HomeMy WebLinkAboutNotice PLANNER 9/29/2008
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RECEIVED
AFFIDAVIT OF SERVICE
SEP 292008
By:'1~~ ~
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STATE OF OREGON)
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County of lane )
I, Karen laFleur, being first duly sworn, do hereby depose and say as follows:
1. I state that I am a Program Technician for the Planning Division of the
Development Services Department, City of Springfield, Oregon.
2. I state that in my capacity as, Program Technician, I prepared and caused to be
mailed copies of DR,L2o()g-OD'::fS7 '11";(./;,, "D h.~;-cl.."0Y7 -11an-~ ~
(See attachment "A") on "If'Z."'J', .2008addressedto(see P"~~,
Attachment S"), by causing said letters to be placed in a U.S. mail box with 1>aAJt::..
postage fully prepaid thereon. '
1<~l~
KAREN LaFLEUR
STATE OF OREGON, County of lane
\~~{Jt;;yJ:)~ zq .2008. Personally appeared the above named Ka~~n LaFleur,
Program Technician, who acknowledged the foregoing instrument to be their voluntary
, act. Before me:
OFFICIAL SEAL
CIEVEne KELLY
NOTARY PUBLIC - OREGON
COMMISSION NO. 420351
MY COMMISSION EXPIRESAUG,15, 2011
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My Commission Expires:
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TYPE II EXPANSION OF NON-CONFORMING USE,
STAFF REPORT & DECISION
Project Name: Parklane Manufactured Home Park Expansion and Site Modification
Project Proposal:
upgrades
Replace 36 RV parking spaces with 20 manufactured home pads and make various site
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Case Number: DRC2008-00052
Project Location: 225 41" Street
(Map 17-02-32-32, TL 800; and
Map 17-02-32-14, TL 4100 &4200)
Zoning: Medium Density Residential (MDR)
Refinement Plan Designation: MDR
(Mid-Springfield Refinement Plan)
Pre-Submittal Meeting Date: None
Application Submitted Date: Aug. 6, 2008
Decision Issued Date: September 29, 2008
Appeal Deadline Date: October 14, 2008
Associated Applications:
None
APPLICANT'S DEVELOPMENT REVIEW TEAM
Owner/Applicant:
Project Engineer:
Landscape Architect:
Bart Martineau
Kelley Greg LLC
900 North 71h Street
Kelso, W A 98626
Scott Morris
Olson & Morris Consulting Engineers
380 Q Street, Suite 200
Springfield, OR 97477
CITY OF SPRINGFIELD'S DEVELOPMENT REVIEW TEAM
POSITION REVIEW OF NAME PHONE
Proiect Mana~er Plannin~ Andv Limbird 726-3784
Transnortation Plannin~ En~ineer Transnortation Jon Driscoll 726-3679
Public Works Engineer Utilities Eric Walter 736-1034
Public Works En~ineer Sanitary & Stonn Sewer Eric Walter 736-1034
DenUN Fire Marshal Fire and Life Safetv Gilbert Gordon 726-2293
Community Services Manager Building . Dave Puent 726-3668
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Site Information: The subject site is a 5.18 acre (x225,600 W) parcel located at 225 41~ Street (Assessor's Map
17-02-32-32, Tax Lot 800; and Map 17-02-32-14, Tax Lots 4100 & 4200). The subject site has public street
frontages on 41 ~ Street to the west and northwest; 'A' Street to the south;' and portions of Commercial Avenue to
the northeast and east. A vacated portion of Commercia] Avenue abuts the eastern boundary of the site. Primary
site access is derived from 'A' and 41~ Streets. The property is developed as a 46-space manufactured home park
with provision for 35 short-term recreational vehicle (RV) parking spaces. There are two existing stick-built
office/storage buildings on the southern boundary of the site that are proposed for removal. Zoning for the site is
,Medium Density Residentia] (MDR) according to the Springfield Zoning Map. The property is designated MDR
by the Metro Plan Diagram and the Mid-Springfield Refinement Plan. Properties to the north, east and south are
zoned and designated Light Medium Industrial (LM!) and Community Commercial (CC). Properties to the west
are zoned and designated MDR and developed with townhouse-style multi-family housing.
The proposed expansion of non-conforming use on the site includes: replacing the 35 RV spaces with 20
manufactured home pads; adjusting the location of several manufactured homes to provide for guest parking spaces
and allow for emergency vehicle passage throughout th,e internal driveways; removing seven (7) mature trees from
the property; installing a 2,500 rr common open space (children's play area); installing new and upgraded utilities,
including a vegetative swale for stormwater management; installing public and private fire hydrants on and adjacent
to the property; installing private street lights; and installing an emergency access gate along the eastern edge of the
property. The sum total of proposed expansion and site development exceeds the scope of the Expansion of Non-
Conforming Use standards and triggers compliance with Site Plan Review provisions as applied herein.
The site is not adjacent to a Water Quality Limited Watercourse or within the mapped FEMA 100 year flood hazard
area. The site is within the 10 to 20 year Time of Travel Zone for the Maia drinking water wellhead, and is subject
to the provisions of the Drinking Water Protection Overlay District, SDC 3.3-200.
DECISION: This decision grants Tentative Expansion of Non-Conforming Use Approval. The standards of
the Springfield Development Code (SDC) applicable to each criterion of Expansion of Non-Conforming Use
Approval and Site Plan Review 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 23 for a summary of the conditions of approval.)
OTHER USES AUTHORIZED BY THE DECISION: None. Future development will be in accordance with
the provisions of the Springfield Deve]opment Code, ftIed 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, the expansion of non-conforming use criteria of approval SDC 5.8-100, and the site plan
review criteria of approval SDC 5.17-125. This application is also being reviewed for consistencv with State
regulations pertaining to Manufactured Dwelling Parks (Oregon Revised Statutes Chapter 446), the Orer!On
Manufactured Dwellinf! and Park Svecialtv Code. and the Residential Manufactured Dwelling provisions of SDC
3.2-235. The subject application was accepted as complete on August 6, 2008. This decision is issued on the 54th
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 Appeals at the end of this decision).
Procedural Finding: On September 2, 2008, the City's Deve]opment Review Committee reviewed the proposed
plans (8 Sheets - Olson & Morris Consulting Engineers Sheets CI-C6, LA-l and LI-1, dated August 4,2008) and
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supporting information. City staff's review comments have been reduced to findings and conditions only as
necessary for compliance with the Expansion of Non-Conforming Use criteria of SDC 5.8-100 and the Site Plan
Review criteria of SDC 5.17-125. .
Procedural Finding: In accordance with SDC 5.17-125 to 5.17-135, the Final Site Plan ("Site Development Plan")
shall 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 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 August 14,2008. One written comment was received from
an adjacent property owner (Furlong Family, LLC); one written comment was received from a Parklane resident;
and 20 Parklane residents signed a prepared written statement.
Comment # I from Debra Alexander, 225 41 st Street, Space 60, Springfield:
As a tenant at Park Lane [sic] Mobile Home Park, there is [sic] only two issuers] that myself and the other tenants
have raised concerning the improvements at the park
I. The cyclone fence the owners want to build around the entire park The reason we are against this is for the
following:
We are surrounded by high traffic not only from motor vehicles but also truck traffic noise. If the wooden fence
is taken down we will have to endear [sic] all the noise in our homes. The wooden fence provides a little bit of
a noise barrier and with just wire there would be no barrier at all.
Also we would loose [sic] all our sense of security we currently have in our back yards. This has a very high
volume of foot traffic and a lot of drug activity in the back at McKenzie cottages. We feel we will be subject to
a lot more theft because those looking to steal will be able to jump the fence and grab the items we have of
value in the yards. We would be forced to rent storage units, which most can not q/ford to to to keep our
property from being stolen.
And last it would strip us of any privacy we have. For anyone going by the park could see anything we were
doing in our yards from talking to eating. We have very little privacy as it is and this would take what we have
completely awtry. We feel that if the owners insists [sic] on the cyclone fence they should be required to put
either the privacy strips in the fence or plant some type of hedge to go along the fence that would also work as
a sound barrier, security and privacy.
If you drive around other mobile home parks you willfind they either are not on a main street, or If they are
there is wooden fence and if the cyclone fence is up there are hedge or a tree called the arborvitaes up [sic].
This tree works wellfor all the concerns we have. And it has pokies on them [sic] and deters the criminals.
We appreciate you taking our concerns into consideration when making the decision on the plans for our park
Comment #2 from Debra Alexander (signed by 20 park residents):
To the Home Owners of Park lane:
As you know the plans have been submitted to the city for the improvements to the park
Of all the plans the owners have submitted the one item that I feel we all should think about is the tearing down of
all our wooden fences and replacing them with a 6 foot cyclone fence. Now the wire fence will last forever, but you
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will loose [sic) all your privacy in your back yards, the noise from the roads will be heard a lot louder than now
and you will not be able to keep anything of value in the back yards for anyone walking by will be able to see it.
This is what Ipropose we askfor to the city [sic):
I. Replace the wood with wire, but only if the owners are going to put in the privacy strips, or plant arborvitae
plans that grow fast and will form a hedge like barrier.
This also will cut down on the soundfrom the streets, keep our safety concerns in place and add the privacy we all
cherish and need. Jfyou are in agreement with this, please sign this notice and bring it back to me in space 60
before [the) 25th of this month We have to have this into the city before the 28'h
Staff Response to Comments #1 and #2:
The applicant is proposing to remove the existing screening fence from the eastern, northern and northwestern
edges of the property and replace it with a uniform, 6-foot high chain link fence. The applicant is also proposing to
correct some existing fencing encroachments into public right-of-way and adjacent private property. In the
conditions of approval for this land use decision, staff are recommending that the portions of the site that back onto
non-residential land use (the north, east and south boundaries) are provided with a solid screening fence for noise
abatement, security, and privacy. The screening fence can be wood, slatted chain-link, or another material
acceptable to the City.
In accordance with provisions of the Development Code (Section 4.4-115), the maximum height offences in the
front yard setback is 4 feet high for unslatted chain link style fencing. For the purpose of this review, the western
property frontage on 41 ~ Street from A Street to the driveway entrance by Space 60 is considered the front yard. At
present, this portion of the western site boundary is not fenced. The subject property is across 41 ~ Street from
existing multi-family dwellings, which are considered a compatible land use. Therefore, the maximum fence height
along the southwest edge of the site is 4 feet, if placed on property line. A 6-foot high fence can be installed if set
back 10 feet from the western property line.
Comment #3 from Furlong Family LLC, owner of 132 42nd Street, Springfield:
In response to the communication sent by the city of Springfield regarding: the 300 Foot Public Notice pending the
Non-conforming use application at 224 [sic) 41" Street in Springfield Assessor's Map #17-02-32-32, Tax Lot(s)
800.
In the past 30 years, members of the Furlong Family LLC have repaired the chain linkfence, no less than 40 times.
The building and surrounding properties have been burglarized countless time[s) as well.
Following a quick drive through of the trailer park, it was apparent that the amount of work and money needed to
upgrade the area to a livable standard is absolutely unfathomable.
The numbers of properties that have burned and are noticeably vacant are nearly equal to the trailers that are
currently inhabited. The plan to removed [sic) the RV trailers to make room for permanent trailers, is a plan that
would require a level of financing and such a difference in the manner in which the renters were chosen, and the
expectation to keep the property clean and respectable is such a change in behavior that the thought of the entire
plan seems simply impossible.
The area speaks for itself. The current residents have no respect for the property and obviously are not expected to
do so by the current manager/owner. The Springfield Police Dept. has record of the number of times that they have
been summoned for drug related issues.
The Furlong Family, LLC, rejects this application in its entirety.
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Staff Response to Comment #3:
The applicant is proposing to install a new perimeter fence around the"site that should encourage park residents to
use the public sidewalk system to access Main Street and other destipations in the area. Additionally, staff are
recommending conditions of approval that require the property owner to remove abandoned, damaged or
uninhabitable manufactured homes, trailers and RV s on the site. In addition to the proposed site improvements to
meet Housing and Urban Development (HUD) grant requirements, th~ property owner win be required to address
site deficiencies to bring it up to State and City Code requirements. ,This land use decision does not require the
applicant to address off-site, third party property issues related to pedestrian short-cutting, trespass and property
crime, which are enforcement issues under Springfield Police purview. ,:
APPLICABLE CRITERIA OF APPROVAL:
The subject property is zoned and designated MDR in accordance with the Springfield Zoning Map and consistent
with the Mid-Springfield Refinement Plan. Manufactured dwelling pllr.ks are not permitted in the MDR District.
Therefore, the; site is considered an existing, non-conforming use and the development proposal requires approval
for expatision of a non-conforming use. Additionally, in accordance:,with provisions of the Development Code,
expansion of manufactured dwelling parks is subject to SDC 3.2-235, (Residential Manufactured Dwellings) and
SDC 5.17-100 (Site Plan Review). The proposed expansion and site improvements (including utilities, parking
areas, outdoor recreation area, driveway widening, fencing, etc.) affect'all'quadrants of the 5.18 acre property. The
impacts of the proposed expansion of non-conforming use are addressed with conditions as outlined herein.
Impacts of the, proposed development that cannot be addressed under Expansion of Non-Conforming Use criteria
shall be addressed under Site Plan Review criteria. Therefore, for the reasons stated above, the proposal will be
reviewed for conformance with SDC 5.8-125 Criteria of Expansion of Non-Conforming Use. and SDC 5.17-100
Criteria of Site Plan Approval.
CRITERIA OF EXPANSION OF NON-CONFORMING USE:
SDC 5.8-125, Expansion or Modification of Non-Conforming Uses states, "an expansion or modification of a non-,
conforming building or structure resulting in an increased impact upon adjacent properties is considered an '
expansion of a non-conforming use. Approval may be granted only wlien the Director determines that there will be
no significant ,impact of the expansion upon adjacent properties. The Director may require approval conditions to
mitigate a significant impact. The applicant shall demonstrate all of the following applicable approval criteria have
been met."
A. For residential zones, the expansion shall not lessen the reSidential character of the residential zone
taking into account factors, including but not limited to:
1. Building scale, placement and fa~ade;
2. On-site parking placement; ,
3. Vehicle trips to the site and impact on surrounding on-street parking;
4. Buffering and the potential loss of privacy to abutting residential uses; and
5. On-site lighting. '
Finding I: The applicant is proposing to remove the provision for short-term RV parking spaces that are
directly across from multi-family dwellings. The proposed manufactured home pads will be more
permanent and residential in nature than the existing vehicles, trailers and campers on the southwest corner
ofthe"site.
Finding 2: The applicant is proposing to provide one parking space for each of the 20 new manufactured
home pads. In accordance with SDC Table 4.6-2 and SDC 3.2-235.J.8, at least two paved parking spaces
are required for each manufactured dwelling. As proposed, there will be 66 manufactured home pads on
the site and the total parking requirement is 132 spaces. The:applicant is proposing a total of 84 parking
spaces on the property. Some proposed parking spaces, including the two shown by Space 57, do not
appear to meet the minimum dimensions required by SDC Table 4.6-1. There are some locations within
the site where parallel parking spaces for guest parking could be delineated along the internal site
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driveways. This will allow the site to meet or exceed the requirement for at least 2 spaces per dwelling
unit.
Finding 3: The conversion of 35 RV parking spaces to 20 manufactured home pads should.not have an
appreciable effect on the amount of vehicle traffic associated with the site. Additionally, there is available
on-street parking along the western and southwestern boundaries of the site.
Finding 4: Conversion of the RV parking spaces to manufactured home pads and installation of perimeter
fencing should increase the privacy and buffering for the existing multi-family dwellings on the west side
of 41st Street. As conditioned herein, the proposed expansion of non-conforming use should not have an
adverse impact on the adjacent residential use to the west.
Finding 5: The applicant is proposing to install on-site street lights for safety and security of residents.
The proposed pole height is 25 feet with a 3-foot high concrete base. In accordance with SDC 4.5-
110.B.2.b, in residential districts the maximum height of a free-standing light fIxture on private property is
12 feet.
Finding 6: As stated in the project narrative, the applicant is proposing to install new utilities and other
improvements on the site to be eligible for HUD grants. The development proposal also triggers State and
City Code requirements that must be addressed to bring the site into compliance with the State
Manufactured Dwelling Park regulations, the Oregon Manufactured Dwelling and Park Specialty Code,
and the City's Developinent Code. Therefore, in addition to State regulations the proposal also will be
reviewed for consistency with the Site Plan Review criteria of approval (SDC 5.17-125) and provisions for
Residential Manufactured Dwellings (SDC 3.2-235).
Conditions of Approval:
1. The Final Site Plan shall provide at least 132 paved parking spaces serving the development site.
Qualifying parking spaces may include delineated parallel parking spaces where the internal driveway .
widths are sufficient to allow for parking on one or both sides. All parking spaces shall meet the
minimum dimensional requirements of the City's Development Code (SDC Table4.6-l).
2. The Final Site Plan shall provide for on-site streetlight fIxtures that are mounted a maximum of 12 feet
above [mished grade. Light fIxtures shall be shielded such that glare and light trespass does not affect
adjacent properties.
Conclusion: As conditioned herein, this proposal satisfIes Criterion A.
B. For zones other than residential, there shall be no significant impact compared to the current use or
building or structure on the surrounding area taking into account factors, including but not limited
to:
1. . The hours of operation; .
2. An increase in building size or height;
3. On-site parking placement;
4. Vehicle trips to the site and impact on snrrounding on-street parking;
5. Noise, vibration, dust, odor, fnmes, glare, smoke and on-site lighting; and
6. The amonnt, location, and nature of any outside displays, storage, or activities.
Finding 7: The subject property is residential, therefore this criterion does not apply.
Conclusion: This proposal satisfIes Criterion B.
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C. EXCEPTIONS: The following situations shall not be consi,dered to be an expansion or modification
of a ncm-conforming use:
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1. An existing building or structure conforming to use; but non-conforming as to height, setback
and otber dimensional standards, may be expanded or modified, provided the expansion or
modification does not result in an increased violation of this Code.
2. The replacement of a single-wide manufactnred d",elling as may be permitted in Section 5.8-
120.C.'
Findirig 8: The proposal does not affect an existing non-conforming building or structure, therefore
Criterion C.I does not apply. -
Findirig 9: The proposal is not for the replacement of a single-wide manufactured dwelling. Therefore,
Criterion C.2 does not apply. '
Conclusion: This proposal satisfies Criterion C.
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 IT 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." 'I I
A. The ~ning is consistent with the Metro Plan diagram, ,I and/or the applicable Refinement Plan
diagram, Plan District map, and Conceptual Development Plan.
Finding 10: The site is zoned and designated Medium Density Residential (MDR) in the Metro Plan
diagram and the Mid-Springfield Refinement Plan diagram. The current zoning for the site is MDR which
is consistent with the Metro Plan and the adopted Refmement Plan, and there are no proposed changes to
the zoning for the site.
Finding II: Manufactured dwelling parks are not permitted in the MDR District, therefore this application
is being reviewed as an Expansion of Non-Conforming Use.
Conclusion: This proposal satisfies Criterion A.
B. CapaCity requirements of public improvements, including: but not limited to, water and electricity;
sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not
be e:tceeded and the public improvements shall be av~ilahle to serve tbe site at the time of
development, unless otherwise provided for by this Cod~ and other applicable regulations. The
Public Works Director or a utility provider shall determine' capacity issues.
Finding 12: Approval of this proposal would allow for replacement of 35 RV parking spaces with 20
manufactured home pads; installation of site landscaping, sto.rmwater management features, lighting and
outdoor play areas; installation of public and private fire hydrants; installation of perimeter fencing and
emergency access gate; and removal of two existing stick-builtTesidential buildings.
Findiilg 13: 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 Standards and Procedures Manual (EDSPM). The private civil engineer also shall be required to
provide construction inspection services.
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Finding 14: The Development Review Committee reviewed the proposed site plan and landscaping plan on
September 2, 200S. City staff's review comments have been incorporated in fmdings and conditions
contained herein.
Water and Electricity Improvements
Finding 15: SDC 4.3-130.A requires each development area to be provided with a water system having
sufficiently sized mains and lesser lines to furnish adequate supply to the development and sufficient access
for maintenance. Springfield Utility Board (SUB) coordinates the design of the water system within
Springfield city limits.
Finding 16: The applicant's proposed site plan shows water service provided from an existing S-inch water
line in A Street. The applicant is proposing to extend private water lines to each of the new manufactured
home pads as depicted on Sheet C4.
Finding 17: The applicant's proposal shows extension of a 6-inch waterline to serve a private fire hydrant
in the center of the site. All new water facilities, including meters, must be constructed in accordance with
SUB Water Division standards. Additionally, backflow prevention devices will be required for the
proposed water service. Please contact Chuck Davis at SUB Water (541) 726-2396 for technical assistance
on the system design prior to installing the water service.
Finding IS: Section 4.3-140.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 19: As shown on Sheet CI, there is an existing 7-foot wide PUE inside the property line for the
north half of the property. The south half (approximately) of the site does not contain a PUE along the
property frontage. The applicant is not proposing any new PUEs to serve the development site.
Finding 20: SUB Electric is requesting a blanket utility easement to accommodate existing and future
electrical services running within and through the site.
Finding 21: The existing public water and electrical services available to serve the site are located along
the public street frontages, and are adequate for the proposed development. Existing overhead power lines
run along the western, eastern and southern boundaries of the site. The applicant is proposing to remove
overhead power lines serving the RV parking spaces and install underground electrical services for the new
manufactured home pads. The proposed electrical lines are shown on Sheet C4 of the site plan submittal.
Finding 22: A PUE along the public street frontages will be required to accommodate the electrical and
telecommunication lines proposed to serve the development site, including utilities installed along the
western edge of Spaces I to 10 as shown on Sheet C4. '
Conditions of Approval:
3. Prior to approval of the Final Site Plan, the applicant shall execute and record a 7-foot wide Public
Utility Easement along the remainder of the developed public street frontage on A Street and 41 st
Street.
4. The Final Site Plan shall depict the location of the existing and new 7-foot wide PUEs around the
perimeter of the site. .
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5. Prior to approval of the Final Site Plan, the applicant shall execute and record other utility easements as
may be necessary to provide utility services to the site, and provide evidence thereof to the City.
6. As depicted on the applicant's site plan, all utilities required to serve the development site shall be
placed underground.
Conclusion: As conditioned herein, existing SUB Water and Electric facilities are adequate to serve the site
and the proposal satisfies this sub-element of the criterion.
Sanitary Sewer and Stormwater Management Facilities
Sanitary Sewer
Finding 23: 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. Additionally, installation of sanitary sewers
shall provide sufficient access for maintenance activities.
Finding 24: 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 manufactured homes on the site are
provided with "curbside" pickup for each unit; therefore; this requirement is not applicable.
Finding 25: There is an existing 8-inch private sanitary sewer line running north-south within the driveway
serving the 20 proposed manufactured home pads. The applicant is proposing to install 4-inch sewer
laterals to each manufactured home pad from the 8-inch private sanitary sewer line. The existing 8-inch
private sanitary sewer line runs north to a T-connection with another east-west 8-inch private sanitary
sewer line, which extends westward to a connection with the public sanitary sewer line within 41" Street.
Conclusion: The proposal satisfies this sub-element of the criterion.
Stormwater Management (Quantity)
Finding 26: SDC 4.3-1I0.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 27: SDC 4.3-110.D requires that runoff from a development shall be directed to an approved
stormwater management system with sufficient capacity to accept the discharge.
Finding 28: . SDC 4.3-1I0.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 29: To comply wit:l;t Sections 4.3-110.D & E, stormwater runoff from a portion of the site is
proposed to be directed into a grassy swale in the southwest qUadrant of the property, prior to discharge to
the public stormwater system. The applicant is also proposing to install a new catch basin with 8-inch
stormwater pipe in the southeast quadrant of the property. . The new stormwater pipe is proposed to
discharge to a ditch along Commercial A venue on the eastern boundary ofthe site.
Finding 30: The remainder of the site will continue to drain to existing catch basins and private stormwater
lines that are connected to the public stormwater system in 41" Street. .
Finding 31: There is an existing area drain depicted near Space 68 that does not appear to connect to a
stormwater drainage pipe. The applicant is proposing to drain and flush the line, but the location, diameter
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and outfall location for the line is not depicted on the site plan. It is not clear how or where this area drain
connects to the private and public stonnwater system.
Condition of Approval:
7. The Final Site Plan shall accurately depict the alignment, diameter and outfall location for the
stonnwater drainage pipe connected to the existing area drain by Space 68.
Conclusion: As conditioned herein, this proposal satisfies this sub-element of the criterion.
Stonnwater Management (Qualitv)
Finding 32: Under Federal regulation of the Clean Water Act (CW A), 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' Stonn Sewer System (MS4) pennit. A provision of this pennit
requires the City to demonstrate efforts to reduce the pollution in urban stonnwater to the Maximum Extent
Practicable (MEP). . . .
Finding 33: 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
Stonnwater Management for New Development and Redevelopment", applies to the proposed
development.
Finding 34: Minimum Control Measure 5 requires the City of Springfield to develop, implement and
enforce a program to ensure the reduction of pollutants in stonnwater 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 35: 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 future Stonnwater Facilities Master Plan
(SFMP).
Finding 36: As required in SDC 4.3-110.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 37: Section 3.02 of the City's EDSPM states the Public Works Department wiIl accept, as interim
design standards for stonnwater 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 38: 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 stonnwater quality improvement using vegetative
methods.
Finding 39: To meet the requirements of the City's MS4 pennit, the Springfield Development Code, and
the City's EDSPM, the applicant has proposed to direct runoff from the southwest quadrant of the site into
a vegetative water quality swale. The applicant's plans show the proposed bioswale details and vegetation
to be planted in the swale. A mix of perennial rye grasses is' proposed for the swale, along with planted
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white alder trees as depicted on Sheets C6 and LA-I. However, the seed application rates for the proposed
vegetative swale have not heen provided as required by the adopted Portland stormwater standards.
Finding 40: The vegetation proposed for use in the vegetative swale will serve as the primary polIutant
removal mechanism for the stormwater runoff, and will remove suspended solids and polIutants tIuough the
processes of sedimentation and filtration. Satisfactory polIutant removal will occur only when the
vegetation has been fully established.
Finding 41: The applicant has not provided information on the long-term maintenance and operation of the
proposed vegetative swale, including a designation of maintenance responsibility for swale upkeep.
Finding 42: The applicant is proposing to install two catch basins with filtering inserts in the southeast
comer of the property. The proposed catch basins are connected to a private 8-inch storm water pipe that
discharges to the existing ditch along Commercial Avenue.
Finding 43: The remainder of the site will use the existing system of area drains and catch basins that
convey runoff from the site to the public stormwater system in 41 M Street. Stormwater quality standards
warrant instalIation of filtering media in the existing private catch basins and area drains that serve the site.
Conditions of Approval:
8. The Final Site Plan shall include details on the seed application rates for the vegetative stormwater
treatment swale, as detailed on Plan Sheet LA-I.
9. Prior to approval of the Final Site Plan, the applicant shall provide a maintenance plan to the City for
review and approval, to ensure the long-term maintenance and operation of the vegetative swale. The
plan shalI designate maintenance responsibility for the vegetative swale and shall be distributed to the
property owner( s) and affected tenants on the site.
10. The Final Site Plan shalI provide for installation of filtering media inserts in the catch basins and area
drains serving the development site.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
Streets and Traffic Safety Controls.
Finding 44: SDC 4.2-105.G.2 requires that wherever a proposed land division or development will
increase traffic on the City street system and that development has any unimproved street frontage abutting
a full improved street, that street frontage shall be fully improved to City specifications. Exception (d)(i)
notes that in cases of unimproved streets, an Improvement Agreement shall be required as a condition of
development approval postponing improvements until such time that a City street improvement project is
initiated.
Finding 45: The subject site has frontage on 41M Street along the western and northwestern boundary.
Along the site frontage, 41 M Street is a 36-foot wide local street within a 60-foot wide right-of-way. The
street is improved to City standards with asphalt paving, curb and gutter, sidewalks and low pressure sodium
street lighting. Along the site frontage, the street provides one vehicle travel lane in each direction with room
for curbside parking. Average daily traffic on 41 ~ Street is estimated to be fewer than 1000 vehicles per day.
Finding 46: The subject site has frontage on a truncated portion of A Street. At the southwest comer of the
site, A Street is a 24-foot wide paved street within a 60-foot wide right-of-way. The street frontage of the
subject property is improved with curb, gutter and sidewalk, whereas the south side of the street lacks curb
and gutter, and contains a drainage ditch. Approximately 170 feet east of the intersection with 41 ~ Street,
A Street is barricaded and closed to public travel. Although the street right-of-way continues to an
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intersection with vacated Commercial Avenue at the southeast corner of the site, the east end of the street is
undeveloped.
Finding 47: Along the northeast edge of the site, the property has frontage on Commercial Avenue. For
approximately 120 feet of the northern portion of that edge, the street is developed as a 36-foot wide minor.
arterial street within a 64-foot wide right-of-way. The street is paved, but lacks curb, gutter and sidewalks.
Approximately 210 feet south of the northeast corner of the property, a stub of Commercial Avenue runs
along the property boundary. The main traffic flow for Commercial Avenue runs eastward along a
realigned right-of-way to an intersection with 42"d Street. The stub of Commercial Avenue along the
eastern property line is a 20-foot wide asphalt mat street within an 80-foot wide right-of-way. The stub
abutting the subject property is not developed with curb, gutter or sidewalk and contains a drainage ditch
along the western edge of the right-of-way.
Finding 48: There are no street trees along the most visible public street frontages of the subject property
and the applicant is not proposing to install any street trees with the site landscaping plan. Placement of
street trees along the 41" Street and A Street frontages is somewhat constrained by existing overhead power
lines within the street right-of-way. However; there are viable locations and appropriate species that can be
planted along the street frontages on 41" and A Streets in accordance with the requirements of SDC 4.4- .
105.
Finding 49: The existing streetlights along 41" Street are low pressure sodium lights that do not meet
current City illumination requirements and will require future upgrading. The 'applicant will be responsible
for a proportionate share of the upgrade costs when a future streetlight project is initiated.
Finding 50: The applicant's proposed site plan indicates a new paved private street (Street "E") is to be
constructed, and an existing street (Street "A") is to be widened between Spaces 55 and 56. The
applicant's plans do not provide the required pavement construction details demonstrating that the
pavement will support an 80,000 lb. imposed load.
Finding 51: Based on Institute of Transportation Engineers (ITE) Land Use Code 240, at buildout (66
dwelling units) the total trip generation from the proposed development would be approximately 330
vehicle trips per weekday with 40 PM peak hour trips.
Finding 52: 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 53: Regular and frequent bus service is provided by Lane Transit District's #11 (Thurston) route
operating along Main Street approximately 400 feet south of the subject property. .
Finding 54: 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.
Finding 55: The proposed gate at the southeast corner of the site, which is intended for emergency access,
is offset from tlle culvert so that a fire truck cannot maneuver through the gate~
Finding 56: The most easterly driveway along 'A' Street is not shown on the plans.
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Conditions of Approval:
11. The Final Site Plan shall provide for suitable street trees along the 41 ~ Street and A Street frontages of
the site. Street trees shall be planted at approximately 30~foot intervals, and shall be species suitable
for planting beneath power lines.
12. Prior to approval of the Final Site ~lan, the applicant shall execute an Improvement Agreement for 41 '"
Street for future street lighting upgrades. -
13. The Final Site Plan shall provide a pavement cross-section detail for the reconstructed private streets
confirming that the pavement can support an 80,000 lb. imposed load.
14. The Final Site Plan shall adjust the fire access gate to the south to align with the access available across
the culvert. In addition, a truck turning template shall be provided with the Final Site Plan that
confirms a fire engine can readily maneuver through the gate.
15. The Final Site Plan shall show the most easterly driveway along A Street.
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 regnlatious.
Finding 57: 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 fmdings 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 5.17-100, Site Plan Review, SDC 3.2-200 Residential
Zoning District
. Residential Manufactured Dwellings (3.2-235)
. Solar Access Standards (3.2-215 & 3.2-225) _
. Landscaping, Screening and Fence Standards (3.2-215 & 4.4-100)
. Vehicle Parking, Loading and Bicycle Parking Standards (4.6-100 - 4.6-155)
3. Overlay Districts, Applicable Refinement Plan Requirements and Other Regulations
. Gateway Refinement Plan
. Drinking Water Protection Overlay District
. State Manufactured Dwelling Regulations (ORS 446)
. Oregon Manufactured Dwelling and Park Specialty Code
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 58: 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
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D102.1. As previously noted and conditioned (Condition 13), the applicant's site plan lacks a pavement
detail for Private Streets "A" and "E".
Finding 59: Access to the site is afforded by the adjacent public street system (41 ~ and A Streets).
Additionally, the applicant is proposing to install an emergency access gate onto Commercial Avenue along
the eastern edge of the property. The applicant has not provided a gate detail confirming that emergency
vehicles can pass through the proposed emergency gate. Because the applicant is proposing to install a new
public fIre hydrant outside the emergency gate, the gate will have to be accessible by Fire Department
vehicles and provide at least 20 feet clear width. If the gate is opemted electronically, a Knox keyed gate
switch will be required. For a manually-opemted gate, a Public Works lock from Heyman's Safe, Lock and
Security will be required.
Finding 60: The applicant has not provided supporting calculations demonstrating that the existing gravel
driveway and culvert provides sufficient load-bearing capacity for emergency vehicles that may access the
gate.
Finding 61: "No Parking - Fire Lane" signage will be required for both sides of Private Streets "A" and
"E" and one side of Private Street "D" in accordance with SFC 503.3 and SFC Appendix Dl03.6
Finding 62: At least three (3) feet of clear space must be maintained around the circumference of all fIre
hydrants 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 Suoolv
Finding 63: The applicant is proposing to install three public fIre hydrants around the perimeter of the site.
Additionally, the applicant is proposing to install a private fire hydrant near the center of the property.
Finding 64: The proposed public and private water systems and hydrant covemge are adequate to provide
fire protection coverage for the site. .
Conditions of Approval:
16.' Prior to approval of the Final Site Plan, the applicant shall provide supporting information confIrming
that the emergency access driveway and culvert can support the imposed weight of an emergency
vehicle (fIre truck).
17. The Final Site Plan shall provide a detail for the emergency access gate confIrming that the gate
provides at least 20 feet of clear width for emergency vehicle access.
18. The emergency access gate shall be equipped with a Knox keyed gate switch or Public Works lock to
ensure it is accessible by emergency responders.
19. The Final Site Plan shall provide for "No Parking - Fire Lane" signage on both sides of Streets "A"
and "E" and on one side of Street "D". .
20. 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.S and 912.3.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
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Public and Private Easements (4.3-120 - 4.3-140) .
Finding 65: As previously noted and conditioned, there are portions of the site that do not contain PUEs
along the public street frontages. To ensure utility services can be extended to the site, PUEs will be
required.
Finding 66: The applicant's site plan shows several building encroachments atop PUEs that run along the
public street frontages of the site. The encroachments include a corner of the unit on Space 52 and a
carport/shed on Space 60. The applicant's proposed site plan (Sheet C4) shows new utilities installed
beneath the carport/shed on Space 60, which will necessitate its removal or relocation. Additionally, the
carport on Space 60 also encroaches within the required setback from the west property line.
Finding 67: There is a 1O-foot wide PUE running in a northwest-southeast direction within the southeast
quadrant of the development area. The PUE contains an existing sanitary sewer line. Portions of the
dwelling on Space 6 and most of the dwelling on Space 42 encroach across the PUE. There are no
provisions for permanent structures to encroach within or over public easements; therefore, the
encroachments noted herein will need to be removed or relocated outside the PUEs.
Condition of Approval:
21. The Final Site Plan shall provide for the relocation of manufactured dwellings, accessory buildings, and
other structures as may be necessary to ensure that no structures encroach within or over any Public
Easements.
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 3.2-200, Residential
Zoning District
Residential Manufactured Dwellings (3.2-235)
Finding 68: For the purpose of this review, and consistent with the definition of "Manufactured Dwelling
Park" (SDC 6.1-100), the subject development site is considered an existing, non-conforming
Manufactured Dwelling Park. Therefore, provisions of SDC 3.2-235 and other City and State regulations
pertaining to Manufactured Dwellings and Parks apply to the subject property.
Finding 69:' In accordance with SDC 3.2-235.E. 1&2, developing land within manufactured dwelling parks
shall comply with all other provisions of this Code. Additionally, where standards for manufactured
dwelling developments are established by Federal or State laws or regulations, the City's Development
Code requirements shall be in addition to the Federal or State provisions.
Finding 70: In accordance with SDC 3.2-235.G.3, all structures within manufactured dwelling parks shall
meet City and State building safety standards. During a staff visit to the site, it was observed and
documented that there are abandoned, damaged and structurally compromised trailers and manufactured
dwellings on the site that must be repaired or removed in accordance with Code requirements.
Finding 71: In accordance with Oregon Revised Statutes (ORS) Chapter 446.1 OO( 1)( c), manufactured
home park spaces must be at least 30 feet in width and at least 40 feet in length. The applicant is proposing
to create 20 manufactured home spaces with dimensions of 26 to 28.5 feet wide by 76.9 to 82.8 feet long.
Additionally, several existing manufactured home spaces are less than 30 feet wide as depicted on the
applicant's proposed site plan (ie. Spaces 55, 56, 102 and 107-112).
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Finding 72: In accordance with SDC 3.2-235.Go4, all utilities providing services to manufactured
dwellings shall be placed underground. The applicant's site plan shows 'removal of some, 'but not all,
overhead utility lines within the development area. There are existing utility poles adjacent to Spaces 52
through 60 that are proposed to remain. Provision of underground utilities to the units on Spaces 52
through 60 will need to provide for the removal of overhead utility lines and utility poles.
Finding 73: In accordance with SDC 3.2-235.G.7, each manufactured dwelling shall be provided with an
enclosed storage area at least 32 if in floor area. The applicant's site plan and detail sheet (Sheet C5)
depict parking pads with outdoor storage units that appear to meet this requirement.
Finding 74: In accordance with SDC 3.2-235.Ho4, manufactured dwelling parks shall have a 10-foot
landscaped setback around the entire perimeter of the park. An approved planting plan consistent with
provisions of SDC 404-105 is required. The property owner is responsible for instaIIation and maintenance
of the required plantings. Site landscaping is addressed in more detail below.
Finding 75: In accordance with SDC 3.2-235.1, ORS 446, and the Oregon Manufactured Dwelling imd
Park Specialty Code, manufactured dwellings are to be set back at least 5 feet from property lines and 10
feet from public streets. The units on Spaces 36, 42, 45, 47 and 48 encroach within 5 feet of the property
line; Units 42, 45 and 47 appear to abut or encroach beyond the property line. Provision of a sufficient
setback from the fenced property line permits access to the entire perimeter of the manufactured dwelling
unit for maintenance and emergency response. It also makes the fence more difficult to climb over without
adjacent structural support;
Finding 76: In accordance with the Oregon Manufactured Dwelling and Park Specialty Code Table 9-A,
manufactured dwellings within a manufactured dwelling park are to be set back at least 10 feet from other
dwellings, unless there are special fIre resistive construction measures implemented that are satisfactory to
the Fire Marshal. The applicant's site plan shows dwellings on Spaces 65 and 66; 62 and 68; and 58, 103
and 104 that appear to have less than a 10-foot separation from each other.
Finding 77: In accordance with SDC 3.2c235.1.l.d and 2.d, and the Oregon Manufactured Dwelling and
Park Specialty Code Table 9-A, manufactured dwellings and accessory structures (including carports,
garages, covered porches and storage sheds) are to be set back at least 5 feet from the edge of an internal
street serving the development. As depicted on the applicant's site plan, several dwellings appear to abut or
project into the private internal street (ie. dwellings on Spaces 36, 37, 42, 56-60, 64 and 68). Similarly, the
accessory structures/carports on Spaces 57, 58, 60, 63 and 64 appear to abut or project into the adjacent
park street.
Finding 78: In accordance with SDC 3.2-235.I.2.d, and the Oregon Manufactured Dwelling and Park
Specialty Code Table 9-A, accessory structures in manufactured dwelling parks (including carports,
garages, covered porches and storage sheds) are to be set back at least 5 feet from a property line. As
depicted on the applicant's site plan, existing accessory structures in Spaces 45 and 60 encroach within the
setback area or up to the property line. The existing carport on Space 60 appears to abut the west property
line.
Finding 79: In some locations, the edge of the park street is not defmed by a curb - which allows for
vehicle parking and driving up to the edge of the adjacent dwelling. As an example, the west end of Street
"B" has a paved width of more than 40 feet. However, the paved width tapers to approximately 26 feet
near the intersection with Street "C". In accordance with SDC 3.2-235.J.5, a three foot wide sidewalk is to
be provided on at least one side of all internal streets, unless there are separate sidewalks elsewhere within
the development that provide for pedestrian movement within the property. The applicant's site plan shows
existing sidewalks along the south and northeast edges of Street "A". Elsewhere within the development
area, there are 110 on-street or separated sidewalks for pedestrian use.
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Finding 80: In accordance with SDC 3.2-235.J.7, the internal streets and sidewalks of the manufactured
dwelling park shall be properly illuminated during hours of darkness. At least 0.04 lumen is to be provided
for the streets and sidewalks serving the development site. The applicant's proposed site plan shows the
location of planned light fixtures, but a photometric grid has not been provided. As previously conditioned
(Condition 2), the proposed light poles exceed the height provisions of the Development Code and a new
lighting layout plan will need to be prepared and submitted.
Finding 81: In accordance with SDC 3.2-235.J.9, 'at least 2,500 fY or 100 fY per space of outdoor
recreation area is to be provided, whichever is greater. The applicant is proposing a 2,500 fY children's
play area as depicted on Sheets C2 and LA- I. The play area is proposed to be constructed of concrete and
pea gravel with a central play structure. A planting plan for the outdoor recreation area has not been
provided.
Finding 82: With 66 proposed manufactured dwelling spaces, at least 6,600 fY of outdoor recreation area
would be required to meet current Code requirements. State statute (ORS 446) requires at least 2500 fY, or
100 fY per manufactured dwelling unit that has children under the age of 14, whichever is greater. Because
the subject site is not designated as an adults-only park or a retirement community, it can be assumed that
any of the 66 proposed manufactured dwelling units could accommodate young children. Therefore, at
least half of the units should be anticipated to have children for the purpose of calculating outdoor
recreation area requirements.
Finding 83: The applicant has provided a planting plan for the vegetative swale along the western edge of
proposed Spaces 11-20. Nine white alder trees are proposed for planting within the vegetative swale. The
applicant is proposing to plant three Deodar cedar trees elsewhere within the development site - one by
Space 66 and two by Space 46.
Finding 84: In accordance with SDC 3.2-235.J.9.b & c, a planting plan is required for all manufactured
dwelling park common areas. Additionally, street trees are to be installed at 30-foot intervals along the
interior park streets. As previously conditioned (Condition II), street trees also are required along the
public street frontages of the property.
Finding 85: There are nine mature trees that can be considered "street trees" existing on the property. The
applicant is proposing to remove six "street trees" and one additional tree. Aside from the vegetative swale
plantings and three Deodar cedar trees, the applicant is not proposing to plant any street trees on the site.
The proposed tree removal is discussed further in Section E of this report (below),
Conditions of Approval:
22. Prior to approval of the Final Site Plan, all damaged, abandoned or structurally compromised
manufactured dwellings shall be removed from the site, or repaired in accordance with requirements of
the City's Building Code.
23. The Final Site Plan shall be revised to provide manufactured dwelling spaces that are at least 30 feet in
width in accordance with State requirements.
24. The Final Site Plan shall provide for the removal of all above-ground utility poles and utility lines
serving the development site. All utilities serving the existing and proposed manufactured dwelling
units shall be placed underground.
25. The Final Site Plan shall provide for a minimum 5-foot setback from property line for all manufactured
dwelling units and accessory structures within the property. Dwdling units and accessory structures
shall be relocated away from perimeter property lines to meet this standard.
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26. The Final Site Plan shall provide for at least a IO-foot setback between individual manufactured
dwelling units within the property. Dwelling units shall be repositioned as necessary to provide
sufficient setback, or the applicant shall provide written confIrmation that the non-conforming
buildings have appropriate fire rated construction.
27. The Final Site Plan shall provide for at least a 5-foot setback between manufactured dwelling units and
accessory structures and the internal streets serving the development site. Dwelling units and accessory
structures shall be repositiOlied as necessary to provide sufficient setback.
28. The Final Site Plan shall provide for a 3-foot sidewalk along one side of Streets B, C, D and E.
29. The Final Site Plan shall contain a site lighting plan with photometric grid that verifies minimum
. illiunination levels will be met or exceeded on the site.
30. The Final Site Plan shall provide for at least 3,300 tf of outdoor recreation area for use by residents.
31. The Final Site Plan shall contain a comprehensive site landscaping plan, prepared by a certified
professional, for all common areas within the development site. The site landscaping plan shall include
a planting plan for street trees along the public and private streets.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
Solar Access Standards (3.2-215 & 3.27225)
Finding 86: In accordance with SDC 3.2-225, the placement of manufactured dwellings on the site shall
protect the solar access for neighboring residential properties. The applicant has not discussed solar access
requirements in the project narrative.
Finding 87: There are no residential properties that directly abut the site.
Conclusion: The proposal satisfies this sub-element of the criterion.
Landscaping, Screening and Fence Standards (3.2-215 & 4.4-100)
Finding 88: In accordance with SDC 3.2-215 (Footnote 5) and 4.4-105, all yard setbacks of the site must
be landscaped. The applicant is not proposing to landscape the setback areas along 41" and A Streets.
Finding 89: As previously noted and conditioned, the applicant will be responsible for installation of street
trees along the property frontages on 41" and A Streets.
Finding 90: As previously noted and conditioned, the applicant is responsible for preparing a site
landscaping plan for the property. The site landscaping plan is to have notes describing the automated
irrigation system that will be designed for the project. In accordance with SUB Water requirements,
backflow prevention devices for irrigation connections will be required as part of the site water system
design.
Finding 91: In accordance with SDC 4.4-110.A.I, screening is required where commercial and industrial
districts abut residential district and no approved screening exists. The subject property abuts commercial
and industrial land use on the north, east and south sides. The approved screening for the site is an existing
6-foot high wood fence along the northern and eastern edges of the property. The applicant is proposing to
remove the screening fence and replace it with a chain:link fence. Vegetative or structural screening is not
proposed for the site.
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Finding 92: The applicant's proposed site plan shows 6-foot high chain link fencing along the
southwestern boundary of the site across from multi-family residential units. At present, there is no
screening or fencing along this section of public street frontage. The adjacent residential neighborhood is a
compatible land use, and screening is neither required nor desirable. The applicant is proposing to orient
the dwelling units on Spaces 1-10 such that they back onto 41 ~ Street. As stated previously, the 41 ~ Street
frontage of the property (from the intersection with A Street to the driveway entrance south of Space 60) is
considered the property's front yard for purpose of this review. In accordance with SDC 4.4-115, the
maximum height of unslatted fences within the front yard setback area is 4 feet unless the fence is set back
at least 10 feet from the property line.
Finding 93: The applicant is proposing to install new 6-foot high chain link fencing along the southern
edge of the site by Spaces 10 and 20. Because these spaces are adjacent to commercial land use to the
south, screening is required.
Finding 94: The applicant is proposing to install a new 6-foot high chain link fence along the western edge
of Spaces 60 and 101. The proposed fence would replace an existing wood fence that provides a screening
function for the adjacent residents that have side exposure to the public street. Therefore, the new fence
should have provision for vegetative or structural screening to preserve the expectation of privacy these
units currently enjoy.
Finding 95: The applicant's site plan shows an existing 6-foot high chain link fence that runs east-west
from the eastern driveway entrance on A Street to the southeast comer of the property. The fence
encroaches between 2 and 3 feet into the northern edge of the A Street right-of-way. As noted previously,
there are building encroachments within the required property line setback and public easements that must
be corrected with this land use decision. The applicant is to relocate or replace the fence onto the south
property line to correct the encroachment and to ensure minimum building setbacks from property line are
met. The relocated fence is to be a style that provides screening from the adjacent commercial uses to the
south.
Finding 96: The applicant's site plan does not clearly demonstrate that proper vision clearance areas will
be maintairied where the proposed fences approach the driveways serving the property. In all locations
where fencing approaches the ingress/egress points for the manufactured dwelling park, proper sightlines
must be maintained. Vision clearance areas are discussed further in Section D (below).
Conditions of Approval:
32. The Final Site Plan shall provide for fencing and screening along the northern, eastern and southern
edges of the site where it abuts non-residential land use. The screening fence shall be at least 6 feet
high and a type that meets the requirements ofSDC 4.4-110.
33. The Final Site Plan shall provide for fencing and screening along the west edge of Spaces 60 and 101.
I[ vegetative screening is used, it shall be depicted on the site landscaping plan.
34. The Final Site Plan shall provide for fencing that does not exceed 4 feet in height along the 41 ~ Street
frontage of Spaces I to 10.
35. The Final Site Plan shall provide for correction of the fence encroachment into the A Street right-of-
way. The chain link fence shall be relocated onto or inside the south property line concurrent with
installation of other perimeter fencing.
36. The Final Site Plan shall provide for a permanent, automated irrigation system for all landscaped
common areas within the site.
Conclusion: As conditioned herein, the proposal satisfies this sub-element of the criterion.
Page 19 of27
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On-Site Lighting Standards (4.5-100)
Finding 97: In accordance with SDC 4.5-110.B.2.b, the maximum height of freestanding light fixtures in a
residential district is 12 feet high. The applicant's proposed site plan (Sheet LI-l) indicates that light poles
along the internal private streets will be nearly 28 feet high. As noted previously, there is no photometric
grid provided for the applicant's site lighting plan. The applicant is responsible for preparing a site lighting
plan and using light fIXtures that meet the requirements of SDC 4.5-110.B.2.b.
Conclusion: The proposal satisfies this sub-element of the criterion.
Vehicle Parking, Loading and Bicycle Parking Standards (4.6-100 - 4.6-155)
Finding 98: In accordance with SDC 3.2-235.J.8 and SDC Table 4.6-2, the minimum parking requirement
for the manufactured dwelling park is 2 spaces per unit. Parking space requirements are addressed through
previous conditions of this land use decision.
Finding 99: In accordance with SDC 4.6-155 and Table 4.6-3, the bicycle parking requirements for
manufactured dwelling parks is I per 400 fY of common use buildings. There are no existing or proposed
common use buildings on the site, therefore the bicycle parking requirement can be met on each individual
space.
Conclusion: The proposal satisfies this sub-element of the criterion.
C.3 Overlay Districts and Applicable Refinement Plan Requirements
Finding 100: The subject development site lies within the East Main Refinement Plan area. As proposed
and conditioned herein, the proposed development is consistent with the provisions of the adopted
Refillement Plan.
Finding 101: The subject site is located within the Drinking Water Protection Overlay District. The
development area is within the 10-20 year time of travel zone (TOTZ) for the Maia wellhead.
Springfield's drinking water 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 102: 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 103: The existing residential use and the applicant's proposed site improvements do not typically
affect the storage, use or manufacture of hazardous materials in quantities regulated in accordance with
SDC Article 3.3-200. However, 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.
. Condition of Approval:
37. The applicant shall be responsible for ensuring appropriate precautions are observed during site
construction to protect groundwater and to prevent spills or leakage of materials into the stormwater
Page 20 of27
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system. Wellhead protection signs shall be posted at conspicuous locations to alert contractors,
subcontractors, employees and others to the importance of reporting and cleaning up any spills.
Additionally, DNAPL materials shall be prohibited on the site during construction and operation.
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 management standards for State
bighways.
Finding 104: 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
intersection's 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 that drivers must make, and contributes to increased traffic safety.
Finding 105: SDC 4.2-120.A.l stipulates that each parcel is entitled to "an approved access to l! public
street". The property has four existing driveways: two on A Street along the south boundary of the site and
two on 41" Street along the west boundary of the site. The applicant's site plan does not provide details or
notation for the northernmost and easternmost driveways serving the development site.
Finding 106: The applicant's site plan shows an existing 36-foot wide curb cut and driveway along the
west boundary of the site. The driveway exceeds the maximum width for residential land use as described
in SDC Table 4.2-2. Reducing the driveway width would allow for traffic to be more structured at this
ingress/egress point, and also would allow the applicant to use excess roadway width for site landscaping
and street trees, ensuring proper setbacks for existing units, providing on-street parking, and adjusting the
sizes of proposed Spaces 1-20 to meet minimum required dimensions.
Finding 107: The size of the property and proposed number of units does not require four driveways on to
the public street system. Additionally, the existing driveways along the western boundary are offset from
adjacent public street intersections at B and 41" Streets, and..C and 41" Streets. Ideally, the driveways
serving the development site should meet proper intersection spacing requirements in the City's EDSPM.
Finding 108: Ingress-egress points will be planned to facilitate traffic and pedestrian safety, avoid
congestion and minimize curb cuts on public streets as specified in SDC 4.2, 4.6, 5.15 and 5.17, applicable
zoning and/or overlay district requirements, and applicable refmement plans.
Conditions of Approval:
38. The applicant shall provide and maintain adequate clear vision triangles at the corners of the site
driveways in accordance with SDC 4.2-130 and Figure 4.2-A.
39. The existing 36-foot wide driveway on the western boundary of the site shall be adjusted to a
maximum width of 26 feet. The driveway shall be constructed as a curb return design in accordance
with SDC 3.2-235J.6.b and consistent with City Standard Construction Specifications.
40. The Final Site Plan shall provide a note and plan detail indicating that the excess driveway area at 41 "
Street shall be removed and replaced with vertical face 'curb, gutter, sidewalk and planter strip in
accordance with City standards.
Page 21 of27
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Conclusion: With the conditions noted above, existing facilities are adequate to meet the site access,
driveway and vision clearance requirements of SDC 4.2-120 and 4.2-130. As conditioned herein, the
proposal satisfies this criterion.
E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions;
areas with susceptibility of flooding; significant clusters oftrees 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 109: 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 110: The subject site is within a drainage basin that discharges to the WiIlamette and McKenzie
River systems. 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 applicant is proposing to install a vegetative swale to
treat some runoff originating on the site, and to discharge stormwater from the site directly into the public
storm sewer system.
Finding III: Springfield's drinking water aquifer is an identified and delineated Goal 5 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 Maia wellhead. As previously noted and conditioned above, groundwater protection must be
observed during construction on the site, The applicantJ1andowner shall maintain the private stormwater
facilities on the site to ensure the continued protection of groundwater resources.
Finding 112: The applicant is proposing to remove seven mature coniferous trees from the site. In
accordance with SDC 5.19-110.A, a Tree Felling Permit will be required prior to initiation of any tree
cutting, site grading or construction activity on the site.
Condition of Approval:
41. Prior to issuance of Building Permits for site construction and prior to any tree cutting activity, the
applicant shall obtain approval of a Tree Felling Permit.
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 snbmitted 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 December 26, 2008). In
accordance with SDC 5.17-135 - 5.17-140, the Final Site Plan shall 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 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
Decision Modification.
,
Page 22 of27
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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. The Final Site Plan shall provide at least 132 paved parking spaces serving the development site. Qualifying
parking spaces may.include delineated parallel parking spaces where the internal driveway widths are sufficient
to allow for parking on one or both sides. All parking spaces shall meet the minimum dimensional
requirements of the City's Development Code (SDC Table 4.6-1).
2. The Final Site Plan shall provide for on-site streetlight fixtures that are mounted a maximum of 12 feet above
finished grade. Light fixtures shall be shielded such that glare and light trespass does not affect adjacent
properties.
3. Prior to approval of the Final Site Plan, the applicant shall execute and record a 7-foot wide Public Utility
Easement along the remainder of the developed public street frontage on A Street and 41" Street.
4. The Final Site Plan shall depict the location of the existing and new 7-foot wide PUEs around the perimeter of
the site.
5. Prior to approval of the Final Site Plan, the applicant shall execute and record other utility easements as may be
necessary to provide utility services to the site, and provide evidence thereof to the City.
6. As depicted on the applicant's site plan, all utilities required to serve the development site shall be. placed
underground.
7. The Final Site Plan shall accurately depict the alignment, diameter and outfall location for the stormwater
drainage pipe connected to the existing area drain by Space 68.
8. The Final Site Plan shall include details on the seed application rates for the vegetative stormwater treatment
swale, as detailed on Plan Sheet LA-I.
9. Prior to approval of the Final Site Plan, the applicant shall provide a maintenance plan to' the City for review
and approval, to ensure the long-term maintenance and operation of the vegetative swale. The plan shall
designate maintenance responsibility for the vegetative swale and shall be distributed to the property owner(s)
and affected tenants on the site. .
10. The Final Site Plan shall provide for installation of filtering media inserts in the catch basins and area drains
serving the development site.
11. The Final Site Plan shall provide for suitable street trees along the 41" Street and A Street frontages of the site.
Street trees shall be planted at approximately 30-foot intervals, and shall be species suitable for planting
beneath power lines.
12. Prior to approval of the Final Site Plan, the applicant shall execute an Improvement Agreement for 41" Street
for future street lighting upgrades. .
13. The Final Site Plan shall provide a pavement cross-section detail for the reconstructed private streets
confirming that the pavement can support an 80,000 lb. imposed load.
Page 23 of27
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14. The Final Site Plan shall adjust the fire access gate to the south to align with the access available across the
culvert. In addition, a truck turning template shall be provided wiili the Final Site Plan that confIrms a fire
engine can readily maneuver through the gate.
15. The Final Site Plan shall show the most easterly driveway along A Street.
16. Prior to approval of the Final Site Plan, the applicant shall provide supporting information confIrming that the
emergency access driveway and culvert can support the imposed weight of an emergency vehicle (fIre truck).
17. The Final Site Plan shall provide a detail for the emergency access gate confirming that the gate provides at
least 20 feet of clear width for emergency vehicle access.
18. The emergency access gate shall be equipped with a Knox keyed gate switch or Public Works lock to ensure it
is accessible by emergency responders.
19. The Final Site Plan shall provide for "No Parking - Fire Lane" signage on both sides of Streets "A" and "E"
and on one side of Street "D".
20. 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.
2L The Final Site Plan shall provide for the relocation of manufactured dwellings, accessory buildings, and oilier
structures as may be necessary to ensure that no structures encroach within or over any Public Easements.
22. Prior to approval of the Final Site Plan, all damaged, abandoned or structurally compromised manufactured
dwellings shall be removed from the site, or repaired in accordance with requirements of the City's Building
Code.
23. The Final Site Plan shall be revised to provide manufactured dwelling spaces iliat are at least 30 feet in width in
accordance with State requirements.
24. The Final Site Plan shall provide for the removal of all above-ground utility poles and utility lines serving the
development site. All utilities serving the existing and proposed manufactured dwelling units shall be placed
underground.
25. The Final Site Plan shall provide for a minimum 5-foot setback from property line for all manufactured
dwelling units and accessory structures within. the property. Dwelling units and accessory structures shall be
relocated away from perimeter property lines to meet this standard.
26. The Final Site Plan shall provide for at least a !O-foot setback between individual manufactured dwelling units
within the property. Dwelling units shall be repositioned as necessary to provide sufficient setback, or the
applicant shall provide written confIrmation that the non-conforming buildings have appropriate fIre rated
construction.
27. The Final Site Plan shall provide for at least a 5-foot setback between manufactured dwelling units and
accessory structures and the internal streets serving the development site. Dwelling units and accessory
structures shall be repositioned as necessary to provide sufficient setback.
28. The Final Site Plan shall provide for a 3-foot sidewalk along one side of Streets B, C, D and E.
29. The Final Site Plan shall contain a site lighting plan wiili photometric grid that verifIes minimum illumination
levels will be met or exceeded on the site.
30. The Final Site Plan shall provide for at least 3,300 it' of outdoor recreation area for use by residents.
Page 24 of 27
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31. The Final Site Plan shall contain a comprehensive site landscaping plan, prepared by a certified professional,
for all common areas within the development site. The site landscaping plan shall include a planting plan for
street trees along the public and private streets.
32. The Final Site Plan shall provide for fencing and screening along the northern, eastern and southern edges of
the site where it abuts non-residential land use. The screening fence shall be at least 6 feet. high and a type that
meets the requirements ofSDC 4.4-110.
33. The Final Site Plan shall provide for fencing and screening along the west edge of Spaces 60 and 10 I. If
vegetative screening is used, it shall be depicted on the site landscaping plan.
34. The Final Site Plan shall provide for fencing that does not exceed 4 feet in height along the 41" Street frontage
of Spaces I to 10.
35. The Final Site Plan shall provide for correction of the fence encroachment into the A Street right-of-way. The
chain link fence shall be relocated onto or inside the south property line concurrent with installation of other
perimeter fencing.
36. The Final Site Plan shall provide for a permanent, automated irrigation system for all landscaped common areas
within the site.
37. The applicant shall be responsible for ensuring appropriate precautions are observed during site construction to
protect groundwater and to prevent spills or leakage of materials into the stormwater system. Wellhead
protection signs shall be posted at conspicuous locations to alert contractors, subcontractors, employees and
others to the importance of reporting and cleaning up any spills. Additionally, DNAPL materials shall be
prohibited on the site during construction and operation.
38. The applicant shall provide and maintain adequate clear vision triangles at the corners of the site driveways in
accordance with SDC 4.2-130 and Figure 4.2-A.
39. The existing 36-foot wide driveway on the western boundary of the site shall be adjustedto a maximum width
of26 feet. The driveway shall be constructed as a curb return design in accordance with SDC 3.2-235.J.6.b and
consistent with City Standard Construction Specifications.
40. The Final Site Plan shall provide a note and plan detail indicating that the excess driveway area at 41" Street
shall be removed and replaced with vertical face curb, gutter, sidewalk and planter strip in accordance with City
standards.
41. Prior to issuance of Building Permits for site construction and prior to any tree cutting activity, the applicant
shall obtain approval of a Tree Felling Permit.
The applicant may submit permit applications to other city departments for review prior to final 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 5.17-140 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 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
Page 25 of 27
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.
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 1 O( c) for service of notice by mail, the appeal period for this decision expires at 5:00 PM on
October 14, 2008.
QUESTIONS: Please call Andy Lirnbird in the Planning Division of the Development Services Department at
(541) 726-3784 or email alirnbird@ci.soringfield.or.usifyou have any questions regarding this process.
PRU;d~
Page 26 of27
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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.
Sanitarv 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. 5584].
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
. Floodplain Overlay
. Tree Felling
. Drinking Water Protection
. ODOT Drainage Permit. Contact Lynn Stuckrath at (541) 726-2577 for the application requirements.
Page 27 of27
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Bart Martineau
Kelley Greg, LLC
900 North 7th Street
Kelso, WA 98626
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Olson & Morris
380 Q Street, Ste 200
Springfield, OR 97477
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Peter Furlong
Furlong Family, LLC
132 42nd Street
Springfield, OR 97478
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Please send copies to the following:
Scott Morris
Olson & Morris
380 Q Street, Suite200
Springfield, OR 97477
Kelley - Greg, LLC
900 North 7th Street
Kelso, W A 98626
Peter Furlong
Furlong Family, LLC
132 42nd Street
Springfield, OR 97477
Debra Alexander (3 copies)
225 41 st Street, #60
Springfield, OR 97477
Kimberly White & David Fairfield
225 41 st Street, #50
Springfield, OR 97477
Julie Gunter
225 41 st Street, # 1 07
Springfield, OR 97477
Bill Brumback
225 41 st Street, #47
Springfield, OR 97477
Sharon Reed
225 41 st Street, #46
Springfield, OR 97477
Michel Hilt
225 41st Street, #101
Springfield, OR 97477
Resident
225 41 st Street, #55
Springfield, OR 97477
Stanley Black & Rhonda Knopsnyder
225 41st Street, #110
Springfield, OR 97477
Resident
225 41 st Street, #37
Springfield, OR 97477
Brett Mauld
225 41 st Street, # 108
Springfield, OR 97477
Luis Perez
225 41 st Street, #49
Springfield, OR 97477
Resident
225 41 st Street, #38
Springfield, OR 97477