all improvements are made in accordance with this Article, except as specified in SDC 5.17- 150, Security and Assurances. Upon satisfactory completion of site development, as determined by a Final Site Inspection (prior to the final building inspection), the City shall authorize the provision of public facilities and services and issue a Certificate of Occupancy. NOTES: . . An encroachment permit and a Land Drainage and Alteration Permit may be required for this development. The applicant shall not commence any construction activities on the site without an approved Land Drainage and Alteration Permit approved by City Public Works Department. . Signs are regulated by the Springfield Municipal Code Article 9, Chapter 7. The number and placement of signs must be coordinated with the Community Services Division (726- 3664). The location of signs shown in a site plan does not constitute approval from the Community Services Division. A separate sign permit is required. ADDITIONAL INFORMATION: The application, all documents, and evidence relied upon by the applicant, and the applicable criteria of approval are available for free inspection and copies are available at a cost of $0.75 for the first page and $0.50 for each additional page at the Development Services Department, 225 Fifth Street, Springfield, Oregon. ApPEALS: If you wish to appeal this Tentative Site Plan Approval, a Type II Limited Land Use decision, your application must comply with SDC 5.3-100, APPEALS. Appeals must be submitted on a City form and a fee of $250.00 must be paid to the City at the time of submittal. The fee will be returned to the appellant if the Planning Commission approves the appeal application. In accordance with SDC 5.3-115 which provides for a 15 day appeal period, the appeal period for this decision expires at 5:00 p.m. on June 15, 2009 QUESTIONS: Please contact Mark Metzger at the City of Springfield Urban Planning Division, 726-3775 if you have questions regarding this process. DRC2009-000 14 Site Plan Review Tentative Fresenius Medical Care-Dialysis Clinic May 28, 2009 Date Received: Planner: MM ,,/d! or 20