HomeMy WebLinkAboutNotice PLANNER 7/16/2010
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Site Plan Minor Modification
Case No. DRC2010-00016 Pacific Cascade Federal Credit Union
Staff Report and Notice of Decision
July 15, 2010
Applicant Applicant's Representative
Bob Harris Ted Corbin
Pacific Cascade Federal CU Eric Hall Architects
1075 Oak Street 116 Hwy 99 North
Eugene, OR 97401 Eugene, OR
541-284-5967 541-688-5594
Map No. and Zoning Site Address
17-03-25-33 TL 16200,16400,16500 1507 Centennial Blvd.
Metro Plan: Mixed Use Commercial N/O Springfield, OR 97477
Zoning: Mixed Use Commercial
Proposed Project Project Size
To construct additional parking for the The proposed work area is .23 acres
credit union on an adjacent lot as shown (10,200 sq. ft.) in size. The combined
on the approved site plan, ORC2005- acreage of the three affected tax lots is .61
00037. acres.
I. Executive Summary
The applicant, Pacific Cascade Federal Credit Union constructed a new facility on the
southwest corner of the intersection of Mohawk and Centennial Blvd in 2005 (DRC2005-
00037). The credit union purchased tax lots 16200, 16400, and 16500 and built the
current structure on lots 16400 and 16500. Tax lot 16200 hosted Mookies Restaurant at
the time the credit union building facility was built. Mookies has since moved to the
Gateway area and the restaurant facility was demolished in 2009. The credit union now
proposes to build additional parking in the place where the restaurant once stood.
The credit union showed tax lot 16200 to be part of the approved site plan, but was not
part of the initial site plan construction. The initial construction fully complied with site
development standards in effect in 2005 and approval of the site plan was not
dependent on the additional parking that is proposed in this application.
Upon staff review, it was concluded that the proposed amendment, as conditioned
below, will not substantively alter the established site plan and that important design
elements such as traffic circulation, parking, stormwater management and landscaping
and screening will not be affected. The proposed amendment is thereby approved
with conditions.
Condition of Approval # 1: The submitted modification shall be revised to include a .
construction note or a revised drawing specifying that the base of the bio-swaLe)le 7/tft / tOlD
. Date Recelvcu.
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constructed to include medium comprising a mixture of sand, native soil, loam, and
compost. The fraction of organic carbon (foc) in the constructed medium must be a
minimum of 0.20, Le., 40-50% organic matter. If the growing medium does not conform
to this minimum foc requirement, the constructed medium shall be increased from the
required 12-inch depth to a depth of 24-inches.
Condition of Approval #2: A wellhead protection area sign shall be purchased from SUB
and installed in the parking lot near the bio-swale.
Condition of Approval #3: The submitted site plan modification shall be redrawn to
close the existing 66-foot curb cut along Market Street and a curb-side sidewalk shall be
installed in to match the connecting sidewalks.
Condition of Approval #4: The submitted site plan modification shall be redrawn to
close the Centennial Blvd. access. Access shall be restricted to that already provided by
Market and Parker Streets and the exit-only access on Mohawk Blvd. An irrevocable
Joint Use Access Agreement, approved by the City Attorney, guaranteeing joint use of
the driveway access points by Lots 1, 2, 3, 4, and 5, shall be prepared and recorded.
Condition of Approval #5: 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 rain garden bio-swale. 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.
Condition of Approval #6: To ensure a fully functioning water quality system and meet
objectives of Springfield's MS4 permit, the Springfield Development Code and the
EDSPM, the proposed private vegetative water quality swale shall be shall be fully
vegetated with all vegetation species established prior to approval of Final Site Plan.
Alternatively, if this condition cannot be met, the applicant shall provide and maintain
additional interim erosion control/water quality measures acceptable to the Public
Works Department that will suffice until such time as the swale vegetation becomes
fully established.
By this approval, the Final Site Plan approved for this project is amended to include the
proposed new parking area and related landscaping and stormwater management swale.
The original Development Agreement is still in force. The Development Agreement shall
be amended to include the additional conditions of approval that are required by this
action.
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II. Description of the Proposed Modification
The Pacific Cascade Federal CU site includes tax lots 16200 (the subject lot), 16400, and
16500. In total the credit union site is .61 acres. The site is has the Metro Plan
designation and zoning "Mixed Use Commercial." The applicant proposes to construct
additional parking on the site formerly occupied by Mookies Restaurant. Mookies was
demolished in late 2009, leaving the site vacant. The subject site is about .23 acres in
size and will provide 22 additional parking spaces.
The credit union 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.
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The site encompasses both 1198 Mohawk Boulevard and 1507 Centennial 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 Mixed Use Commercial. Zoning on the West
side is Low Density Residential (LDR).
The approved site plan for the credit union (DRC2005-00016) included the subject site
within the development area, but no construction was proposed for the site at that
time. The restaurant continued to function on the site until closing and moving to the
Gateway area. No new tenant was obtained and the restaurant was demolished to
allow for the additional parking.
III. Procedural Requirements
Section 5.17-145 (C) of the Springfield Development Code (SDC) states that "the Director
shall determine whether the Site Plan Modification will be processed under the Type I or
Type II review process." A Type I Minor Site Plan Modification application is evaluated
under the Type I review process. A Type I modification is "a modification in the location
or type of required landscaping or an insignificant change in the number and/or layout
of parking spaces."
SDC Section 5.4-100 (Table 5.4-1) ofthe Springfield Development Code Development
Applications shows that Minor Site Plan Modification is a Type I application. ~
decisions are made bv the Director without public notice and without public hearing.
Under a Type I procedure, the Director may approve, approve with conditions, or deny
the application. The Director's decision shall address all ofthe applicable approval
criteria and lor development standards. The Director's decision is the final decision of
the Citv. The Director's decision is effective on the day that it is mailed or otherwise
provided to the applicant.
Finding #1. The proposed modification provides for additional parking spaces. The
request is consistent with the example of a "minor site plan modification" provided in
the Springfield Development Code. The Director received the application as a Type I
application since the proposed change was consistent with the definition of a Type I
Minor Site Plan Modification under the provisions of SDC Section 5.17-145 (C).
Finding #2. SDC Section 42.1120 (A) (1) (c.) (iL) allows the Public Works Director to
combine access for two or more lots/parcels, if required, to reduce the number of
driveways along a street. During review of the development proposal, the Traffic
Engineer determined that closing the Centennial Blvd. access and combining access to
Lots 1 and 2 via the existing driveways on Market Street and Parker Street is required to
reduce the number of driveways along Centennial. The action to combine access for the
parcels is a discretionary action by staff that is consistent with a Type II procedure
where staff exercises discretion. Type II procedures allow a right of appeal by the
applicant to the Planning Commission for relief from a staff decision.
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Finding #3. Type II procedures require that mailed public notice ofthe proposed
development be sent to residents and landowners within 300 feet. SDC Section 5.1-130
IB) describes the required content ofthe mailed notice and indicates that there is a 14-
day comment period allowed for receiving public comment on the proposal. The
applicant and parties submitting written comments during the notice period have
appeal rights and are mailed a copy of this decision for consideration (see Appeals at the
end ofthis decision.
Finding #4. Mailed notice to residents and property owners within 300 feet of the
subject site was mailed on June 30, as verified by affidavit. The due date for receiving
comments closed on July 14, 2010.
Finding #5. No comments were received during the allowed period.
Finding #6. A Development Review Committee meeting was scheduled for June 15,
2010 to discuss the proposed modification. Given the limited scope of the proposal,
staff reviewed the application with Public Works Civil Engineering, Public Works
Transportation and Fire and Life Safety, and the Springfield Utility Board Water Division
staffs. The comments of these departments and staff are included in the findings and
conditions of approval found in this report.
IV. Criteria for Approval
SDC Section 5.17-145 (D) states that the criteria of approval for a Site Plan Modification
application shall be in compliance with the applicable standard and/or criteria of
approval specified in Section 5.17-125.
Finding #7. This application is a proposed modification of the original site plan that
was submitted and approved for the Pacific Cascade Federal Credit Union (DRC2005-
00016). SDC Section 5.17-145(A) states, "The Site Plan Modification process establishes
procedures to allow certain adjustments to an approved Site Plan, either after
Preliminary Approval or after Final Approval. This process shall assure that any proposed
Major Site Plan Modification continues to comply with the approval criteria specified in
Section 5.17-125.
The proposed modification has the potential for affecting the standards for 1) Drinking
Water Protection; 2) Site Access and Circulation; 3) Stormwater Management; and 4)
Landscaping and screening.
Drinking Water Protection (DWP)
The proposed parking lot addition is located within the 2-5 year time of travel zone of
the 16th and Q Street wellhead. Staff reviewed the applicant's site plan modification
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proposal and made the following findings with respect to compliance with the City's
drinking water protection policies found in SDC 3.3-23S(B) and 240:
Finding #8. Findings 35 through 44 address of the original site plan report DWP issues.
The primary concern addressed in the site plan review report is related to the roof-top
HVAC system and the isolation of the HVAC equipment from roof-top drainage.
Finding #9. Conditions of Approval #7, #8 and #9 found in the original site plan
approval pertain to DWP issues. These conditions are listed below:
#7 No DNAPLs are permitted to be used or stored at the site (SDC 3.3-235 (B)).
#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 3.03.4C).
#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.
Finding #10. The submitted site plan modification does not proposed any new
construction that would change the existing conditions of approval as they apply to
drinking water protection.
Finding #11. The proposed parking lot includes a bioswale for the filtering and
infiltrating a portion of the storm water runoff. The Springfield Utility Board has
requested that in cases where bioswales are located in areas with a high water table or
are within the 5-year time of travel zone, that the base of the bio-swale be constructed
to include medium comprising a mixture of sand, native soil, loam, and compost. The
fraction of organic carbon (foe) in the constructed medium must be a minimum of 0.20,
Le., 40-50% organic matter. If the growing medium does not conform to this minimum
foe requirement, the constructed medium shall be increased from the required 12-inch
depth to a depth of 24-inches. SUB has further requested that a wellhead protection
area sign be purchased from SUB and installed in the vicinity of the bio-swale, providing
an emergency contact number to report toxic spills in the parking lot that might be
absorbed into the water table through the swale.
Condition of Approval # 1: The submitted modification shall be revised to include a
construction note or a revised drawing specifying that the base of the bio-swale be
constructed to include medium comprising a mixture of sand, native soil, loam, and
compost. The fraction of organic carbon (foe) in the constructed medium must be a
minimum of 0.20, Le., 40-50% organic matter. If the growing medium does not conform
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to this minimum foc requirement, the constructed medium shall be increased from the
required 12-inch depth to a depth of 24-inches.
Condition of Approval #2: A wellhead protection area sign shall be purchased from SUB
and installed in the parking lot near the bio-swale.
Site Access and Circulation
The proposed site plan modification shows that the proposed parking area will be
accessed by existing curb cuts on Centennial Blvd., Market Street (42-ft wide) and Parker
Street (42-ft wide) . The current asphalt driveway providing access from Centennial will
be replaced by a 24-ft wide concrete driveway access.
Finding #12. The submitted modification shows the retention of a 66-foot driveway on
Market Street which was used to provide access to a small parking area on the west side
of Mookie's as shown in the photo below.
Finding #13. The proposed new parking area will no longer make use of this driveway
for vehicle access to the proposed new parking area. By definition, driveways are "a
vehicle access that provides connection between a structure or parking area on private
property and the public street system" (SDC 6-1-110 definition for "Driveway").
Sidewalks, by contrast, are "the portion of a street or highway right-of-way designated
for preferential or exclusive use by pedestrians" (SDC 6-1-110 definition for "Sidewalk").
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The proposed site plan modification abandons the driveway use of the 66-foot curb cut.
The driveway no longer provides access to a structure or parking area. The primary use
of this segment of the right-of-way is will be for pedestrian use. The driveway is now a
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sidewalk segment that does not meet sidewalk design standards found in Springfield's
adopted Engineering Design Standards and Procedures.
Condition of Approval #3: The submitted site plan modification shall be redrawn to
close the existing 66-foot curb cut along Market Street and a curb-side sidewalk shall be
installed to match the connecting sidewalks.
Finding #14. SDC Section 4.2-120 (Al (1) (al states that all developed lots/parcels shall
have an approved access a public street or alley along the frontage of the property. The
subject site is composed of Lots 1 and 2 of the Mohawk Addition Subdivision as shown
on the plat below. There is an existing driveway on the site that formerly served
Mookies and continues to connect to the credit union parking area from Centennial Blvd.
Finding #15. Finding #45 of the original site plan stated: "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, 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 entitled to 'an approved access to a public
street.'" [This citation was changed to SDC 4.2-120 (Al (1) when the Springfield
Development Code was updated in 2007.]
Finding #16. Lots 1-5 are each owned by Pacific Cascade Federal Credit Union. The
proposed site plan modification incorporates all five lots into a single use development.
The credit union would have full access from Market and Parker Streets and an exit-only
connection to Mohawk Blvd. if the existing Centennial Blvd. access (former Mookies
access) is closed as a condition of approval for the proposed modification.
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Finding #17. SDC Section 4.2-120 (A) (1) (c.) (ii.) allows the Public Works Director to
combine access for two or more lots/parcels, if required, to reduce the number of
driveways along a street. The section also requires that access to the combined lots be
guaranteed by an irrevocable joint use/access easement serving the subject property
that has been approved by the City Attorney. The Traffic Engineer has determined that
closing the Centennial Blvd. access and combining access to lots 1 and 2 via the existing
driveways on Market Street and Parker Street is required to reduce the number of
driveways along Centennial. Closing the driveway on Centennial will reduce the number
of conflict points that contribute to accidents.
Finding #18. SDC 4.2-120 (C) states, "Driveways shall be designed to allow safe and
efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5 and the
City's Engineering Design Standards and Procedures Manual and the Public Works
Standard Construction Specifications." Table 4.2-4 shows that the minimum separation
between a driveways and the nearest intersection curb return on an arterial street is
200 ft. The TransPlan street classification map indicates that Mohawk Blvd. and
Centennial Blvd. are both minor arterials.
Minimum Separations Between a Driveway and the Nearest
Intersection Curb Return on the Same Side of the Street.(l)
Street TVDe
Land Use Arterial Collector Local
Single-family Residential 200 feet 50 feet 30 feet
and Dunlexes
Multifamilv Residential 200 feet 100 feet 75 feet
CommerciaV Public Land 200 feet 100 feet 75 feet
Industrial 200 feet 200 feel 150 feel
(1) Each category of street is considered separately. Distances may be reduced in the following
circumstances:
(a) Access is from a one-way street.
(b) The driveway is marked for "right-in-right-out only."
(e) The driveway is marked "exit only" and is designed to prevent left turns.
(d) In cases where an existing lot/parcel andlor use make compliance with these specifications
unreasonable, a new driveway or an existing driveway required to be relocated by this Code shall be
placed at the furthest point from the intersection curb return, considering both safety and internal
arculation requirements of the development.
Condition of Approval #4: The submitted site plan modification shall be redrawn to
close the Centennial Blvd. access. Access shall be restricted to that already provided by
Market and Parker Streets and the exit-only access on Mohawk Blvd. An irrevocable
Joint Use Access Agreement, approved by the City Attorney, guaranteeing joint use of
the driveway access points by lots 1, 2, 3, 4, and 5, shall be prepared and recorded.
Finding #19. SDC Section 4.2-120 (B) states that driveway access to local streets is
generally encouraged in preference to access to streets of higher classification. There is
an exception noted: Driveway access to arterial and collector streets may be permitted
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if no reasonable alternative street access exists or where heavy use of local streets is
inappropriate due to traffic impacts in residential areas.
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This photo illustrates the potential conflict between the driveway serving Wolgreens from
Centennial and the driveway access that formerly served Mookies.
Finding #20. TransPlan is the regional transportation plan for the Eugene-Springfield
area. TransPlan includes a map showing the federal classification of streets in the area.
Parker and Market Streets are classified as local streets. Mohawk and Centennial Blvd.
are classified as minor arterials. The subject site has full access from Market and Parker
Streets (local streets) and an exit on to Mohawk Blvd. (minor arterial).
Finding #21. The Market Street segment that provides access to the credit union and
subject site abuts a residentially zoned and developed neighborhood. It assumed for
the purpose of this report that if the existing Centennial Blvd. access is closed,
customers traveling on Centennial will most likely use Market Street to access the credit
union.
Finding #22. No specific analysis is available to estimate how many new trips are likely
to impact the residences on Market Street with the closure of the Centennial Blvd.
driveway. A trip generation study was submitted in 2005 for the original approved
credit union site plan. Based on the study data, it was estimated that credit union
would generate about 417 trips per day with about 165 trips occurring during afternoon
peak hours.
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The average daily traffic count on Mohawk Blvd. is about 9500 vehicles. The count on
Centennial is about 9600 vehicles. Based on these counts is reasonable to assume that
the 417 daily trips accessing the credit union will be evenly split between Centennial and
Mohawk and that about 208 cars will access the credit union via Market Street each day
if the Centennial Blvd. driveway is closed. This assumption does not account for the
small number of vehicles that may travel south on Market Street or east on Parker
Street from the adjoining neighborhoods to access the credit union.
If the distribution of the 417 daily trips accessing the credit union is currently split
evenly between the Parker Street, Market Street and Centennial Blvd. entrances, then
about 70 new trips will be added each to the Parker and Market Street entrances if the
Centennial Blvd. driveway is closed.
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This photo shows Market Street at the intersection with Porker Street. There ore two homes
with frontage on Market. Only ane of the two homes has a driveway on Market Street.
This photo looks east down Parker Street to the intersection with Mohawk Blvd. Customers
have access the credit union from Parker. Development adjacent to the Parker Street
entronce is commercial.
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Stormwater Management
Finding #23. Section 4.3-110.B of the SDC requires that the Approval Authority shall
grant development approval only where adequate public and/or private stormwater
management systems provisions have been made as determined by the Public Works
Director, consistent with the Engineering Design Standards and Procedures Manual.
Finding #24. Section 4.3-110.D of the SDC requires that run-off from a development
shall be directed to an approved stormwater management system with sufficient
capacity.
Finding #25. Section 4.3-110.E of the 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 #26. To comply with Sections 4.3-110.D & E, stormwater runoff from the site
will be directed into a rain garden bio-swale prior to discharging into a new 6" storm
pipe that is then directed to an existing on site 10" storm pipe. This existing 10" PVC
storm pipe discharges to the public system located in Mohawk St. which will be
acceptable for the proposed modification. The applicant has provided plans showing that
adequate drainage will be provided for the proposed minor site plan modification;
therefore, no conditions will be needed for storm water management.
Water Quality
Finding #27. Under Federal regulation of the Clean Water Act (CWA), Endangered
Species Act (ESA). and National Pollutant Discharge Elimination System (NPDES), the City
of Springfield has obtained a Municipal Separate Storm Sewer System (MS4) permit. A
provision of this permit requires the City demonstrate efforts to reduce the pollution in
urban stormwater to the Maximum Extent Practicable (MEP).
Finding #28. Minimum Control Measure 5 requires the City of Springfield to develop,
implement and enforce a program to ensure the reduction of pollutants in stormwater
runoff to the MEP. The City must also develop and implement strategies that include a
combination of structural or non-structural Best Management Practices (BMPs)
appropriated for the community.
Finding #29. As required in Section 4.3-110.E of the SDC, "a development shall be
required to employ drainage management practices approved by the Public Works
Director and consistent with Metro Plan policies and the Engineering Design Standards
and Procedures Manual."
Finding #30. Section 3.02 of the City's EDSPM states the Public Works Department will
accept, as interim design standards for storm water quality, water quality facilities
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designed pursuant to the policies and procedures of either the City of Portland (BESI. or
the Clean Water Services (CWS).
Finding #31. 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 #32. 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 #33. To comply with Section 3.03.3.B of the City's EDSPM, stormwater runoff
from the site will be directed into a rain garden bio swale prior to discharging into the
public system located in Mohawk Street by way of an on-site private storm pipe system.
The applicant has provided plans showing the proposed rain garden water quality swale
will comply with Springfield Drawing number 4-22 which will be acceptable for this
application; however. the bio-swale depth must be constructed with sufficient section
depth due to proximity to the 5 year time of travel zone as required by Springfield Utility
Board.
Condition of Approval #5: 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 rain garden bio-swale. 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.
Condition of Approval #6: To ensure a fully functioning water quality system and meet
objectives of Springfield's MS4 permit, the Springfield Development Code and the
EDSPM, the proposed private vegetative water quality swale shall be shall be fully
vegetated with all vegetation species established prior to approval of Final Site Plan.
Alternatively, if this condition cannot be met, the applicant shall provide and maintain
additional interim erosion control/water quality measures acceptable to the Public
Works Department that will suffice until such time as the swale vegetation becomes
fully established.
Fire and Life Safety
Finding #34. The Fire Marshal has reviewed the submitted site plan modification and
has concluded that the original approved site plan provided for adequate water supply
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and access for fire and life safety responses. No new conditions of approval are
required.
Landscaping and Screening
SDC Section 4.4-100 and following outlines the standards for landscaping and screening.
Staff reviewed the proposed modification and made the following findings with respect
to impact of the modification on landscaping and screening.
Finding #3S. SDC 4.4-105 describes the landscaping standards for parking lot planting
areas. A review of the applicant's landscape plan for this modification shows that it is
consistent with the required standards in the type number and size of shrubs and trees
and groundcover shown in SDC 4.4-105.
Finding #36. SDC 4.4-110 (A)(l) states that screening shall be required where
commercial and industrial districts abut residential districts and no approved screening
exists. The development site is zoned Mixed Use Commercial. The zoning to the west
across Market Street is Low Density Residential. The separation created by the street is
sufficient separation so as not to require the structural screening required by SDC 4.4-
110. The perimeter landscaping and trees proposed by this modification will provide
adequate softening of the transition between the commercial and residential uses.
V. Director's Decision and Implementation
Based on the findings made with respect to the proposed minor site plan modification,
staff finds that the modification, as conditioned, complies with the applicable standard
and/or criteria of approval specified in Section 5.17-125. SDC Section 5.17-145 (E) states
that "the Director may require approval conditions as specified in Section 5.17-130."
The proposed Minor Site Plan Modification for the construction of additional parking
by Pacific Cascade Federal Credit Union is approved with the following conditions:
Condition of Approval # 1: The submitted modification shall be revised to include a
construction note or a revised drawing specifying that the base of the bio-swale shall be
constructed to include medium comprising a mixture of sand, native soil, loam, and
compost. The fraction of organic carbon (foe) in the constructed medium must be a
minimum of 0.20, Le., 40-50% organic matter. If the growing medium does not conform
to this minimum foe requirement, the constructed medium shall be increased from the
required 12-inch depth to a depth of 24-inches.
Condition of Approval #2: A wellhead protection area sign shall be purchased from SUB
and installed in the parking lot near the bio-swale.
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Condition of Approval #3: The submitted site plan modification shall be redrawn to
close the existing 66-foot curb cut along Market Street and a curb-side sidewalk shall be
installed in to match the connecting sidewalks.
Condition of Approval #4: The submitted site plan modification shall be redrawn to
close the Centennial Blvd. access. Access shall be restricted to that already provided by
Market and Parker Streets and the exit-only access on Mohawk Blvd. An irrevocable
Joint Use Access Agreement, approved by the City Attorney, guaranteeing joint use of
the driveway access points by lots 1, 2, 3, 4, and 5, shall be prepared and recorded.
Condition of Approval #5: 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 rain garden bio-swale. 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.
Condition of Approval #6: To ensure a fully functioning water quality system and meet
objectives of Springfield's MS4 permit, the Springfield Development Code and the
EDSPM, the proposed private vegetative water quality swale shall be shall be fully
vegetated with all vegetation species established prior to approval of Final Site Plan.
Alternatively, if this condition cannot be met, the applicant shall provide and maintain
additional interim erosion control/water quality measures acceptable to the Public
Works Department that will suffice until such time as the swale vegetation becomes
fully established.
VI. Development Agreement
SDC Section 5.17-145 (F) states that "a Final Site Plan and Development Agreement are
required as specified in Sections 5.17-135 and 5.17-140."
By this approval, the original Final Site Plan approved for this project shall be amended
to include the modified site plan sheets showing the proposed additional parking lot as
revised by the conditions of approval. A new Development Agreement shall be
prepared that reflects the modified site plan and conditions of approval. Five copies of
the amended 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 ofthis letter.
This decision is based on the submitted Site Plan Modification application and the
original Final Site Plan that was approved for the site (DRC200S-00016). The revised
Final Site Plan shall become null and void if construction has not begun within two years
of revised Final Site Plan approval, Le. the signing of a Development Agreement. A
single one-year extension may be granted by the Director upon receipt of a written
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request by the applicant including an explanation of the delay. Work under progress
shall not be subject to Development Approval expiration.
AdditionallnformatiDn: The applicatiDn, all dDcuments, and evidence relied upDn by
the applicant, and the applicable criteria Df apprDval are available fDr free inspectiDn
and copies are available at a CDSt of $0.75 for the first page and $0.50 fDr each
additiDnal page at the Development Services Department, 225 Fifth Street, Springfield,
Oregon.
Aooeals: If you wish to appeal this decision, your application must comply with SDC 5.3-
100, APPEALS. Appeals must be submitted on a City form and a fee of $250.00 must be
paid to the City at the time of submittal. The fee will be returned to the appellant if the
Planning Commission approves the appeal application. In accordance with SDC 5.3-115
which provides for a 15 day appeal period, the appeal period for this decision expires at
5:00 p.m. Dn July 31, 2010.
QuestiDns:
Please contact Mark Metzger at the City of Springfield Urban Planning DivisiDn if YDU
have questions regarding this prDcess.
Pre oared by:
Mark Metzger
Planner III, 726-3775
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