HomeMy WebLinkAboutNotes, Meeting PLANNER 7/7/2009
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BEFORE THE PLANNING COMMISSION
OF THE
CITY OF SPRINGFIELD
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A DISCRETIONARY USE HEARING FOR (
A FIRE STATION (
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Case Number: DRC2009-00023 (
FINDINGS, CONCLUSION AND ORDER (
NATURE OF THE APPLICATION
Springfield Fire and Life Safety submitted an application to construct a fire station located at 725 57th Street,
also identified as map 18-02-04-11, parcel 4600. The Springfield Development Code (SDC) Section 6.1-110
defines a fire station as a High Impact Public Facility. SDC 3.2-210 lists High Impact Public Facilities as a
discretionary use in the LDR (Low Density Residential) zoning district, requiring action by the Planning
Council to approve.
1. The application conforms to the provisions of Section 5.9-115 of the Springfield Development Code.
Timely and sufficient notice of the public hearing, pursuant to Section 5.1-135 of the Springfield
Development Code was provided.
2. On July 7, 2009, a public hearing on the proposed use was held. The Development Services staff notes,
including criteria of approval, findings, and recommendations, together with the testimony and
submittals of those persons testifying at the hearing or in writing, have been considered and are part of
the record of this proceeding.
CONCLUSION
The proposed fire station is presented for approval as a discretionary use under SDC Section 3.2-210 "High
Impact Public Facility" in the LDR (Low Density Residential) zoning district.
On the basis of this record, the requested discretionary use is consistent with the criteria of approval of Section
5.9-120 of the Development Code, subject to the conditions of approval. This general finding is supported by
the specific findings of fact and conclusion in the Staff Report that is attached hereto.
DECISION OF THE PLANNING COMMISSION
It is the DECISION of the Planning Commission of Springfield that Journal Number DRC2009-00023,
Discretionary Use, be approved with conditions.
This DECISION was presented to and approved by the Planning Commission 0 July 7, 2009.
PI g Commission Chairperson
ATTEST:
AYES: .
NOES:
ABSENT:
ABSTAIN:
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Date Received: 7 ~ 7 -07
Planner: ;::- 5H . ~
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STAFF REPORT: JasperfNatron Fire Station
Hearing Date: July 7, 2009
Project Proposal: Discretionary Use for a Fire Station
Case Number: DRC2009-00023
Project Location: 725 57th Street
Map and Tax Lot: 18-02-04-11 TL 4600
Property size: 1.5 acres
Base Zone: LDR (Low Density Residential) Zone
Overlay District(s): none
Metro Plan Designation: Low Density Residential
Application Submitted Date: June 12, 2009
Staff: Steve Hopkins, AICP
A licant
Gino Grinialdi
City of Springfield
225 Fifth St
Springfield OR 97477
Re resentative
Jana Sorenson
Fire and Life Safety Dept
City of Springfield
225 Fifth St
S rin 'eld OR 97477
Land Owner
Donald McCabe
57th Street Property LLC
362 42nd Street
Springfield, OR 97477.
Summary
The applicant is proposing a fire station in the LDR zone. In accordance with SDC 3.2-210, this requires a
Discretionary Use application and a Site Plan Review application. If the Planning Commission approves the
DU, the applicant will submit a Site Plan Review application that will be reviewed by the Director.
This DU, if approved, will assist the Springfield Fire and Life Safety Dept. in obtaining stimulus money
administered by FEMA, to fund the construction of a new fire station in the JasperjNatron area. The grant
will be awarded in a competitive process among an estimated 5,000 applicants. The deadline for submittal of
the grant application is July 10, 2009. The grants will be awarded this fall.
According to the grant application guidelines, highest consideration will be given to applicants:
1. Who already own or have otherwise already acquired the land, and
2. Whose land is already zoned for the new or modified structure, and
. 3. Who have already obtained the permits for the project.
If approved, this DU application and the associated Land Drainage and Alteration Permit will represent
conformance with #2 and #3. The city has an option to purchase the property, which represents conformance
with #1. .
The fire station will contain 3 .equipment bays and a staff of 3 firefighters. Although the specific design has not
been finalized, the building will be similar to the new Fire Station 16, located at Main Street and 68th. The site
design submitted with this DU is a conceptual design. It demonstrates how a typical station could fit on the
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City of Springfield Fire and Life Safety
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,site. 'The exact building design will be refined during the site review process to comply with the development
code and any conditions placed on the DU.
-The Springfield Development Code defines a fire station as a High Impact Public Facility. These are allowed
in the LDR zone as a Discretionary Use. The applicant will submit the subsequent site plan review application
this fall, if the FEMA grant is awarded. If Springfield is not awarded the grant, the Discretionary Use approval
will not preclude other uses on this site. If a fire station is not built, the site can be developed with any use
allowed in the LDR zone.
Based on comments from Lane County Transportation Planning, direct access to the Bob Straub Parkway is not
likely to be granted. Although the portion of Bob Straub Parkway that fronts this parcel was annexed by
Springfield, the County retains access control because the road has not been surrendered to the City. This is
not expected to be an issue since the conceptual site plan does not show direct access to the parkway.
Springfield Transportation Planning has indicated the Institute of Transportation Engineers traffic generation
manual does not contain an estimated vehicle trip count for fire stations. Because of that, and because there
will be a small number of firefighters at this station, impact to the transportation system will be insignificant.
Based on comments from Public Works Engineering, the storm and sanitary sewers have adequate capacity to
serve the proposed development.
The comments from the Springfield Fire Marshal's Office state that the purpose of this fire station is to provide
key urban services to the Jasper-Natron area. Fire and life safety services are among those listed as key urban
services in the Springfield Municipal Code. Per local and national standards, response times for Springfield
Fire and Life Safety is 5 minutes to the areas to be served. The location of this station is based on a fire station
relocation study by Emergency Services Consulting, Ine. (ESCi) dated April 2007. Without relocation of this
high impact public facility, Springfield Fire and Life Safety will be unable to deliver key urban services to
future annexations in Jasper-Natron.
The Commission should take public testimony and determine if a fire station is an appropriate use at this site.
The Commission has three options:
1. approve as recommended, or
2. approve but add conditions based on testimony at the hearing, or
3. deny the application.
Staff recommends approval of the Discretionary Use.
Procedural Findings:
. Notice of the public hearing was sent to adjacent property owners/occupants within 300 feet of the
subject site on June 25, 2009. The applicant and parties submitting testimony at the public hearing have
appeal rights and are mailed a copy of this decision for consideration.
." Notification was published in the Register Guard on June 17, 2009.
. On June 30, 2009, the City's Development Review Committee reviewed the application. The City staff's
comments have been reduced findings in this report.
5.9-120 Discretionary Use Approval Criteria
A Discretionary Use may be approved only if the Planning Commission or Hearings Official finds that the
proposal conforms with the Site Plan Review approval criteria specified in Section 5.17-125, where
applicable, and the following approval criteria:
" A. The proposed use conforms with applicable:
1. Provisions of the Metro Plan;
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City of Springfield Fire and Life Safety
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5.
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Refinement plans;
Plan District standards;
Conceptual Development Plans or
Specific Development Standards in this Code;
SDC 4.7-160 High Impact Public Facilities
A. The facility shall be designated on the Metro Plan's Public Facilities and
Services Plan or be approved in accordance with a Type III review procedure
(Discretionary Use).
B. The facility shall be screened as specified in Section 4.4-100.
C. In residential districts, a minimum of 25 percent of the lot/parcel shall be
landscaped.
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,... 2.
Finding: The site is zoned LDR (Low Density Residential) Zone and is designated LDR by the Metro Plan.
There is no applicable refinement plan.
Finding: In accordance with SDC 3.2-210, a fire station in the LDR zone requires a Discretionary Use
application and a Site Plan application. If the Planning Commission approves the DU, the applicant will
submit a site plan. The site plan must comply with the Springfield Development Code as well as any
conditions of the DU.
Finding: The Springfield Development Code (SDC) Section 6.1-110 defines a fire station as a High Impact
Public Facility. SDC 3.2-210 lists High Impact Public Facilities as a discretionary use in the LDR (Low Density
Residential) zoning district.
Finding: The proposal must comply with the Specific Development Standards contained in SDC 4.7-160. The
screening and landscape standards will be implemented during the site plan review.
Finding: This application is being processed as a Type III review. In accordance with SDC 4.7-160, a fire station:
in the LDR zone requires a Discretionary Use application, unless the site is designated on the Metro Plan's
Public Facilities and Services Plan. The current Metro Plan does not include sites for fire stations.
Conclusion: The proposal complies with SDC 5.9-120(A).
B. The site under consideration is suitable for the proposed use, considering:
1. The location, size, design and operating characteristics of the use (operating characteristics
include but are not limited to parking, traffic, noise, vibration, emissions, light, glare, odor,
. dust, visibility, safety, and aesthetic considerations, where applicable);
2. Adequate and safe circulation exists for vehicular access to and from the proposed site, and
on-site circulation and emergency response as well as pedestrian, bicycle and transit
circulation;
3. The natural and physical features of the site, including but not limited to, riparian areas,
regulated wetlands, natural stormwater management/drainage areas and wooded areas shall
be adequately considered in the project design; and
4. Adequate public facilities and services are available, including but.not limited to, utilities,
streets, storm drainage facilities, sanitary sewer and other public infrastructure.
Finding: This site is identified in the "Standards of Cover and Deployment Study, April200T as a site that can
adequately serve the Jasper/Natron area.
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City of Springfield Fire and Life Safety
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."Findillg: The diagram included in this staff report as Attachment 4 is the tool that Fire and Life Safety uses to
evaluate whether or not to ask for an actual transportation analysis for annexations. This diagram shows that
. Fire and Life Safety can only serve to within approximately V. mile of the southern edge of the UGB in the
Jasper-Natron area.
Finding: According to the local wetlands inventory, there are no identified wetlands on this site.
Finding: The comments from PW Engineering state the existing sanitary sewer is adequate to serve the
proposed use. .
Finding: According to Public Works, the stormwater system is undersized for this area. There is a piped
system down slope from this site in the intersection of Straub Pkwy and 57th St. that connects to the Daisy St
storm line. The Daisy system is under capacity and has an identified CIP project in the SWFMP. The station
design will need some type of flow management and the normal water quality considerations. During site
plan review, the applicant will need to address Fire truck washing similar to what has been done at the other
fire sties. This includes bioswales and "no net increase" stormwater practices.
Condition of Approval: The site plan shall incorporate bioswales and "no net increase" stormwater
practices to the extent practicable.
Finding: The PW Engineering comments state the site slopes at 7% to the north which may pose some design
challenges but will not prevent development of a fire station. There are no improvement agreements on the
property currently. Soil is 73-linslaw loam which has somewhat poor drainage with a water table at
approximately 2' as indicated by the Lane County Soil Survey.
Finding: Although the portion of Bob Straub Parkway that fronts this parcel was annexed by Springfield, the
County retains access control because the road has not been surrendered to the City. Comments by the
County indicate direct access to the parkway is not likely to be granted. As shown by the conceptual site plan,
direct access to the parkway is not needed for the fire station.
Finding: The comments from the Springfield Fire Marshal's Office state that the purpose of this fire station is
to provide key urban services to the Jasper-Natron area. Fire and life safety services are among those listed as
key urban services in the Springfield Municipal Code. Per local and national standards, response times for
Springfield Fire and Life Safety is 5 minutes to the areas to be served. The location of this station is based on a
fire station relocation study by Emergency Services Consulting, mc. (ESCi) dated April 2007. Without
relocation of this high impact public facility, Springfield Fire and Life Safety will be unable to deliver key
urban services to future annexations in Jasper-Natron.
Conclusion: As conditioned, the proposal complies with SDC 5.9-120(B).
C. Any adverse effects of the proposed use on adjacent properties and on the public can be mitigated
through the:
1. Application of other Code standards (including, but not limited to: buffering from less
intensive uses and increased setbacks);
2. Site Plan Review approval conditions, where applicable;
3. Other approval conditions that may be required by the Approval Authority; and/or
4. A proposal by the applicant that meets or exceeds the cited Code standards and/or approval
conditions.
Finding: The site is adjacent to public rights of way on three sides. There are three homes adjacent to the site
on south.
Finding: Sound generated from the fire trucks is a typical issue when locating a fire station. Due to the size
and location of the site, the building can be designed to mitigate the impact of the sound on the neighbors ,
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City of Springfield Fire and Life Safety
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;tlrrongh massing and directional sound mitigation techniques.
.sound from the generator.
. Condition of approval: To the extent practicable. the site and the building shall be desi~ed to minimize
direct impacts to the neighbors.
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Other anticipated impacts include lighting and
Finding: Testimony was presented at the hearing by Rebecca Bronson that concerned, among other things,
sound mitigation and the future retaining wall. The Planning Commissions finds these concerns can be
adequately addressed by elevating the site plan to a Type III review.
Condition of Approval: The site plan shall be elevated to a Type III review.
Conclusion: As conditioned, the proposal complies with SDC 5.9-120(C).
D. . Applicable Discretionary Use criteria in other Sections of this Code:
1. Wireless telecommuuications systems facilities requiring Discretionary Use approval are
exempt from Subsections A. - C, above but shall comply with the approval criteria specified
in Section 4.3-145.
2. Alternative design standards for multifaruily development are exempt from Subsections A.-
C, above but shall comply with the approval criteria specified in Section 3.2-245.
3. Fences requiring Discretionary Use approval are exempt from Subsections A. - C, above but
shall comply with the approval criteria specified in Section 4.4-115C
4. "The siting of public elementary, middle and high schools requiring Discretionary Use
approval is exempt from Subsections A. - C, above but shall comply with the approval
criteria specified in Section 4.7-195.
Finding: The proposal does not include a wireless telecommunication system, a multi-family development, a
public school, or a fence requiring Discretionary Use approval.
Conclusion: SDC 5.9-120(D) is not applicable to the proposal.
. Determination: Based on the findings of fact, conclusions of law and the evidence in the record, the Director
determines the proposal complies with the DiScretionary Use criteria contained in SDC 5.9"120, subject to the
conditions of approval attached as Exhibit A.
EXHIBIT A
Conditions of Approval
1. To the extent practicable, the site plan shall incorporate bioswales and "no net increase" stormwater
practices.
2. To the extent practicable, the site and the building shall be designed to minimize direct impacts to the
neighbors.
3. The site plan shall be elevated to a Type III review.
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City of Springfield Fire and Life Safety
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