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HomeMy WebLinkAboutPacket, DRC PLANNER 2/18/2021AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET CG.F)fe.FeF)Ce.0?99Fn 615 StaffReview.' Tuesday, March 4,2021 9.00-10.•00a.m. 1. Site Plan Review 811-21-000015-TYP2 811-19-000130-PROJ Cherry Springs LLC Assessor's Map: 17-02-32-41 TL: 400 Address: 481h & Main Streets Existing Use: vacant Applicant submitted plans for multi -unit residential development with off street parking and open space for residents. Planner: Melissa Carifio Meeting: Tuesday, March 9, 2021 9:00 — 10:00 virtual meeting via GoToMeeting The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.sr)rinafield-or.gov/weblink8/browse.aspx 71 N SITE VICINITY MAP 811-21-000015-TYP2 Site Plan Review 17-02-32-41 TL400 Main & 48' Streets Cherry Springs LLC City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Site Pian Review Vipe Si., (APPIkant. check one) te Plan ReviewPre-Submittal: © Ma'or Site Plan Modification Pre -Submittal: Site Plan Review Submittal:I I Ma or Site Plan Modification Submittal! ' • ,. I 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: ishow Consulting Email: teresa0bishowconsulting.com Address: P.O. Box 50721, Eugene OR 97405 ProPerty Owner: Cherry Springs, LLC Com an : Brent Lanz, Manager Phone: 541-485-4050 Email: Address: 3025 West 7th Place Eugene OR 97402 ASSESSOR'S MAP NO: 17-02-32-41 TAX LOT NO 5 : 400 Pro a Address: Vacant -No address assigned. Size of Pro e : 8.51 Acres M Square Feet P.Poced No. or Proposed Name of Project: Cherry Springs e Description of it you are fluing in this form by hand, please attach your proposal tlescrlption [o this application. Proposal: Pro osed mult-famil development with off-street parkin1 and open space for residents. Existing Use: Vacant New Impervious Surface Coverage (Including Bldg. Gross Floor Area : sf SI natures: Please sin and print your name and date In the appropriate box on the next a e. Associated Applications: Signs: Pre -Su- _.'3s,9 mo,: Date: Reviewed by: Case No.: Date: Reviewed Dy. A licatbn Fee: Technical Fee: Posta a Fee.• TOTAL FEES: PROJECT NUMBER: nevisad 1/7/14 KL l Of 11 flBISHow NG INDEX WRITTEN NARRATIVE 1.0 Project Summary 4 2.0 Project Details 5 3.0 Approval Criteria and Findings 7 4.0 Conclusion 19 EXHIBITS A. Vicinity Map B. Aerial Photograph C. County Assessor's Map D. Legal Description E. Preliminary Title Report F. Cherry Springs - Adjacent Local Streets G. Sandow Engineering Trip Generation Analysis H. Stonnwater Drainage Study, i.e. Engineering I. Geotechnical Engineering Investigation Report by Branch Engineering J. Tree Cluster Locations K. Emergency Access Routes ITEMS SUBMITTED SEPARATELY Application Form and Fee Site Plan Review Drawing Set View of property looking northwest towards 48Th Street Cherry Springs Apartments Page 3 of 19 Site Plan Review Written Narrative January 22, 2021 flBISHow NG Project Name: Project Proposal: Application Type: Project Location: Assessor's Map: Tax Lot: Size: Zoning: Plan Designation: Existing Use: Pre -Submittal Mtg Date: Case Number: Owner/Applicant: Cherry Springs LLC Attn: Brent Lanz 3025 West 7'h Place Eugene, OR 97402 Architect Rodd Hansen, AIA Rodd Hansen Architect 1551 Oak Street, Ste A Eugene, OR 97401 Rodd(olrharchitectural.com CHERRY SPRINGS APARTMENTS Construct a new 129 unit multi -family residential complex on a vacant site in East Springfield Type II - Site Plan Review East side of 48'h Street, north of Main Street 17-02-32-41 0400 @ 8.5 Gross Acres (Existing lot). @ 7.3 Gross Acres (Residential portion only) Mixed Use Residential (MUR) Mixed Use Vacant 6/20/2019 811 -20 -000114 -PRE Applicant's Representative Teresa Bishow, AICP Bishow Consulting LLC P.O. Box 50721 Eugene, OR 97405 teresanc.bishowconsultina.com Landscape Designer Jamie McGraw i.e. Engineering 809 SE Pine Street Roseburg, OR 97470 willeke(aN eenc i neer ng.com Engineers Alex Palm, PE Steve Lovemark, PE Erik Ranger, PE i.e. Engineering 809 SE Pine Street Roseburg, OR 97470 aalm(a)ieenaineerina.com lovemark(a)ieenaineerina.com ranaer(a) ieencin eerino. com Traffic Engineer Kelly Sandow, PE Sandow Engineering 160 Madison Street, Ste A Eugene, OR 97402 kel Ivsand ow(o)sand owenci n eerinc.com Cherry Springs Apartments Page 4 of 19 Site Plan Review Written Narrative January 22, 2021 6o�eisHow NG 2.1 Overview Cherry Springs Apartments will provide 129 new dwellings in east Springfield. Each apartment unit will be a 2-bedroom/2-bath floor plan offering an attractive size for various households. Cherry Springs Apartments will offer on-site property management, motor vehicle parking, attractive landscaping and open space, pedestrian circulation, and bike parking. Motor vehicle access will primarily occur from 48'" Street. The project includes extending B Street from the existing terminus through to 48'" Street. This will improve street connectivity for nearby residents providing easier access to the signalized intersection at 48'" Street and Main Street. The remaining existing local streets that terminate on the east side of the property will remain closed to motor vehicles except for emergency vehicle access between Beaver Street and C Street. The planned street improvements will provide safe and convenient access for Cherry Springs Apartments and help preserve the character of the adjacent residential neighborhoods. A new bicycle/pedestrian path will be developed on the east side of 48'" Street providing improved access and safety. 2.2 Property Location and Zoning Cherry Springs is located on the east side of 481" Street with easy access to Main Street and nearby commercial services. Refer to Exhibit A— Vicinity Mao and Exhibit B— Aerial Photograph. The Eugene -Springfield 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 future Partition application will be submitted to divide the property into two lots. Cherry Springs Apartments will retain 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 sheets P2 Existing Conditions- North and P3 Existing Conditions- South. There are numerous trees scattered throughout the site with the largest cluster near the northeast corner. Several trees are damaged and unhealthy. For information regarding the species and general condition of trees, refer to Exhibit J— Tree Cluster Locations. 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 99 -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 ' City of Springfield Wellhead Protection Areas map (February 2008 delineations) 2 City of Springfield Wellhead Protection Areas map (Contaminant Source Inventory) Cherry Springs Apartments Page 5 of 19 Site Plan Review Written Narrative January 22, 2021 God eosHCNSUow 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 City Council adopted the East Main Refinement Plan 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 property was 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. View of property looking southeast towards Main Street. 3 City of Springfield Annexation History map dated February 2014. 4 Springfield Ordinance No. 6410, City File No. 811-19-000243TYP4 Cherry Springs Apartments Page 6 of 19 Site Plan Review Written Narrative January 22, 2021 flBISHow NG TPIMPPL'iCN APPROVAL CRITE 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 II 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 7.3 gross 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 Apartments Page 7 of 19 Site Plan Review Written Narrative January 22, 2021 God eosHCNSUow 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 sheets P2 Existing Conditions- North and P3 Existing Conditions- South. The overhead wires on 48" Street are backbone distribution lines and are not required to be placed underground. One overhead power pole will need to be relocated to allow a new driveway on 48'" St. Within the development site, all new utility lines will be placed underground. As shown on sheet C7 Utility Plan, 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, the location of new sanitary sewer lines will provide sufficient access for maintenance. The existing public sanitary sewer lines at the end of B Street, Beaver Street, and C Street will be extended to provide gravity service to the development site. The applicant will make any field adjustments as necessary during construction to utilize existing connection points that may not be located exactly as shown on the plans. Please refer to sheet C7 Utility Plan. 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. Refer to sheets P4 Site Plan and C7 Utility Plan. Stormwater Management (Quantity) Per SDC 4.3-110.B, 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 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. Cherry Springs Apartments Page 8 of 19 Site Plan Review Written Narrative January 22, 2021 6o�eisHow To comply with Sections 4.3-110.D & E, the applicant proposes to direct stormwater runoff from the site into a series of infiltration planters, infiltration rain gardens, and surface infiltration facilities prior to discharging the stormwater into the public system. The stormwater facilities are designed and sized to make the stormwater discharge from the site mimic pre-existing conditions. Stormwater from the site currently drains generally from east to west and ultimately into the existing drainage swale located on the west side of 48" Street. The existing drainage pattern will be matched post construction. Please refer to sheets C5 Grading & Drainage Plan - North, C6 Grading & Drainage Plan- South and L4 Stormwater Planter Calculations. The stormwater drainage study prepared for Cherry Springs Apartments concluded: "The Cherry Springs Apartments will have no negative impacts on the existing drainage patterns or conditions within and adjacent to the project The following appendices include all water quality and quantity calculations, preliminary related construction plans, and drainage exhibit. Water quality treatment through the use of vegetative methods, designed per the City of Eugene SWMM, will treat all runoff from asphalt pavement. All Stormwater runoff from the site will be infiltrated into the well -draining onsite soils, eliminating adverse downstream impacts due to increase runoff and also preventing adverse impacts to the quality of downstream surface waters. Full treatment of all Stormwater runoff leaving the site will occur prior to discharge. "5 For further information, please see Exhibit H - Stormwater Drainage Report prepared by i.e. Engineering. 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 (ODEQ) 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 5 Stormwater Drainage Study, Cherry Springs Apartments, page 6. Cherry Springs Apartments Page 9 of 19 Site Plan Review Written Narrative January 22, 2021 God eosHCNSUow NG include the SDC, the City's Engineering Design Standards and Procedures Manual and the Stormwater Facilities MasterPlan (SFMP). 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 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. As stated previously, the proposed stormwater drainage for Cherry Springs Apartments will comply with federal, state and local requirements. Please refer to Exhibit H — Stormwater Drainage Study, and sheets C5 Grading & Drainage Plan- North, C6 Gradin & Drainage Plan - South and L4 Stormwater Planter Calculations. 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, 481" 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 the 48'" Street ROW. The applicant proposes to install new street trees along the 48th Street frontage in accordance with SDC 4.4-105.8.2. 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. Cherry Springs Apartments Page 10 of 19 Site Plan Review Written Narrative January 22, 2021 God eosHCNSUow NG Based on city street connectivity standards, the project will include the extension of B Street through to 481h Street. The B Street improvements will comply with local street standards. The proposed transportation facilities will be adequate to accommodate the anticipated vehicular and pedestrian traffic patterns generated by the development in a safe and efficient manner. Please refer to sheets P4 Site Plan, P5 Street Profiles, C8 B St Profile, C9 48'h St Profile- North, C10 481h St Profile- South, and 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 TABLE 1 - Mixed Use Development Standards SDC Subject Standard Proposed Complies 3.2-615 Lot Coverage Maximum 45% Buildings — @ 25.3% YES Based on Covered Lot coverage based on net Structures Only acres in residential use. 3.2-615 Building Height 60 ft @ 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 To greatest extent Buildings are oriented to YES /Maximum Setbacks practicable, buildings in 'B" Street to the greatest mixed use developments extent practicable. orient to the street. See Table 2, SDC 3.2- 240.D.1 3.2-625.0 Weather Protection Awnings and canopies Main building entrances YES provide shelter for are covered providing pedestrians. shatter. 3.2-625.D Landscaping and Per SDC 4.4-100 and SDC Landscape Master Plan YES Screening 4.4-110 provides screening. Cherry Springs Apartments Page 11 of 19 Site Plan Review Written Narrative January 22, 2021 6o�eisHow NG 3.2-625.E Street Connectivity Streets shall connect to B Street will be extended YES and Internal adjacent neighborhoods— through to 48" Street Circulation maximum block perimeter of providing improved access 1,400 feet. and circulation for the Also SDC 3-2-605 neighborhood. Emergency vehicle access will be provided at the terminus of Beaver Street and C Street. Pedestrian paths and Sidewalks will connect all sidewalks shall connect all building entrances with building entrances with each each other and to adjacent other and with adjacent public streets. A new public rightrof-way. bike/pedestrian path will be provided on 48th Street. 3.2-625.F Neighborhood Compliment character of Architectural features YES Compatibility neighborhood including: include lap siding, trim and 1) architectural compatibility, corner boards, hardi-panel 2) lighting, 8" grooves, pitch roof; 3) site -obscuring shielded lighting; site - landscaping, obscuring landscaping; no 4) screen mech. equipment. exposed mechanical equipment. 3.2-625.13 Pedestrian Project> 50,000 sq. ft. shall At least pedestrian YES Amenities provide 4 pedestrian amenities are provided amenities including benches and courtyards. 3.2- Preserve Residential Min. 80% gross Floor area for 100% of gross Floor area is YES 630.C.1 Land Supply housing; residential prior to for housing and the or concurrent with non- apartment manager's residential development office; development of new apartments will occur prior to development of future lot facing Main St. 3.2- Minimum/Maximum Minimum 12 units per gross 8.5 gross acres for mixed YES 630.C.2 Residential acre if mixed uses use, 129 units = @15 units Densities per gross acre Portion of lot fronting Main Street will be developed with non-residential uses. Cherry Springs Apartments Page 12 of 19 Site Plan Review Written Narrative January 22, 2021 6ffieiSHCNSUow NG TABLE 2 — Multiple Family Standards SDC Subject Standard Proposed Complies 3.2-240.D.1 Building A minimum of 50% of a site's 481" Street does not have YES Orientation frontage contains buildings that existing or planned on - are oriented to the street. street parking thus the building orientation Building orientation standards standard is not applicable. only applies to streets with existing or planned on -street The site's frontage on "B" parking. Street with on -street parking is about 308 linear If residential project is part of a feet. The two buildings mixed use development, the oriented to "B" Street have standard is only required to "the a combined linear footage greatest extent practicable" of 156 feet or about 50% of the site's frontage. 3.2-240.D.2 Building Continuous horizontal distance Maximum horizontal YES Form does not exceed 160 feet distance of 112 feet 3.2-240.D.3 Transition a. Building setbacks on same Buildings on B Street YES and side of the street as single-family nearest single-family Compatibility homes are similar to that of the homes will be setback from nearest residence. the street between 11 to 16 feet. b. 25 -foot buffer along LDR 25 -feet 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 Trash receptacles are YES screened screened and covered. c. No trash receptacles in front No trash receptacles are YES yard setbacks or within 25 feet of within front yard setbacks LDR. or 25 ft of LDR. d. Ground -mounted equipment There are no ground- YES underground, where practicable mounted equipment on the or placed to minimize visual site. impact and screened. Cherry Springs Apartments Page 13 of 19 Site Plan Review Written Narrative January 22, 2021 6ffieisHCNSUow NG 3.2-240.D.5 Open Space a. General —Min. 15% open Net acres in residential use YES space = 6.87; Total open space = 2.6 acres or @ 38%. b. Common Open Space Required common open YES - Min. 0.25 SF per 1.0 SF gross space = 31,927.5 SF; open residential floor space space provided = @ - At least 500 SF with no 104,851 SF dimension less than 15 ft - Max 15% on slopes greater than Required active recreation YES 25% = 1,750 SF; active - Min 250 SF active recreation per recreation provided = 1,800 20 units SF - Children's play areas prohibited in setback or transition areas. Common open space in YES - Min. 50% of common open landscaping exceeds 50% space in landscaping c. Private open space is optional Private open space YES — must be directly accessible from provided for each ground the dwelling unit floor unit 3.2-240.D.6 Landscaping a. Min 15% of site shall be YES landscaped b. Street trees min. 2 inches in New street trees will be YES caliper between curb and planted on "B" Street and sidewalk every 30 linear ft 48" Street. c. Fences in front yards limited to No fences are proposed in YES 3 feet front yards. d. Native and/or drought tolerant Landscaping includes a YES plants encouraged variety of plants including some that are native and/or drought tolerant. 3.2-240.D.7 Pedestrian a. Continuous internal sidewalks Continuous internal YES Circulation sidewalks. b. Min. 5 feet from dwellings Pedestrian circulation is YES provided at least 5 feet from dwellings c. Internal sidewalk system shall Sidewalk system connects YES connect all abutting streets to building entrances to 48t' primary building entrances Street and B Street d. Internal sidewalk system Internal sidewalk system YES connects all buildings to parking connects different uses to areas, bicycle packing, storage abutting public sidewalks areas, all common areas, and on 48" St and B St abutting public sidewalks. Cherry Springs Apartments Page 14 of 19 Site Plan Review Written Narrative January 22, 2021 6ffieisHCNSUow NG Cherry Springs Apartments Page 15 of 19 Site Plan Review Written Narrative January 22, 2021 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 All internal sidewalks YES abutting vehicular circulafion abutting motor vehicle areas shall be raised or separated areas are raised. by a curb or other barrier. If raised, curb ramps required. h. Internal sidewalks shall be Project will comply with YES lighted to a min. 2 foot-candles required lighting for sidewalks. 3.2-240.D.8 Parking a. Parking to the side or rear of On 48r" St there are no YES buildings. parking areas are between the buildings and the street. On B St there is one small parking area to the side of the leasing office / manager's dwelling to provide for residents, visitors, and delivery vehicles. b. Shielded parking lot lighting All parking lot lighting to be YES shielded per city cede. 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 Landscape beds and YES screen parking area from living stonmwater planters will area windows planted with ma of provide screening from trees, shrubs, and ground cover. living area windows and parking areas. e. Internal sidewalks between Internal sidewalks are YES parking lots and building provided between parking entrances lots and all building entrances. f. Provide parking stall bumpers Protection will be provided. YES or widened adjacent sidewalk or planter 2 feet; sidewalks and planters shall be protected with 6 inch curbs. Cherry Springs Apartments Page 15 of 19 Site Plan Review Written Narrative January 22, 2021 flBISHow NG Cherry Springs Apartments Page 16 of 19 Site Plan Review Written Narrative January 22, 2021 g. On corner lots, parking shall Not Applicable. Lot is not NA not be located within 30 feet of on a corner. There is no the intersection parking located within 30 feet of the new intersection at 48" and B Streets. 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-of- way. i. Decorative walls optional in No walls are proposed. NA place of hedge in Subsection h. j. Parking area landscaping Landscaping for parking YES reduces stormwater runoff areas will reduce 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 B Street will be extended to YES Circulation streets connect with public streets provide a connection to 48t' abutting the site. Street. Other existing abutting public streets will provide emergency vehicle access only as permitted according to SDC 3-2-605. b. Shared driveways provided No shared driveways are YES whenever practicable proposed due to existing surrounding land use patterns. c. Parking areas shall be There are no existing or NA accessed from alleys if present. proposed alleys. Cherry Springs Apartments Page 16 of 19 Site Plan Review Written Narrative January 22, 2021 God eosHow 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 sheets P4 Site Plan, L1 Landscape Master Plan, L2 Landscape Plan- North, and L3 Landscape Plan - South. Information documenting compliance with lighting standards will be provided as supplemental information. The applicant is still preparing the on-site lighting plan and lighting specifications. 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 The primary entrance to the apartments will be from a private driveway on 48'h Street and from the intersection of 48'h Street and "B" Street. The two primary points of access on 48" Street will provide ample sight distance for motorists and adequate vision clearance. The extension of "B" Street will provide connectivity with the existing residential area to the east of the subject property. Per a request from the fire department, the applicant proposes removable bollards at the existing terminus of Beaver Street and "C" Street allowing for emergency vehicle access. The western end of "A" Street is a private street and is not proposed to be extended or provide for emergency access. For further information, please refer to Exhibit F— Cherry Springs — Adiacent 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 three new ADA -compliant driveways. One on 481h Street and two on the new section of B Street. The driveways will each consist of a vertical face curb, gutter and sidewalk. Each driveway will be 24' wide with an 18' driveway throat. 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'h Street to an interior sidewalk system. The interior sidewalks provide safe and convenient connections between the parking areas, the common areas, and dwelling units. Cherry Springs Apartments Page 17 of 19 Site Plan Review Written Narrative January 22, 2021 God eosHow 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'h Street as a route to nearby commercial services, areas of employment, and other neighborhood activity areas. Please refer to sheets P4 Site Plan, P5 Street Profiles, C8 B St. Profile, C9 48'h St. Profile - North, and C10 48'h St. Profile- South. 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. To investigate the soil and geologic conditions, Branch Engineering Inc. was hired to perform a geotechnical engineering investigation at the subject property. The investigation included site research, field exploration and testing, and data analysis as well as conclusions and recommended geotechnical design parameters for the project. Please refer to Exhibit I- Geotechnical Investigation Report by Branch Engineering. The report, dated November 12, 2020, concluded: 'Based on our field observations, subsurface explorations, and data analyses, we conclude that the site is geologic and geotechnically suitable for the proposed development provided that the recommendations of this report are incorporated into the design and construction of the project. Our investigation did not reveal any specific site features or subsurface conditions that would impede the proposed design and construction of the prgec['4 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 that warrant protection. The City of Springfield Water Quality Limited Watercourse Map does not show any watercourses on the subject property.' On the west side of 48'h Street the map indicates that the 48'h 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 infiltration planters and infiltration rain gardens prior to discharging the stormwater into the public system. The stormwater facilities will function to make the stormwater discharge from the site mimic pre-existing conditions. Please refer to Exhibit H- Stormwater Drainage Study, i.e. B Branch Engineering, Geotechical Invesfigation Report Dated November 12, 2020, page 6 7 Water Quality Limited Watercourse map adopted by Council Ordinance 6021, 7/15/2002. Cherry Springs Apartments Page 18 of 19 Site Plan Review Written Narrative January 22, 2021 6o�eisHow NG Engineering and sheets C5 Grading & Drainage Plan North, C6 Grading & Drainage Plan - South, and L4 Stormwater Planter Calculations. 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 Cherry Springs Apartments 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 teresang.bishowconsulting.com. Sincerely, Teresa Bishow Teresa Bishow, AICP END OF WRITTEN STATEMENT Cherry Springs Apartments Page 19 of 19 Site Plan Review Written Narrative January 22, 2021 O p pi D'o 0 A' 0 0 0; a oom m Tree Cluster Information des In cluster: • annus IaNdle (Oregqon Ash) • Pmnrs sp. (Blum BChoryl Possible Fill sbonwood) ba'semiloe (Califanie Black Cottonwood) Carblus: Many trees hei covered in ivy (Hecdre helix) and blackberries. ©Spedee in dueler: • Pmnrs sp. (Blum species) © 5pedeain donor: r= lefildie (Oregon Ash) OSpecies In .1 d.: •Parlous Offoba (Oregon Ash) Condition: Mossawoed 4-0 Species In cluster: •Unknown shrub species Condition: Unheanhy, moss-oovered 0-0 Spedee in duster: Pcpulus brchocerpe bdsamlloe (Callfonis Black Cottonwood) Condi on: Ok hearth CD II`A=Fduder: • Acer sp. (Ixesumpfive Noway Maple) PWwulus tachaarpe be5emnere (Caftlomia Black Cottonwood) Condition: Blackbemes growing up trunks. ® `l les In Cluster: • Unknown multi -stemmed tree/shrub Condition: Unheanhg mostly dead. ®Spedeslnduabr. •Unknown multi stemmed tree/shmb Condition: Poo, Spedee In duabr: •Acer sp. (presumpfive Noway Maple) Condition: Good. ®Spedee In euabr: • Aoersp. (presumptive Na ayy, M e) • unknown multi stemmed tee shim Condition: Blackbemes growing up trunks. ?pedes In duster: • Prunus sp. (Cherry species) • Corylus sp. Hazelnut species) Condition: Poohealth. G-0 Specles In dusted •Unknown multi stemmed tree/shrub General Notes: _ S. A,, species Identifications are inferences. For exact species, we recommend oansulting a Certified Arboist. 2. Species condition based on visual analysis only 3. Many species within free dusters were being overgrown with invasive ivy, blackberries, and/or moss. 4. Al locafions of tree clusters are splooumafe. 48th St. le� To Mein St. --4 Trees in Adjacent ROW: Speclea In duster: •Prunus sp. Cherry species) • Poppuulus ocvpa belsemllere (Califomis 9atl< Cononwaod) Ill in currier: 1 • Pmnussp.(Cherryspedes) • Po ulus Vichoozrpa belsenxlere (Cali�oma Back Cononw000) Specles In cluster: • Cei sp. (Hazelnut species) Condition: Poor hearth - blackberry infested. QSpeClealneuder: • Acer sp. (presumpfive Norway Mage) Condition: Used © Spec les In cluster: nknowm shrub species ?M Iles In cluster: •Unknown shrub species Condition: Unhe9thy; mossaovered Cleo In CludeC cimnihitlao�r�z64semaaa (Ca ifoa Black Cottonwood) Condition: Descries. ©S edes In duster: Tea Ill •Unknown shrub species • Ouocus sp. (presumptive Seel Oak) Condition: Unheanhy; blackberry, covered Con d on: Good. Tree to be protected during construction. © Sppecleslnduder: O 7M Spedex Pnvms sp. (Cherryspecies) Picee sp. (presumptive Colonel Blue Spuce) Condition: OK hearth. Condi on: Poor, damaged. Tree to be removed during constmction. 0 W 160 Fee tMl LeA � MM rutin, aort ol.dno mT� J CHERRY SPRINGS EMERGENCY ACCESS ROUTES VEHI( INFO: E -ONE HEAVY NON WALK IN RESCUE CUSTOM Overall Length: 36.083' Overall Width: 8.333 Overall Body height: 1000P Min. Body Ground Clearance: 1.3g3 Track Wil 8.333 Lock -to -[Lock Time: 6.00s Max. Meet Angle: 45.00' Meet to Whe9: 38.086 1 yatae-0xEVI]MINQk-WALK-I11 RaRSGIEr SOURCE INFO: Autodesk Vehicle Tracking for AutoCAD Cron 3D 1 1 F 11 11 --- 11 0 gig N OW 0100 �J .la