HomeMy WebLinkAboutNotes, Meeting PLANNER 9/7/2010
.
.
TY I~E I MINOR SITE PLAN MODll"ICA TION,
STAFf REPORT & DECISION
Project Name: Gatcway Mall Cabela's Minor Sitc Plan Modification
Project Proposal: Relocate a loading dock and modify an existing parking lot and landscaping to accomrnodate
.8 tenant infi]J.
Case Number: TYPJ 10-00001
Project l:ocation: 2800' Gateway Street
Assessor's Map:. T7-03-22-00, TL 2219
Zouing: Conimli"ity Commercial (CC)
Relinement-,PJan: Gateivay Reji!Ielne!1t Plan
RefinemeIlt'Plall Desi~nati'on: (:ommercial
Project ScopingMeeting Date: 7/2/20io
Application Submitted. Qat,,: 8/16/2010
Decision Issued Date: 8/3lf20 J 0
Appeal Deadline Date:
TypelMini?teriaJ Decision. No provision for
appeal in accordance with SDC 5.1-125.C.
APPLICANT'S DEVELOPMENT REVIEW TEAM
Owner:
Gateway Mall Management LLC
3000 Gateway Street
, Springfield, OR 97477
Applicant:
Caio] Schirmer
Schirnier & Associates
375 West 4th Avenue
Suite 201
Eugene, OR 97401
Enginccr:
Tiua Guard, PE
Balzhiser & Hubbard Engineering
'. . th
100 We?tIJ Avenue
Eugene, OR 97401
CITY OF SPRINGFIELD'S DEYELOPMENT REVIEW TEAM
.POSITION REVIEW OF NAME PHONE
Project Manager Planning Andy Limbird 726-3784
Transportation Planning Engineer Transportation Jesse Jones 726-3730
Public Works Engineer Utilities Clayton McEachern 736-1036
Public Works Engineer Sanitary & Storm Sewer Clayton McEachern 736-1036
Deputy Fire Marshal , Fire and Life Safety Gilbert Gordon 726-2293
Community Services Manager ! Building Dave Puent 726-3668
TYP I ] 0-0000 I
p,.'linor Site PI:m Modification
Date Receiv~h 8[7 0
Planner: SH q - 1- \
.
.
SITE INFORMA TION
The subject property involved ill this request is the existing Gate\-vay MClJj complex in 1l0l11nvest SpringJleld
(Assessor's Map #] 7-03-22-00, Tax Lot 2219). Gateway Mall was initially approved pursuant to site plan review
in 1988 (Journal #88-03-35) and, subsequently, has been modified several times to accommodate new retail
anchor stores, s8tellite restaurant pads, parking Jot reconfigurations, and public transit projects. The subject site
cornprises approximately 75 acres, and is zoned .and designated Comlllunity Commercial (CC) in accordance with
tiie SpringIJeld zoning map and the adopted Gateway Rejinement Plan. The subject property is developed with an
820,000 ft' retail mall Witll satellite retail and restaurant pads, parking lots, site landscaping, and internal loop
road. lnterstate 5(1-5) runs along the west boundary of the site: Primary access to the site is via two signalized
intersections on Gatevlay Street, and one signalized intersection at Bever]y Street and Harlow Road.
PR.OPOSED MODIFICATIONS
The minor site plan modification proposes to reconfigure' the mall parking lot located between the new Cabela's
retail store (cun'cnlly Ashley Furniture) and the CinemarkTheaters; relocale the loading dock from the south. side
to. the north sid~ of the Cabe]a's store; and adjust t]le pcrimeter .loop roaejand pal'king lot islands to allow for
additional parking spaces facing 1-5. Approximately 4.2.acres (l83,388ft') of the Gateway <Mali site will be
affccted by the. proposed.site modification. However, the nature ofthe adjustments are minor in nature because
they represent a reconfiguration of existing private 'driveways, driving aisles, parking spaces, .sitelandscaping and
commercial loading dock; do not reduce the amount of on,site parking and hrndscaping; and do .irot increase the
a.mount of impervious surface on the slte. The applicant's project narrative indic~t~.s th"t epp,oximately ] 0,000
ft' of new lairdscaping will be added with the proposed project. . ..
DECISION
Preliminary Site Plan Modification approval as ofthe date of this letter, subject to the conditions described herein.
The. application was deemed complete On August f6, 2010, and tllis decision is issued on the 15'h day ofthe 120
days mandated by the State.'
CRITERIA FOR APPROVAL
A.Tbe,zoning is consistent with tbe Metro Plan diagram, andlor the applicable Refinement Plan diagram,
Plan District map, aliel Conceptual Development Plan:
Finding I: The site is zoned and designated Comnlllnity Commercial (ce) in accordance with the Springfield
Zoning Map. and the adopted Gateway Refinement Plan dbgram. There are no proposed changes to the
zoning for-the site.
COflc1usiOli: '!1Jjs proposal satisfies CriteriOll A.
B. Capacity I'cquh'~ments of public alItt private facilities, including but Dot limited to, water and
eleCtricity; sanitary sewer and storm watel'management facilities; and. streets and .traffic safety
controls shall. uot be exceede(1 and the public. iml'rovements shall be' available to serve the si'te at the
thne of development, unless otherwise provided for by this Code aud other applicable regulations. The
Public Works Director or a utility provider shall determine capacity issues.
Utilities
Finding 2: The site is served .bY' all key urban utilities including sanifillY and storm se\ver, \valer, and
electricity. It is not expected that existing utilities will be affected by the proposed loading clock relocation
and parking lot rcconfiguration. The appl ieant is proposing to retain existing on-site utility connections to
serve the development. All utilities and plumbing connections are proposed to be installed underground.
TYP II 0.0000 I
l'vlil1or Site Plan 1'\'1odificalioll
. P<lUC 2 of7
Date Received '1-1-/f)
Planner: SH
.
.
S/07'l!nl'oler ,\laJ1agellleJll
Finding 3: SDe 4.3-110.0 requires that runoff from <l development shall be directed to 1111 approved
stormvvatcr management system with sufficient capacity to accept the discharge.
Finding 4: The proposed site plan modific.atjon does not increase JJle impervious rooftop, pavement and
sidewalk surface for tbe Gateway Mall. A modest reduction in total impervious surface would be realized
through installation of additional landscaping with this proposal. As a result, there should be no appreciable
change to the amount of runoff generated by the site development.
Finding 5: The plans indicate the existing and proposed nlnoffJrom the site will drain to the existing catch
basin systehrthaf drains to a vegetative swale along the west edge of the Gateway Mall property and parallel
with the 1-5 right of way. The applicant is also proposing to direct rooftop drainage from the loading dock
area iilto the vegetative s\vale. .
Finding 6: In accordance with requirements of Section 3.03.4.A of the City's adopted Engineering Desiffp
Stcmdm'ds (mcl Procedures. Ma!l1!al and Chaptet 4.6 of the BESStoril!water lvJanage!l!ellt Manual, the
applicant is proposiogto hydraulicaliyisoiate the loading dock and direct drainage from the material tmllsfei' .
area tothe s.anitary system. A trench drain is proposed to intercept overland. dl'ainage from the loading dock
~Qd prevenhtfrofTl reaching'the ,saIlitalY sewer system.
Fire Department Acces". cind Water Supply
finding 7: Springfield Fite and Life Safety adviscs that emergency access js suitable for fire-fighting on the
site. There are nearby.private tire hydrants that provide. sufficient fire, flows tomed the requirements of the
Springfield Fire Code (SFC); Additionally, the proposed Cabela's stOre \yithin the Gate'Vay Mall will be
equipped"'ith a.self"cantained fire and .smoke suppression system.
Ti'anspdrtation System Impcicts
Finding 8.: In accorda;lce WithSDC 5.17"125.B, capacii)' requifel11enis of public facilities,ihcluding sh'eets
ahd traffic safetycontrols, Inusrbe.availabl.e to serve the development and Inust not be exceeded.
Finding 9: The subject site has access to the Springfield street network via frontage on Gateway Street and
Harlow Road (via Beverly Street). The three primalY drlvcways serving the site are eqliipped with traffic
signals.
Finding fo: Along the east fl'ontage of the site, Gateway Street is a hJihor arterial street developed to full
urban standards with .cllrb, gutter, sidewalk, striped. bicyc Ie lanes.> slreet lighting and street trees. It is not
expected that conversion oftheexisting furniture retail storc to a sporting goods retail store would generate an
unmanageable increase in traffic to and from the site. Therefore, the existing and anticipated future vehicle
trips generated by the proposed development will be handled by the adjacent road system.
Finding. IJ: In addition to vehicle trips, assumed development may generate pedestrian and bicycle trips.
According to the "Household" survey done by LCOG ih 1994, 12.6perccnt of household trips ai"e nla.de by
bicycle or walking and. 1.8 percent are by transit bus. These trips may have their origins or destinations at a
variety of land uses, including this site. Pedeslrian and bicycle trips create the need for sidewalks, pedestrian
crossing signals, crosswa]ks~ bicycle lanes and bicycle parking.
Finding 12: The applicant has shown provision for pedestrian cOllnections and bicycle parking on the site
d-iagram.
Finding 13: The Gatewny Mall site is currenlly served by Lane Trsl1sit Districl route # 12 (GDleway)
operating along Gateway Street. ]n early 20 II, it is expected that the Galeway RillA bus rapid transit line will
cr- 7~ J 6
TYPIIO-OOOOI
i'vlinor Sile Plsn ModificalioJl
Date Re~f7
Planner: SH
. .
begin operuiion ajong Gult::way Street Jnd utiiize the new transit piatfonn Clt the east edge of the Gateway
Mall parking lot.
Conclusion: This proposal satisfies Criterion B.
c. The proposed development shall comply with all applicable public and private design and construction
standards contained in this Code and otJH.:r applicable regulations.
Jiinding 14: The sllbje~t !)ite is located in thy G~teway area of northwest Springfield. In accordance with
SDC 4.6-.1 2S.A, sbopping malls have an overall parking reqnirement of I space per 250 It' of retail floor area
(exchlSive ofinternal open walking areas). Tbe Gateway Mall previonsly demonstrated conformity witb tbe
City's parking requirements througb a comprehensive parking analys(s for the site (Case DRC2007-000S7).
At pi"esent, therea"re appJ'oxiblately 3,480 develop"ed pai'king spaces on the site. The apjllicant's project
nan'ative indicates that the proposed development will create an additional 76 parking spaces on the west side
of the Gateway Mall parking lot. All parking spaces proposed for the site meet the dimensional requirements
ofSDCTable 4.6_1.
Firtding 15,; Thei'e are two existing handicap accessible paJ:killg spaces ollthe north side Of the existing
Ashley Furniture store, and 1J at the northeast corner of the acUaeen! parki"ng lot (outside the Cinemark
Theater entrance). The 'ap]Jlicant ,js proposing to install seven Americans with Disabilities Act (ADA)
accessi"bleparlciJ!g~p~ce~ ()l)Jsipe the west en~rance to the new Cabel,a's siOJ:e to ,address requirements of
Section U04.1 of the 201.0 Oregon Structura/Specialty Code and ORS 447.2'33.2(a). The 1 I existing
handicap acce,ssible parking spaces outside the entrance to the Cinemark Theaters are proposed to be
reconfigured, to meet ADA standarcis. [Note: Staff'advises tliat the entire Gateway Mall site ,is 'no! heing
i'evievled for coilformitywith ADA parking requirements withthispro]losal.]
Finding] 6' In accordance with SDC 4.6-120.C, all parking spaces that front a sidewalk, landsca]Jing area or
structure shall be provided wiih a seq1Ted wbeel bumper or linear ,curb. Alternatively, landscaping" and
walking areas shall be increased at.1easttwo feet in width to accommodate bumper overhang. The applicant's
project llarrative' indicates the recollfigmed parkillg s]Jaces on the site will have lihear cl\l'bs to :prevent wheel
encroachment. Howexer, the curbs ,are not depicted' on the site ]Jlan.
Finding 17: .In accordance witb, G,ommercial Element, Policy 2.2 of the Gateway Refinement Plan, at least
7.5% of the interior or parking lots visible, from arterial and collector streets ,js to be landscaped.
AdditiOJially,vegetative screening of parking lots is r'eqtiired, For' the ]lurposeofthis revieW; "it is assumed
that the project area generally conforms with the 7.5% interior parking lot landscapingrequircment. This is
hased on existiilg conditions and prior reviews of site and parking lot landscaping, and parking space
provision.
Fillding J 8: The applicant is proposing to realign the perimeter 100]J fOad to accommodate eight RV parallel
parking spaces and 165 compact parking spaces fronting onto "1-5" One SCfoot wide landscaping area is
proposed between the RV parallel parking spaces and an uninterrupted row of 50 compact parking spaccs
fronting onto 1-5. There are no landscaping areas proposed within the adjacent uninterrupted row on 15
compact parking spaces fronting onto i.-S".
Finding 19: The applicant is not proposing to install screening vegetation for these parking spaces. Staff
conducted a site visit on August 27, 2010 ancl observed existing berming and vegetation along the west
boundary of fbe site (Ie. along the vegetative stormwater treatment swale) that provides suitable screening for
tbe proposed parking spaces.
Finding 20: To adelress the rcquircments of thc Development Coele anel the adopted Relinement Plan, staff
advises that landscaped areas will be required within Ihe 50 and I J S-car compact parking space rows \0 break
up these linear featmes. At 3 minimulll, an 8-foot wide landscaping nfca shall be provided at or neur the
midpoint of the 50-car row of parking spaces along tlle western edge of the site. Parking !ol trees are
~-7-{6
TYP II 0-0000 I
Minor Sire Plan IV10difictltion
Date Re~\(eA;I':
Planner: 5H
.
.
recornmended~ but not required, for this particular landscaping ai"ea lo maintain 1~5 frontage visibility desired
by the Cabela's store. At least three landscaping areas, minimu1ll 8 feet wide, shall be provided at evenly
spaced intervals within the 115-car rmv of parking spaces. Trees will be required in these areas to meel the
parking lot landscaping requircments ofSDC 4.4-l05,F,
Finding 21: The applicant's project narrative and sile plan indicates that 10 bicycle parking spaces will be
installed to serve Cabela's customers, employees and other mall visitors. In <lccordance with SDC Table 4.6-
J, at least 25% of the provided bicycle parking is to bc long-term (covered) and 75% may be short-tcrm
(uncovered), Based on this ratio, at least three covered long-term bicycle parking spaces are required,
Finding'22: In accordance with SOC 4,6-150,A.l, bicycle parking shall consist of a securely fixed' structure
that SllpportS the bicycle frame in a stable position without damage to the wheels, frame or components, and
that allows the frame and both wheels to be locked to the rack, Bicyclc racks, sheiters, or lockers shall be
securely anchored to the grOL\nd OJ' to a structure, The applical1t is projJosingto iristall hoop or staple style
bicycle racks outside the main entrance to the Gabela's store, The exact location of the bicycle racks will be
subject to adjustment once building plans are finalized for the project. As ,noted ,above, at least three covered
bicycle parking spaccs are to be,depicteq on the site pl;ll1, The three covered bicycle parking spaces (expected
to be used by Cabela's and other mall employees) do hot have to be placed at the main erltr'ance to the
Cabela'sstore,
Firjding 23: In accordance with SDG 4.4,] JOA4, all trash and fecyclingenclOSL\res, ~shallbe covered and
screeneq from "iew" Additionally, trash and recyciing enclosure areas ,shall be equipped' w'ith a, Boor drain
that is piped to the sanitary sewer: The applicant's plah sheet Cl.2 indicates the exi~ting trash compactor is
proposed,to be Temoved and replaced at a later time, Staff advises tbatinstal1ation ofa new trash compactor
will need to meet the requirements of sot 4.4-11 O,A.4.
Condii;oM of Approv~l;
1. The Final Site Plan shall depict linear curbs or overwidth bumper overhang areas for all parking spaces
fronting onto 'iandscaping and walk'ing areas, Curbs and/or bumper overhang areas shall be depicted on
the,applieablesite plan sheets; including civil engineering and landseapingplalls,
2. At least one landscaping area, miniinul1l 8 feet wide by 16 feet long, shall be provided at. or near the
midpoint 'of the row of 50 compact parking spaces along the west edge of the site, Shrubs llIay he
substituted for trees at this specific parking lot landscapiilgarea.
3. At least three landscaping areas, minimum 8 feet wide by 16 feet long, shall be evenly distributed within
the roW of 115 conipact parking spaces aloJlg,the west edge ofthe site, Trees shall be provided in these
landscaping areas in,accoi'dance with Ure requirements of SOC 4.4-105,F.
4. The Final Site Plan shall provide for at least three covered long-term bicycle parking spaces. The bicycle
parkIng spaces shall be a conventional style and. secured to the ground or a structure in accordance with
SDC 4,6-150,
Conclusion: As cori'ditiohcd herein, this proposal satisfies Criteriof1 C,
D_ Par-king areas and ingress-egress points have been designed to: facilitate vehicular traffic~ bicycle and
pedestrian safety to avoid congestion; provide connectivity within the develoJlment area and to
adjacent residential areas, transit stops; neighborhood activity centers, and cOlllmercial, industrial and
public areas; minimize cnrb cuts on arterial apu collector street::; as spct:ificu in this Code or other
applicable regulations and comply with the ODiT access management standards for state highways.
Finding24: In accordance with SDC 4.2-105.A.l, the on-site priv81e road system shall assure ef1icicllttraffic
circulation that is convenient ::Illd safe:. The applica'nt is proposing to re-align the existing perimeter loop road
TYPl ]O-OOOOt MinorSile ptcn Modification Date Receivl!id? of7 ~-7 -/d
Planner: SH
.
.
along the west edge of the mall site to accomlllodate the new I{ V and compJct parking spaces. In realigning
the perimeter loop road, the northbound travel would be denected to 3 four-way intersection approximately
160 feet f)-om the northwest corner of the Cabela's store. This interseuion \vi[1 require some type of traffic
management signage and/or striping to ensure safe operation. Other modified intersections within the project
are(l also will require traffic control measures. However, the app1icnnt has not depicted any traffic control
signage, directional striping, or stop bnrs all the site plan.
finding 25: In accordance witb SDC 4.2-130, vision clearance areas sball be maintained at tbe comcrs of all
site driveways.
COlldilion ofAl'l'rova]:
5. Tbe Final Site Plan shall provide for appropriate traffic management signage, lane striping and stop bars
atthe drive\\ray intersectiOllS .within the ptoject area.
Conclusion: As conditioned herein, tbis proposal satisfies Criterion D.
Eo, 'Physical features including, but nollimited to, sigllhican't clusters of trees and shrubs, watercourses
ShOWll 'Oll the Water Quality Limited WatercollrSe Map and their associated riparian, areas, wetlands,
rock OIltcroppings and historic features have been evaluated and protected as specified!u this Code or
otber appiicable regulations.
Finding 26: Tbeproject area does not contain ,any significant ,natunil features, riparian: areas or wetlands.
'Drainage from, tbe project a,'ea cUlTently discharges to a vegetativeswale along tbe western edge of the
Gateway' Mall. property. Tbevegetative swale is identified as a Water Quality Limited Watercourse tbat
drains to theWillamette-Rivers)'stern and itis als() a mapped, locally significant wetland identifie.d as feature
M2S on tl)eSprillgfieldNa/ll'd Resources Study. The,applicant is not proposing to alter the existiilg drainage
pattems for the site. Runoff from tbe adjacent mall parkinglotaild portions of the loading dock and buildi"g
rooftop will be directed to the vegetative slvale.
Finding 27: The pl'oject area is located within the mapped 10-20 year and 20+ yea,' Time of Travel Zones for
the ,Sports Way drinking watet wellhead. ,Most of the project work - including the Cabel:.'s store itself - is
proposedwitbin tbe Zone of Concentration for tbe sports Way well. Because Drinking Water Protection
(DWP) ,provisions apply to tbis site, the applicant wilI be responsible for preparing a separate DWl' pemlit
application or exemption request prior to obtaining building occupancy for tbc new Cabela's store. The
applicant: is advised to contact Amy Chinitz, Water Quality Protection Coordinator with the Springfield
Utility Board at (541) 744"3745 to discuss DWP requirements. '
Finding 28: There are no ~ignifjcant historic features on the site, and there are no other'natural featU'res that
would be adversely affected by the proposed developnjeiit.
Conclusion: This proposal satisfies Criterion E.
SUMMARYOFCQNDITIONS'OF APPROVAl,:
1. The Final Site Plan shall depict linear curbs 01' overwidth bumper overhang areas for all parking
spaces frouting onto landscaping and walkillg areas. Curbs and/or bumper overhang areas shall be
depicteu on the applicable site pbln sheets, including civil engineering and landscaping plans.
2. At least one lauds('aping area, minimum 8 rJet ,vide by ]6 feet long, shaU be provided at or ucar the
midpoiut of the row of 50 com pact parkillg!spaces along the west edge of the site. Shrnbs may he
suhstituted for trees at this spedfic parking lot laJldscaping 3rca.
1
:
Tyr 11 00000 I
IVlinor Site r.hlI1 l'vlodillcalioll
!
Date Re'G@ivOOi
Planner: SH
9 '1-f()
.
.
3. At least three landscaping <-lre;15, minimum ~ feet ,vide by 16 feet long, shnll be evenl)' distributed
within the row of 115 comp~ct parldug spaces aloug the west edge of the site. Trees shall [)~
provided in these landscaping areas in accordance with fhe requirements of SDC 4.4-J05.F.
4. ThcFinal Site PlrIn shnll provide for at le.1st three coverccllong-term bicycle parking spnces. The
bicycle parking Sp~H;CS shnlJ he a conventional style and secured i'o the gj'ound or H structure in
accordance with SDC 4.6-]50.
5. The Final Site Plan shall provide for appropriate traffic management signage, lane striping and
stop bars at the driveway intersections within the project area.
WHAT NEEDS TO BE DONE
The applicantshall provide the required ,informatiou and thrce (3) copies of the Modified Final' Site Pion Diagram
within 90 days of the date of this letter (ie. by November 29, 2010). In order to complete the review process, a
Development Agreement is required to cnsure the tenns and conditions of this application are binding upon both
the applicant and the City. This agreement wjll be prepared by Staff upon receipt ofthe Final Site Plan and must
besigried by the pmperty ownei'{ottheir alrthol'iied representative) prior to issuance of a building periJiit.
If you have any questions please contact the undersigned at (541) 726-3784 or :by' email at
aljmbj'rd~1~.nriJwel(t.or.Jd~.
PREPARED BY:
TYP I 10-0000 I
Minor Site Plan !\1odifiGtliDll
Date Re!;e~:
Planner: SH
Cj-1-/(I