HomeMy WebLinkAboutNotice PLANNER 1/26/2010
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RECEIVED
JAN 2 6 2010
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AFFIDAVIT OF SERVICE
STATE OF OREGON)
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County of Lane )
I, Karen LaFleur, being first duly sworn, do hereby depose and say as follows:
1. I state that I am a Program Technician for the Planning Division of the
Development Services Department, City of Springfield, Oregon.
2. I state that in my capacity as, Program Techn!cian, I prepared and caused to be .
mailed copies of DRc..'1.()QC1-0~ Y\~ i&UPI';AIAn.. - MD5- A(~
(See attachment "A") on 7/J 20 addressed to (see ~ q !3o{l/)v{
Attachment B"), by causing said letters to be placed in a U.S. mail box with
postage fully prepaid thereon. .
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KAREN)..aFLEUR
STATE OF OREGON, County of Lane
2010. Personally appeared the above named Karen LaFleur,
Pr gram Tee ician, who acknowledged the foregoing instrument to be their voluntary
t Before me:
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My Commission Expires:
Date Received:~ 1 ~ I ro
Planner: LM
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TYPE I TENT A TIVE MINIMUM
DEVELOPMENT STANDARDS,
STAFF REPORT & DECISION
Project Name: Almeida Room & Board Facility
Nature of Application: Change of Use to a 5 bedroom Rooming and Boarding House
Case Number: DRC2009-00048
Project Location: Map and Tax Lot 17023533 05302
Current Site Conditions: This site is located in a neighborhood zoned Low Density Residential and is
located between South 70th Street and South 70th Place. The surrounding properties contain single family
residences. The lot is 1.87 acres in size. It contains an existing 6,384 square foot building and a small
shed. Two driveways access the site. One of the driveways is paved leading to a partially paved parking
area to the rear of the structure and the other driveway is graveled leading to a graveled area in the rear of
the building.
Background: This site and building were previously approved as a child care center in 1994 under a
Discretionary Use review (1994-12-0240). In 2005 a building permit was issued for improvements and
change of use to an Adult Foster Care. The Springfield Development Code (SDC) permits an Adult Foster
Care (up to 15 persons) licensed by the state in the Low Density Zoning District without a land use review.
In 2007 the owner was found to have built 6 bedrooms without permits. Plans were submitted in February
2009 to rectify the issue and it was found that the facility was not operating as an Adult Foster Care but as a
Room and Board Facility. Room and Board Facilities over 5 bedrooms are not permitted in the LDR
district. Three to five bedroom Room and Board Facilities are permitted in the LDR zoning district with a
Site Plan Review. This MDS is a type I review and will be used in lieu of the Type 11 Site Plan Review
given the previous approved Site Plans.
Zoning: Low Density Residential (LDR)
Metro Plan Designation: Low Density Residential
Zoning of Surrounding Properties: North-LDR, South- LDR, East- Across 70th Place - LDR and West
across South 70th Street - LDR
Application Submitted Date: December 15,2009
Site Visit Conducted Date: January 7, 2010
Decision Issued Date: January 26, 20 I 0
Recommendation: Approved, with Conditions.
MDS - DRC2009-00048
Date Received:~
Planner: LM .
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CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Project Manager Planning Liz Miller 726-230 I
Transportation Planning Engineer Transportation Jon Driscoll 726-3679
Public Works EIT Sanitary & Storm Sewer Clayton McEachern 736-1036
Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 726-2293
Building Insnector 11/ Building . Kin Kaufman 726-3623
Owner: Applicant's Representative:
Grace Almeida Timothy V. Belleville
275 South 70th Street Great House Design
Springfield, OR 97478 P.O. Box 41999
Eugene, OR 97404
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Purpose: Minimum Development Standards (MDS) are intended to support economic development by
minimizing City review for minor additions, expansions or changes in use. MDS shall ensure compliance
with specific appearance; transportation safety and efficiency; and storm water management standards
specified in the Springfield Development Code (SDC) and otherwise protect public health, safety and
welfare.
Criteria of Approval: In order to grant MDS approval, the Director shall determine compliance with all
applicable standards specified below:
Special Use Standards:
Finding: SDC Section 3.2-210 "Schedule of Use Categories" lists Boarding and Rooming Houses
of 3 to 5 bedrooms in the LDR zoning district as a use subject to Special Development Standards
listed in section 4.7-215. Boarding and Rooming Houses with more than 5 bedrooms are listed as
"not permitted" in the LDR zoning district.
Finding: Additional bedrooms have been added to this structure without building permits. In
lieu of removing the separation walls between these rooms the applicant has shown the storage
and closets removed in these rooms and they are labeled and proposed to be used as rooms other
than bedrooms.
Finding: Previous applications submitted by the applicant to the State of Oregon for registration
of a Room & Board Facility in 2008 and 2009 listed 14 and 13 bedrooms respectively.
Condition 1: Areas built without permits shall obtain the appropriate building permits with
plans showing removal of the closets from rooms in excess of the 5 bedroom maximum. This will
allow one additional bedroom for a caretaker. Under no circumstances shall the additional
rooms be used as bedrooms or sleeping quarters.
Condition 2: Submit a copy of the current Room & Board registration from the State listing :5
bedrooms and one caretaker room only. This must be submitted within 30 days of the date of
this MDS decision.
MDS - DRC2009-00048
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Finding: The following are the Special Use Standards listed in 4.7-215 for Boarding and Rooming
Houses:
A. Rooming and Boarding House facilities in an LDR District shall be located on
collector or arterial streets.
B. One half of an additional parking space shall be provided for each boarding
room. No additional required parking spaces shall be located within the front yard
setback.
C. For structures on the Springfield Historic Inventory, any external modification
shall be fully compatible with the original design.
D. A minimum of 25 percent of the loti parcel shall be landscaped.
Finding: South 70th Street is listed as Collector Street on the TransPlan Functional Roadway
Classification Map.
Finding: The Special Use Standard parking requirement for a 5 bedroom Rooming and Boarding
House adds an additional 2.5 parking spaces to the required 6 spaces. SDC 4.6-110 requires
rounding up to the next whole number. The parking requirement for this use is 9 parking spaces.
This Special Use criteria is addressed below under SDC 5.15-120 D. "Parking and Circulation."
Finding: The 1.87 acre parcel contains trees along the frontage and south side and an expansive
front lawn area. Two trees exist along the rear street frontage and 5 additional are required (See
section A below). The development exceeds the minimum 25 percent landscaped Special Use
criteria.
Conclusion: As conditioned, the Special Development Standards criterion have been satisfied.
Date Received:~
MDS - DRC2009-00048 Planner: LM 3
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A) A five-foot wide landscaped planter strip, including street trees, with approved
irrigation or approved drought resistant plants as specified in SDC Sections 4.4-100
and 4.2-140 shall be installed between the sidewalk and parking areas or buildings.
EXCEPTIONS:
1. Where there is an unimproved street, a four foot wide landscaped planter
strip shall be required to be set back one foot from the property line.
2. Where there is insufficient space for the landscaped strip required in
Subsection A., above due to existing buildings, street width, paved parking,
changes of elevation or location of utilities including catch basins, the
Director may approve:
a. Decorative fencing located immediately behind the property line.
The fencing may be wrought iron or masonry and shall be subject to
the fence height standards of the applicable zoning district and the
vision clearance setbacks of Section 4.2-130; and/or
b. Landscaping equivalent to the amount required in Subsection A.,
above may be placed at the property comers or other areas of the property that are
visible from the street.
o Complies as Shown on Plot Plan
X Proposal Complies when the following Condition(s) is/ are met:
Condition 3: The Final Plot Plan must show 5 additional required street trees along the
South 70th Place frontage. Trees shall be chosen from the City of Springfield Public
Works Engineering and Design Standards Manual Section 6.02.2.A and be a minimum
2" caliper in size. .
B) Trash receptacles and outdoor storage areas shall be screened by a structure or enclosure
permanently affixed to the ground as specified in SDC Section 4.4-100.
o Complies as Shown on Plot Plan
X Proposal Complies when the following Condition(s) is/ are met:
Condition 4: The trash and recycling receptacles shown on the tentative plan must be
shown on the Final Plot Plan in a fully screened enclosure.
C) Bicycle parking spaces shall be added to meet the numerical standards for the appropriate
use or upgraded to meet the standards set in SDC Sections 4.6-140, 4.6145 and 4.6-155.
o Complies as Shown on Plot Plan
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Planner: LM
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MDS - DRC2009-00048
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Condition 5: The Final Plot Plan shall show 5 required bicycle parking spaces as per
section 4.6-140.
D) Parking and circulation areas shall be paved and striped and wheel stops installed as
specified in SDC Sections 4.6-100 and 4.6-120. Required paving and other impervious surfaces
on the site shall comply with on-site stormwater management standards as specified in SDC
Section 4.3-110 for required parking, circulation area and storage area impervious surfaces
only.
EXCEPTION: In cases where the number of vehicular parking spaces cannot be met due to lot
size or physical constraint, the Director, in consultation with the Transportation Planning
Engineer, may reduce the standard without a Minor Variance if a finding is made that the
reduction will not have an adverse impact on public safety.
o Complies as Shown on Plot Plan "
X Proposal Complies when the following Condition(s) is/ are met:
Finding: The code requires 9 parking spaces for this 5 bedroom Room and Board
Facility. The plot plan shows 7 parking spaces which includes one van accessible
disabled parking space with a required access aisle. Site visits and several different
aerial photographs from 2005 through 2009 show an average of approximately 1.5
vehicles on site at anyone time. In consultation with the Transportation Division it has
been determined that the number of required spaces may be reduced to 7 as the
reduction will not have on adverse impact on the surrounding neighbors and public
safety.
Condition 6: Areas of the paved parking lot will need to be weeded and patched so
that clearly visible striping can be installed as per the approved parking plan.
Condition 7: SDC 4.6-120 C. requires all parking stalls fronting a sidewalk, alley, street
landscaped area or structure shall be provided with a secured wheel bumper or linear
curb not less than 6 inches in height to be setback from the front of the staIl a minimum
of 2 feet to allow for vehicle encroachment. 1n order to meet this criterion show the
existing and proposed wheel bumpers or curbs where required by this code section on
the Final Plot Plan.
Date ReCeiVed;)/2 0,t D_
Planner: LM
MDS - DRC2009-00048
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E) Access onto the public right-of-way shall comply with SDC Section 4.2-120.
o Complies as Shown on Plot Plan
X Proposal Complies when the following Condition(s) is/ are met:
Finding; The Conceptual Street Plan shows a proposed local street bordering the south
side of the property. The applicant currently has two access points onto South & 70"'
Street. The main access point is along the northern property line and is paved. The
secondary access is gravel and would be approximately 30 feet from the intersection on
this collector street if the connector for Bluebell Way is ever installed. SDC Table 4.2-4
lists 50 feet as the minimum separation between a driveway and the nearest
intersection. The tentative plan shows Bluebell Way in existence on the south side of
the property.
Condition 8; Show the correct current street configuration on the Final Plot Plan
(Bluebell Way does not currently exist on the south side of the property). At the time
Bluebell Way is constructed on the south side of the property the secondary driveway
access Doint shall terminate.
f) Concrete sidewalks shall be installed where the site abuts a curb and gutter street as
specified in SDC Section 4.2-135.
X Complies as Shown on Plot Plan
rmtp. Received:
Planner: LM
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o Proposal Complies when the following Condition(s) is/ are met:
MDS - DRC2009-00048
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G) Streetlights shall be installed as specified in SDC Section 4.2-135.
X Complies as Shown on Plot Plan
D Proposal Complies when the following Condition(s) is/ are met:
H) The development shall connect to public utilities as specified in Sections 4.3-105, 4.3-110
and 4.3-120 of the SDC and comply with the Springfield Building Safety Codes, where
applicable. Easements may be required as specified in Subsection 4.3-140 of this Code.
o Complies as Shown on Plot Plan
X Proposal Complies when the following Condition(s) is/ are met:
Note: Condition 1 above requires the applicant to obtain required building permits for
work done without permits. The following is a list of items the Building Division will
require for the Permit Plan Submittal:
1. Provide complete civil plan drawings including scale, dimensions, setbacks to
property lines, distances between structures, fire service lines, fire hydrants, fire
access, easements, utilities, parking accessible routes, etc.
2. Provide a complete set of plan documents wet-signature stamped by the
architects and engineers of record, including geotech reports, building code
analysis, fire and life safety plan review, accessibility, plumbing fixture
analysis, engineering for vertical and lateral loads with calculations and
construction details, foundation plan, elevations, cross sections, floor plans,
floor framing & roof framing.
3. Provide automatic sprinkler system plans, fire and smoke alarm plans including
visible alarms, fire rated assemblies and opening protectives including
construction details and listings, etc.
4. Provide electrical, plumbing and mechanical plan drawings including
engineering for seismic bracing.
5. Provide non-residential energy forms for exterior envelope, HV AC systems,
lighting systems, etc.
6. Provide documents for any special circumstances such as demolition, site
grading or waste water issues.
7. Provide Special Inspection Form signed by all responsible parties for any
required special inspections.
8. Provide Deferred Submittal Form signed by all responsible parties for any
deferred submittals.
Please contact Kip Kaufman, Plans Examiner, at (541) 726-3623 for any questions
regarding the requirements and applicability.
MDS - DRC2009-00048
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Planner: LM .
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Timelines and Conditions of Approval: The property owner andlor applicant has 30 days /Tom the date
of this decision to submit a Final Plot Plan (the Final Plot Plan must be to scale and indicate the scale
on the plan) demonstrating compliance with the following Conditions of Approval:
Condition 1: Areas built without permits shall obtain the appropriate building permits with
plans showing removal of the closets from rooms in excess of the 5 bedroom maximum. This will
allow one additional bedroom for a caretaker. Under no circumstances shall the additional
rooms be used as bedrooms or sleeping quarters.
Condition 2: A copy of the current Room & Board registration from the State must be submitted
listing 5 bedrooms and one caretaker room only. This copy must be submitted within 30 days of
the date of this MDS decision.
Condition 3: The Final Plot Plan must show 5 additional required street trees along the South
70th Place frontage. Trees shall be chosen from the City of Springfield Public Works Engineering
and Design Standards Manual Section 6.02.2.A and be a minimum 2" caliper in size.
Condition 4: The trash and recycling receptacles shown on the tentative plan must be shown on
the Final Plot Plan in a fully screened enclosure.
Condition 5: The Final Plot Plan shall show 5 required bicycle parking spaces as per section 4.6-
140. .
Condition 6: Areas of the paved parking lot will need to be weeded and patched so that clearly
visible striping can be installed as per the approved parking plan.
Condition 7: SDC 4.6-120 C. requires all parking stalls fronting a sidewalk, alley, street
landscaped area or structure shall be provided with a secured wheel bumper or linear curb not
less than 6 inches in height to be setback from the front of the stall a minimum of 2 feet to allow
for vehicle encroachment. In order to meet this criterion show the existing and proposed wheel
bumpers or curbs where required by this code section on the Final Plot Plan.
Condition 8: Show the correct current street configuration on the Final Plot Plan (Bluebell Way
does not currently exist on the south side of the property). At the time Bluebell Way is
constructed on the south side of the property the secondary driveway access point shall
terminate.
NOTE: Condition 1 above requires the applicant to obtain required building permits for work
done without permits. The following is a list of items the Building Division will require for the
Permit Plan Submittal;
1. Provide complete civil plan drawings including scale, dimensions, setbacks to property
lines, distances between structures, fire service lines, fire hydr~ts, fire access, easements,
utilities, parking accessible routes, etc.
2. Provide a complete set of plan documents wet-signature stamped by the architects and
engineers of record, including geotech reports, building code analysis, fire and life safety
plan review, accessibility, plumbing fixture analysis, engineering for vertical and lateral
loads with calculations and construction details, foundation plan, elevations, cross
sections, floor plans, floor framing & roof framing.
3. Provide automatic sprinkler system plans, fire and smoke alarm plans including visible
alarms; fire rated assemblies and opening protectives including construction details and
listings, etc.
4. Provide electrical, plumbing and mechanical plan drawings including engineering for
seismic bracing.
5. Provide non-residential energy forms for exterior envelope, HV AC systems, lighting
. systems, etc.
6. Provide documents for any special circumstances such as demolition, site grading or
waste water issues.
MDS - DRC2009-00048
Date Received: [ I)W I "
Planner: LM ~
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7. Provide Special Inspection Form signed by all responsible parties for any required special
inspections.
8. Provide Deferred Submittal Form signed by all responsible parties for any deferred
submittals.
Please contact Kip Kaufman, Plans Examiner, at (541) 726-3623 for any questions regarding the
requirements and applicability.
In order to complete the review process, a Development Agreement is required within 45 days ITom the
date of this decision to ensure the tenns and conditions of this application are binding upon both the
applicant and the City. This agreement will be prepared by Staff and upon approval of the Final Plot Plan,
must be signed by the property owner prior to issuance of a building pennit and land use approval.
The construction of the required improvements shall begin within 90 days of the date of this decision. If the
established time line cannot be met, the applicant may submit a written request for a time line extension as
specified in SDC Section 5.15-125.
The Director may allow a one-time extension of the 90-day start of construction time line due to situations
including but not limited to, required pennits from the City or other agencies, weather conditions and the
unavailability of asphalt or the unavailability of street trees. If the time extension is allowed, security shall
be provided as specified in SDC Section 5.17-150 of this Article. The time line extension shall not
Exceed 90 days.
If the established time line is not met and the applicant has not requested an extension, the Director shall
declare the application null and void if the property is occupied and the property owner shall be considered
in violation of this Code. If the established time line is not met and the applicant has requested an
extension and that time line has not been met, the Director may require the improvements be installed as
specified in SDC Section 5.7-150.
. NOTE: Signs are regulated by the Springfield Municipal Code Article 9, Chapter7. The number
and placement of signs must'be coordinated with the Community Services Division. The location
of signs on a Site Plan does not constitute approval ITom the Community Services Division.
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 for a fee at the
Development Services Department, 225 Fifth Street, Springfield, Oregon.
Appeals: This Type I decision is exempt ITom the provisions ofORS 197.195, 197.763 and 227.173 and
therefore cannot be subject to the appeal provisions of SDC Section 5.3-100, Appeals.
Questions: Please can Liz Miller in the Planning Division of the Development Services Department at
(54])726-230 I if you have any questions regarding this process.
MDS - DRC2009-00048
Date Received:
Planner: LM
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DEVELOPMENT SERVICES
PLANNING DEPARTMENT
225 FIFTH STREET
SPRINGFIELD, OR 97477
Timothy Belleville
Great House Design
PO Box 41999
Eugene, OR 97404
SPR'Na"ECO~
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DEVELOPMENT SERVICES ~
PLANNING DEPARTMENT
225 FIFTH STREET
SPRINGFIELD, OR 97477
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r;"ace Almeida
275 S 70th St,,~o~
Springfield, OR 97478
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Date Received. .
Planner: LM
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