HomeMy WebLinkAboutPacket, Pre PLANNER 6/12/2020Pre -Submittal Meeting
Development and Public Works Department
Room 616
PRE—SUBMITTAL MEETING DATE:
Friday, June 19, 2020
11:00 a.m. - 12:00 p.m.
r,.,W Genfer-epee Reem 616 -
Pre -Submittal (Site Plan Review) #811 -20 -000114 -PRE 811-19-000130-PROJ Cherry Springs LLC
Assessor's Map: 17-02-32-41 TL: 400
Address: W & Main Streets
Existing Use: Vacant
Applicant has submitted plans for a 129 -unit multi -family development with open space
and off-street parking
Planner: Melissa Cando
Meeting: Friday, June 16, 2020 11:00 — 12:00 via GoToMeeting
k
X
SITE
VICINITY MAP
811 -20 -000114 -PRE Pre -Submittal Meeting
17-02-32-41 TL 400
Main & 48" Streets
Cherry Springs LLC
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPNINGFIEL
� D
Application. -(Applicant: check one)
Site Plan Review Pre -Submittal: ® Ma'or Site Plan Modification Pre -Submittal:
Site Plan Review Submittal: M 'or Site Plan Modcation Submittal: ❑
ifi
Required Project Information (Applicant: complete this section)
Applicant Name: Cherry Springs, LLC Phone: 541-485-4050
Company: Brent Lanz, Manager Email:
Address: 3025 West 7th Place, Eugene OR 97402
Applicant's Rep.: Teresa Bishow, AICP
Phone: 541-514-1029
Company., Bishow Consulting Email:
teresa@bishowconsulting.com
Address: P.O. Box 50721, Eugene OR 97405
Property Owner: Cherry Springs, LLC
Phone: 541-485-4050
Company: Brent Lanz, Manager
Email:
Address: 3025 West 7th Place Eugene OR 97402
ASSESSOR'S MAP NO: 17-02-32-41
TAX LOT NO 5 : 400
Property Address: Vacant - No address assigned.
8.51 Proposed No. of
Size of Property: Acres S uare Feet nmlllna Unift nor acre,
Proposed Name of Project: Cherry Springs
Description of If you are filling In this form by hand, please attach your proposal description to this application.
Proposal: Proposed mult-famlly development with off-street parking and opens ace for residents.
Existing Use: Vacant
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): sf
QSi natures: Please si nand rint our name and date in thea
-. -. . .In, 14 FO I,
Associated Applications:
ro riate box on the next a e.
Signs:
Pre -Sub Case No.:
Date:
Reviewed b :
Case No.:
Date:
Reviewed b
A lication Fee: $
Technical Fee: $ Postage Fee:
TOTAL FEES:
PROJECT NUMBER:
Remed 1/7/14 KL 1 of 11
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INDEX
WRITTEN NARRATIVE
1.0 Project Summary
2.0 Project Details
3.0 Approval Criteria and Findings
4.0 Conclusion
EXHIBITS ATTACHED
A. Vicinity Map
B. Aerial Photograph
C. County Assessor's Map
D. Legal Description
E. Preliminary Title Report
F. Cherry Springs - Adjacent Local Streets
ITEMS SUBMITTED SEPARATELY
Application Form
Full Size Drawing Set
Application Fee
15
View of property
looking
northwest
towards 481h
Street
Cherry Springs Pre -Submittal Application Page 2 of 15
Site Plan Review Written Narrative June 10, 2020
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OWM&ECT SUMMA
Project Name:
Project Proposal:
Application Type:
Project Location:
Assessor's Map:
Tax Lot:
Size:
Zoning:
Plan Designation:
Existing Use:
Pre -Submittal Mtg Date:
CHERRY SPRINGS
Construct a new 129 unit multi -family residential complex on a
vacant site in East Springfield
Type I I - Site Plan Review
East side of 48^ Street, north of Main Street
17-02-32-41
0400
8.51 Acres
Mixed Use Residential (MUR)
Mixed Use
Vacant
6202019 City No. 811-19-000123
Associated Application: Partition Application
Owner/Applicant:
Cherry Springs LLC
Attn: Brent Lanz
3025 West 7'^ Place
Eugene, OR 97402
Applicant's Architect
Rodd Hansen
Rodd Hansen Architect
1551 Oak Street, Ste A
Eugene, OR 97401
Rodd amarch itectu ral. com
Applicant's Representative
Teresa Bishow, AICP
Bishow Consulting LLC
P.O. Box 50721
Eugene, OR 97405
teresa®bishowconsultina. com
Applicant's Landscape Arch.
Jamie McGraw / Emily Brandt
i.e. Engineering
809 SE Pine Street
Roseburg, OR 97470
wi I leke ft eenc i neeri nc. com
Applicant's Engineer
Alex Palm
i.e. Engineering
809 SE Pine Street
Roseburg, OR 97470
aalm®ieenaineerina.com
Cherry Springs Pre -Submittal Application Page 3 of 15
Site Plan Review Written Narrative June 10, 2020
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1.0 PROJECT DETAILS
2.1 Overview
Cherry Springs will provide 129 new apartments in east Springfield. Each unit will be a 2-
bedroom/2-bath floor plan offering an attractive size for various households. Cherry Springs will
offer on-site property management, motor vehicle parking, attractive landscaping and open
space, pedestrian circulation, and bike parking. Motor vehicle access will be limited to two new
private driveways on 48^ Street. Existing local streets that terminate on the east side of the
property will remain closed to through motor vehicle traffic offering enhanced safety and lower
traffic within Cherry Springs and preserving the character of the adjacent residential
neighborhoods. The existing barricade at the terminus of "B" Street will be replaced with
removable bollards for emergency access.
2.2 Property Location and Zoning
Cherry Springs is located on the east side of 48^ Street with easy access to Main Street and
nearby commercial services. Refer to Exhibit A — Vicinity Map and Exhibit B — Aerial
Photoarach. The Euaene-Sorinafteld Metropolitan Area General Plan (Metro Plan) and the East
Main Refinement Plan designate the subject property as Mixed Use Residential. Consistent
with the plan designations, the subject property is zoned Mixed Use Residential MUR.
The existing legal lot has frontage on both 48 Street and Main Street. A related Partition
application was submitted to divide the property into two lots. Cherry Springs would have
frontage on 48^ Street with the second lot having frontage on Main Street.
2.3 Existing Conditions
The subject project is relatively flat with minor variations in grade. Refer to Cherry Springs
Existing Conditions Map. There are numerous trees scattered throughout the site with a cluster
near the northeast comer. Several trees are damaged and unhealthy. The subject property
also contains grasses and obnoxious weeds. There are no identified Statewide Goal 5 natural
features on the subject property.
The subject property is within the mapped 5 year Time of Travel Zone and is not subject to the
Drinking Water Protection Overlay District.' There is no indication of any sources of
contaminants on the subject property such as underground storage tanks or prior hazardous
materials handlers.2
1 City of Springfield Wellhead Protection Areas map (February 2008 delineations)
2 City of Springfield Wellhead Protection Areas map (Contaminant Source Inventory)
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2.4 Key Prior Land Use Decisions
The subject property was annexed to the City of Springfield sometime between 1960 and 1969.3
The Metro Plan, adopted in 1982, designated the subject property as Mixed -Use Commercial
(MUC). In April 1988, the East Main Refinement Planwas adopted and the subject property
was designated Mixed -Use 2A. The East Main Refinement Plan contained an adopted policy
that all properties designated Mixed -Use 2A, "shall be legislatively rezoned to High Density
Residential (HDR)." Consistent with the refinement plan policy, the City's zoning map was
changed and the subject propertywas zoned High Density Residential (HDR).
In January 2020, the Springfield City Council approved a privately -initiated amendment to the
East Main Refinement Plan to allow the subject property to either retain its HDR zoning or be
rezoned to Mixed Use Residential (MUR).4 At the request of the property owner, the subject
property was subsequently rezoned to MUR.
2.5 Land Use and Development Requirements
This is a request for Site Plan Review approval according to the Type II procedures listed in
Springfield Development Code (SDC) 5.1-130 and the Site Plan Review approval criteria at
SDC 5.17-125.
i City of Springfield Annexation History map dated February 2014.
4 Springfield Ordinance No. 6410, City File No. 811-19-000243TYP4
Cherry Springs Pre -Submittal Application Page 5 of 15
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3.0 SITE PLAN APPRCIMRITERIA
This section provides the applicable approval criteria for reviewing the proposed
application followed by findings demonstrating compliance. Springfield Development
Code provisions are shown below in bold italics.
SDC 5.17-125 Criteria
The Director shall approve or approve with conditions: a Type 11 Site Plan Review
application upon determining that approval criteria in Subsections A. through E., below
have been satisfied...
A. The zoning is consistent with the Metro Plan diagram, and/or the applicable
Refinement Plan diagram, Plan District map, and Conceptual Development
Plan.
The site is zoned Mixed Use Residential (MUR) consistent with the Mixed Use designation on
the Metro Plan diagram and in the East Main Street Refinement Plan. There are no proposed
changes to the zoning for the site.
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 exceeded and
the public improvements shall be available to serve the site at the time of
development, unless otherwise provided for by this Code and other
applicable regulations. The Development & Public Works Director or a
utility provider shall determine capacity issues.
Approval of this proposal would allow for construction of a 129 -unit multi -family residential
complex consisting of 16 two-story apartment buildings along with a leasing office, driveways
and parking areas, site landscaping, open spaces, and vegetated stormwater management
facilities on about 6.26 acres.
For all public improvements, the applicant will 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 will also provide construction inspection services.
Water and Electricity Improvements
Per SDC 4.3-130, each development area is 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.
The applicant proposes to connect to the existing public water line located in 48^ Street in two
locations looping the public water system through the development. Multiple fire hydrants will
be installed throughout the development to provide fire protection to all buildings and structures.
Cherry Springs Pre -Submittal Application Page 6 of 15
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SUB Water advises that all non-residential domestic and irrigation services, and all residential
water services with lawn sprinkler systems, require a reduced pressure backflow assembly. All
fire services require a minimum of a double check detector assembly with a detector meter on a
bypass. The assemblies are required to be installed above ground and adjacent to the water
service. The applicant will contact SUB Water Division's Backflow Prevention Specialist at
(541) 726-2396 to discuss the backflow prevention and fire protection service requirements.
Per SDC 4.3-125, wherever possible all utility lines shall be placed underground. Additionally,
vaults and transformers for utility connections along the street frontage should be screened from
view or placed out of sight at the side or rear of buildings.
There are existing overhead power lines along the western boundary of the subject property as
shown on Cherry Springs Existing Conditions Map. The overhead wires on 48^ Street are
backbone distribution lines and are not required to be placed underground. The overhead
power lines will be unaffected by the proposed development. Within the development area, the
applicant is proposing to install all new utility lines underground.
As shown on Cherry Springs Water & Sewer Layout, the existing public water and sanitary
sewer lines can be extended to adequately serve the proposed development.
Sanitary Sewer
Per SDC 4.3-105.A, the applicant proposes to install sanitary sewers to serve the new
development and to connect the development to existing mains. Additionally, installation of
sanitary sewers will provide sufficient access for maintenance activities.
The nearest public sewer main that can provide gravity service to the entire development site is
located in 48^ Street at the far northwest corner of the site. The applicant proposes to extend a
new public sewer main down 48^ Street to provide service to the site. The public main will also
be brought into the site as needed to provide service. The existing sewer main located adjacent
and east of the site in B Street is not deep enough to provide gravity service to the site.
The applicant will make any field adjustment as necessary during construction to avoid any new
connection points that will require excavations into 48^ Street and utilize existing connection
points that may not be located exactly as shown on the plans.
Per Chapter 3.02.4.A of the City's EDSPM and Section 3.4 of the City of Eugene Stormwater
Management Manual, solid waste storage areas shall be covered and hydraulically isolated
from potential stormwater runoff, and directed to the sanitary sewer system. To meet this
requirement, the applicant is proposing to construct two trash & recycle enclosures that are
covered, hydraulically isolated, and equipped with floor drains that are plumbed to the sanitary
sewer system (Sheet XXX - Site Plan and Sheet XXX - Utility Plan).
Stormwater Management (Quantity)
Per SDC 4.3-110.6, 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 Development & Public Works Director, consistent with the EDSPM. SDC
Cherry Springs Pre -Submittal Application Page 7 of 15
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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. SDC 4.3-110.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.
To comply with Sections 4.3-110.D & E, the applicant proposes to direct stormwater runoff from
the site into a series of stormwater treatment bio-swales and detention basins prior to
discharging the stormwater into the public system. The bio-swales and detention basins will
function to make the stormwater discharge from the site mimic pre-existing conditions.
Stormwater from the site currently drains from east to west and into the existing drainage Swale
located on the west side of 48^ Street. The existing drainage pattern will be matched post
construction.
Stormwater Management (Quality)
Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and
National Pollutant Discharge Elimination System (NPDES), the City of Springfield has obtained
a Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires the
City to demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent
Practicable (MEP).
Federal and Oregon Department of Environmental Quality (ODEA) rules require the City's MS4
plan to address six "Minimum Control Measures". Minimum Control Measure 5, "Post -
Construction Stormwater Management for New Development and Redevelopment", applies to
the proposed development.
Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce
a program to ensure the reduction of pollutants in stormwater runoff to the MEP. The City also
must develop and implement strategies that include a combination of structural or non-structural
Best Management Practices (BMPs) appropriate for the community.
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
Stormwater Facilities MasterPlan (S FM P).
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 the Metro
Plan policies and the Engineering Design Standards and Procedures Manual."
Section 3.01 of the City's EDSPM states the Development & Public Works Department will
accept, as interim design standards for stormwater quality, water quality facilities designed
pursuant to the policies and procedures of the City's EDSPM and the City of Eugene
Stormwater Management Manual.
Sections 3.02 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
Cherry Springs Pre -Submittal Application Page 8 of 15
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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
stormwater quality improvement using vegetative methods.
Prior to Final Site Plan approval, the applicant will provide an Operations & Maintenance Plan to
the City for review to ensure the long-term maintenance and operation of the proposed
Stormwater System, consistent with maintenance criteria required by EDSPM 3.03.1. The plan
will designate maintenance responsibility for operating and maintaining the system to the
property owner of the site.
Streets and Traffic Safety Controls
SDC 4.2-105.G.2 requires that whenever a proposed land division or development will increase
traffic on the City street system and that development has unimproved street frontage abutting a
fully improved street, that street frontage shall be fully improved to City specifications.
Along the western site frontage, 48^ Street is developed with two travel lanes with street lights
on the east side and a ditch on the west side. The street does not have a bike lane, street
trees, or a sidewalk along the subject property's frontage. Due to the existence of the drainage
ditch on the west side of the road, it is not feasible to provide full street improvements within the
existing public right-of-way. The applicant proposes to design a multi -modal bike/pedestrian
path on the east side of 48^ Street.
The applicant proposes to install new street trees along the 48th Street frontage in accordance
with SDC 4.4-105.B.2. The applicant is proposing to place the street trees close to the overhead
power lines in the existing public right-of-way. The applicant proposes smaller street tree species
so that when they mature, they still fit under the overhead power lines.
The proposed transportation facilities would be adequate to accommodate the anticipated
vehicular and pedestrian traffic patterns generated by the development in a safe and efficient
manner. Refer to Exhibit F — Cherry Springs Adjacent Local Streets.
C. The proposed development shall comply with all applicable public and
private design and construction standards contained in this Code and
other applicable regulations.
Standards in Chapter 3 applicable to the proposed project that are not addressed elsewhere in
this report are listed below.
Chapter 3 Land Use District Standards
Section 3.2-615 Base Zone Mixed Use Development Standards
Section 3.2-625 Mixed -Use Development Standards - General
Section 3.2-630 Mixed -Use Development Standards — Specific
Section 3.2-240 Multi -Unit Design Standards
Cherry Springs Pre -Submittal Application Page 9 of 15
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TABLE 1 - Mixed Use Development Standards
SDC
Subject
Standard
Proposed
Complies
3.2-615
Lot Coverage
Maximum 45%
Lot Coverage Q 50%
???
Bldgs — Q 24%
Vehicular Areas— a 26%
3.2-615
Building Height
60 ft
a 24 ft at top of pitch roof
YES
3.2-625.A
Building Design
Architectural features e.g.
Architectural features
YES
offsets, windows, entry
include windows, entry
treatments, varied exterior
treatments, and trim and
building materials
corner boards
3.2-625.6
Building Orientation
Buildings oriented to street
Buildings are oriented to
???
/Maximum Setbacks
along at least 50% of street
about %ofthe
frontage to enhance
street frontage along 48'
pedestrian comfort,
Street.
convenience and safety.
3.2-625.0
Weather Protection
Awnings and canopies
Main building entrances
YES
provide shelter for
are covered providing
pedestrians.
shelter.
3.2-625.D
Landscaping and
Per SDC 4.4-100 and SDC
Landscape Plan to be
?
Screening
4.4-110
submitted at a later date.
3.2-625.E
Street Connectivity
Streets shall connect to
Per SDC 3-2-605- No
YES
and Internal
adjacent neighborhoods —
street connectivity is
Circulation
maximum block perimeter of
proposed to preserve
1,400 feet.
adjacent existing
neighborhood.
Pedestrian paths and
sidewalks shall connect all
Proposed multi -modal path
building entrances with each
on 4P Street and internal
other and with adjacent
pedestrian circulation
public right-of-way.
connecting to adjacent
public ROW.
3.2-625.F
Neighborhood
Compliment character of
Architectural features
YES
Compatibility
neighborhood including:
include lap siding (w/6"
1) architectural compatibility,
exposed) (fiber cement),
2) lighting,
trim and corner boards,
3) site -obscuring
hardi-panel 8" grooves,
landscaping,
pitch roof; shielded lighting
4) screen mech. equipment.
and landscaping will
provide screening; no
exposed mech. equip.
3.2-625.G
Pedestrian
Project> 50,000 sq. ft. shall
_ pedestrian amenities
???
Amenities
provide 4 pedestrian
to be shown on Landscape
amenities
Plan
3.2-
Preserve Residential
Min. 80% gross floor area for
100% of gross floor area is
YES
630.C.1
Land Supply
housing; residential priorto
for housing and the
or concurrent with non-
apartment manager's
residential development
office; development will
occur priorto development
of new lot facing Main St.
3.2-
Minimum/Maximum
20 units per gross acre if
20.6 units per gross acre
YES
630.C.2
Residential
only housing -12 units per
of land for planned for
Densities
gross acre if mixed uses
future residential lot.
Cherry Springs Pre -Submittal Application Page 10 of 15
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TABLE 2 — Multiple Family Standards
SDC
Subject
Standard
Proposed
Complies
3.2-240.D.1
Building
Only applies to streets with
Not applicable -4P Street
NA
Orientation
existing or planned on -street
does not have any on -street
parking.
parking.
3.2-240.D.2
Building
Continuous horizontal distance
Maximum horizontal
YES
Form
does not exceed 160 feet
distance of 112 ft
3.2-240.D.3
Transition
a. Bldg setback on same side of
No proposed buildings are
NA
and
street as single-family home is
on the same street as
Compatibility
similar to that of the nearest
adjacent single-family
residence.
homes.
b. 25 -foot buffer along LDR
25 -foot buffer along LDR
YES
c. Bldg Height Step Down by
Bldg heights do not exceed
YES
LDR
25 ft
d. Bldgs within 50 ft of LDR shall
Blgs within 50 ft of LDR
YES
not have continuous horizontal
have maximum horizontal
distance exceeding 120 ft
distance of 112 ft
3.2-240.D.4
Storage
a. Min. 112 cubic ft of enclosed
Each dwelling unit has 144
YES
storage separate from each
cubic feet of enclosed
dwelling unit.
storage accessed from the
private patio or balcony.
b. Trash receptacles are
screened
Trash receptacles are
YES
screened and covered.
c. No trash receptacles in front
yard setbacks or within 25 feet of
No trash receptacles are
LDR.
within front yard setbacks
YES
or 25 ft of LDR.
d. Ground -mounted equipment
underground, where practicable
There are no ground -
or placed to minimize visual
mounted equipment on the
YES
impact and screened.
site.
3.2-240.D.5
Open Space
a. General — Min. 15% open
???
???
space
b. Common Open Space
???
???
- Min. 0.25 SF per 1.0 SF gross
residential floor space
- At least 500 SF with no
dimension less than 15 ft
- Max 15% on slopes greater than
25%
- Min 250 SF active recreation per
20 units
- Children's play areas prohibited
in setback or transition areas.
- Min. 50% of common open
space in landscaping
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c. Private open space is optional
Each dwelling unit has 72
YES
—must be directly accessible from
SF of private open space
the dwelling unit
directly accessible from the
unit.
3.2-240.D.6
Landscaping
a. Min 15% of site shall be
.?
???
landscaped
b. Street trees min. 2 inches in
???
???
caliper between curb and
sidewalk every 30 linear ft
c. Fences in front yards limited to
No fences are proposed in
YES
3 feet
front yards.
d. Native and/or drought tolerant
???
???
plants encouraged
3.2-240.D.7
Pedestrian
a. Continuous internal sidewalks
Pedestrian circulation is
YES
Circulation
provided at least 5 feet from
b. Min. 5 feet from dwellings
dwellings
c. Internal sidewalk system shall
Sidewalk system connects
???
connect all abutting streets to
to 4P Street.
primary building entrances
d. Internal sidewalk system
Internal sidewalk system
???
connects all buildings to parking
provides connectivity
areas, bicycle parking, storage
between different uses and
areas, all common areas, and
public sidewalk on 48^ St
abutting public sidewalks.
e. Min. 5 foot wide paved
Internal sidewalks are
YES
sidewalks
typically 6- feet wide
f. Internal sidewalks clearly
Internal sidewalks are
YES
marked when crossing streets or
marked at major crossings
parking aisles, and ADA
and will be ADA compliant
compliant
g. Internal sidewalks parallel and
???
???
abutting vehicular circulation
areas shall be raised or separated
by a curb or other barrier. If
raised, curb ramps required.
h. Internal sidewalks shall be
???
???
lighted to a min. 2 foot-candles
3.2-240.D.8
Parking
a. Parking to the side or rear of
On 486 St -no parking
YES
buildings.
areas are between the
building and the street.
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b. Shielded parking lot lighting
All parking lot lighting to be
YES
shielded per city code.
c. Planter islands every 8 parking
Planter islands to be
YES
spaces — min. 6 feet wide,
provided every 8 parking
excluding curb; 1 shade tree and
spaces and landscaped.
ground cover
d. Min. 6 -foot wide planter shall
???
???
screen parking area from living
area windows planted with mix of
trees, shrubs, and ground cover.
e. Internal sidewalks between
Internal sidewalks are
YES
parking lots and building
provided between all
entrances
parking lots and building
entrances
f. Provide parking stall bumpers
orwidened adjacent sidewalk or
Protection will be provided.
YES
planter 2 feet, sidewalks and
planters shall be protected with 6
inch curbs.
g. On comer lots, parking shall
Not Applicable. Lot is not
NA
not be located within 30 feet of
on a corner.
the intersection
h. Min 5 -foot wide planter along
Perimeter landscaping to
YES
perimeter of parking area next to
be provided per code
a property line or public right-cf-
way.
i. Decorativewalls optional in
Nowalls are proposed.
NA
place of hedge in Subsection h.
j Parking area landscaping
???
W"
reduces stormwater runoff
k. Bicycle parking provided
Bike parking to be provided
YES
per code.
3.2-240.D.9
Vehicular
a. On-site driveways or private
Per 3-2-605 - No street
YES
Circulation
streets connect with public streets
connectivity is proposed to
abutting the site.
preserve adjacent existing
neighborhood. Emergency
b. Shared driveways provided
vehicle access provided at
whenever practicable
end of B Street.
c. Parking areas shall be
No shared driveways or
accessed from alleys if present
alleys are proposed.
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Standards in Chapter 4 applicable to the proposed project are listed below.
Chapter 4 Development Standards
Section 4.4-100 Landscaping, Screening and Fencing
Section 4.5-100 On -Site Lighting
Section 4.6-100 Vehicle Parking, Loading, and Bicycle Parking
The applicant intends to comply with the above standards in Chapter 4. Compliance is
demonstrated on Sheet XX— Site Plan and Sheet XX— Landscape Plan.
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 highways.
The proposed project is designed to facilitate safe vehicular, bike and pedestrian circulation
Motor vehicle access will consist of two private driveways on 48^ Street that provide ample sight
distance for motorists and adequate vision clearance where private driveways connect to the
public street. Except for emergency vehicles, no vehicular access is proposed to adjacent local
public streets to help preserve the existing residential neighborhoods. For further information,
please refer to Exhibit F — Cherry Springs — Adjacent Local Streets
In accordance with SDC 4.2-120.C, site driveways are designed to allow for safe and efficient
vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5, the City's EDSPM, and
the City's Standard Construction Specifications. Ingress -egress points are planned to facilitate
traffic and pedestrian safety, avoid congestion, and minimize curb cuts on public streets.
The applicant is proposing two new ADA -compliant driveway approaches to serve the subject
property. The driveways will consist of a vertical face curb, gutter and sidewalk. Each driveway
will be 24' wide with an 18' driveway throat depth for approximately 71 feet. The proposed site
driveways meet the City's dimensional requirements for multi -family residential driveway
approaches and separation spacing from local street intersections.
The proposed site plan provides for pedestrian connections from the multi -modal path on 48^
Street to an interior sidewalk system. The interior sidewalks provide safe and convenient
connections between the parking areas, the common areas, and dwelling units.
Due to the existing right-of-way on 48' Street and the location of the 48^ Street channel along
the west side of the street, the applicant proposes a multi -modal path for both bikes and
pedestrians versus the standard city street design of an on -street bike lane and separated
sidewalk. The multi -modal path will provide a safe and convenient way for bicyclists and
pedestrians to use 48^ Street as a route to nearby commercial services, areas of employment,
and other neighborhood activity areas.
Cherry Springs Pre -Submittal Application Page 14 of 15
Site Plan Review Written Narrative June 10, 2020
aO�BIISHOW
E. Physical features, including, but not limited to: steep slopes with unstable
soil or geologic conditions; areas with susceptibility of flooding; significant
clusters of trees 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.
The subject property does not contain any steep slopes or known unstable soil or geological
conditions.
The Natural Resources Study, the National Wetlands Inventory, the Springfield Wetland
Inventory Map, Wellhead Protection Overlay and the list of Historic Landmark Sites do not
identify any known natural features or resources on the property thatwarrant protection.
The City of Springfield Water Quality Limited Watercourse Map does not show any
watercourses on the subject properly.' On the west side of 48^ Street the map indicates that
the 48^ Street Channel is a 'Tributary to Water Quality Limited Watercourse". The map also
indicates that the subject property does not contain any areas designated by FEMA as in the
Floodplain or Floodway.
the applicant proposes to direct stormwater runoff from the site into a series of stormwater
treatment bio-swales and detention basins prior to discharging the stormwater into the public
system. The bio-swales and detention basins will function to make the stormwater discharge
from the site mimic pre-existing conditions.
The applicant will monitor construction activities to ensure the protection of groundwater.
Following completion of the proposed development, the applicant will maintain the private
stormwater facilities on the site to ensure the continued protection of surface water and
groundwater resources.
The proposed Cherry Springs Site Plan Review complies with applicable approval criteria and
SDC standards. The application provides substantial evidence to support approval of the
application.
If you have questions or need further information, please contact Teresa Bishow at 541-514-
1029 or via e-mail at teresatDbishowconsultinc.com.
Sincerely,
Teresa i3ishow
END OF WRITTEN STATEMENT
' Water Quality Limited Watercourse map adopted by Council Ordinance 6021, 7/15/2002.
Cherry Springs Pre -Submittal Application Page 15 of 15
Site Plan Review Written Narrative June 10, 2020
CHERRY SPRINGS
PROPOSED LOT LAYOUT
Property Information:
Assessor Map #: 17023241
Taxlot #: 400
Layout Provides:
Units: 129
Acres (residential only): 7.3
Units/acre: 20.6
Parking: 206 spaces
Residential Lot Coverage:
Approximate SF %
pasldental Rea 917,&A4 100.04'
L
overage 75,805 23.9%eM1ibike
Inddtl.d) 99,140 591
F ----.moi
nL
--mowtii tp9
-,AM
PROPOSED
NEW LOT
BOUNDARY
PROPOSED
FENCE OR
LANDSCAPE
SCREENING
C STREET
BEAVER STREET
CHERRY SPIUNGS PRELIMINARY LOT LAYOUT
L. T
Rev. Date
On Desui tion
r
awa 3:
CHERRY SPRINGS
PRELIMINARY SITE
LAYOUT
Property Information:
Assessor Map #: 17023241
Taxlot #: 400
Layout Provides:
Units: 129
Acres (residential only): 7.3 acres
Units/acre: 20.6
Parking: 206 spaces
Residential
Lot
�e�FFEA
8 a i s cC c
7
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PARKING
Coverage:
S
3
Approximate SF
Y
Resld,td Area
31,883
100.P/
Ruiltlln8 (Avampa
7- 86,
239%
5
Farldng &Vehicle
Ga,pr�gp (bike
pailtiny nol lncWdetlJ
32140
268
8-PLEX
HLTInppALPAH ProP�Eo
ACTIVE
RECREATION
AREA
8 8
APPROX. EXISTING
EDGE OF ASPHALT
10' MULTI -MODAL
PATH WITH 2'
BUFFER
PROPERTY BOUNDARY
j I
TYPICAL BUILDING DIMENSIONS.
�1,s�
TYPICAL 8-PLEX
T
0 60 120
Feel
CHERRY SPRINGS PRELIMINARY SITE LAYOUT
�e�FFEA
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j I
TYPICAL BUILDING DIMENSIONS.
�1,s�
TYPICAL 8-PLEX
T
0 60 120
Feel
CHERRY SPRINGS PRELIMINARY SITE LAYOUT
EXISTING BARRICADE
TO REMAIN
111Ifdd:1t
— EXISTING BARRICADE
TO REMAIN
BEAVER STREET
REPLACE EXISTING
BARRICADE WITH
REMOVABLE BOLLARDS
FOR EMERGENCY
USE ONLY
B STREET
EXISTING BARRICADE
TO REMAIN
A STREET
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8 8
8 8
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BICYCLE
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5
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8
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L
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ENCLOSED
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BIKE PARKING
-PLEX
F
-PLEX
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8 T 8
8 8
8 8
EXISTING BARRICADE
TO REMAIN
111Ifdd:1t
— EXISTING BARRICADE
TO REMAIN
BEAVER STREET
REPLACE EXISTING
BARRICADE WITH
REMOVABLE BOLLARDS
FOR EMERGENCY
USE ONLY
B STREET
EXISTING BARRICADE
TO REMAIN
A STREET
CHERRY SPRINGS
WATER & SEWER LAYOUT
Property Information:
Assessor Map #: 17023241
Taxlot #: 400
8" WATER LINE
8" SEWER LINE
A
S
CC
M
M
M
CHERRY SPRINGS PRELIMINARY LOT LAYOUT
Rev. Date
On Desari tion
r
c
$FRINQ$ 1EXI$TI
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NO CONDITION$
/
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\—
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/ 1
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346.6'±
—di
— ---
EXISTING
STS CI
_
iSTS CI
STS MH
GUTTER:
494.03
MAIN ST GUTTER: 494.58
RIM: 494.14
10" INV
OUT (W): 492.99
MCKENZIE HWY 10" INV OUT (W): 493.01
48" INV IN (E): 484.29
TELEPHONE (OVERHEAD)
EXISTING
HWY 126
EXISTING
FIBER OPTIC
EXISTING
OVERHEAD WIRE
EXISTING
EDGE OF ASPHALT
EXISTING
FENCE/FENCE POST
EXISTING
Nei Springfield
EXISTING
CONCRETE
"
MANHOLE AS NOTED
EXISTING
oarwxc o .
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1
(
\
1
1 \ \
\ \ \I
I
TELEPHONE PEDESTAL
I
LIGHT POLE
EXISTING
WATER SERVICE
EXISTING
WATER VALVE BOX
EXISTING
BOLLARD
EXISTING
SIGN
EXISTING
xu.o„ate
EXISTING
MAILBOX
EXISTING
POWER BOX
EXISTING
GUY WIRE
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Springfield
BEAVER ST
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BACKBONE "A" ST—PRIVATE
DISTRIBUTION NOT A PUBLIC RIGHT—OF—WAY
POWERLINE \
it \
167.2'±
(
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AREA TO BE
PARTITIONED \\
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f'ssg
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\ 1 I 1
rn
J 11
178.4'+
— MAJOR
—di
— ---
EXISTING
STS CI
EXISTING
iSTS CI
STS MH
GUTTER:
494.03
MAIN ST GUTTER: 494.58
RIM: 494.14
10" INV
OUT (W): 492.99
MCKENZIE HWY 10" INV OUT (W): 493.01
48" INV IN (E): 484.29
TELEPHONE (OVERHEAD)
EXISTING
HWY 126
EXISTING
FIBER OPTIC
EXISTING
OVERHEAD WIRE
EXISTING
EDGE OF ASPHALT
EXISTING
FENCE/FENCE POST
EXISTING
Nei Springfield
EXISTING
CONCRETE
"
MANHOLE AS NOTED
EXISTING
oarwxc o .
e.e.a
in
x>,a. eng.0
EXISTING
WATER VALVE
EXISTING
POWER POLE
EXISTING
TELEPHONE PEDESTAL
EXISTING
LIGHT POLE
EXISTING
WATER SERVICE
EXISTING
WATER VALVE BOX
EXISTING
BOLLARD
EXISTING
SIGN
EXISTING
xu.o„ate
EXISTING
MAILBOX
EXISTING
POWER BOX
EXISTING
GUY WIRE
J
l
L9
Springfield
BEAVER ST
oxl.r..nee��.
\
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PROJECT
LOCATION
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STS MH
/
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SS MH
RIM: 494.33
/
RIM:
496.28
12" INV
IN (N): 486.66
/
\
10" INV IN
(W):
491.36
m
12" INV
IN (E): 486.55 /
10" INV OUT
(E):
491.36
—
12" INV
IN (S): 486.74 /
±
12" INV
OUT (W): 486.59
S
v
1
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BACKBONE "A" ST—PRIVATE
DISTRIBUTION NOT A PUBLIC RIGHT—OF—WAY
POWERLINE \
it \
167.2'±
(
I I \ \\
AREA TO BE
PARTITIONED \\
---4 g
f'ssg
\\ \ I yl I II I I
\ 1 I 1
rn
J 11
178.4'+
SSMH
g RIM: 495.57
10" INV IN (W): 490.45
10" INV OUT (E): 490.41
0
m
0
Na
•
■
I
LEGEND:
CONTOUR
— MAJOR
—di
— ---
EXISTING
STS CI
EXISTING
iSTS CI
STS MH
GUTTER:
494.03
MAIN ST GUTTER: 494.58
RIM: 494.14
10" INV
OUT (W): 492.99
MCKENZIE HWY 10" INV OUT (W): 493.01
48" INV IN (E): 484.29
TELEPHONE (OVERHEAD)
EXISTING
HWY 126
SSMH
g RIM: 495.57
10" INV IN (W): 490.45
10" INV OUT (E): 490.41
0
m
0
Na
•
■
I
LEGEND:
CONTOUR
— MAJOR
CONTOUR
— MINOR
EXISTING
PROPERTY BOUNDARY
EXISTING
STORM SEWER
EXISTING
SANITARY SEWER
EXISTING
WATERLINE
EXISTING
POWER (OVERHEAD)
In_
POWER (UNDERGROUND)
EXISTING
TELEPHONE (OVERHEAD)
EXISTING
TELEPHONE (UNDERGROUND)
EXISTING
FIBER OPTIC
EXISTING
OVERHEAD WIRE
EXISTING
EDGE OF ASPHALT
EXISTING
FENCE/FENCE POST
EXISTING
Nei Springfield
EXISTING
CONCRETE
"
MANHOLE AS NOTED
EXISTING
oarwxc o .
e.e.a
in
x>,a. eng.0
EXISTING
WATER VALVE
EXISTING
POWER POLE
EXISTING
TELEPHONE PEDESTAL
EXISTING
LIGHT POLE
EXISTING
WATER SERVICE
EXISTING
WATER VALVE BOX
EXISTING
BOLLARD
EXISTING
SIGN
EXISTING
xu.o„ate
EXISTING
MAILBOX
EXISTING
POWER BOX
EXISTING
GUY WIRE
oxer”
L9
Springfield
x
oxl.r..nee��.
ems
"
PROJECT
LOCATION
xr'SaY
3 [3dnwe
4
RA
e—
.__ Epri� 45 opprine
VIC MAP
NTS
SSMH
g RIM: 495.57
10" INV IN (W): 490.45
10" INV OUT (E): 490.41
0
m
0
Na
•
■
I
LEGEND:
CONTOUR
— MAJOR
CONTOUR
— MINOR
EXISTING
PROPERTY BOUNDARY
EXISTING
STORM SEWER
EXISTING
SANITARY SEWER
EXISTING
WATERLINE
EXISTING
POWER (OVERHEAD)
EXISTING
POWER (UNDERGROUND)
EXISTING
TELEPHONE (OVERHEAD)
EXISTING
TELEPHONE (UNDERGROUND)
EXISTING
FIBER OPTIC
EXISTING
OVERHEAD WIRE
EXISTING
EDGE OF ASPHALT
EXISTING
FENCE/FENCE POST
EXISTING
ASPHALT
EXISTING
CONCRETE
EXISTING
MANHOLE AS NOTED
EXISTING
CATCH BASIN
EXISTING
CLEANOUT
EXISTING
WATER VALVE
EXISTING
POWER POLE
EXISTING
TELEPHONE PEDESTAL
EXISTING
LIGHT POLE
EXISTING
WATER SERVICE
EXISTING
WATER VALVE BOX
EXISTING
BOLLARD
EXISTING
SIGN
EXISTING
FIRE HYDRANT
EXISTING
MAILBOX
EXISTING
POWER BOX
EXISTING
GUY WIRE
° ii
a °
f '
no tel'•
—NC
STS CI
``— GUTTER: 495.16
—" 10" INV OUT (W): 493.55
STS MH 0' 20' 40' 80'
RIM: 495.16
48" INV OUT (W): 487.48 1 SCALE:1" = 40'
809 SE Pine Street
Roseburg, Oregon 97470
PHONE (541) 673-0166
Le FAX (541) 440-9392
PROJECT NO. 2923-07 /
DWG BY: DTM