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Home My WebLink AboutPacket, DIM PLANNER 11/25/2020DEVELOPMENT ISSUES MEETING FORM APPLICANT: Mike O'Connell MEETING DATE/TIME: Thursday, December 17, 2020, 1:30 — 2:30 PLACE: Virtual via GoToMeeting CONTACT PERSON: Melissa Carifio Current Planning Staff: J Donovan, L Miller, A Limbird, M Rust, D Larson, M Carino Jeff Paschall, City Engineer, DPW Kyle Greene, Managing Civil Engineer—DPW _ Ken Vogeney, Emergency Manager (DPW) _X_ Clayton McEachern, Civil Engineer, Development & Public Works (DPW) Matt Stouder, Environmental Services Div. Manager/MWMC General Manager _ Knsb Krueger, Principal Engineer, Development & Public Works _X_ Michael Liebler, Transportation Planning, Civil Engineer, (DPW) _X_ Eric Phillips -Meadow, Deputy Fire Marshall 2, Fire & Life Safety Department Ben Gibson, Maintenance Supervisor, Development & Public Works _ Eric Adams, Planning, Willamalane Park and Recreation District _X_ Ladd Boyce, Keoki Lapina, Springfield Utility Board (Water) _X_ Greg Miller, Springfield Utility Board (Water) _X_ Sanjeev King, Nick Amann, Springfield Utility Board (Electric) _X_ Amy Chinitz, Springfield Utility Board (DWP) Thomas Jeffreys, (EPUD) Emerald Peoples Utility District Michael Wargo, Willamalane Park and Recreation District Matt Caswell, Planning & Development Manager, ODOT, State Highway Division (odotr2planmgr@odot.state.or. us) Brad Rudler, (Electric) Eugene Water and Electric Board Wallace McCullough, (Water), Eugene Water and Electric Board Brett Yancey, Chief Operations Officer; Springfield Public Schools Chris Reiersgaard, Asst. Director of Facilities & Operations; Springfield Public Schools _ Safe Routes to School, Springfield Public Schools _X_ Chris Carpenter, DPW Building Official Rick Lewis, Police Chief, Police Department _ Tom Schwetz, LTD, Planning and Development Director _X_ Luke Pilon, CenturyLink _ Tom Boyatt, Community Development Manager, DPW _X_ Chris Moorhead, DPW City Surveyor Sunny Washburn, Program Coordinator, Environmental Services Sasha Vartanian, Lane County Transportation (Steve Gallup, cc only) Tom Boyatt, Interim Development and Public Works Director Marie Longworth, Central Lane Communications 911 _ Monte Brown, Northwest Natural Gas _X_ Jason McDonald, Comcast Cable Water Resource Coordinator, ESD Jamie Porter, Rainbow Water District Knsbna Kmaz, City Attorney (Mary Bridget Smith upon specific request) Courtney Gnesel, Senior Management Analyst (EDM) Brenda Jones, Administrative Specialist (DIM Annexabons) Please mark who you would like to attend this meeting and return form and file to Shannon. Thanks! Revixd: 06/08/2020 DEVELOPMENT ISSUES MEETING DEVELOPMENT AND PUBLIC WORKS DEPARTMENT SPRINGFIELD CITYHALL 225 FIFTH STREET DPW Conference Room 6151616 Meeting Date; 76ursday, December 17,2020 1;30-2;30 1. DEVELOPMENT ISSUES MTG #811 -20 -000229 -PRE 811-19-000195-PROJ Mike O'Connell Assessor's Map: 17-03-15-40 TL: 1800 Address: 287 Deadmond Ferry Rd Existing Use: single family residence Applicant has submitted proposal for multi -unit housing development on .85 acre parcel Planner: Melissa Carifio The Development Issues Meeting informational packet for this meeting is available on-line for you to review or print out @ Laserfiche website: www.spdngfield-or.gov/weblink8/browse.aspx SITE VICINITY MAP 811 -20 -000229 -PRE Development Issues Meeting 17-03-15-40 TL 1800 287 Deadmond Ferry Rd Mike O'Connell �ity of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Development Issues Meeting (DIM) SPRINGFIELD Wok Required Project Information (Applicant: complete this section) Prospective Mike O'Connell (541) 302-8036 Applicant Name: Phone: Company: O'Connell & Associates Fax: Address: 84936 Peaceful Valley Rd, Eugene, OR 97405 Prospective Richard M. Satre, AICP, ASLA, CSI Applicant's Rep.. (541) 686-4540 Phone: Company: The Satre Group Fax: Address: 375 W 4th Avenue, Suite 201, Eugene, OR 97401 Property Owner: Lucas Hardy Phone: (541) 359-9966 Company: Moving Forward LLC Fax: Address: PO Box 516, Pleasant Hill, OR 97455 ASSESSOR'S MAP NO: 17-03-15-40 TAX LOT NOS :1800 Property Address: 287 Deadmond Ferry Road Size of Property. 0.85 Acres ✓ Square Feet Description of if you are filling In this form by hand, please attach your proposal description to this application. Proposal: Develop the property for multi -family apartments Existing Use: Single-family dwelling # of Lots Parcel : 1 Av . Lot Parcel Size: 0.85 acres Der : du acre Prospective Applicant: Date: 3np 51 to '6 Print Required Project Information (City Intake Staff., complete this section) Case No.: (J 1 - O 022-q-&- Date: I I )- I Reviewed 6 - V fly I I �r A lication Fee: $ Technical Fee: $0 Posta a Fee: $o TOTAL FEES: $ ? O PROJECT NUMBER: Revised 5/21/13 KL 1 of 3 November 24, 2020 O'CONNELL & ASSOCIATES, LLC 287 DEADMOND FERRY ROAD Development Issues Meeting Map 17-03-15-40, Lot 1800 Development Issues Meeting (DIM) — List of Questions These questions have bene generated in support of the applicant's interest in developing the subject property for multi -family development. 1. Land Use Applications. a. Applications. Question: Given that the site has been rezoned to Medium Density Residential, the applicant believes that Site Plan Review, Drinking Water Protection, Floodplain Development, and Tree Felling Permit may be required. Is this accurate? 2. Multiple -Family Development Standards (SDC 3.2-240) a. Per SDC 3.2-240D.1. Building Orientation. Multi -unit developments, when abutting a private, local, collector, or arterial street that has existing or planned on -street parking, shall have Building Oriented to the street along a minimum of 50 percent of the site's frontage (See Figure 3.2-M). The "orientation" standard is met when all of the following criteria are met: b. The front of the buildings shall be within 25 feet of the front lot/parcel line. c. Off-street parking or vehicular circulation shall not be placed between buildings and streets used to comply with this standard. Question: Can staff confirm if 3.2-240D.1 does not apply to the site because Deadmond Ferry Road does not have existing or planned on -street parking? b. Per SDC 3.2-240D.3.b.iii.: Building encroachments are allowed, provided no building may encroach more than 10 feel into the 25 foot buffer and no primary entrance shall face the abutting the LDR properly. Buildings shall not exceed 1 story or 21 feet within the buffer, and shall comply with all other applicable setbacks and transition areas specified elsewhere in this Code. Question: The proposed apartment building does not encroach into the 25 -foot buffer. However, the applicant would like to provide covered or partially covered first floor patios. Can the patio covers be in the 25 -foot buffer (assuming they do not encroach more than 10 feet into the buffer)? c. Per SDC 3.2-240D.5. b. & c.: o Common Open Space. Multi -unit developments shall designate within common open space a minimum of 250 square feet of active recreation area (including, but not limited to: children's play areas, play fields, swimming pools, sports courts) for every 20 units or increment thereof (Per SDC 3.2-240D.5.b.iv.) Question: Please confirm if an active recreation area is required for this site if the applicant is proposing 18 units. o Private Open Space (Per SDC 3.2-240D.S.c.)FW Question: Please confirm if private open space may encompass a transition area. PLANNERS , LANDSCAPE ARCHITECTS , ENVIRONMENTAL SPECIALISTS 375 West 4th, Suite 201, Eugene, OR 97401 I f Phone: 561.686.4600 www.satregroup.corn r I 1 O'Connell & Associates —287 Deadmond Ferry Road Page 2 of 2 Development Issues Meeting— List of Questions November 20 2020 d. Per SDC 3.2-240D.7.: Pedestrian Circulation. Multi -unit developments with more than 20 units shall provide pedestrian circulation as specified in the following standards... Question: The applicant is proposing 18 units. Can staff confirm if the applicant must meet these requirements? 3. Infrastructure & Transportation. a. Existing utilities. Question: Can public works comment on the capacity of the existing utilities for multi -family? Are the utilities an adequate size to accommodate MDR development? b. Per SDC 4.6-110 H. and J., the applicant could qualify for a parking reduction of 20% if additional bicycle parking beyond the minimum amount required is provided or if the development site is within 1/4 -mile of an existing Frequent Transit Corridor (The TSP designates International Way as an existing Frequent Transit Corridor; the site is within 1/4 mile of it.). Question: Given the above information, does transportation believe that the site could qualify for a parking reduction? 4. Other Information. a. Given the above information and questions, as well as the attached Land Use Analysis, is there anything else that staff would like to share with the applicant regarding this project? This concludes the applicant's Development Issues Meeting questions. In advance the applicantwishes to express their appreciation of staff time and effort in preparing responses to these questions. Sincerely, 2 6chcwd, M. Satre, Richard M. Satre, AICP, ASLA, CSI The Satre Group The Satre Group • 375 West 4"Avenue, Suite 201, Eugene, CR 97401 . (541)6864540, umwsatreorouo.=rn November 24, 2020 O'CONNELL & ASSOCIATES, LLC 287 DEADMOND FERRY ROAD Land Use Planning Analysis Map 17-03-15-40, Lot 1800 Land Use Analysis The key to successful property development in Oregon is thorough research and analysis of prospective regulations and requirements. This is followed by the planning, design, and regulatory approval processes. Success comes by taking things one step at a time; each step providing clarity and focus for the next round of activity. The first step is research and analysis, where we identify land use, physical, and environmental requirements, as well as lay the groundwork for next steps. The results of our initial land use analysis are presented below. This analysis is based on public data and documents existing conditions and potentially applicable land use regulations. BACKGROUND A. Planning Context Local long-range land use is governed by the Eugene -Springfield Metropolitan Area General Plan (Metro Plan) and is often supplemented with a more specific refinement plan and/or neighborhood plan. The Metro Plan and if applicable, refinement plan, is then followed by site-specific zoning. Sometimes, zoning is comprised of base zoning and additional overlay zones. For the subject property, the Metro Plan, Gateway Refinement Plan, and Springfield Zoning Map are applicable to the subject property. Additional Planning documents, including the Springfield Transportation System Plan, the Springfield Stormweter Facilities Master Plan and Wastewater Master Plan. B. Physical Setting The site is located south of Deadmond Ferry Road in the Gateway area of Springfield. It is comprised of one tax lot (Map 17- 03-15-40, Tax Lot 1800) and is approximately 0.85 acres in size. The site abuts single family homes to the west and east and office facilities to the north. To the south is properly owned by PeaceHealth, where their Heartfelt Guest House exists. Springfield Zoning Map 2019 November 2020 PLANNERS LANUSCAPEARCNfrECTS ENVIRONMENTAL SPECIALISTS 375 West 4M, Suite 201, Eugene, OR 97401 Pho= 54t.666A540 www.satregroup.com O'Connell 8 Associates, LLC -287 Deadmond Ferry Road Page 2 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 November 24. 2020 C. Development Objective The development objective is to develop the property for multi -family apartments. Among other permits and approvals, this will require site plan review, floodplain overlay district development, drinking water protection overlay district development, and potentially a tree felling permit. LAND USE ANALYSIS A. Regulatory Review The following plans, documents and database sources were included in this review: 1. Planning and Zoning. a. Aerial Photographs (Google Earth) b. Regional Land Information Database (RLID) c. Eugene— Springfield Metropolitan Area General Plan (Metro Plan) d. Gateway Refinement Plan e. Springfield Zoning Map 2. Transportation. a. Eugene -Springfield Metropolitan Area Transportation Plan (TransPlan) b. Springfield 2035 Transportation System Plan c. Lane Transit District (LTD) System Map 3. Utilities. a. Springfield Stormwater Facilities Master Plan b. Springfield Wastewater Master Plan c. Springfield Storm and Sanitary Infrastructure d. Springfield Wellhead Protection Areas Map e. Springfield Utility Board (SUB)— Water and Electric Infrastructure 4. Natural Resources. a. Springfield Natural Resources Study Report b. Springfield Water Quality Limited Watercourses Map c. Springfield Wetland Inventory Map d. Springfield Floodplain Floodway Map 5. Parks and Open Space. a. Willamalane Park and Recreation District Comprehensive Plan — Project Maps 6. Development Standards. a. Springfield Development Code — Land Use Districts (Chapter 3), Development Standards (Chapter 4), and Land Use Process and Applications (Chapter 5) B. Findings. 1. Planning and Zoning. a. Jurisdiction: City of Springfield b. Metro Plan: Medium Density Residential c. Refinement Plan: Gateway Refinement Plan d. Base Zoning: Medium Density Residential d. Overlay Zoning: Drinking Water Protection Floodplain Development e. Map: 17-03-15-40 L Tax Lot: 1800 g. Acreage: 0.85 acres The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 , (541) 6864540 • w satreareuo.wre O'Connell 8 Associates, LLC — 287 Deadmond Ferry Road Page 3 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 •n20onb.a :�.. :...�.. ssnc. Tax Lot Map RLID 2020 1700 IAC EE MAP , 70322W --------- `. 2. Transportation a. Metro Area TransPlan. The metro area's adopted transportation plan, The Eugene — Springfield Transportation Systemb Plan (TransPlan), adopted in 2001 and amended in 2002, does notinclude projects abutting the(. srsubject property but does include aMadMedfew nearby. These are new�. Collector Street projects in theavicinity of the nearby PeaceHealth' ModRiverbend medical campus(Projects 715, 721 and 756) and an Urban Standards project improving■WO an existing nearby street (Project 724). These improvements are Excerpt included in the City of Springfield Transportation System Plan 2035 Transportation System Plan. City of Spdngfield 2020 It. City of Springfield 2035 Transportation System Plan. The City of Springfield's transportation plan adopted in 2014 and updated in 2020, does not include any projects abutting the subject property. As with TransPlan, the Springfield TSP includes projects on nearby streets (new Minor Collector projects R-5 and R-6 at the nearby PeaceHealth RiverBend campus). These improvements will be implemented as development occurs. c. Street Classification. Springfield's Street Classification Map identifies Deadmond Ferry Rd as a collector street. The street classification carries with it a standard right-of-way (ROW). The standards for Deadmond Ferry Road is as follows: Street Cis ExistingROW Minimum ROW Min. Curb -to -Curb Deadmond Major Collector 70 feet 60 feet 36 feet Fe Rd 375 West 4"Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • wau•.satrearoup.conn O'Connell & Associates, LLC- 287 Deadmond Ferry Road Page 4 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 November 24 2020 Public Transit. The metro area's public transit system, Lane Transit District (LTD), provides service near the development via the EMX Springfield route and stations (International Center Station is half a mile north of the project and Pavilion Station is a quarter mile to the south). No other bus route intersects the area. e. Bicycle and Pedestrian Facilities. There are bikes lanes, sidewalks, and a center turn lane on Deadmond Ferry Rd. 3. Utilities. a. Stormwater and Wastewater. The subject site is located in the North Gateway Stormwater Drainage Basin. The Springfield Stormwater Facilities Master Plan identifies one capital improvement project, "Low Priority CIP 43," to address current issues around water quality from the nearby campus industrial area. (The stormwater system north of the area flooded in 1996. The piped system in Deadmond Ferry to the west was fine. The piped system in Deadmond Ferry to the east flooded but stayed in the pipe.) Stormwater Facilities Master Plan City of Springfield 2008 Stormwater service is available to the site through a 12 -inch concrete line that exists in Deadmond Ferry Road. Wastewater service is also available to the site via Deadmond Ferry Road by a 10 - inch PVC pipe. Existing Sanitary and Storm Facilities City of Springfield 2015 City of Springfield 2008 The Satre Smuts • 376 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540. we aatrsarouo.00m O'Connell & Associates, LLC - 287 Deadmond Ferry Road Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 Page 5 of 13 It. Water and Electric Service. The site receives water service via with a 12 inch line in Deadmond Ferry Road. There is sufficient capacity within the electric system to support the proposal. Existing Water Infrastructure Springfield Utility Board 2017 roar 1 oexnra.m Existing Eledi Infrastructure Springfield Utility Board 2017 c. Wellhead Protection. The Springfield Wellhead -•- �O�p,>,.._ Protection Areas Map shows the r SPORTS WAY subject site as within the 2-5 year y .a Time of Travel Zone along the north boundary and within the 5-10: year Time of Travel Zone for the remainder of the property. - Development of the property is ----- therefore subject to the Drinking Water Protection Overlay District - ........ . and certain land use criteria will apply Wellhead Proutellori Areas Map Excerpt City of Springfield 2019 4. Natural Resources. a. The Springfield Water Quality fill, 1 Limited Watercourses Study does \. not identify a wetland or Water Deadoid Ferry Rd Quality Limited Watercourse on or near the property. It. The northern portion of the tax lot is in Special Flood Hazard Area — Floodplain Zone A. Zone A is the o, 100 -year flood plan with no base Z. flood elevation yet determined. $t Joseph. PI r; Flccdplain Floodway Map Excerpt City of Springfield 2019 The Satre Group • 375 West 4'^ Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w aatreorouo.00m O'Connell & Associates, LLC —287 Deadmond Ferry Road Page 6 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 S. Parks and Open Space. a. Willamalane Park and Recreation District. One of the Lyle Hatfield Linear Paths runs along the entire eastern boundary of the Tax Lot. The path has been extended to Deadmond Ferry Road and Saint Joseph Place. With the construction of the PeaceHealth Heartfelt Guest House, the linear path was reconfigured; see aerial below. On -street bike paths have been added to Deadmond Ferry Road. Q 1elaird ark LFI 6. Development Standards. The Springfield Development Code (SDC) governs all lands within Springfield's city limits and its urban services area. All six chapters apply to the subject site, but three in particular, detailed here and including Land Use Districts (Chapter 3), Development Standards (Chapter 4), and the Development Review Process and Applications (Chapter 5), are particularly applicable. As land use applications are prepared, a detailed review of the Code will be required. A brief overview of relevant sections follows. Land Use Districts (Chapter 3) Within Chapter 3, the project will need to comply with SDC 3.2-210 Schedule of Use Categories, SDC 3.2-215 Base Zone Development Standards, and SDC 3.2-240 Multi -Unit Design Standards. SDC 3.3-200 Drinking Water Protection and 3.3-400 Floodplain Development will also apply. c 3.2-210 Schedule of Use Categories - Multiple -family dwellings including triplexes, 4-plexes, quads, units, and apartment complexes over 4 units are permitted in Medium Density Residential zone, but must be approved through a Site Plan Review application. 3.2-215 Base Zone Development Standards - The following Base Zone Development Standards apply: o Minimum Development Area: 4,500 sq. fi. o Minimum Street Frontage: 45 it o Maximum Lot Coverage: 45 o Front Yard Setback: 10 ft o Street Side Yard Setback: 10 ft o Rear Yard Setback: 10 ft o Interior Yard Setback w/o 5 ft Zero Lot Line: o Interior Yard Setback w/ loft The Satre Group • 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540. w eatrearouo.conn O'Connell & Associates, LLC - 287 Deadmond Ferry Road Page 7 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 Zero Lot Line: o Base Solar Standards: See 3.2-225. o Maximum Building Height: 35 ft 3.2-240 Multi -unit Design Standards - Design Standards o Building Orientation. When abutting a private, local, collector, or arterial street that has existing or planned on -street parking, shall have Building Oriented to the street along a minimum of 50 percent of the site's frontage (See Figure 3.2-M). The "orientation" standard is met when all of the following criteria are met: o Primary building entrances shall face the street; I The front of the buildings shall be within 25 feet of the front lotiparcel line. EXCEPTION: Open, courtyard space in excess of 25 feet may be placed in front of building entrances. Open courtyard space is defined as usable, hard -surfaced space with pedestrian amenities including benches, seating walls or similar furnishings. o Off-street parking or vehicular circulation shall not be placed between buildings and streets used to comply with this standard. Building Form o Structures that have 1 or 2 stories shall not have continuous horizontal distance exceeding 160 feet (measured from end wall to end wall). o Roofs shall have gable, hip, or gambrel forms (minimum pitch 3 to 12) with at least a 6 -inch overhang; o A minimum of 15 percent of the front fagade (area measurement) shall contain windows or doors. All windows and doors shall provide 4 -inch trim or be recessed (i.e., into the front fagade) to provide shadowing. o Exterior building elevations shall incorporate design features including offsets, balconies, projections, window reveals, or similar elements to preclude large expansions of uninterrupted building surfaces. Along the vertical face of a structure, the features shall occur at a minimum of every 30 feet, and on each floor shall contain a minimum of 2 of the following features: o Recesses (e.g., deck, patio, courtyard, entrance, window reveals) that have a minimum depth of 3 feet; a Extensions (e.g., floor area, deck, patio, entrance) that have a minimum depth of 2 feet and minimum length of 4 feet; and/or o Offsets or breaks in roof elevation of 2 feet or greater in height. Transition and Compatibility between Multi -unit and LDR Development. o When a single-family residence is within 75 feet of the subject multi -unit development site and the residence is on the same side of the street and same block, a setback similar to that of the nearest single-family residence shall be used for the front yard. "Similar" means within 5 feet of the setback provided by the nearest single-family residence. o A 25 -foot buffer area shall be provided between multi -unit development and property lines abutting an LDR property line, not including those property lines abutting right-of-ways. Within the 25 -foot buffer area, the following standards apply: • No vehicular circulation (i.e., driveways, drive lanes, maneuvering areas, and private streets) is allowed within the buffer. • Site obscuring landscaping shall be required. The Satre Group • 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 • (541) 656-6540 • w .satrearouo.com O'Connell & Associates, LLC - 287 Deadmond Ferry Road Page 8 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 • Building encroachments are allowed, provided no building may encroach more than 10 feet into the 25 foot buffer and no primary entrance shall face the abutting LDR property. Buildings shall not exceed 1 story or 21 feet within the buffer. • No active recreation areas (including, but not limited to: tot lots, swimming pools) are allowed within the 25 -foot buffer (garden spaces shall not be considered active recreation areas). • Light standards shall be 12 feet or less in height and shielded so that light does not allow direct illumination onto adjacent LDR property or into dwelling units. • Mechanical equipment shall be screened from view. • All rooftop equipment shall be hidden behind parapets or other structures designed into the building. Buildings, or portions of buildings abutting an LDR property line or designation outside of the 25 -foot buffer described above, shall not exceed a building height greater than 1 foot for each foot distance from the LDR property line. For example, a building or portion of a building 30 feet in height shall be 30 feet from the LDR property line. Structures within 50 feet of an LDR zone shall not have a continuous horizontal distance exceeding 120 feet (measured from end wall to and wall). Storage. Multi -unit development shall provide space for trash receptacles, storage and equipment as specified in the following standards: I Adequate, accessible and secure storage space shall be provided for each dwelling. A minimum of 112 cubic feet of enclosed storage is required separate from the living unit. o Trash receptacles shall be screened from view by a fence, wall, or similar sight -obscuring, gated enclosure, from 5 to 6 feet in height. Obscuring landscaping shall be planted a minimum 24 inches in height at planting around all exposed sides of the wall or fence. I No trash receptacles shall be located in any front yard setback, or within 25 feet of property lines abutting LDR zoned or designated properties. o Ground -mounted equipment, including exterior transformers, utility pads, cable television and telephone boxes and similar utility services, shall be placed underground, where practicable. When placed above ground, equipment shall be placed to minimize visual impact; or screened with a wall or landscaping. Open Space. Multi -unit developments shall provide both Common Open Space and Private Open Space. I Inclusive of required yards, a minimum of 15 percent of the gross site area shall be designated and permanently reserved as open space. The total required open space is the sum of setbacks, common open space, and private open space. o Common Open Space shall be provided in all newly constructed multi- unit development as specified in the following standards: • A minimum of 0.25 square feet of common open space shall be required for each square foot of gross residential Floor area; • Common open space areas provided to comply with this standard shall be at least 500 square feet with no horizontal dimension less than 15 feet; The Satre Group • 375 West 4" Avenue, Suite 261, Eugene, OR 97401 • (541) 6864540 • w aatrearouacom O'Connell & Associates, LLC - 287 Deadmond Ferry Road Page 9 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 • Multi -unit developments shall designate within common open space a minimum of 250 square feet of active recreation area (including, but not limited to: children's play areas, play fields, swimming pools, sports courts) for every 20 units. • Placement of children's play areas shall not be allowed in any required yard setback or transition area; • Landscaping and/or natural vegetation shall occupy a minimum of 50 percent of required common open space. On-site natural resources and historic features which are accessible to residents (including, but not limited to: by trails, boardwalks) may be used to partially or fully satisfy this requirements; and • Indoor or covered recreational space (including, but not limited to: swimming pools, sports courts, weight rooms) shall not exceed 30 percent of the required common open space area. • Common Open Space does not include required yards or transition areas unless authorized under Sections 3.2-245 or 3.2-250. Private Open Space shall be provided in all newly constructed multi -unit developments, to comply with the following standards: • All private open space shall be directly accessible from the dwelling unit through a doorway; • Dwelling units located at or below finished grade, or within 5 feet of finished grade, shall provide a minimum of 96 square feet of private open space, with no dimension less than 6 feet; and • Private Open Space provided may be deducted from the required amount of Common Open Space. Landscaping, Fences and Walls. o A minimum of 15 percent of the site shall be landscaped with a mix of vegetative ground cover, shrubbery and trees. Trees, a minimum 2 inches (dbh) in caliper, and shrubbery, a minimum of 24 inches in height, shall be planted. o Street trees, a minimum 2 inches (dbh) caliper, shall be placed within the planter strips between the curb and the sidewalk. Street trees shall be planted 1 per every 30 linear feet (minimum) of street frontage. o Fences in front yards and along any frontage shall be limited to 3 feet in height. Fences in other yards shall comply with the fence standards specified in Section 4.4-115, and the vision clearance standards specified in Section 4.2-130. a The use of native and/or drought -tolerant landscaping is encouraged. All landscaping shall be irrigated with a permanent irrigation system unless a licensed landscape architect submits written verification that the proposed plant materials do not require irrigation. Pedestrian Circulation o Multi -unit developments with more than 20 units shall provide pedestrian circulation as specified in the following standards (See Figure 3.2-R): • Continuous internal sidewalks shall be provided throughout the site. • Internal sidewalks shall be separated a minimum of 5 feet from dwellings, measured from the sidewalk edge closest to any dwelling unit. • The internal sidewalk system shall connect all abutting streets to primary building entrances. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • �wisatrsorouo.cam O'Connell & Associates, LLC -287 Deadmond Ferry Road Page 10 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 The internal sidewalk system shall connect all buildings on the site and shall connect the dwelling units to the parking areas, bicycle parking, storage areas, all recreational facilities and common areas, and abutting public sidewalks and pedestrian trails. Surface treatment of internal sidewalks shall be concrete, asphalt or masonry pavers, at least 5 feet wide. Where internal sidewalks cross a vehicular circulation area or parking aisle, they shall be clearly marked with contrasting paving materials, elevation changes, speed humps, or striping. Where the internal sidewalks are parallel and abutting to a vehicular circulation area, the sidewalk shall be raised or be separated from the vehicular circulation area by a raised curb, bollards, landscaping or other physical barrier. All on-site internal sidewalks shall be lighted to a minimum of 2 foot- candles. Parking. o Parking lots shall be placed to the side or rear of buildings as specified in the Building Orientation Standards. o Lighting shall be provided for safety purposes, and focused/shielded to avoid glare on adjacent properties. o There shall be 1 planter island for every 8 parking spaces. Planter islands shall be a minimum of 6 feet wide, exclusive of the curb, the full length of a parking space containing 1 shade tree (a minimum 2 inches (dbh) in caliper at planting) and vegetative ground cover. Trees shall be specimens capable of attaining 35 feet or more in height at maturity and shall not produce excessive fruit, nuts, or sap (i.e., die to pest damage). o A minimum 6 -foot wide planter area shall separate and visually screen parking from living area windows. o Parking lots shall be connected to all building entrances by means of internal sidewalks. o All parking stalls fronting a sidewalk, or landscaped area shall be provided with a secure wheel bumper. o All parking, maneuvering and loading areas abutting a property line or right-of-way shall provide perimeter lotlparcel landscaping. A minimum 5 - foot wide planting strip shall be planted with shade trees, a minimum 2 inches (dbh) in caliper, and a low level (e.g., 30 to 40 inches) evergreen hedge. See also Section 4.4-105. o Bicycle parking shall be provided as specified in Section 4.6-140-155 and may be incorporated into the landscaping design. 3.3-200 Drinking Water Protection - Review o A Drinking Water Protection Application is required In conjunction with a Site Plan Review application. o Prior to the submittal of a DWP Overlay District Development Application, an exemption request may be submitted to the Director as specified in Section 3.3-2308.1. o DWP Overlay District applications shall be reviewed under Type I procedures. o See 3.3-225 for a list of application materials. 0 3.3-400 Floodplain Development The Satre Group • 375 West4t" Avenue, Suite 201, Eugene, OR 97401 • (541) 88&4540 • w vsatrcorouo.com O'Connell & Associates, LLC -287 Deadmond Ferry Road Page 11 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 November 24. 2020 - Development Standards. See 3.3-420. Development Standards (Chapter 4) • SDC Chapter 4, Development Standards, addresses general development standards that could apply, depending on a particular proposal, to any property in Springfield. Given the applicability of SDC 3.4-200 for this project, the standards in 3.4-200 take precedence unless standards of Chapter 4 are referenced. With this, Chapter 4 standards applicable to the proposal include the following: 0 4.2-120C Driveway Design. To the degree new driveways may need to be constructed where site access intersects public right-of-way, the following standards apply. - Design: Driveway aprons shall be a'dust-pan'type design. - Width: One way: 12 feet minimum and 16 feet maximum; two way: 12 feet minimum and 24 feet maximum. Transitions 3 feet minimum. No minimum throat depth. - Separation: Collector street: at least 50 feet from nearest intersection curb return. 0 4.2-130 Vision Clearance. - Required where driveways intersect the right-of-way. A triangle measuring a minimum of 10 feet along the front property line and 10 feet driveway depth, wherein no vegetation, fencing of other sight -obscuring elements between 2- 1/2 feet and S feet above ground may be placed. 0 4.3-100 Utilities. - There is existing water and electric infrastructure to the site. Stormwater will be addressed during Site Plan Review (See SDC 4.3-110). 0 4.4-100 Landscaping, Screening and Fence Standards. - See Landscaping and Parking requirements in 3.2-240. 0 4.5-100 On -Site Lighting Standards. - On-site lighting shall be the minimum illumination necessary for a given application. All exterior light fixtures shall be shielded or recessed so that direct glare and reflection area contained within the boundaries of the property, and directed downward and away from abutting properties. - The height of a free standing exterior light fixture shall not exceed 25 feel or the height of the principal permitted structure, whichever is less. 0 4.6-100 Vehicle Padang, Loading and Bicycle Standards. - See 4.6-110(H) and (J) for motor vehicle parking reduction credits. - Minimum Vehicle Parking Standard: 1 per dwelling unit. - Minimum Bicycle Parking: 1 per dwelling; 75% longterm/25% short. - See 4.6-115 and 4.6-120 for specific vehicle parking dimensional, surfacing, curbing, drainage, and signage and painting requirements. - See 4.6-145 and 4.6-150 for specific bicycle parking design requirements. Development Review Process and Applications (Chapter 5) • SDC Chapter 5, The Development Review Process and Applications contains requirements applicable to all land use proposals in Springfield's jurisdictions. Those applicable to the subject property include the following. 0 5.1-100 The Development Review Process. - 5.1-120 Pre -Development Meetings. 0 5.17-100 Site Plan Review. 0 5.19-100 Tree Felling Permit. III. LAND USE APPLICATIONS The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • v .satrecmuo.com O'Connell & Associates, LLC -287 Deadmond Ferry Road Page 12 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 Land use approval is required prior to the issuance of any building permits. Required land use applications for the subject property, in sequential order, are as follows. Development Issues Meeting The first application — Development Issues Meeting — is required. A. Development Issues Meetings (SDC 5.1-120A) 1. A Development Issues Meeting (DIM) is required for certain land use applications. For other applications, a Development Issues Meeting is voluntary. (It is required for Site Plan Review applications.) Regardless of whether required or voluntary, a DIM is an excellent opportunity to present a development proposal and ask questions of city staff prior to generating a particular application. The meeting is tailored to address specific issues or concerns. 2. As part of the Development Issues Meeting process, the City of Springfield distributes application material to key staff that review, prepare for, and attend the meeting. 3. As this is not a land use decision, no 'decision' is issued. However, there is a take -away of city responses to submitted questions. 4. Meetings are generally scheduled 10 to 15 working days from application submittal. Site Plan Review and Final Site Plan Review These next two applications — Site Plan Review and Final Site Plan Review —will be required for the multi -family development scenario. B. Site Plan Review (SDC 5.17-100) 1. Site Plan Review is a Type II land use application that provides a process to regulate the manner in which land is used and developed, ensuring compliance with various public policies and objectives. In Springfield, Site Plan Review is required for most new development, additions, or expansions. It is a Planning Director decision and includes public notice, but no public hearing. C. Final Site Plan Review (SDC 5.17-135) 1. The Final Site Plan submittal incorporates all approval conditions from the Site Plan Review decision into a revised set of plans. Upon approval of Final Site Plan review, the city executes a Development Agreement which is then signed by the applicant. Drinking Water Protection Floodplain Development Tree Felling and Land and Drainage Alteration These next four applications — Drinking Water Protection, Floodplain Development, Tree Felling and Land and Drainage Alteration — are required. The first three are typically generated, submitted and processed concurrently with the above applications, saving calendar time. The last application — Land and Drainage Alteration is typically submitted upon conclusion of the above. D. Drinking Water Protection (SDC 3.3-200) 1. The Drinking Water Protection (DWP) Overlay District is established to protect aquifers used as potable water supply sources from contamination. DWP requirements establish procedures and standards for the physical use and storage of hazardous or other materials harmful to groundwater by requiring development approval for new and existing land uses. Drinking Water Protection is a Type I procedure — no public notice and staff decision. E. Floodplain Development (SDC 3.3-400) 1. The Floodplain (FP) Overlay District is established to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas. Development proposals must follow specific standards, including minimum elevations. Floodplain Development is a Type I procedure — no public notice and staff decision. The Satre Group • 375 West d° Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • v s satreorouo.com O'Connell $ Associates, LLC— 287 Deadmond Ferry Road Page 13 of 13 Land Use Planning Analysis Map 17-03-15-40, Tax Lot 1800 F. Tree Felling Permit (5.19.100) 1. The Tree Felling Permit requirement is established to protect and preserve the natural vegetation and other natural resources within the city limits. A tree felling permit is required prior to the felling of more than 5 trees 5 -inch dbh (diameter at breast height) or larger within a period of 12 consecutive months on a private property consisting of 10,000 square feet or more. Tree Felling Permit is a Type II procedure — public notice and staff decision. IV. PRELIMINARY SITE PLAN A preliminary site plan has been generated for the proposed development. A site plan has great value in assisting with initial land use analysis and in providing an explanation and the asking questions in a pre -application meeting. As detailed plans will of course be required for Site Plan Review and other applications, it is never too soon to be thinking of the physical arrangement of contemplated improvements. V. ATTACHED INFORMATION 1. Planning and Zoning. a. Google Earth — Aerial Photograph with Site Boundaries. b. Regional Land Information Data Base (RLID) — Tax Lot Report and Tax Lot Map. c. City of Springfield — Refinement Plan Map. d. City of Springfield — Base Zoning. 2. Transportation. e. City of Springfield — TSP 20 -Year Improvement Projects: As Development Occurs f. City of Springfield — TSP Recommended Frequent Transit Network 3. Utilities. g. City of Springfield — Wellhead Protection Map. h. City of Springfield — Existing Stormwater and Wastewater Infrastructure Map. 4. Natural Resources. i. City of Springfield — Floodplain Floodway Map. V. CONCLUSION AND RECOMMENDATION The above information represents a brief outline of known applicable planning, zoning and site development requirements for the contemplated development of the subject property. We recommend scheduling a DIM to clarify and/or confirm the findings herein, as well as to discuss potential rezoning of the subject site. We hope this initial land use analysis proves helpful. Our office is available to discuss these findings, provide additional graphics upon request, or assist with additional project needs. Sincerely, WcY d/ M. Satre Richard M. Satre, AICP, ASLA, CSI President The Satre Group The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w. w+.satrearouo.com el n• e Nei-, _ x ~'. - f , -...' X49 S "! '► y dY�:. fi'f oN Ak IR f `+► _ a Y ei — 4 J3 4 r 1