The purpose of the Site Plan Review is to:
(A)
Facilitate and enhance the value of development;
(B)
Regulate the manner in which land is used and developed;
(C)
Ensure the provision of public facilities and services;
(D)
Maintain the integrity of the City’s watercourses by promoting
bank stability, assisting in flood protection and flow control, protecting
riparian functions, minimizing erosion, and preserving water quality
and significant fish and wildlife areas;
(E)
Provide for connectivity between different uses;
(F)
Promote the use of a complete range of transportation modes including
and walking, bicycling, and transit facilities;
(G)
Implement the Springfield Comprehensive Plan, applicable refinement
plans, specific area plans, and development plans;
(H)
Minimize adverse effects on surrounding property owners and the general
public through specific approval conditions; and
(I)
Protect the public health and safety.
(6443)
(A)
The Site Plan Review process is used for:
(1)
The following categories of multiple unit housing, commercial,
public and semi-public, and industrial development or uses, including
construction of impervious surfaces for parking lots, storage areas,
and stormwater improvements:
(b)
Additions or expansions that exceed either 50 percent
of the existing building gross floor area or 5,000 square feet or
more of new building gross floor area and/or impervious surface area,
except where a proposed development qualifies for a Minimum Development
Standards review according to SDC 5.15;
(c)
Additions, expansions, and changes of use, regardless
of size or intervening use, that:
(i)
Contain or are within 150 feet of the top of bank
(as measured from the property line of the subject property) of any
Water Quality Limited Watercourses (WQLW) identified on the WQLW Map
on file in the Development and Public Works Department;
(ii)
Contain or are within 100 feet of the top of bank
(as measured from the property line of the subject property) of any
direct tributaries of WQLW identified on the WQLW Map on file in the
Development and Public Works Department;
(iii)
Are located within the City's urbanizable
area, outside of the city limits; or
(iv)
Are located within 50 feet of property in a residential
land use district or residentially designated land (as measured from
the property line of the subject property); or
(v)
Proposes review under the Treatment Standard in
SDC 4.3.110(B)-(C) to demonstrate compliance with applicable stormwater
Treatment Standards.
(d)
Discretionary Uses, except where a proposed development
qualifies for a Minimum Development Standards review in accordance
with SDC 5.15; and
(e)
Any uses listed in the applicable land use district,
overlay, or plan district, which specifically require Site Plan Review.
(B)
Existing lawfully developed sites that do not conform to the current
standards of this code are only required to meet current standards
on the portions of the site affected by the proposed alteration or
expansion. Any alterations to the site must meet current code standards.
(6443; Ord.
6464, 11/20/2023; Ord. 6466, 11/20/2023)
Application materials must be submitted as required below in
addition to the requirements in SDC 5.1.215, Application Requirements.
Applications that do not include all the necessary information may
be deemed incomplete in accordance with SDC 5.1.220, Acceptance of
Application.
(A)
General Requirements. All plans submitted under this section must:
(2)
Be drawn to scale with the scale indicated on the plans, and the
scale sized appropriately for the area involved and sufficient to
show detail of the plan related to the approval standards;
(3)
Include a north arrow and date of preparation and/or revision;
(4)
Provide the physical address of the subject property, if applicable,
and the County assessor’s tax map and lot number;
(5)
Provide the names and addresses of all persons listed as owners on
the most recently recorded deed;
(6)
Provide the name, address, email address, and telephone number of
any person that assisted in preparing the application materials or
plans; and
(7)
Show the size of the property and development area in acres or square
feet.
(B)
Existing Site Conditions Plan. The application must include an existing
site conditions plan that shows, for the entire property and the surrounding
property to a distance of 150 feet from the subject property boundaries:
(1)
The property boundaries, dimensions, and gross area;
(2)
Topographic contour lines at 1-foot intervals for slopes equal to
or less than 10 percent and at 2-foot intervals for slopes greater
than 10 percent;
(3)
The location and width of all public and private streets, drives,
sidewalks, pathways, rights-of-way, and easements;
(4)
Potential natural hazard areas, including areas mapped by the City,
County, or State as having a potential for geologic hazards;
(5)
Soil types and water table information as mapped and specified in
the Soils Survey of Lane County;
(6)
Resource areas, including wetlands on the City’s Local Wetlands
Inventory, streams, surface mines, and wildlife habitat identified
by the City or any natural resource regulatory agencies as requiring
protection;
(7)
The name, location, dimensions, direction of flow, and top of bank
of all watercourses that are shown on the Water Quality Limited Watercourse
Map and their riparian areas;
(8)
The 100-year floodplain and floodway boundaries on the site, as specified
in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved
Letter of Map Amendment or Letter of Map Revision;
(9)
The Time of Travel Zones, as specified in SDC 3.3.200 and delineated
on the Wellhead Protection Areas Map on file in the Development Services
Department;
(10)
Features, including existing structures, pavement, large rock outcroppings,
drainage ways, canals and ditches;
(11)
The location, size and species of trees and other vegetation having
a caliper (diameter) of 6 inches or greater at 4 feet above grade;
and
(12)
Locally or federally designated historic and cultural resources.
(C)
Proposed Site Plan. The application must include a site plan that
shows:
(1)
The proposed development site, including boundaries, dimensions,
and gross area;
(2)
Existing site features, including trees, identified on the site analysis
map, if any, which are proposed to be retained, removed, or modified
by the proposed development;
(3)
The location and dimensions of all existing and proposed structures,
utilities, pavement, and other improvements on the site and adjacent
to the site for a distance of 150 feet;
(4)
Setback dimensions for all existing and proposed buildings;
(5)
Loading and service areas for waste disposal, loading, and delivery;
and
(6)
Outdoor recreation spaces, common areas, plazas, outdoor seating,
street furniture, and similar improvements.
(D)
Utility and Improvement Plan. The application must include a utility
and improvement plan that shows:
(1)
The name and location of all existing and proposed public and private
streets within or on the boundary of the proposed development site
including the right-of-way and paving dimensions, and the ownership
and maintenance status;
(2)
Location of existing and required traffic control devices, fire hydrants,
streetlights, power poles, transformers, neighborhood mailbox units,
and similar public facilities;
(3)
The location, width, and construction material of all existing and
proposed sidewalks, sidewalk ramps, pedestrian access ways, and trails;
(4)
The location and size of existing and proposed utilities on and adjacent
to the site including sanitary sewer mains, stormwater management
systems, water mains, power, gas, telephone, and communications connections
including cable, internet, and television cable, etc.;
(5)
The proposed connection points of the proposed utilities; and
(6)
The location and size of existing and proposed easement and public
dedications.
(E)
Landscape Plan. The application must include a landscape plan that
shows:
(1)
Existing and proposed building and pavement outlines;
(2)
The location and dimensions of existing and proposed terraces, retaining
walls, decks, patios, shelters, and play areas;
(3)
Existing and proposed abutting street right-of-way landscaping;
(4)
Screening as specified in SDC 4.4.110;
(5)
Plantings, either existing or proposed, used in erosion control and
stormwater treatment facilities;
(6)
Details of a permanent irrigation system, unless specifically exempted
as specified in SDC 4.4.100;
(7)
Street trees as specified in SDC 4.2.140;
(8)
A specifications list for all landscaping materials to be used;
(9)
A planting schedule containing the location, size, and species of
the existing and proposed plant materials (at time of planting);
(10)
The anticipated size of all proposed plants at 2 years, or at maturity,
whichever is first; and
(11)
A description of planting methods as specified in SDC 4.4.100.
(F)
Access, Circulation, Parking, and Lighting Plan. The application
must include an Access, Circulation, Parking, and Lighting that shows:
(1)
The location, dimensions and number of typical, compact, and disabled
parking spaces; including aisles, landscaped areas, wheel bumpers,
directional signs and striping;
(2)
The location and dimensions of all site circulation for vehicles,
pedestrians, and bicycles including entrances and exits to the site,
and loading and service areas;
(3)
Access to streets, alleys, and properties to be served, including
the location and dimensions of existing and proposed driveways and
driveways proposed to be closed;
(4)
On-site lighting including the location, orientation, and maximum
height of all proposed exterior light fixtures, both free standing
and attached.
(5)
For lighting, the type and extent of shielding, including cut-off
angles and the type of illumination, the wattage, luminous area, and
a photometric test report for each light source;
(6)
The location, type, number, and dimensions of all bicycle parking
spaces;
(7)
The amount of gross floor area applicable to the bicycle parking
requirement for the proposed use;
(8)
The location of off-street loading areas;
(9)
Existing and proposed transit facilities;
(10)
A copy of a Right-of-Way Approach Permit application, where the property
has frontage on an Oregon Department of Transportation (ODOT) facility;
and
(11)
A Traffic Impact Study prepared by an Oregon Licensed Traffic Engineer
when required by and as specified in SDC 4.2.105(A)(4).
(G)
Grading, Paving, and Stormwater Management Plan. The application
must include a grading, paving, and stormwater management plan that
shows:
(1)
The stormwater management system for the entire development area;
(2)
The roof drainage patterns and discharge locations;
(3)
The pervious and impervious area drainage patterns;
(4)
The size and location of stormwater management systems components,
including but not limited to: drain lines, catch basins, dry wells
and/or detention ponds; stormwater quality measures; and natural drainage
ways to be retained; and
(5)
The existing and proposed elevations, site grades, and contours.
(H)
Phased Development Plan. The application must include a Phased Development
Plan if phasing is proposed. The plan must indicate any proposed phases
for development, including the boundaries and sequencing of each phase.
Phasing must progress in a sequence that promotes street connectivity
between the various phases and accommodates other required public
improvements, including but not limited to, sanitary sewer, stormwater
management, water, and electricity. The Approval Authority may require
the applicant to enter into an agreement for phased developments,
and may require bonding or other assurances for improvements, in accordance
with SDC 5.17.135(E).
(I)
Narrative. The application must include a written letter, narrative,
or report documenting how the proposal is in compliance with the applicable
approval criteria contained in SDC 5.17.125, Site Plan Review Approval
Standards.
(J)
Deed Restrictions. The application must include submit copies of
all existing and proposed restrictions or covenants.
(K)
Additional Information. The Director may require an applicant to
submit additional information at the time of Site Plan Review application
submittal. At the applicant’s expense, additional studies, reports,
or exhibits prepared by qualified professionals may be required to
address specific site features or concerns to demonstrate compliance
with approval standards. Additional information may include, but is
not limited to, the following items:
(1)
Evidence that any required Federal or State permit has been applied
for or approved;
(2)
A Geotechnical Report prepared by an Oregon-licensed engineer, if
the required Site Assessment specified in SDC 5.17.120 indicates the
proposed development area has unstable soils and/or a high water table
as specified in the Soils Survey of Lane County.
(L)
Septic Systems. If the properties are not served by the City sewer
system in accordance with SDC 4.3.105, the application must include
documentation from the Department of Environmental Quality or its
agent that indicates that the proposed development will be in compliance
with all applicable requirements for sanitary septic systems when
such systems exist on the properties affected by the development.
(6443; Ord.
6465, 11/20/2023; Ord. 6466, 11/20/2023)
(A)
Pre-Application Options. Although voluntary, prospective applicants
are encouraged to request a Development Initiation Meeting or Pre-Application
Meeting as specified in SDC 5.1.210.
(B)
Site Plan Review applications are reviewed under the Type 2 procedure
in accordance with SDC 5.1.400.
(C)
Required public improvements and any additional required land use
permits or approvals will be reviewed in accordance with this code.
(6443)
(A)
The Director must approve, approve with conditions, or deny a proposed
Site Plan Review application based on the following standards:
(1)
The proposed land use is a permitted use or is allowed as a discretionary
use in the land use district.
(2)
If a use is allowed as a discretionary use, in addition to meeting
the standards below, a Discretionary Use application must be approved
in conformance with the standards in SDC 5.9.100.
(3)
The proposal complies with the standards of the land use district
of the subject property;
(4)
The proposal complies with any applicable approved master plan, master
facilities plan, refinement plan, and/or special planned district.
(5)
The proposal complies with the applicable sections of SDC 4.2, Infrastructure
Standards-Transportation.
(6)
The proposal complies with the applicable sections of SDC 4.3, Infrastructure
Standards-Utilities.
(7)
The proposal complies with the applicable sections of SDC 4.4, Landscaping,
Screening, and Fence Standards.
(8)
The proposal complies with the applicable sections of SDC 4.5, On-Site
Lighting Standards.
(9)
The proposal complies with the applicable sections of SDC 4.6, Motor
Vehicle Parking, Loading, and Bicycle Parking Standards.
(10)
The proposal complies with the applicable sections of SDC 4.7, Specific
Development Standards.
(11)
The proposal complies with the applicable sections of SDC 4.8, Temporary
Use Standards.
(6443)
(A)
A Final Site Plan must be submitted to the Director within 90 days
of the written decision and expiration of any appeal period.
(B)
The Final Site Plan must include the same information as required
for the proposed site plan however must depict the proposal as approved
and must incorporate all conditions of approval that the decision
requires to be shown on the Final Site Plan. No building or engineering
permits will be issued until the Final Site Plan is approved.
(C)
Submittal of a Final Site Plan must include the following material,
where applicable:
(1)
The original recorded copy of any required Improvement Agreement.
(2)
Where applicable, any required ODOT Right-of-Way Approach Permit
must be submitted prior to construction of improvements with ODOT
right-of-way.
(3)
Where approved a copy of a recorded joint use access/parking agreement.
(4)
A copy of any recorded private easement or other original easement.
(D)
The Final Site Plan becomes null and void if after 3 years from the
date of Final Site Plan acceptance by the Director if no building
permit has been issued, or if a building permit was issued but has
expired without a new building permit being issued within 3 years
of the date of the Final Site Plan acceptance.
(6443)
(A)
Development must not commence until the applicant has received all
the appropriate land use and development approvals including, but
not limited to: Final Site Plan Review approval, grading permits,
and building permits. Construction of any public improvements must
not commence until the City has approved all required public improvement
plans (e.g., utilities, streets, public land dedication, etc.).
(B)
If public improvements are required, the applicant may be required
to submit to the City a signed Development Agreement within 90 days
of the Director’s Final Site Plan approval.
(C)
A Building Permit may be issued by the Building Official only after
the Development Agreement, if 1 is required, has been signed by the
property owner and submitted to the City.
(D)
Upon satisfactory completion of site development, as determined by
a Final Site Inspection (prior to the final building inspection),
the City will authorize the provision of public facilities and services
and issue a Certificate of Occupancy or otherwise authorize use of
the site.
(E)
All required improvements must be installed prior to the issuance
of a Certificate of Occupancy or Final Building Inspection for the
development. Alternatively, for non-residential uses the applicant
may apply for Type 2 application for a deferral/extension to request
that the improvements be deferred for good cause. In the case of a
deferment to completion of improvements the following requirements
must be met:
(1)
A Temporary Certificate of Occupancy may be issued prior to complete
installation and approval of improvements if security is filed with
the City.
(2)
Required security must equal 120 percent of the cost of the design,
materials, and labor, as determined by the Director. Required security
must consist of cash, certified check, time certificate or deposit,
or lending agency certification to the City that funds are being held
until completion. When the final improvements are complete and certified
by the Director, any portion of the remaining security deposited with
the City, including any accrued interest, will be returned to the
depositor.
(3)
If the required improvements are not completed within the approved
deferral or extension period, or if the improvements are installed
improperly and not remedied within the approved deferral or extension
period, the City may use the security to complete the installation
or correct the required improvement(s). This remedy is in addition
to, and not in lieu of, the City’s other enforcement authorities.
(6443)
