HomeMy WebLinkAboutNotice PLANNER 7/15/2010
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TYPE II TENTATIVE SITE PLAN REVIEW.
STAFF REPORT & DECISION
Project Name: Pacific Cascade
Project Proposal: Construct a bank branch with parking and landscaping
Case Number: DRC2005-00037
Project Location: 1198 Mohawk, 17-03-25-33 TL 15400 & 16500
Zoning: Major Retail Commercial (MRC)
Comprehensive Plan Designation:
Pre-Submittal Meeting Date: 5/13/05
Application Submitted Date: 5/24/05
Decision Issued Date: 6/29/05
Recommendation: Approval with Conditions
Appeal Deadline Date: 7/13/05
Natural Features: None
Development Issues:
Associated Applications: PRE2005-00034, ZON2oo5-00001
APPLICANT'S DEVELOPMENT REVIEW TEAM
CITY OF SPRINGFIELD DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Proiect Mana~er PlanninJ:! Sarah Summers 726-4611
Transportation Plannin~ Engineer Transvortation Gary McKenney 726-4585
Public Works Ciyil Engineer Utilities Steve Barnes 736-1036
Public Works ElT Sanitary & Stonn Sewer Man Stouder 736-1035
Deputy Fire Marshall Fire and Life Safety . Gilbert Gordon 726-2293
Community Services Manager Building Dave Puent 726-3668
Owner/Applicant: Architect:
Bob Harris Rand Elliott New
Pacific Cascade Eric Hall Architects
1075 Oak Street 302 Waite Street
Eugene, OR 97401 Eugene, OR 97402
Date Received:
Planner: MM
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Site for Pacific Cascade
NATURE OF APPLICATION: The applicant submitted a Type II Site Plan Review
Application 10 the City of Springfield requesting tentative approval to construct a 4,045
square foot building for a branch credit union. The application was accepted on May 24,
2005.
DECISION: Tentative Site Plan Approval, with conditions, as of the date of this
letter. This is a limited land use decision made according to city code and state
statute. Unless appealed, the decision is final. Please read this document
carefully. The standards of the Springfield Development Code (SDC) applicable to
each criterion of Site Plan Approval are listed herein and are satisfied by the
submitted plans and notes unless specifically noted with findings and conditions.
necessary for compliance. Final Site Plans must conform to the tentative site plan
as conditioned. Buildina plans must conform to the Final Site Plan.
OTHER USES THAT MAY BE AUTHORIZED BY THE DECISION: .
None. The proposed use is permitted in accordance with Springfield Development Code
(SDC) 1 8.020(3)(i). The final site plan, building plans and site development must
conform to this decision.
REVIEW PROCESS:
This application is reviewed under Ihe Type Ii procedure listed in SDC 3.080 and the site
plan criteria of approval 31.060. This application was accepted as complete on May 24,
2005. This decision is issued on the 361h day of the 120 days mandated by the slate.
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SITE INFORMATION:
The approximately 0.61 acre development site is zoned Major Retail Commercial (MRC)
consistent with policies of the Eugene-Springfteld Metro Plan. The site is at 1198
Mohawk Blvd. The site is bounded on the north by Centennial Boulevard, on the east by
Mohawk Boulevard, on the south by Parker Street and on the west by Market Street.
land use to the west of the site on Market and along Parker is single family residential.
The zoning on the north, south and east is also MRC. Zoning on the west side is low
Density Residential (lDR). The development area is part of a larger lot that contains
Mookie's Restaurant. The development area is currently vacant.
WRITTEN COMMENTS:
Procedural Finding 1: Applications for Limited land Use Decisions require the
notification of property owners/occupants within 100 feet of the subject property allowing
for a 14 day comment period on the application (SDC 3.080 and 14.030). The applicant
and parties submitting written comments during the notice period have appeal rights and
are mailed a copy of this decision for consideration.
Procedural Finding 2: In accordance with SDC 3.080 and 14.030, notice was sent to
owner/occupants within 100 feet of the subject site on May 26, 2005. No written
comments were received in response to the Notice of Surrounding Property Owners.
CRITERIA OF SITE PLAN APPROVAL:
SDC Section 31.060, 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 (1) through (5) of this Section have been
satisfied. If conditions cannot be attached to satisfy the criteria, the Director shall deny
the application."
(1) Compliance with the submittal requirements of sections 3.050 and 31.050
of this code.
Finding 3: The site plan application was submitted and accepted as complete on
5/24/05 to initiate Type II Site Plan Review procedures in accordance with SDC
Articles 3 and 31. This decision is issued on the 36th day of the required 120
calendar day review period.
Finding 4: Criterion 1 has been met because the applicant has complied with all
submittal requirements and the decision was issued within the required 120 days.
(2) Proposed on-site and off-site public and private improvements are
sufficient to accommodate the proposed development as specified in
articles 31, 32, the appropriate zoning and/or overlay district article and any
applicable refinement plan.
General Finding 5: For all public improvements, the applicant shall retain a
private professional civil engineer to design the site improvements in
conformance with City codes, this decision, and the current Engineering Design
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Standards Manual. The private civil engineer shall also be required to provide
construction inspection services.
General Finding 6: The Public Works Director's representatives have reviewed
the proposed site plan. City staff's review comments have been incorporated in
findings and conditions contained herein.
General Finding 7: Criterion 2 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 findinas and conclusions. The elements, sub-
elements and code standards of Criterion 2 include but are not limited to:
2a Public and Private Improvements in accordance with SDC 31 and 32
. Public Street and Related Improvements (32.020-32.090)
. Sanitary Sewer Improvements (32.100)
. Storm Water Management and Quality (32.110, 31.240)
. Utilities (32.120(1,2))
. Fire and Life Safety Improvements (32.120(3))
. Public and Private Easements (32.120(1) and (5))
. 2b Conformance with standards of SDC 31. Site Plan Review, and SDC
18 Commercial Zoning Districts
. Permitted uses (18.020)
. Lot coverage Standards (18.040)
. Setback Standards (18.050)
. Height Standards (18.060)
. Off-Street Parking Standards (18.070 and 31.170-230)
. Fence Standards (18.100)
. Landscaping Standards (31.130-150)
. Screening and Lighting (31.160)
. Parking Standards (31.170 - 230)
2c Overlay Districts and Applicable Refinement Plan Requirements
. Q Street Refinement Plan
. Drinking Water Protection Overlay District
2a. Public and Private Improvements in Accordance with SDC 31 and 32
Finding 8: The Development Review Committee reviewed the proposed site plan
and the surrounding public services. Except for the following, the proposed public
and private improvements are sufficient to serve the proposed development.
Public Street and Related Improvements
Finding 9: New sidewalks are proposed along Centennial and Mohawk streets. A
combination of new sidewalk and eXisting sidewalk is proposed for Parker and
Market streets. Decorative pavement treatment extends into the right of way at
the corner of Centennial and Mohawk.
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Condition of Approval:
1. Unfortunately, due to future public maintenance considerations, the decorative
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sidewalk treatment must be limited to private property. The.sidewalk within the
right of way is required to be paved with standard concrete patterns and texture.
Sanitary Sewer
Finding 10: Section 32.100 of the SDC requires that sanitary sewers shall be
installed to serve each new development and to connect developments to
existing mains.
Finding 11: A 12 inch public sanitary sewer pipe, located within a 10 foot
easement, runs through the site from east to west. The applicant proposes
connecting the future building and trash enclosure to this line.
Stormwater Management (quantity)
Finding 12: Section 32.110 (2) of the SDC requires that the Approval Authority
shall grant development approval only where adequate public and/or private
stormwater management systems provisions have been made as determined by
the Public Works Director, consistent with the Engineering Design Standards and
Procedures Manual (EDSPM).
Finding 13: Section 32.110 (4) of the SDC requires that run-off from a
development shall be directed to an approved stormwater management system
with sufficient capacity to accept the discharge.
Finding 14: Section 32.110 (5) of the Springfield Development Code (SDC)
requires new developments to employ drainage management practices, which
minimize the amount and rate of surface water run-off into receiving streams, and
which promote water quality.
Finding 15: The applicant has proposed Ii series of storm water pipes and catch
basins to collect and control site runoff, consistent with Section 32.110 (5) of the
SDC. Discharge of runoff is proposed to the existing public stormwater system, a
24 inch pipe, located in the Mohawk Blvd right-of-way.
Water Quality
Finding 16: 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 this
permit requires the City demonstrate efforts to reduce the pollution in urban
stormwater to the Maximum Extent Practicable (MEP).
Finding 17: Federal and Oregon Department of Environmental Quality (ODEQ)
rules require the City's MS4 plan address six "Minimum Control Measures."
Minimum Control Measure 5, "Post-Construction Stormwater Management for
New Development and Redevelopment," applies to the proposed development.
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Finding 18: Minimum Control Measure 5 requires the City of Springfield to
develop, implement and enforce a program to ensure the reduction of pollutants
in stormwater runoff to the MEP. The City must also develop and implement
strategies that include a combination 01 structural or non-structural Best
Management Practices (BMPs) appropriated for the community.
Finding 19: Minimum Control Measure 5 requires the City of Springfield use an
ordinance or other regulatory mechanism to address post construction runoff
from new and re-development projects to the extent allowable under State law.
Regulatory mechanisms used by the City include the Springfield Development
Code (SDC), the City's Engineering Design Standards and Procedures Manual
(EDSPM) and the future Stormwater Facilities Master Plan (SFMP).
Finding 20: As required in Section 31.050 (5) of the SDC, "a development shall
be required to employ drainage management practices approved by the Public
Works Director and consistent with Metro Plan policies and the Engineering
Design Standards and Procedures Manual."
Finding 21: Section 3.03.3.B of the City's EDSPM states all public and private
development and redevelopment projects shall employ a system of one or more
post-developed BMPs that in combination are designed to achieve at least a 70
percent reduction in the total suspended solids in the runoff generated by that
development. Section 3.03.4.E of the manual requires a minimum of 50 percent
of the non-building rooftop impervious area on a site shall be treated for
stormwater quality improvement using vegetative methods.
Finding 22: To meet the requirements of the City's MS4 permit, the Springfield
Development Code, and the City's EDSPM, the applicant has proposed a
Stormfilter catchbasin by Stormwater Management with two lilter cartridges to
collect and treat stormwater runoff. The Stormfilter catchbasin will collect runoff
from approximately 50 percent of the non-building rooftop impervious area. The
Stormfilter catch basin by Stormwater Management will be acceptable for use to
meet the vegetative 50 percent water quality requirement.
Finding 23: Routine maintenance of the Catchbasin Stormfiller by Slormwater
Management Inc is required to ensure a functional water quality unit. Stormwater
Management Inc publishes maintenance guidelines for their products regarding
maintenance detail and frequency.
Finding 24: The applicant has proposed a double chambered catchbasin to
collect and convey the remaining non-building rooftop impervious area runoff not
directed to the Stormfilter catchbasin. An oil/grease filtration insert has not been
proposed for use in this basin.
Finding 25: Organics and other pOllutants from trash receptacle areas may not be
discharged into the public storm water system and must go to the sanitary sewer.
The sile plan shows the trash receptacle area fenced and sloping to a sanitary
drain, but not covered to eliminate infiltration of stormwater.
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Conditions of Approval:
2. Prior to approval of the final site plan, the applicant shall provide an operations
and maintenance plan to the City for review to ensure the long-term maintenance
and operation of the proposed Stormfilter Catchbasin. consistent with
maintenance criteria required by Stormwater Management Inc. The plan should
designate maintenance responsibility for operating and mair;1taining the system,
and should be distributed to all property owners and tenants of the site.
3. Prior to approval of the Final Site Plan, the applicant shaU revise the detail
drawing for the double chamber catch basin as shown on sheet C4 to include an
oil/grease filtration insert, to meet requirements set forth in Section 3.03.3.B of
the City's Engineering Design Standards and Procedures Manual.
4. On the final site plan, show the trash receptacle area covered against rain fall.
Site Soils
Finding 26: The applicant has listed soils (#32 Coburg Urban Complex) on Sheet
C-1. A Geotechnical evaluation was performed in April, 2005, by Foundation
Engineering Inc. Recommendations for foundation types and areas of concern
for over-excavation were provided.
Condition of Approval:
5. Site soils show potential for high water table seasonally from November
through May and areas of unsuitable fiU material. Note on the final site plan that
the Geotechnical Evaluation suggestions for foundation and excavation practices
will be followed.
Utilities
Finding 27: Water service is available to serve the site. The proposed building
will require water development fees for connections and metering. Rebecca
Templin of Sub Water Department, (726-2396) is the contact person. Please
refer to her letter of June 16, 2005.
Finding 28: Backflow prevention devices are required for this development.
Please contact Chuck Davis at 726.2396.
Public and Private Easements
Finding 29: No additional easements are required since the site and adjacent
properties are developed and serviced from utilities in the rights of way.
Conclusion: As conditioned in this decision, the tentative site plan satisfies this
. sub-element of the criterion.
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2b. Conformance with standards of SDC 31, Site Plan Review, and Article 18,
Commercial Zoning. '
Landscaping Standards
Finding 30: SDC 31.140(1) requires all required setback areas, parking lot
planting areas and any additional planting areas as specified in the zoning district
to be planted.
Finding 31: The proposed landscaping plan shows adequate landscaping for the
parking setback and interior parking areas.
Finding 32: The plan shows the 10' building setback areas as proposed plant
beds. Complete planting plan is to be submitted at the time of final site plan
review.
Finding 33: SDC 31.140(4) requires all new planted areas to be provided with a
permanent underground irrigation system.
Finding 34: The applicant proposes to submit a complete irrigation design for
final site plan review.
Condition of Approval:
6. The final site plan shall show complete landscaping and irrigation plans that
satisfy the requirements of SDC 31.140.
Conclusion: As conditioned, the tentative site plan satisfies this sub-element of
the criterion.
3c. Overlay Districts and Applicable Refinement Plan Requirements
Finding 35: The subject site is located within a Drinking Water Protection
Overlay District. It is within the 1-5 year Time of Travel Zone (TOTZ) of the 16th &
Q Street Wellhead. Springfield's drinking water aquifer is an identified and
delineated Goal 5 natural resource subject to protection in accordance with SDC
32.110(4) and SDCArticle 17.
Finding 36: SDC 17.050 requires a Drinking Water Protection (DWP) Overlay
District development application be submitted to the City in conjunction with Site
Plan Review when the storage, use and/or production of materials hazardous to
groundwater are affected.
Finding 37: The applicant has submitted a signed statement that no more than 20
gallons of hazardous materials will be stored on site. The materials will consist of
cleaning materials and various toners for office equipment.
Finding 38: SDC 17.070(2)(a) allows the storage, handling, treatment, use,
application, or production or otherwise keeping on premises of more than 20
gallons of hazardous materials that pose a risk to groundwater in aggregate
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quantities not containing DNAPLs only upon compliance with containment and
safety standards set by the most recent Fire Code adopted by the City.
Finding 39: SDC 17.070(2)(b) states that all (except exempted) hazardous
materials that pose a risk to groundwater shall be stored in areas with approved
secondary containment in place.
Finding 40: SDC 17.070(2)(c) prohibits the new use of all DNAPLs.
Finding 41: Roof drainage" may be discharged directly into the storm water
system if there is no roof top equipment, or the roof top equipment is fully self-
contained with a connection to the sanitary system or the equipment is provided
with secondary containment and weather resistant enclosures to ensure that, in
the event of a spill, no fluids will migrate into the site storm drainage system.
Finding 42: Engineering Design Standards and Procedures Manual 3.03.4.C
Roof-mounted Equipment states all building rooftop mounted equipment, or other
fluid containing equipment located outside of the building, shall be provided with
secondary containment or a weather resistant enclosure to ensure that, in the
event of a leak or spill, any fluids will not be able to migrate into the storm
drainage system or any UIC facility.
Finding 43: The Applicant's Plans (A4.1) show roof top equipment; however it
does not identify whether the roof top equipment is fully self-contained with a
connection to the sanitary system or provided with secondary containment and
weather resistant enclosures to ensure that, in the event of a spill, no fluids will
migrate into the site storm drainage system. Applicant has not provided sufficient
information on its roof-top equipment for City review for compliance.
Finding 44: SDC 32.110(5) requires a development to employ drainage
management practices approved by the Public Works Director and consistent
with Metro Plan policies and the Engineering Design Standards and Procedures
Manual... to alleviate future costs of treating the piped discharge; to promote
water quality ...
Conditions of Approval:
7. No DNAPLs are permitted to be used or stored ,at this site (SDC 17.070(2)(c).
8. The final site plan shall show either rooftop equipment that is fully self-
contained with a connection to the sanitary system or rooftop equipment that is
provided with secondary containment and weather resistant enclosures to ensure
that, in the event of a spill, no fluids will migrate into the site storm drainage
system (EDSPM 3.03.4.C).
9. All on-site landscaping shall be designed, selected, installed and maintained to
limit the need, to the maximum extent practicable, for chemical fertilizers,
herbicides or pesticides.
Conclusion: As conditioned, the tentative site plan satisfies this sub-element of
the criterion. '
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(3) 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 Articles 31, 32, the appropriate zoning and/or zoning overlay
district Article and any applicable refinement plan; and comply with the'
OOOT access management standards for state highways.
Site Access and Circulation
Finding 45: Installation of driveways on a street increases the number of traffic
conflict points. The greater number of conflict points increases 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 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 drivers
must make, and contributes to increased traffic safety. SDC 32.080(1) (a)
stipulates that each parcel is entitled to "an approved access to a public street."
Finding 46: The applicant proposes to close or modify existing site driveways to
provide site access as follows:
. A 24-foot wide, two way driveway, onto Parker Street midway between
Mohawk Boulevard and Market Street,
. A 24-foot wide, two way driveway, onto Market Street midway between
Centennial Boulevard and Parker Street, and
. A 36- foot wide, two lane, exit-only, driveway onto Mohawk Boulevard
midway between Centennial Boulevard and Parker Street.
'Finding 47: As conditioned below ingress-egress points will be planned to
facilitate traffic and pedestrian safety, avoid congestion and to minimize curb cuts
on public streets 'as specified in SDC Articles 31 and 32, applicable zoning and or
overlay district Articles, and applicable refinement plans.
Condition of, Approval:
10. Provide and maintain adequate vision clearance triangles at the corners of all
site driveways as shown on the proposed plan per SDC 32.070.
Transportation Facilities and Impacts
Finding 48: Abutting the development site, Centennial Boulevard is a 40-foot
wide two-lane arterial street and is improved with paving, curb/gutter, bicycle
lanes, sidewalks and street lighting; Mohawk Boulevard is a 60-foot wide four-
lane arterial street and is improved with paving, curb/gutter, bicycle lanes and
sidewalks and. Average daily traffic volumes are approximately 8,000 vehicle
trips on Centennial and 14,000 vehicle trips on Mohawk. Both Market Street and
Parker Street are two-lane local streets that are improved with paving, curb/gutter
and sidewalks; roadway widths are 28 feet on Market Street and 32 feet on
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Parker Street. Traffic volumes on Market and Parker Streets are estimated to be
less than 500 vehicles per day.
Finding 49: The applicant submitted a Trip Generation Study for the proposed
development. Due to a lack of data for comparable uses in the ITE Trip
Generation Manual, the trip estimate contained in this study was based on data
collected at two other Pacific Cascade Federal Credit Union sites in
Eugene/Springfield. Using the locally developed data, trip generation for the
proposed development is estimated to be as follows:
· Average Weekday = 4,200 SF x 99.11 trips per 1,000 SF = 417 trips
. PM Peak Hour = 4,200 SF x 39.27s per 1,000 SF = 165 trips
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In addition to vehicular trips, assumed development may generate pedestrian
and bicycle trips. According to the "Household" survey done by lCOG in 1994,
12.6 percent of household trips are made by bicycle or walking and 1.8 percent
are by transit bus. These trips may have their origins or destinations at a variety
of land uses, including this site. Pedestrian and bicycle trips create the need for
sidewalks, pedestrian crossing signals, crosswalks, bicycle parking and bicycle
lanes.
Finding 50: The Mohawk/Centennial intersection provides dedicated left-turn
lanes on all approaches and is controlled by a multi-phase traffic signal. Both
streets provide sidewalks and striped on-street bicycle lanes. Regular transit bus
service along Centennial and Mohawk is provided by l TD Routes #13, #18, and
#19. Transportation facilities serving the site provide for multi-modal travel.
Conclusion: As conditioned, the tentative plan satisfies this criterion.
(4) Physical features, including, but not limited to significant clusters of trees
and shrubs, watercourses shown on the water quality limited water course
map and their associated riparian areas, wetl.ands, rock outcroppings and
historic features have been evaluated and protected as required by this
code.
Finding 51: The Metro Plan, the Natural Resources Study, the National Wetland
Inventory Map and the Hydric Soils Map, the Springfield Wetland Inventory Map,
the Washburne Historic District and the list of Historic landmark Sites have been
consulted. There are no inventoried natural resources on the development site.
Finding 52: There are no inventoried historic features or archeological sites
located on the development site. If any artifacts are encountered during
construction, there are state laws that could apply, ORS 97.740, ORS 358.905.
ORS 390.235. If human remains are discovered during construction, it is a class
"c" felony to proceed under ORS 97.740.
Conclusion: As conditioned, the tentative site plan satisfies this criterion.
(5) The proposed development has been designed and located in a manner
that demonstrates state and federally designated beneficial uses of and
standards for groundwater, and surface water quality will be protected as
required by this code.
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Finding 53: The proposed development is designed and located and has been
conditioned in a manner that has storm water run-off controls and storm water
quality measures for protection of groundwater and surface water.
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Conclusion: As previously conditioned, the tentative site plan satisfies this sub-
element of the criterion.
CONCLUSION: The Tentative Site Plan, as submitted and conditioned, complies
with Criteria 1-5 of SDC 31;060.
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. This decision is based on the submitted Tentative Site Plan.
The Final Site Plan must show conformity with the Tentative Site Plan, compliance
with SDC Article 31 Criteria of Approval 1-5, and the conditions of approval.
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 and 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. The applicant shall provide five (5) copies of the final site plan within 90 days
of the date of this letter.
2. Unfortunately, due to future maintenance considerations, the decorative
sidewalk treatment must be limited to private property. The sidewalk within
the right of way is required to be paved with standard concrete patterns and
texture.
3. Prior to approval of the final site plan, the applicant shall provide an
operations and maintenance plan to the City for review to ensure the long-
term maintenance and operation of the proposed Stormfilter Catch basin,
consistent with maintenance criteria required by Stormwater Management
Inc. The plan should designate maintenance responsibility for operating and
maintaining the system, and should be distributed to all property owners and
tenants of the site.
4. Prior to approval of the Final Site Plan. the applicant shall revise the detail
drawing for the double chamber catch basin as shown on sheet C4 to include
an oil/grease filtration insert, to meet requirements set forth in Section
3.03.3.B of the City's Engineering Design Standards and Procedures Manual.
5. On the final site plan, show the trash receptacle area covered against rain
fall.
6. Soils show potential for high water table seasonally from November through
May and areas of unsuitable fill material. Note on the final site plan that the
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Geotechnical Evaluation suggestions for foundation and excavation practices
will be followed.
7. The final site plan shall show complete landscaping and irrigation plans that
satisfy the requirements of SDC 31.140.
8. No DNAPLs are permitted to be used or stored at this site (SDC
17.070(2)(c).
9. The final site plan shall show either rooftop equipment that is fully self-
contained with a connection to the sanitary system or rooftop equipment that
is provided with secondary containment and weather resistant enclosures to
ensure that, in the event of a spill, no fluids will migrate into the site storm
drainage system (EDSPM 3.03.4.C).
.10. All on-site landscaping shall be designed, selected,. installed and maintained
to limit the need, to the maximum extent practicable, for chemical.fertilizers,
herbicides or pesticides.
. 11. Provide and maintain adequate vision clearance triangles at the corners of all
site driveways as shown on the proposed plan per SDC 32.070.
SIGNS: Signs are regulated by the Springfield City Code Article 9, Chapter 7. The
number and placement of signs must be coordinated with the Community Services
Division. The locations of signs on a site plan do not constitute approval from the
Community Services Division. A separate sign permit is required. David Bowlsby (736-
1029) is the contact person.
The applicant may submit construction or building plans to other city departments for
review prior to final site plan approval in accordance with SDC 31.080 at their own risk.
All concurrent submittals are subject to revision for compliance with the final site plan. A
development agreement in accordance with SDC 31.090 will not be issued until all plans
submitted by the applicant have been revised. Conflicting plans cause delays.
ADDITIONAL INFORMATION: The application, all documents, and evidence relied
upon by the applica.nt, 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, Article 15, 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 15.020 which provides fora 1 O-day appeal period and Oregon
Rules of Civil Procedures, Rule 10(c) for service of notice by mail, the appeal period for
this decision expires at 5:00 PM on July 13. 2005.
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FEES AND PERMITS
Svstems Develooment Charaes:
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.)
Additional oermitslaoorovals mav. be necessarv:
3. Plumbing Permit
. Encroachment Permit
. Sewer Hookup Permit
. Land & Drainage Alteration Permit
QUESTIONS: Please call Sarah Summers in the Planning Division of the Development
Services Department at (541)726-4611 if you have any questions regarding this process.
PREPARED BY
SS-~
Sarah Summers
Planner
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Bob H.arris
Pacific Cascade
1075 (])ak Street
Eugene, OR 97401
Rand Elliott New',
Eric'Hal1 Architeets
302 Waite Street'
Eugene,'OR 97402
G-xar-~ B