HomeMy WebLinkAboutPacket, Pre PLANNER 3/12/2004
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PRE-SUBMITTAL fVt.M &h..--tq, :z.~ rv /f;MJ
DISTRIB UTION LIST:
Date Distributed: 7;~I"-o4-
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V Dave Puent - Building ~ Date Received:
v Gilbert Gordon - Fire i Planner. .
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V Gary McKenney - Traffic
./ Don Branch (x's 2) - Public Works/Engineering
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City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
Phone: (541) 726-3759
Fax: (541) 726-3689
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Discretionary Use Application
Type III
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ApplicantName LA,..sl:> P'l.,~fo..l>,....(t.. ~N~tJC.'\AN\Jlhone: $"4\"7 z.'- - 9,~<:' "':::.~
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Property Owner Name '^' II E---I.' No.. t. \ fJc... I I "r,. L... /'-IN / N c.. .
Address Po ~O"l- ~\P, c:.~I~c;."'-'~1l OIZ... ~ 1.1, Lb
Phone: SlI, \ &''1. ~ 51 e, B.
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Tax Lot No.
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Property Address
Assessor's Map No.
Size of Property 8.. S- Ac.ll..~ .f'beno1J.CF 3~D S'IlI!lfe Feet 81
Acres
Existing Use of Property f't~Ar-lt:v......,e. I':::. ~ U A ~IZ. 'i
Specific Description of Proposal "R ~ c:: LA I wi. A t=o<<:',,^-~\'t.. ~t.JA.(Z.IV'1 ~\ \1;:'"
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The underSigned acknowle s that the information in is application in correct and accurate.
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J.\ pfllielltit Signatur '
Date
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If the applicant is other than the owner, the owner hereby grants permission for the applicant to act in his/her behalf.
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. Received By .
Tax Lot No.
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Journal No. 7::7:,_ 77.bT - c:<:scm (D
Map No. it, coL-oS
Date Accepted as Complete
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APPLICATION FOR DISCRETIONARY USE PERMIT
TYPEll
MOUNTAINGATE MASTERPLAN
APPLICANT'S NAME
Land Planning Consultants
1071 Harlow Road
Springfield, OR 97477
Phone - 541-726-8523
PROPERTY OWNER'S NAME
Wiley Mt. Inc. & Leelynn Inc.
P.O. Box 518
Creswell, OR 97426
MAP NUMBER & TAX LOT
18-02-03 tl 303
SIZE OF PROPERTY
Approximately 9 acres of the 330 acre parcel.
EXISTING USE OF PROPERTY
Former rock quarry.
BACKGROUND INFORMATION
This Discretionary Use Permit application is submitted to fulfill Conditions 28 and 53b
of the MountainGate Masterplan approval (lo.No. 95-02-39). These conditions require
reclamation of an onsite quarry to create a site suitable for a neighborhood park and
detailed plans for the detention ponds to be located within the park.
PROPOSAL DESCRIPTION
A portion of the site is a wetland mitigation site approved by the Oregon Division of
State Lands (No. 25970-RF) and the Army Corps of Engineers (No. 199801241).
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Development of the mitigation site and construction of a detention pond as cited in the
Masterplan require lowering of the existing quarry floor 3 to 5 feet and approximately
11 feet respectively. 30 to 90 foot vertical walls extend around the majority of the
North and East portions of the quarry which present a potentially dangerous condition
for future public usage.
In order to reshape quarry walls and to create basins for stormwater detention and
wetland mitigation this application for reclama.tion requests approval to remove up to
100,000 cubic yards of rock for reuse on site. The rock would be blasted by a licensed
explosive expert to shape the quarry and fragment the rock. 40,000 cubic yards of rock
will be used on site as pit run material for fill. The remaining 60,000 cubic yards of
rock is proposed to be crushed at the quarry in a below-grade pit (see attached cross
section). Two other locations are shown on the overall site map that might be used for
the .crusher location depending upon timing for preparation of the quarry site and
storage requirements for pit run and processed rock.
Details for the mining and crushing operations are included in the attached operations
plan.
The final form of the reclaimed quarry walls will be determined through the mining
process. For example, the perimeter wall will be shaped based partially upon the
consistency of subsurface materials encountered during the excavation process.
Preliminary discussions have occurred and continue between Willamalane
representatives, the applicant and the applicant's landscape architect, Brian McCarthy
with Cameron & McCarthy. The general design agreed upon to date anticipates the
following:
a. The perimeter wall will be reformed within the excavation limits shown on
the reclamation plan map. In order to maintain some of its current visual
quality along with increased safety and utility the current concept is to have
a combination of features including a loose rock slope of 1:5' or 2:0'
.horizontal to l' vertical, a series of shallow benches and possibly an area of
tall vertical wall with security fencing at the top.
b. Final design of the detention basin is subject to approval by the City of
Springfield as a functional component of the storm water system for the
MountainGate development. The design preferred by the applicant and
Willamalane would include the following concepts: The detention basin is
nearly 2 acres in size which allows it to accept and control stormwater in
extreme events (100+ year storms). This may allow its use for other
purposes most of the time. The basin could be graded with slopes thafdirect
storm water to specified locations during most (10 to 25 year) storm events.
The remaining area would then be useable for recreation purposes when
precipitation is light and ct;rtainly during summer months when it would be
most useful. The floor of the basin would be covered with soil and seeded.
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c. The wetland mitigation area located between future MountainGate Drive and
the detention basin has been approved by the Oregon Division of State Lands
and the Army Corps of Engineers to replace wetland areas to be filled within
Phase I of the MountainGate development. Details of the resulting wetland
are shown on the permits attached.
10.030 CRITERIA.
(1) Except for private/public elementary and middle schools and certain wireless
telecommunications systems facilities, a Discretionary Use may only be allowed if
the Planning Commission finds that the proposal conforms with the following
criteria:
(it) ,The proposed use shall conform with other permitted uses in terms of scale, lot
coverage, design, intensity of use and operating characteristicS.
. The use requested is a temporary use of the site that is necessary to reclaim the quarry
as required by Condition No. 53b. of the MountainGate Masterplan approval. The
Masterplan also requires an agreement to transfer the site to Willamalane for use as
public open space in order to accomplish the open space designation and use as required
by the ESEE analysis for MountainGate (May 29, 1995).
The site is currently zoned UF-lO and is designated as Low Density Residential on the
Metro Plan. The Metro Plan specifies that neighborhood parks are allowed uses within
the residential land use designation. (Il-E-2, Feb. 2002).
The ultimate use of this' site as a neighborhood park has been predetermined by the
Masterplan approval and was found to be consistent with adopted plans. Reclamation
of the quarry to accommodate this intended use is also required by the Masterplan and
the plan must demonstrate that the proposal will result in the site's suitability as a
neighborhood park. Willamalane has agreed that the reclamation plan proposed will
result in a site suitable as a neighborhood park (see attached letter). Temporary use of
the site as necessary to reclaim the quarry therefore conforms with other permitted
uses.
(b) The proposed use shall not generate more traffic on local streets or more
demand for public facilities than would permitted uses in the same zoning district.
Onsite processing and use of the aggregate material existing at the quarry will eliminate
the need to import the same amount of material from other locations. Engineer's
estimates for material needed for the construction of the MountainGate development
exceeds 100,000 cubic yards of crushed rock and 100,000 cubic yards of pit run
material. Reclamation of the quarry as proposed could provide approximately 100,000
yards or half of the needed material. 60,000 yards of the quarry rock material would
be crushed for use as street sub grade and trench backfill.
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