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HomeMy WebLinkAboutNotice PLANNER 7/7/2009 .. . . crUA1W;L RECEtVED " AFFIDAVIT OF SERVICE JUL 7 2009 BY:~~~ ~ I 'D c1:J~ STATE OF OREGON) )ss. 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 Techl)ician, I pr~pare.d and c!lused to be 4 L , , mailed copies of ])R{' Z(){)q-{)~V ~~ ((j jJp~/./ /-lit - Mo: ~ - ~ (See attachment nAn) on 7. 7 2009 addressed to (see Attachment Bn), by causing said letters to be placed in a U.S. mail box with postage fully prepaid thereon. KAR~~feUR J)itdbhVl STATE OF OREGON, County of Lane 7 2009. Personally appeared the above named Karen LaFleur, ram 'It chnician, who acknowledged the foregoing instrument to be their voluntary act. Before me: ~/~~, . OFFICIAL SEAL DEVETTE KELL V NOTARY PUBLIC. OREGON COMMISSION NO. 420351 MY COMMISSION EXPIRES AUG. 15, 2011 My Commission Expires: '1//5//1 . ". . , .., . TYPE II TENTATIVE SITE PLAN REVIEW, STAFF REPORT & DECISION Project Name: Chan Commercial Site Plan Review Project Proposal: Construct an 11,000 ft' commercial building on a vacant site. Case Number: DRC2009-00017 Project Location: 1815 Main Street (Map 17-03-36-31, TL7401) Zoning: Community Commercial (CC) Refinement Plan Designation: CC (Metro Plan) Pre-Submittal Meeting Date: April 3, 2009 Application Submitted Date: April 23, 2009 i~. . ::;;,. ~~~~~-\!;~~.-~>~..-,,-~- ~3."~~I~r '~:!!'cl N~\~i~i:--',:<. . ";t~:i en, j~ o.~': _ 1 :. .,=:,:::i1;;~I{Ui~&1 Ul'+" t;;+. ""'. ~ iB':J!~.~r l;\it!jlJ~"'; I . . il~ I . ~ ~~ ?)c6."~" ;!u"l-': I ~ '-'I '" I~ . I ~.' C\;; ~::",:~r~~.ii .~ J / F:- _ 2. }- ;~ T=l;;~~ ;, ,,(] .-: - ~ :c~" .,-,1"~~..1 . .,....., -r"'1;.:r:Tff"-.-n::rn;===:l': ~1It1 f~ 101- f ~;. ~i'~. 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"~. -. -'~-T- ~~;. ,::-.....'.\9~"i~.:..-,).....'".~. ~"l.i::~~",....::-..,z-~I;.,~!;: ': t _ ~ il~ _~~~~..;, :. _~.j~~.; :-:-,-,"'''' .:!l . . ,.I"-!~. = J'::J' -:. ;:;,~S::-ASt:.~~~}~.~-r.';..t.~-:..::_ "",::,~."~r.Ir . :':....... . ~ff, ,..:;.. ~:'~~~1.~~:.. :! .~::''''o''~i~ASter_St.!~\!-~::. '~:~~~-f"_ ~ ~~:~~ ~;:t:::~E .~. -:" ,:: -=-~_- ~;::::: ~.-: _~ ~i;~~r:-~ ~ oJ, . -~ ~~ ~~J,;fr~~~.. ,;j~: ~-,;:il' - 'I)J;':ij'i'';~ ...:.:,?~_.;.., ...fij~12'J. ,)~ . ',!:!:1r- 0< -~- - ---:..mc\-: ~-~-:r;-~'i.'f!'-I,.~'f-:I Application Deemed Incomplete: May 8, 2009 Application Deemed Complete: May 26, 2009 Decision Issued Date: July 7, 2009 Appeal Deadline Date: July 22, 2009' Associated Applications: PRE2009-00008 APPLICANT'S DEVELOPMENT REVIEW TEAM Owner/Applicant: Project Engineer: Kit & Karen Chan Kit & Karen Chan Family Trust 2222 MLK Jr. Blvd. Eugene, OR 97401 Applicant's Representative: . Wade Stevens W A Stevens Construction P.O. Box 1078 Creswell, OR 97426 Ronald Rice, PE Geomax Inc. 806 N. Ninth Street Cottage Grove, OR 97424 CITY OF SPRINGFIELD'S DEVELOPMENT REVlEW TEAM REVIEW OF Plannin Trans ortation Utilities Sani & Storm Sewer Fire and Life Safe Building NAME And Limbird Richard Pe Cia on McEachern . Cia on McEachern Gilbert Gordon Dave Puent PHONE 726-3784 736-7134 736-1036 736-1036 726-2293 726-3668 . . , ".-~ Site Information: The subject site is a 0.72 acre (,,31,257 If) parcel located at 1815 Main Street (Assessor's Map 17-03-36-31, Tax Lot 7401). The subject site bas public street frontage and developed commercial access driveways from Main Street (Highway 126) along the northern boundary. The driveway at the northeast comer of the site is exclusive to. the subject property, and a shared driveway at the northwest corner of the site serves the subject property and the adjacent parcel to the west (Tax Lot 6900). The subject site is vacant and has a two-foot high concrete stem wall built along the west, south, and portions of the east property lines. The west wall of an adjacent commercial building encroaches up to one-foot into the eastern boundary of the subject site. The site is zoned and designated Community Commercial (CC) according to the Springfield Zoning Map and the Metro Plan Diagram. Properties in the vicinity of the subject site - fronting onto Main Street and South A Street - also are zoned and designated CC. . The proposed use on the site is an 11,000 If multi-tenant commercial building with parking lot, vegetative swales and site landscaping. The subject site is not within an adopted Refmement Plan area or within a mapped FEMA 100 year flood zone. Additionally, the subject site is not adjacent to a Water Quality Limited Watercourse. The site is within the 10 to 20 year Time of Travel Zone (TOTZ) for the 16th & Q Street drinking water wellhead, and therefore is subject to the provisions of the Drinking Water Protection Overlay District, SDC 3.3-200. DECISION: This decision grants Tentative Site Plan Approval. The standards of the Springfield Development Code (SDC) applicable to each criterion of Site Plan Approval are listed herein and are satisfied by the submitted plans unless specifically noted with findings and conditions necessary for compliance. Final Site Plans must conform to the submitted plans as conditioned herein. This is a limited land use decision made according to City code and state statutes. Unless appealed, the decision is final. Please read this document carefully. (See Page 19 for a summary of the conditions of approval.) OTHER USES AUTiIoRlZED BY THE DECISION: None. Future development will be in accordance with the provisions of the Springfield Development Code, filed easements and agreements, and all applicable local, state and federal regulations. REVIEW PROCESS: This application is reviewed under Type II procedures listed in Springfield Development Code Section 5.1-130 and the site plan review criteria of approval SDC 5.17-125. The subject application was submitted on April 23, 2009. Staff conducted a completeness check and determined the application was incomplete for the purpose of issuing a decision, and additional information was requested from the applicant in a Notice of Incomplete Submittal sent on May 8, 2009. The applicant submitted the requested missing information on May 26, 2009, which is considered the date of application completeness. Therefore, this decision is issued on the 420d day of the 120 days mandated by the State. Procedural Finding: Applications for Limited Land Use Decisions require the notification of property owners/occupants within 300 feet of the subject property allowing for a 14 day comment period on the application (SDC Sections 5.1-130 and 5.2-115). 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 Written Comments below and Aooeals at the end of this decision). Procedural Finding: On June 16, 2009, the City's Development Review Committee reviewed the proposed plans (6 Sheets - Geomax Engineering Sheets CE- I to CE-4 dated 3/2/2009 and 5/26/2009; Guon Landscaping Sheet LSI dated 5/25/2009; and Geomax Engineering Foundation Floor Plan and Elevations dated 1116/2009) and supporting information. City staff's review comments have been reduced to findings and conditions only as necessary for compliance with the Site Plan Review criteria of SDC 5.17- 125. Page 2 of 23 . . Procedural Finding: In accardance with SDC 5.17-125 to. 5.17-135, the Final Site Plan shall camply with the requirements af the SDC and the canditians iropased by the Directarin this decisian. The Final Site Plan otherwise shall be in substantial conformity with the tentative plan reviewed. Portions of the proposal approved as submitted during tentative review cannot be substantively changed during Final Site Plan approval. Approved Final Site Plans (including Landscape Plans) shall not be substantively changed during Building Permit Review without an approved Site Plan Modification Decision. WRITTEN COMMENTS: Procedural Finding: In accordance with SDC 5.1-130 and 5.2-115, notice was sent to adjacent property owners/occupants within 300 feet of the subject site on April 30, 2009. No. written comments were received. CRITERIA OF SITE PLAN APPROVAL: SDC 5.17-125, Site Plan Review Standards, Criteria of Site Plan Approval states, "the Director shall approve, or approve with conditions, a Type II Site Plan Review Application upon determining that criteria A through E of this Section have been satisfied. If conditions cannot be attached to. satisfY the criteria, the Director shall deny the application." A. The zoning is cansistent with the Metro Plan diagram, and/ar the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. . Finding I: The site is designated Commercial in the Metro Plan diagram. The current zoning for the site is Cammunity Commercial (CC), which is consistent with the Metro Plan and there are no. proposed changes to the zoning for the site. Conclusion: This propasal satisfies Criterion A. B. Capacity requirements of public improvements, including hut nat limited to., water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall nat be exceeded and the public impravements shall be available to. serve the site at the time of development, unless atherwise pravided for by this Code and other applicable regulatians. The Public Warks Directar ar a utility provider shall determine capacity issues. Finding 2: Approval af this proposal wauld allow for construction of a multi-tenant cammercial building comprising approxiroately 11,000 W, alang with 22 developed parking spaces far vehicles and five bicycle parking spaces. The develapment propasal also. includes driving aisles and vehicle circulatian areas, vegetated starmwater management swales, site landscaping, and a new access driveway anta Main Street. Two. existing driveways and curbcuts an Main Street are propased to. be clased and a new access develaped near the midpaint of the narth property line to serve the develapment site. Finding 3: Far all public iroprovements, the applicant shall retain a private professional civil engineer to. design the site iroprovements in canfarmance with City cades, this decision, and the current Engineering Design Standards and Procedures Manual (EDSPM). The private civil engineer also shall be required to. provide canstruction inspectian services. . Finding 4: The Develapment Review Cammittee reviewed the propased site plan and landscaping plan on June 16, 2009. City staffs review camments have been incorparated in fmdings and canditians cantained herein. Water and Electricity Improvements Finding 5: SDC 4.3-130 requires each develapment area to be pravided with a water system having sufficiently sized mains and lesser lines to. furnish adequate supply to. the development and sufficient Page 3 of 23 . . access for maintenance. Springfield Utility Board (SUB) coordinates the design of the water system within Springfield city limits. Finding 6: Section 4.3-l40.A of the SDC requires applicants proposing developments to make arrangements with the City and each utility provider for the dedication of utility easements that may be necessary to serve the development site and land beyond the development area. The minimum width for all public utility easements (PUEs) shall be 7 feet unless the Public Works Director requires a larger easement to allow for adequate maintenance and access. Finding 7: SUB Electric has requested a streetside 7"foot PUE along the Main Street frontage of the site to accommodate existing and future utility servicing to this site and adjacent properties. Finding 8: The existing public water and electrical services available to serve the site are located along the public street frontage, and are adequate for the proposed development. The applicant's proposal shows extension of a 1.5-inch waterline to serve the building and the site irrigation system. SUB Water advises that the proposed water system facilities must include backflow prevention devices. All water facilities, including meters and backflow prevention devices, must be constructed in accordance with SUB Water Division standards. Please contact Chuck Davis at SUB Water (541) 726-2396 for technical assistance on the system design prior to installing the water service. Finding 9: The applicant has indicated on the tentative site plan that an underground conduit will be installed to allow connection to electrical power along the Main Street frontage of the site. Connection points for telecommunication lines are not indicated on the site plan. In accordance with SDC 4.3-125, all utility lines shall be placed underground. Conditions of Approval: ,1. Prior to approval of the Final Site Plan, the applicant shall execute and record a 7-foot wide Public Utility Easement along the north property line of the subject site, and provide evidence thereof to the City. 2. All utility lines serving the development site shall be placed underground in accordance with SDC 4.3-125. Conclusion: As conditioned herein, existing SUB Water and Electric facilities are adequate to serve the site and the proposal satisfies this sulr-element of the criterion. Sanitary Sewer and Stonnwater Management Facilities Sanitarv Sewer Finding 10: Section 4.3-105.A of the SDC requires that sanitary sewers shall be installed to serve each new development and to connect developments to existing mains. Agditionally, installation of sanitary sewers shall provide sufficient access for maintenance activities. Finding 11: There is an existing 8-inch sanitary sewer line that runs inside and parallel with the south boundary of the property to a manhole in the southeast corner ofthe site. The east-west 8-inch sanitary sewer line is contained within a 10-foot wide utility easement that overlaps the south boundary of the subject site and the northern boundary of the abutting property (Tax'Lot 7300). From the manhole at the southeast corner of the site, a 12-inch sanitary sewer line runs inside and' parallel with the east property line to a manhole on the north side of Main Street. The 12-inch sanitary sewer line is contained within a blanket utility easement that occupies the eastern 90 feet of the subject property. The applicant is proposing to ,dedicate a 14-foot wide PUE to accommodate the existing sanitary sewer line. Page 4 of23 . . Finding 12: The applicant is proposing to install two 4-inch sewer laterals for the subject building and connect with the 8-inch sanitary sewer line at two locations along the southern edge of the site. An existing sanitary sewer lateral that served the former building on the site is proposed to be abandoned in place. Finding 13: Pursuant to Chapter 3.03.4.A of the City's EDSPM and Section 4.4. of Portland's Stormwater Management Manual, solid waste storage areas shall be covered and hydraulically isolated from potential stormwater runoff, and directed to the sanitary sewer system. The applicant has not depicted an outdoor solid waste storage area on the tentative site plan. Instead, the applicant is proposing rolling waste containers that. will be stored inside each individual bay of the commercial building. Because commercial waste pickup would be expected to occur during non-business hours (ie. early morning), bins would have to be rolled out the night before pickup and then would be subject to possible vehicle impacts, vandalism, and spillage. Staff does not support the applicant's proposal to develop a new multi-,tenant commercial building without provision for an outdoor solid waste storage area. Condition of Approval: 3. The Final Site Plan shall provide for a covered, outdoor solid waste storage area that is hydraulically isolated from stormwater runoff and plumbed to the sanitary sewer system. Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. Stormwater Management (Quantitv) Finding 14: SDC 4.3-11 O.B 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 EDSPM. Finding 15: SDC 4.3-IJO.D requires that runoff from a development shall be directed to an approved stormwater management system with sufficient capacity to accept the discharge. Finding 16: SDC 4.3-110.E requires new developments to employ drainage management practices that minimize the amount and rate of surface water runoff into receiving streams, and that promote water quality . Finding 17: To comply with Sections 4.3-110.D & E, stormwater runoff from the building rooftop will be piped to the northwest comer of the site and discharge to the public system in Main Street. Stormwater runoff from the parking lot areas will be directed into a valley gutter system and a sequence of vegetated swales and area drains. One vegetated swale will serve each side of .the parking lot and building. The applicant proposes to connect to the private drainage system to the 12-inch public stormwater line in Main Street as depicted on Plan Sheets CE-3 & CE-4. Finding 18: There is sufficient capacity in the existing public system to accommodate the stormwater drainage from the subject property. Conclusion: The proposal satisfies this sub-element of-the criterion. Stormwater Management (Qualitv) Finding 19: Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and National Pollutant Discharge Elimination System (NPDES), the City of Springfield is required to obtain, and has applied for, a Municipal Separate Storm Sewer System (MS4) permit. A provision of Page 5 of 23 . . this permit requires the ,City to demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable (MEP). Finding 20: Federal and Oregon Department of Environmental Quality (ODEQ) rules require the City's MS4 plan to address six "Minimum Control Measures". Minimum Control Measure 5, "Post- Construction Stormwater Management for New Development 'and Redevelopment", applies to the proposed development. ' Finding 21: 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 also must develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) appropriate for the community. Finding 22: Minimum Control Measure 5 requires the City of Springfield to 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 SDC, the City's Engineering Design Standards and Procedures Manual and the recently-adopted Stormwater Facilities Masler Plan (SFMP). Finding 23: As required in SDC 4.3-11O.E, "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 Manuaf'. Finding 24: Section 3.02 of the 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). Finding 25: 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 the 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. Finding 26: To meet the requirements of the City's MS4 permit, the Springfield Development Code, and the City's EDSPM, the applicant has proposed two private vegetated water quality swales with a planting plan. The vegetated water quality swale planting plan is depicted on Sheet LS-I. Finding 27: 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 and filtration. Satisfactory pollutant removal will occur only when the vegetation has been fully established. Finding 28: Vegetated and grassy swales function by percolation, allowing some stormwater runoff to infiltrate into the ground during storm events. To ensure the facility functions as designed, it is necessary to keep soil disturbance during construction to a minimum and avoid unnecessarily compacting the soil. Finding 29: The City's Building Division has reviewed the plans and identified potential problem areas with the submitted site grading plan. The proposed grading plan shows 12 to 24 inches (1-2 feet) of fill placed against the existing concrete stem wall and the west building wall of the existing building on the adjacent property (Tax Lot 7600). The fill also will be supporting the proposed building and parking lot serving the site. Page 6 of 23 . . Conditions of Approval: 4. The vegetated water quality swales as depicted on Sheets CE-3, CE-4 and LS-I of the applicant's site plan shall be constructed and operational as part of the site development approval process. The on-site stormwater management system, including the vegetated swales, shall be functioning to the satisfaction of the City's Public Works Department prior to issuance of occupancy for the commercial building. 5. To ensure a fully functioning water quality system and meet objectives of Springfield's MS4 permit, the Springfield Development Code and the EDSPM, the vegetative water quality swales shall be fully vegetated with all vegetation species established prior to approval of building occupancy. Alternatively, if this condition cannot be met due to physical conditions, the applicant shall provide and maintain additional interim erosion controVwater quality measures acceptable to the Public Works Department that will suffice until such time as the swale vegetation becomes fully established. The interim erosion control measures shall be in addition to the required plantings for the site. 6. Prior to approval of the Final Site Plan, the applicant shall add a note to the grading plan and the landscaping plan indicating that the vegetated swale areas shall be scarified and rototilled to remove compaction of the soil prior to planting of the swales. 7. The Final Site Plan shall include fully engineered plans for the building, foundation, and concrete retaining wall in order to proceed with the current site grading plan. Alternatively, the applicant shall adjust the site grading plan as necessary to reduce the amount and depth of fill placed on the site below the m'inimum threshold level requiring engineered plans for the building and retaining wall. Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. Streets and Traffic Safety Controls Finding 30: The subject site has approximately 207 feet of frontage on Main Street along the north boundary. Along the site frontage, Main Street is a 43-foot wide, two-lane arterial within a 66.foot wide right-of-way. The street is classified as a state highway (Highway 126), and access control and management is under Oregon Department of Transportation (ODOT) purview. The street is fully improved with paving, curb and gutter, sidewalks, lane striping, bike lane and street lighting. It provides two vehicle travel lanes in the westbound direction with parking on both sides of the street. Estimated average daily traffic on Main Street west of 191h Street is 15,000 vehicles per day. Finding 31: Regular and frequent bus service is provided by Lane Transit District's #11 (Thurston) route operating along Main Street. The nearest.transit stop is across,the street from the subject site at the corner of 181h and Main Streets. Finding 32: The proposed development may generate additional pedestrian and bicycle trips. According to the "Household" survey done by LCOG in 1994, 12.6% of household trips are made by bicycle or walking and 1.8% are by transit bus. These trips may have their origins or destinations at a variety of land uses, including this site. Pedestrian and bicycle trips create the need for sidewalks, pedestrian crossing signals, crosswalks, bicycle parking and bicycle lanes. Finding 33: The applicant's site plan does not indicate the type of fixture for the two street lights located along the Main Street frontage of the property. If the street lights are low pressure sodium (LPS) lights, these do not meet current City, street light illumination standards. Section 5.02.1 of the EDSPM requires that street lights are equipped with high pressUre sodium or metal halide fixtures. Page 7 of23 . . Finding 34: In accordance with SDC 4.2-145 and the City's EDSPM, if the existing street lights do not meet current City street lighting standards, the fixtures will have to be upgraded when development proceeds on this site. Finding 35: The existing transportation facilities would be adequate to accommodate the anticipated vehicular and pedestrian traffic patterns generated by the proposed development in a safe and efficient manner. Condition of Approval: 8. The Final Site Plan shall depict the type of street lights along the frontage of the subject property, arid shall provide for the replacement of the two street lights with metal halide fixtures as may be necessary to meet current City street illumination requirements. Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. C. The proposed development shall comply with all applicable public. and private design and construction standards contained in this Code and other applicable regulations. Findirig 36: Criterion C contains three different elements with sub-elements and applicable code standards. The site plan application as submitted complies with the code standards listed under each sub-element unless otherwise noted with specific findings and conclusions. The elements, sub-elements and code standards of Criterion C include but are not limited to: 1. Infrastructure Standards in accordance with SDC 4.1-100, 4.2-100 & 4.3-100 . Water Service and Fire Protection (4.3-130) . Public and Private Easements (4.3-120 - 4.3-140) 2. Conformance with standards of SDC 5.17cI00, Site Plan Review and SDC 3.2-300 Community Commercial Zoning District . Permitted Uses (3.2-310) . Height Standards (3.2-315) . Landscaping, Screening and Fence Standards (3.2-315 & 4.4-100) . On-Site Lighting Standards (4.5-100) . Vehicle Parking, Loading and Bicycle Parking Standards (4.6-100 - 4.6-155) 3. Overlay Districts and Applicable Refinement Plan Requirements . Drinking Water Protection Overlay District C.l Public and Private Improvements in accordance with SDC 4.1-100, 4.2-100 & 4.3-100 Water Service and Fire Protection (4.3-130) Access Finding 37: All fire apparatus access routes are to be paved all-weather surfaces able to support an 80,000 lb. imposed load in accordance with the 2007 Springfield Fire Code (SFC) 503.2.3 and SFC Appendix D I 02.1. The applicant has not provided pavement cross-sections to verify that the parking lot design can accommodate the 80,000 lb. imposed load. The applicant's project engineer must provide supporting calculations and a written notation to this effect on the plan set. Page 8 of 23 . . Finding 38: Access to the site's northern edge is afforded by the adjacent public street. Upon access to the site from the north driveway, all points of the building are within 150 feet of the fIre apparatus in accordance with SFC 503.1.1. Finding 39: The applicant's site plan (Sheet CE-2) indicates that all four sides of the site are proposed to be fenced and a rolling gate installed at the driveway entrance. The rolling gate will require an accessible public works lock for emergency response purposes. A public works lock can be obtained from Heymans Lock, Safe and Security. Finding 40: At least three (3) feet of clear space shall be maintained around the circumference of all fIre hydr;mts and Fire Department connections in accordance with SFC 508.5.5 and 912.3. This includes preventing obstruction by fences, trees, shrubs, walls or any other objects. Water Supplv Finding 41: The proposed development site is served by an existing fife hydrant on the south side of Main Street approximately 27 feet west of the subject property. Water supply to the site is adequate, provided the building is completed with 2 hour fIre wall assembly meeting Oregon Structural Specialty Code requirements as depicted on the applicant's building plan. . Conditions of Approval: 9. Prior to approval of the Final Site Plan, the applicant shall provide supporting calculations and notation on the plan set confIrming the pavement design shown in the plan detail can support an 80,000 lb. imposed load. 10. The applicant shall provide a public works lock for the rolling gate installed at the driveway entrance. 11. The commercial building constructed on the site shall be completed with 2 hour fIre wall assembly in accordance with Oregon Structural Specialty Code requirements. 12. At least three (3) feet of clear space shall be maintained around the circumference of all fIre hydrants and Fire Department connections in accordance with SFC 508.5.5 and 912;3. Conclusion: As conditioned herein, the proposal satisfIes this sub-element of the criterion. Public and Private Easements (4.3-120 - 4.3-140) Finding 42: As noted and conditioned previously (Condition I), a 7-foot.wide PUB will be required along the Main Street frontage of the site. The PUB will allow for installation of public utilities required to serve the development area and adjacent properties. Finding 43: The applicant's site plan depicts vegetated stormwater management swales at the northeast and northwest corners of the site. A portion of the northwest swale is located within the requested 7- foot wide PUB area. The northeast swale is located almost entirely within the proposed 14-foot wide PUB along the east property line, and a portion will be. within the requested 7-foot wide PUB along the Main Street frontage of the site. The City's Public Works Department has determined that the proposed vegetated swales are acceptable uses within the easements, since there are few alternative options for stormwater treatment on the site. Finding 44: The applicant's site assessment plan depicts an existing blanket sewer easement across the eastern 90 feet of the subject site. The applicant is proposing to replace the blanket easement with a 14- Page 9 of 23 . . foot wide utility easement along the eastern boundary of the site. An existing sanitary sewer line will be contained within the proposed l4-foot wide easement. Replacement of the blanket utility easement with a defmed l4-foot wide utility easement will be required prior to construction occurring on the site. Conditions of Approval: 13. Prior to approval of the Final Site Plan, the applicant shall effect the release of the blanket sewer easement across the eastern 90 feet of the site and replace it with a l4-foot wide utility easement along the eastern boundary of the site as generally depicted on the tentative site plan. 14. Prior to approval of the Final Site Plan, the l4-foot wide replacement utility easement shall be executed and recorded, and evidence thereof provided to the City. Conclusion: Safe' and efficient provision of public access and utilities requires the provision of corresponding access and utility easements. As conditioned herein, the proposal satisfies this sub- element of the criterion. C.2 Conformance with Standards of SDC 5.17-100, Site Plan Review, and SDC 3.2-300, Community Commercial Zoning District Permitted Uses (3.2-310) Finding 45: The applicant's site development is proposed as a "warehouse commercial" multi-tenant building, and the parking space provision is based on the warehouse commercial parking standards of the Springfield Development Code (Table 4.6-2). SDC 3.2-310 lists a variety of retail, personal services, business office, and small scale repair and maintenance activities that would be classified as, Permitted Uses on the site. However, certain uses listed as ''warehouse commercial retail and wholesale sales", including but not limited to: plumbing and heating supplies and contractors; lumber yards and building materials; heavy equipment and truck rentals/sales; and indoor storage facilities, are subject to Special Development Standards in accordance with SDC 4.7-245. A I>:,and Use Compatibility Statement (LUCS) or similar land use approval will be required for warehouse. commercial retail and wholesale sales tenants intending to locate within the proposed commercial building. Condition of Approval: 15. Any commercial activities listed as Special Development Standards in the Warehouse Commercial Retail and Wholesale Sales section of SDC 3.2-310 'will be subject to additional review and approval by the City prior to locating and beginning operations on.the site. Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. Height Standards (3.2-315) Finding 46: In accordance with SDC 3.2-315, there is ito maximum building height for commercial properties that are not adjacent to residential properties. The proposed commercial building is about 16 feet high at the roof peak. ' Conclusion: The proposal satisfies this sub-element ofthe criterion. Page 10 of23 . . Landscaping, Screening and Fence Standards (3.2-315 & 4.4-100) Finding 47: In accordance with SDC 3.2-315 and 4.4-105, a 5-foot front yard parking and driveway setback shall be landscaped. The applicant's proposed site plan shows a 5-foot front yard setback along the Main Street frontage, which meets the requirements ofSDC 3.2-315. Finding 48: The applicant's landscaping plan proposes to use the two vegetated stormwater management swales for a portion of the required front yard setback and overall site landscaping. In accordance with provisions of the Development Code and the EDSPM, vegetated swales can be considered part of the site landscaping, provided they are properly constructed and maintained. Finding 49: The applicant is proposing to install 2,442 ff of landscaping .within the site, including the vegetated stormwater swales and planted front yard setback area. In accordance with SDC 4.4-105.E.1, at least two, 2-inch caliper trees are required for each 1,000 ff of landscaping area.' Based on the amount of landscaping area provided on the site, at least five trees are required. Finding 50: The applicant is proposing to install four (4) trees just inside the northern property line along the Main Street frontage. The trees are considered private street trees, and maintenance will be the responsibility of the property owner. The applicant also is proposing to install two, 2-inch caliper accent trees - one within each of the vegetated stormwater swales. The total tree count proposed for the site (6) meets the requirements ofSDC 4.4-105.E.1. Finding 51: In accordance with SDC 4.4-105.E.2, at least 10 shrubs (5-gallon size or larger) are required for each' 1,000 ft' of landscaping area. Based on the amount of landscaping area provided on the site, at least 25 shrubs are required. SDC 4.4-105.F states that shrubs placed adjacent to the public right-of-way generally shall be less than 2.5 feet high at maturity. Finding 52: SDC 4.4-105.E.3 states that lawn or groundcover plants can be substituted for trees or shrubs where there are adequate provisions for ongoing maintenance. . Finding 53: The applicant is proposing to install 39 3-gallon shrubs, 40 I-gallon "upland" ground cover plants, and 32 "swale" ground cover plants within and adjacent to the planted front yard setback and vegetated swales. Although the shrubs proposed along the property frontage on Main Street do not meet the 5-gallon size requirement, they have a compact growth form in accordance withSDC 4.4-105.F. Additionally, the overall quantity of shrub plantings (79) meets the requirements of SDC 4.4-105.E.2. Therefore, this requirement has been met. Finding 54: SDC 4.4-105.G states that all new landscaping areas shall be provided with a permanent underground irrigation system, unless specifically designed as a drought-tolerant native plant system. The proposed landscaping is not designed asa drought-tolerant system. Therefore, irrigation of the plantings will be required. Provision for an irrigation system is not depicted on the tentative site plan. Finding 55: The applicant is proposing to install a 6-foot (total height) chain link fence around the site perimeter. There is an existing 2-foot high concrete stem wall along the west, south and portions of the east boundary; a 4-foot high chain link fence is proposed to be installed atop the concrete wall. In accordance with SDC Table 4.4-1, a 6-foot high fence is allowed in commercial districts provided it is installed behind the front yard setback. Otherwise, the maximum allowable height for a chain link fence within the front yard setback area is 4 feet. Fences within the vision clearance area cannot exceed 2.5 feet high in accordance with.SDC Table 4.4-1 (footnote 7). Page 11 of 23 . . Conditions of Approval: 16. The Final Site Plan shall provide for an underground irrigation system for the site landscaping. Provision for suitable backflow prevention devices, and other measures as may be required by SUB Water, shall be included in the site irrigation design. 17. The Final Site Plan shall provide for site fencing that is consistent with the commercial district fencing height and style provisions of SDC Table 4.4-1. Conclusion: As conditioned herein, the proposal satisfies this sub-dement of the criterion. On-Site Lighting Standards (4.5-100) Finding 56: In accordance with SDC 4.5-105.B, a commercial site lighting plan is required as part ofa complete Site Plan Review submittal. Finding 57: In accordance with SDC 4.5-110.A, lighting used for the site must be shielded, flat-lensed light fixtures that will prevent glare and light trespass onto adjacent sites and Main Street.' A photometric test report that demonstrates adequate lighting will be provided on the site, and off-site impacts will be minimized, is a necessary component of a complete site lighting plan. Finding 58: The applicant has submitted cut sheets for the wall-pack light fixtures proposed for the building. No free-standing light fixtures are proposed for the site. The applicant is proposing to install the light fixtures on the east, north and west sides of the building approximately 13 feet above the finished grade. Based on the information provided by the applicant, it is not clear if the proposed lighting fixtures, mounting height, and mounting locations will provide suitable illumination of the commercial site. The [mal site plan will require a photometric diagram that illustrates the site lighting pattern created by the light fixtures. Condition of Approval: 18. The Final Site Plan shall include a photometric diagram that depicts the site illumination pattern for the wall-mounted light fixtures. The site illumination pattern and. intensity shall meet the requirements of SDC 4.5-100. Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. Vehicle Parking, Loading and Bicycle Parking Standards (4.6-100 - 4.6-155) Finding 59: In accordance with SDC Table 4.6-2, the minimum parking requirement for typical retail and personal services commercial use is one space per 300 ff of building floor area. The applicant is proposing a warehouse commercial sales use for the building, which has a vehicle parking requirement of one space per 600 ff. Based on the building square footage (11,000 ff) at least 19 parking spaces are required. The applicant is proposing to construct 22 parking spaces on the site including two designated delivery parking spaces and two handicapped spaces. Finding 60: In accordance with SDC 4.6-120.C, all parking stalls that front a sidewalk, alley, street, structure or a landscaped area shall have a wheel bumper or linear curb set back at least two feet to allow for vehicle encroachment. There is a two-foot high stem wall (structure) around the perimeter of the site that could be impacted by vehicle encroachment in the absence of wheel bumpers. The parking spaces along the west and southeast comers of the site abut the 'concrete wall, but do not provide for wheel bumpers. Page 12 of23 . . Finding 61: The applicant has identified two.delivery parking spaces on the tentative site plan, but no commercial loading zones. Loading will be restricted to on-site locations only, and shall not obstruct vehicle driveways or pedestrian walkways. Finding 62: The two southernmost parking spaces depicted on the applicant's site plan (one at the southeast comer, and one at the southwest comer) abut the existing two-foot high concrete stem wall and future chain link fence. These parking spaces are not proposed as over-width, and maneuvering into and out of the parking spaces would be extremely difficult without potential impact to the wall (and vehicle). Additionally, there is no turnaround area at the end of the driving aisle. For this reason, the two parking spaces do not qualifY as usable parking spaces for determining parking space count. Use of the two southernmost parking spaces for motorcycle parking may be an option. Finding 63: The applicant has proposed two handicap parking spaces on the site - one on each side of the building. A marked, accessible pedestrian connection across the parking lot to the walkway along the building face is not shown, but will be required for each of the handicap parking spaces. Additionally, an accessible pedestrian connection from the sidewalk on Main Street is shown, but not dimensioned on the site plan. Accessible connections will need to meet Americans with Disabilities Act (ADA) requirements for walkway width, ramps, tactile strips, etc. Finding 64: In accordance with SDC 4.6-120.F, parking areas shall be designed to connect with parking areas on abutting sites within the same zoning district to eliminate the use of the public street for cross movements. Finding 65: There is an existing shared commercial driveway at the northwestern boundary of the site that the applicant is proposing to close and relocate. The proposed relocated driveway does not. optimize the commercial driveway access points along this stretch of Main Street, and does not eliminate the need for using Main Street for cross movements. Finding 66: SDC 4.6-135 (Loading Areas - Facility Design and Improvements) specifies that: a) All necessary loading areas for commercial and industrial development shall be located off- street and provided in addition to the required parking spaces; and b) Vehicles in the loading area shall not protrude into a public right-of-way or sidewalk. Finding 67: In accordance with SDC 4.6-155 and Table 4.6-3, at least one bicycle parking space per 3000 fr' is required for business offices and retail stores, and I space per 6000fr' is required for warehouse commercial. retail. The applicant is proposing to install four short-term bicycle parking spaces near the northeast and northwest comers of the site. Additionally, one long-term (indoor) bicycle parking space is proposed within the northwest comer of the commercial building. The indoor bicycle parking space will need to be accessible by all commercial tenants on the site in order to qualifY as a long-term bicycle parking space. Conditions of Approval: 19. The Final Site Plan shall provide wheel bumpers for all developed vehicle parking spaces on the site. 20. The Final Site Plan shall remOVe the two southernmost parking spaces, or designate these spaces for motorcycle parking only. 21. The Final Site Plan shall demonstrate that the site driveway access conforms with SDC 4.6-120.F for commercial site cross-movement and avoiding impacts to the public street system. Page 13 of23 . . 22. Commercial loading and unloading operations shall be confmed to the site and shall not occur within the adjacent public right-of-way. Commercial loading and unloading also shall not obstruct the site driveways or pedestrian walkways. 23. The indoor long-term bicycle parking space serving the site shall be fully accessible by all commercial tenants in the building. Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. C.3 Overlay Districts and Applicable Refinement Plan Requirements Finding 68: The subject building is located on the eastern edge of the Springfield downtown district and just outside the Downtown Refinement Plan area. The existing commercial buildings in the vicinity - and elsewhere along Main Street west of the site - are predominately finished with wood, composite siding, masonry, or a combination thereof. In general, metal clad buildings such as that proposed for the site are usually associated with industrial business parks and lower intensity land uses. MoSt commercial buildings on Main Street have the main fayade and/or building entrance facing the public street. However, the proposed building is set transverse on the site: the building fayade facing Main Street is a side elevation and is proposed to be vertical-seam metal cladding without masonry accents or architectural detailing. To ensure compatibility with adjacent buildings and land uses, masonry accents or similar detailing is required for the north ("right side") building fa~ade facing onto Main Street. The location and style of building fayade signage on the north elevation, if any, also must be shown on the Final Site Plan. Finding 69: The subject site is located within the Drinking Water Protection Overlay District. The subject site is within the 10-20 year time of travel zone (TOTZ) for the 16th and Q Street wellhead. Springfield's drinking wat~r aquifer is an identified and delineated Goal 5 natural resource subject to protection in accordance with SDC 4.3-115 and SDC 3.3-200. Finding 70: SDC 3.3-225 requires a Drinking' Water Protection (DWP) Overlay District development application be submitted to the City in conjunction with Site Plan Review when a new or expanded use includes the introduction, expansion, storage, and/or production of hazardous materials in a time of travel zone. The area is highly susceptible to contamination from chemicals that may spill or leak onto the ground surface, including fuel and automotive fluids (such as lubricants and antifreeze, etc.). Fluid- containing equipment, including vehicles parked on the site, shall be monitored for leaks and spills. Any chemical spills or leaks must be cleaned up immediately and cleanup materials disposed off-site in accordance with Lane County and State DEQ requirements. Finding 71: The applicant is proposing to construct a multi-tenant warehouse commercial retail building in accordance with provisions of the Community Commercia] zoning district. Specific tenants and uses within the building have not been identified in the submittal. The permitted uses listed in the . CC District (business offices, small scale repair, retail sales, etc.) do not typically affect the storage, use or manufacture of hazardous materials in quantities regulated in accordance with SDC Article 3.3-200. Howe':er, due to the sensitive nature of the 10-20 year'TOTZ, Dense Non-Aqueous Phase Liquids (DNAPLs) must be precluded and reasonable measures must be taken during design and construction to guarantee compliance with SDC 3.3-200. Chemicals used during construction, including paint and cleaning materials, must not enter the soil or be washed into the stormwater system. Finding 72: Rooftop mounted HV AC equipment and other fluid-containing equipment located outside the building should be sealed and provided with secondary containment or a weather resistant enclosure. Finding 73: During site construction and operations, precautions must be taken to prevent fluid- containing equipment, machinery and vehicles located outside from leaking, including providing a Page 14 of23 . . dedicated area for fueling and maintenance of equipment. This area should be prepared and maintained in such a way that prevents spills or leaks from migrating to the soil or the stormwater system. Finding 74: No fill materials containing hazardous materials can be used on the site. Finding 75: The applicant may be eligible for Drinking Water Protection Overlay District (DWP) exemption in accordance with City and SUB Water Quality Protection standards. SUB Water Quality Protection recommends including lease agreement language requiring compliance with provisions of the Drinking Water Protection Overlay District (SDC 3.3-200), including but not limited to requiring tenants to submit DWP exemption requests or apply for a DWP permit. Finding 76: Because stormwater recharges the aquifer, including stormwater infiltrating on the subject property, SUB Water requests that wellhead protection signs are placed temporarily at the site.during construction, and permanently installed at strategic locations within the parking lot when the site is operational. Please contact Amy Chinitz, SUB Water Quality Protection at 744-3745 for more details on fulfilling the information requirements and installing wellhead protection signs. Conditions of Approval: 24. The Final Site Plan shall include building plans that provide for improved architectural detailing on the north building fal'ade facing onto Main Street, including but not limited to masonry accents and location and style of building fal'ade sign age. 25. Prior to approval of the Final Site Plan, the applicant shall prepare and submit lease agreement language that includes language requiring the property owner and tenants to comply with provisions of the Drinking Water Protection Overlay District (SDC 3.3-200), including but not limited to submitting DWP exemption requests or DWP permit applications to the City prior to occupying the lease space. . 26. No fill materials containing hazardous materials shall be used or placed on the site. 27. The Final Site Plan shall provide for installation oftemporary wellhead protection signs at suitable locations within the site during construction, and permanently affixed wellhead protection signs in the east and west parking lots upon completion of the site development. Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion. 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 curb cuts on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access man.agement standards for State highways. Finding 77: Installation of driveways on a street increases the number of traffic conflict points. The greater number of conflict points increase the probability of traffic crashes. Effective ways to reduce the probability of traffic crashes include: reducing the number of driveways; increasing distances between intersections and driveways; and establishing adequate vision clearance areas where driveways intersect streets. Each of these techniques permits a longer, less cluttered sight distance for the motorist, reduces the number and difficulty of decisions that drivers must make, and contributes to increased traffic safety. Page 15 of23 . . Finding 78: SDC 4.2-l20.A.1 stipulates that each parcel is entitled to "an approved access to!! public street". The applicant proposes to provide vehicular access to the site via a single driveway near the midpoint of the north property line. Finding 79: In accordance with SDC 4.2-l20.C, site driveways shall be designed to allow for safe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5, the City's EDSPM, and the Springfield Public Works Department's Standard Construction Specifications. Ingress-egress points must be planned to facilitate traffic and pedestrian safety, avoid congestion, and minimize curb cuts on public streets. Finding 80: The applicant's site plan depicts a driveway design and width that does not comply with SDC 4.2-120.C. A minimum driveway width of 24 feet is required to maintain two-way traffic flow into the site parking areas. The minimum driveway width is for exclusive use by vehicle ingress and egress, and cannot encroach into walkways or building approaches. As depicted on Sheet CE-2, the proposed driveway width at the north edge of the site is only 24.3 feet from the edge of curb to the north building wall, and there is a delineated pedestrian walkway area along the north edge of the building. The proposed 24.3-foot driveway dimension contains the entire delineated pedestrian walkway area along the north side of the building. Approximately one-foot of the 20-foot clear width required for fire apparatus access also encroaches within the delineated pedestrian walkway area. Finding 81: The proposed driveway location at the midpoint of the north property line will require vehicles entering the site from westbound Main Street to execute a sharp 180. turn to reach the east side parking lot. As noted above, the driveway width does not meet minimum Code requirements for two- way traffic. The narrow driveway width along the north edge of the building may preclude larger vehicles - such as delivery trucks, SUV s, vans, or pickup trucks - from executing this turn without backing and maneuvering. Finding 82: In accordance with SDC 4.1-110.E, all private improvements shall meet current applicable Americans with Disabilities Act (ADA) standards. . Finding 83: Section 4.3.2 of the ADA Accessibility Guidelines for Buildings and Facilities (ADAAG) states that "at least on accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking, and accessible passenger loading zones, and public streets or sidewalks to the accessible building entrance they serve". Finding 84: Section 4.3.3 of the ADAAG states that the minimum clear width of an accessible route shall be 36 inches, except at doorways. Finding 85: As noted above, the applicant has proposed an accessible pedestrian route from Main Street that runs across the western edge of the site access driveway, and along the north face of the building. However, the two-way commercial driveway along the north side of the building encroacbes across the pedestrian accessibility route. Additionally, the proposed access way from Main Street is within a vehicle maneuvering area, and could lead to potential conflicts between vehicles and pedestrians. It also would require turning vehicles to stop on Main Street to allow pedestrians to cross the internal walkway. Finding 86: Although it appears to be five feet wide, the pedestrian route along the north edge of the building is not dimensioned on the' applicant's site plan. Pedestrian routes along a building face and adjacent to the site driveway require a vertical face curb and sidewalk to prevent vehicle encroachment. Staff recommend two distinct pedestrian walkways from Main Street that are set back from the site driveway entrance. This would allow for vehicle stacking between the walkway and the driveway entrance, and improved turning/maneuvering for vehicles entering and leaving the site. The recommended pedestrian accessible routes are depicted on the diagram below. Page 16 of23 . . D . .... l.P EX" . S-1e ~. PL.ANTER ... PEDEeTRlAN ~ ~ ~ """"'" ~ D' FRoP05ED BUI ING 11.000 sa. FT. . I L1m" 18 I DO 8 no " "'no 33.50' . '0 >3.sa >3.sa 10 " " 0 ,,@ Finding 87: The adjusted pedestrian access routes will require modifications to other site plan sheets, including the grading and landscaping plans. Finding 88: The applicant's site plan does not show a building access point that is designated as an "accessible building entrance". Finding 89: The applicant's site plan does not depict line painting or directional arrows on the parking surface to separate and control traffic flow within the site. The driveway entrance onto Main Street and the area immediately north of the proposed building will have multiple turning movements for vehicles entering, crossing, and exiting the site. A line and directional arrow plan is required to ensure the traffic flow is controlled for vehicles and pedestrians entering, crossing, and leaving the site. Finding 90: In accordance with SDC 4.2-120.A.2, driveway aCcess to designated state highways is subject to. the provisions of the Development Code in addition to requirements of the Oregon Department of Transportation (ODOT) Highway Division. Where City and ODOT regulations conflict, the more restrictive regulations apply. Finding 91: The subject property has frontage on a state highway (Main Street/Highway 126) and, as such, access management is regulated by ODOT. Modifications to the access points for the subject development site and adjacent properties requires approval from ODOT. Conditions of Approval: 28. The Final Site Plan shall provide for an accessible pedestrian sidewalk along the north edge of the building that is at least 5 feet wide and elevated at least 6 inches above the adjacent driveway surface to provide adequate separation between vehicle and pedestrian travel areas. The accessible pedestrian sidewalk shall be free of encroachment from parked or maneuvering vehicles, utility installations, building projections, and other obstacles. Page 17 of 23 . . 29. The Final Site Plan shall provide for two accessible 'pedestrian connections to the public sidewalk system on Main Street as generally depicted in the diagram contained in the staff report and decision. 30. The Final Site Plan shall demonstrate compliance with ADA access standards by providing at least 36 inches of clear width on the accessible pedestrian path that is free of any encroachments; and minimum maneuvering clearances at doorways and approaches specific to the types of doorways serving the building. 31. The Final Site Plan shall provide for at least 24 feet of clear, unobstructed driveway width for each portion of the two-way commercial driveway serving the east and west parking lots on the site. The two-way driveway shall not encroach within or across any landscaping or pedestrian walking surfaces. 32. The Final Site Plan shall include a parking lot and driveway line painting plan acceptable to the City that provides for directional arrows, pedestrian crossings, and stop bars as may be necessary to provide safe pedestrian passage onto and within the site; control traffic flow for vehicles and pedestrians entering and leaving the site; and maintain safe two-way traffic flow on the site. 33. Prior to approval of the Final Site Plan, the applicant shall apply for and obtain an ODOT access permit for the modified site driveway and provide evidence thereof to the City. 34. The applicant shall provide and maintain vision clearance triangles at the comers' of the site driveways in accordance with SDC Figure 4.2-A. Conclusion: As conditioned herein, the proposal satisfies this criterion. E. Physical features, including, but uot limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clnsters of trees and shrubs; watercourses shown on the Water Quality Limited' Watercourse Map and their associated riparian areas; wetlands; 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. Finding 92: The Natural Resources Study, the National Wetlands Inventory, the Springfield Wetland Inventory Map, Wellhead Protection Overlay and the list of Historic Landmark Sites have been consulted and there are no significant natural features on this site. Finding 93: Stormwater from the subject site outfalls to the Willamette River system. These rivers are listed with the State of Oregon as "water quality limited" streams for. numerous chemical and physical constituents, including temperature. Provisions have been made in this decision for protection of stormwater quality. The proposed on-site stormwater treatment system consists of two vegetated swales and filtering area drains. Stormwater that is collected and treated on-site is directed into the public storm sewer pipe in Main Street. . Finding 94: Springfield's drinking water aquifer is an identified and delineated GoalS natural resource subject to protection in accordance with SDC 3.3-200. The subject site is located within the 10-20 year TOTZ of the 16th and Q Street wellhead. As previously noted and conditioned herein, groundwater protection must be observed during construction on the site. The applicant/landowner shall maintain the private stormwater facilities on the site to ensure the continued protection of groundwater resources. Page 18 of23 . . Condition of Approval: 35. The property owner shall be responsible for ongoing and perpetual maintenance of the private stormwater facilities on the site to ensure they function as designed and intended, and to ensure protection of groundwater resources. Annual maintenance records shall be kept by the property owner and provided to the City for review upon reasonable request - normally within five business days: Conclusion: As conditioned herein, the proposed development provides storm and ground water quality protection in accordance with SDC 3.3-200 and receiving streams have been protected in accordance with SDC 4.3-110 and 4.3-115. CONCLUSION: The Tentative Site Plan, as submitted and conditioned herein, complies with Criteria A- E ofSDC 5.17-125. WHAT NEEDS TO BE DONE BY THE APPLICANT TO OBTAIN FINAL SITE PLAN APPROVAL? 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 (ie. by October 5, 2009). In accordance with SDC 5.17-135 - 5.17-140, the Final Site Plan sh1ill comply with the requirements of the SDC and the conditions imposed by the Director in this decision. The Final Site Plan otherwise shall be in substantial conformity with the tentative plan reviewed. Portions of the proposal approved as submitted during tentative review cannot be substantively changed during [mal site plan approval. Approved Final Site Plans (including Landscape Plans) shall not be substantively changed during Building Permit Review without an approved Site Plan Decision Modification. 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. CONDITIONS OF APPROVAL: 1. Prior to approval of the Final Site Plan, the applicant shall execute and record a 7-foot wide Public Utility Easement along the north property line of the subject site, and provide evidence thereof to the City. 2. All utility lines serving the development site shall be placed underground in accordance with SDC 4.3-125. 3. The Final Site Plan shall provide for a covered, outdoor solid waste storage area that is hydraulically isolated from storm water runoff and plumbed to the sanitary sewer system. 4. The vegetated water qUaJityswales as depicted on Sheets CE-3, CE-4 and LS-I ofthe applicant's site plan shall be constructed and operational as part of the site development approval process. The on-site stormwater management system, including the vegetated swales, shall be functioning to the satisfaction of the City's Public Works Department prior to issuance of occupancy for the commercial building. 5. To ensure a fully functioning water quality system and meet objectives of Springfield's MS4 permit, the Springfield Development Code and the EDSPM, the vegetative water quality swales shall be fully vegetated with all vegetation species established prior to approval of building occupancy. Alternatively, if this condition cannot be met due to physical conditions, 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. The interim erosion control measures shall be in addition to the required plantings for the site. Page 19 of23 . . 6. Prior to approval of the Final Site Plan, the applicant shall add a note to the grading plan and the landscaping plan indicating that the vegetated swale areas shall be scarified and rototilled to remove compaction of the soil prior to planting of the swales. 7. The Final Site Plan shall include fully engineered plans for the building, foundation, and concrete retaining wall in order to proceed with the current site grading plan. Alternatively, the applicant shall adjust the site grading plan as necessary to reduce the amount and depth of fill placed on the site below the minimum threshold level requiring engineered plans for the building and retaining wall. 8. The Final Site Plan shall depict the type of street lights along the frontage of the subject property, and shall provide for the replacement of the two street lights with metal halide fixtures as may be necessary to meet current City street illumination requirements. . 9. Prior to approval of the Final Site Plan, the applicant shall provide supporting calculations and notation on the plan set confirming the pavement design shown in the plan detail can support an 80,000 lb. imposed load. 10. The applicant shall provide a public works lock for the rolling gate installed at the driveway entrance. 11. The commercial building constructed on the site shall be completed with 2 hour fire wall assembly in accordance with Oregon Structural Specialty Code requirements. 12. At least three (3) feet of clear space shall be maintained around the circumference of all fire hydrants and Fire Department connections in accordance with SFC 508.5.5 and 912.3. 13. Prior to approval of the Final Site Plan, the applicant shall effect the release of the blanket sewer easement across the eastern 90 feet of the site and replace it with a 14-foot wide utility easement along the eastern boundary of the site as generally depicted on the tentative site plan. . 14. Prior to approval of the Final Site Plan, the 14-foot wide replacement utility easement shall be executed and recorded, and evidence thereof provided to the City. 15. Any commercial activities listed as Special Development Standards in the Warehouse Commercial Retail and Wholesale Sales section of SDC 3.2-310 will be subject to additional review and approval by the City prior to locating and beginning operations on the site. 16. The Final Site Plan shall provide for an underground irrigation system for the site landscaping. Provision for suitable backflow prevention devices, and other measures as may be required by SUB Water, shall be included in the site irrigation design. 17. The Final Site Plan shall provide for site fencing that is consistent with the commercial district fencing height and style provisions ofSDC Table 4.4-1. 18. The Filial Site Plan shall include a photometric diagram that depicts the site illumination pattern for the wall-mounted light fixtures. The site illumination pattern and intensity shall meet the requirements of SDC 4.5-100. 19. The Final Site Plan shall provide wheel bumpers for all developed vehicle parking spaces on the site. 20. The Final Site Plan shall remove the two southernmost parking spaces, or designate these spaces for motorcycle parking only. Page 20 of 23 . . 21. The Final Site Plan shall demonstrate that the site driveway access conforms with SDC 4.6-l20.F for commercial site cross-movement and avoiding impacts to the public street system. 22. Commercial loading and unloading operations shall be confined to the site and shall not occur within the adjacent public right-of-way. Commercial loading and unloading also shall not obstruct the site driveways or pedestrian walkways. 23. The indoor long-term bicycle parking space serving the site shall be fully accessible by all commercial tenants in the building. 24. The Final Site Plan shall include building plans that provide for improved. architectural detailing on the north building fas;ade facing onto Main Street, including but not limited to masonry accents and location and style of building fa9ade signage. 25. Prior to approval of the Final Site Plan, the applicant shall prepare and submit lease agreement language that includes language requiring the property owner and tenants to comply with provisions of the Drinking Water Protection Overlay District (SDC 3.3-200), including but not limited to submitting DWP exemption requests or DWP permit applications to the City prior to occupying the lease space. 26. No fill materials containing hazardous materials shall be used or placed on the site. 27. The Final Site Plan shall provide for installation of temporary wellhead protection signs at suitable locations within the site during construction, and permanently affIxed wellhead protection signs in the east and west. parking lots upon completion of the site development. 28. The Final Site Plan shall provide for an accessible pedestrian sidewalk along the north edge'of the building that is at least 5 feet wide and elevated at least 6 inches above the adjacent driveway surface to provide adequate separation between vehicle and pedestrian travel areas. The accessible pedestrian sidewalk shall be free of encroachment from parked or maneuvering vehicles, utility installations, building projections, and other obstacles. 29. The Final Site Plan shall demonstrate compliance with ADA access standards by providing at least 36 inches of clear width on the accessible pedestrian path that is free of any encroachments; and minimum maneuvering clearances at doorways and approaches specific to the types of doorways serving the building. 30. The Final.Site Plan shall provide for two accessible pedestrian connections to the public sidewalk. system on Main Street that are in-line with the walkways on the west and east sides of the building as generally depicted in the diagram contained in the staff report and decision. 31. The Final Site Plan shall provide for at least 24 feet of clear, unobstructed driveway width for each portion of the two-way commercial driveway serving the east and west parking lots on the site. The two-way driveway shall not encroach within or across any landscaping or pedestrian walking surfaces. . , 32. The Final Site Plan shall include a parking lot and driveway line painting plan acceptable to the City that provides for directional arrows, pedestrian crossings, and stop bars as may be necessary to provide safe pedestrian passage onto and within the site; control traffIc flow for vehicles and pedestrians entering and leaving the site; and maintain safe two-way traffIc flow on the site. 33. Prior to approval of the Final Site Plan, the applicant shall apply for and obtain an ODOT access permit for the modified site driveway and provide evidence thereof to the City. 34. The applicant shall provide and maintain vision clearance triangles at the comers of the site driveways in accordance with SDC Figure 4.2-A. Page 2] of23 . . 35. The property owner shall be responsible for ongoing and perpetual maintenance of the private stormwater facilities on the site to ensure they function as designed and intended, and to ensure protection of groundwater resources. Annual maintenance records shall be kept by the property owner and provided to. the City for review upon reasonable request - normally within five business days. The applicant may submit permit applications to other city departments for review prior to [mal site plan approval in accordance with SDC 5.17-135 at their own risk. All concurrent submittals are subject to revision for compliance with the [mal site plan. A development agreement in accordance with SDC 5.i7-140 will not be issued until all plans submitted by the appli~ant have been revised. CONFLICTING PLANS CAUSE DELAYS. ADDITIONAL INFORMATION: The application, all d!lcuments, 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. APPEAL: This Type II Tentative Site Plan decision is considered a decision of the Director and as such may . be appealed to the Planning Commission. The appeal may be filed with the Development Services Department by an affected party. Your appeal must be in accordance with SDC 5.3-100, Appeals. An Appeals application must be submitted with a fee of $250.00. The fee will be returned to the applicant if the Planning Commission approves the appeal application. In accordance with SDC 5.3-115.B which provides for a 15"day appeal period and Oregon Rules of Civil Procedures, Rule 1O( c) for service of notice by mail, the appeal period for this decision expires at 5:00 PM on July 22, 2009. QUESTIONS: Please call Andy Limbird in the Planning Division of the Development Services Department at (541) 726-3784 or email alimbird@ci.springfield.oLus if you have any questions regarding this process. PREPA;& :J Page 22 of 23 . . Please be advised that the following is provided for information only and is not a component of the Site Plan Modification decision. FEES AND PERMITS Svstems Development Charges: The applicant must pay Systems Development Charges when the building permits are issued for developments within the City limits or within the Springfield Urban Growth Boundary. The cost relates to the amount of increase in impervious surface area, transportation trip rate, and plumbing fixture units. Systems Development Charges (SDCs) will apply to the construction of buildings and site improvements within the subject site. The charges will be based upon the rates in effect at the time of permit submittal for buildings or site improvements on each portion or phase of the development. SanitarY Sewer In-Lieu-Of-Assessment Charge: Pay a Sanitary Sewer In-Lieu-Of-Assessment charge in addition to the regular connection. fees if the property or portions of the property being developed have not previously been assessed or otherwise participated in the cost of a public sanitary sewer. Contact the Engineering Division to determine if the In-Lieu-Of-Assessment charge is applicable [Ord. 5584J. Public Infrastructure Fees: It is the responsibility of the private developer to fund the public infrastructure. Other City Permits: Encroachment Permit or Sewer Hookup Permit (working within right-of-way or public easements). For example, new tap to the public storm or sanitary sewer, .or adjusting a manhole. The current rate is $130 for processing plus applicable fees and deposits. Land and Drainage Alteration Permits (LDAP). Contact the Springfield Public Works Department at 726-5849 for appropriate applications/requirements. Additional permits/approvals mav be necessarY: . Plumbing Permits . Building Permits . Drinking Water Protection . ODOT Drainage Permit. Contact Lynn Stuckiath at (541) 726-2577 for the application requirements. Page 23 of 23 . , .~ " , .' , .".- '.' -',:',.>, ",-.:,-. '." . CITY OF SPRINGFIELD DEVELOPMENT SERVICES DEPARTMENT 225 5th ST SPRINGFIELD, OR 97477 Kit and Karen Chan 2222 MLK Jr Blvd 'Eugene, OR 97401 CITY OF SPRINGFIELD DEVELOPMENT SERVICES DEPARTMENT 225 5th ST SPRINGFIELD, OR 97477 '-" -. ."' . .. ",_.. .. .-",.,. . .".... Wade Stevens WA Stevens Construction PO.Box 1078 ,Creswell, OR 97426 i . ' ". CITY OF SPRINGFIELD DEVELOPMENT SERVICES DEPARTMENT 225 5th ST SPRINGFIELD, OR 97477 Ronald Rice, PE Geomax Inc. 806 N Ninth Street Cottage Grove, OR 97424 .~'