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HomeMy WebLinkAboutPacket, Pre PLANNER 2/19/2021Pre -Submittal Meeting Development and Public Works Department Reem 61 PRE -SUBMITTAL MEETING DATE: Tuesday, March 2, 2021 11:00 a.m. - 12:00 p.m. DPW /^....L......nee Room 616 Pre -Submittal (Site Plan Review) #811 -21 -000033 -PRE 811-19-000195-PRO7 Mike O'Connell Assessor's Map: 17-03-15-40 TL: 1800 Address: 287 Deadmond Ferry Rd. Existing Use: vacant / zoned MDR Applicant has submitted proposal for multi -unit residential development. Meeting: Tuesday, March 2, 202111:00 — 12:00 via MS Teams City of Springfield O-OiECON Development and Public Works 225 Fifth Street Springfield, OR 97477 541-726-3753 Fax: 541-726-3689 Web Address: http://www.springfield-or.gov/dpw/CurrentDevelo pmenlDlvslon.htm Email Address: permltcenter@springfield-ocgov Pre - Submittal Meeting Case Number Assigned: 811 -21 -00003 3 -PRE Date Submitted: 2/19/21 Project Name: O'Connell Multi -unit Development Project Description: Pre -Submittal - Tentative Site Plan Application Type: Pre -Application Conference (City) lob Address: 287 DEADMOND FERRY RD, Springfield, OR 97477 Parcel: 3703154001800 Meeting Date: 03/02/2021 Meeting Time: 11:00 AM Planner: A Planner will be assigned the following business day and will co:nact you to confirm Me meeting date and time. DISCLAIMER: Applications will not be exempt from Development Code or procedural amendments that may occur between the time of the Pre -Submittal Meeting and the Submittal of the Application for Development Review. Please contact our office at 541-726-3753 with any questions or concerns. pm Page 1 oft C:Myceports/repony/pmdutban/01 STANDARD REPORTS/std_Pre_Submittal—pupt SITE VICINITY MAP 811 -21 -000033 -PRE Pre -Submittal Meeting 17-03-15-40 TL 1800 287 Deadmond Ferry Rd Mike O'Connell ,City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Site Plan Review SPRINGFIELD I AA Application Type (Applicant; check one) Site Plan Review Pre-Submittal:Ma"or Site Plan Modification Pre -Submittal: LJ Site Plan Review Submittal: 717 Ma"or Site Plan Modification Submittal: Required Project Information (Applicant., complete this section) Applicant Name: Mike O'Connell Phone: (541) 302-8036 ❑ Company: O'Connell & Associates Email: Address: 84936 Peaceful Valley Rd, Eugene, OR 97405 Applicant's Rep.; Richard M. Satre, AICP, ASLA, CSI Phone: (541) 686-4540 Company: The Satre Group Email: Address: 375 W 4th Avenue, Suite 201, Eugene, OR 97401 Property Owner: Mike O'Connell Phone: (541) 302-8036 Company: O'Connell & Associates Email: Address: 84936 Peaceful Valley Rd, Eugene, OR 97405 ASSESSOR'S MAP NO: 17-03-15-40 TAX LOT NOS :1800 Property Address: 287 Deadmond Ferry Road Size of Property: 0.85 Acres F] Square Feet ❑ Proposed No. of Proposed Name of Project:OConnell Deadmond Ferry Description of If you are filling in this form by hand, please attach your proposal description to this application. Pro osal: Develop the property for multi -family apartments Existing Use: Single-family dwelling New Impervious Surface Coverage (Including Bldg. Gross Floor Area): sf Si natures: Please si n and print your name and date in the appropriate Required Project Information (City Zntake Staff., Associated Applications: box on the next complete this section) Si ns: paqe. Pre -Sub Case No.: Date. Reviewed by: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: Posta a Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 1/7/14 KL 1 of 11 February 19, 2021 O'CONNELL & ASSOCIATES, LLC 287 DEADMOND FERRY ROAD Site Plan Review Map 17-03-15-40, Lot 1800 WRITTEN STATEMENT In accordance with Site Plan Review submittal requirements, this written statement describes the proposed development and demonstrates that the proposal complies with the criteria contained in SDC 5.17-125. The proposal is submitted concurrently with a Tree Felling Permit application. We request that these applications be processed concurrently. LAND USE REQUEST This land use request is for approval of an 18 -unit residential development. The subject site is zoned Medium Density Residential (MDR). The proposed 18 units will consist of two types of structures: 12 of the units will be 1 -floor flats in a 2 -story building with private patios. The remaining 6 units will consist of 2 -floor townhomes in a 2 -story building also with private patios. The development will meet all the multi -unit design standards as required by the City of Springfield Development Code including building orientation, building form, storage, open space, landscaping, pedestrian circulation and parking. A. Project Directory Owner/Developer Mike O'Connell, Sr. O'Connell & Associates, LLC 84936 Peaceful Valley Road Eugene, OR 97405 Phone: 541-953-7332 Email: mikeoconnellsr(&awestoffce.net Planner/Landscape Architect Richard M. Satre, AICP, ASLA, CSI The Satre Group 375 West 4'h Avenue, Suite 201 Eugene, OR 97401 Phone: (541) 686-4540 Email: ricko)satregroup.com Survevor Daniel A. Nelson, PLS Branch Engineering, Inc. 310 5" Street Springfield, OR 97477 Phone: 541-746-0637 Email: DanN(dbranchenoineering.com Civil Engineer Nathan Patterson, PE Branch Engineering, Inc. 310 5N Street Springfield, OR 97477 Phone: 541-746-0637 Email: NathanPebranchengineerina.com # YIIYSCVf MLXIRCIS + PLANNERS I LANOSCAPEARCRRECTS + ENVIRONMENTAL SPECIALISTS 376 West 4th, Suite 201, Eugene, OR 97401 I t Phone a61.689.4W www.satregroup.com T I T O'Connell & Associates, LLC Page 2 of 22 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Building Designer Monty Luke Luke Designs, Inc. 1253'D' Street Springfield, OR 97477 Phone: 541-746-7757 Email: Iukedesigns7Ccilgmail.com II, THE SITE AND EXISTING CONDITIONS A. Development Site 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, 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 property owned by PeaceHealth, where the Heartfelt Guest House exists. B. Planning Context 1. Planning and Zoning. a. Jurisdiction: City of Springfield 1P00 b. Metro Plan: Medium Density Residential .3 c. Refinement Plan: Gateway Refinement Plan d. Base Zoning: Medium Density Residential `"•A``.am `fit„ "9 d. Overlay Zoning: Drinking Water Protection 100 Floodplain Development 2000 1900 17co 1 e. Map: 17-03-15-40 ,5 %1A 49A o.s3Ac 1800 f. Tax Lot: 1800 _ _ V MAC g. Acreage: 0.85 acres EE MAP 7032200 ----------------- 3 Tax Lot Map Excerpt RLID 2020 Transportation. a. Metro Area TransPlan. The metro area's adopted transportation plan, The Eugene — Springfield Transportation System Plan (TransPlan), adopted in 2001 and amended in 2002, does not include projects abutting the subject property but does include a few nearby. These are new Collector Street projects in the vicinity of the nearby PeaceHealth Riverbend medical campus (Projects 715, 721 and 756) and an Urban Standards project improving an existing nearby street (Project 724). These improvements are included in the City of Springfield 2035 Transportation System Plan. The Satre Group - 375 West 4" Avenue, Suite 201, Eugene, OR 97401 - (541) 686-4540 • w.vw.satreamuo.com O'Connell $ Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review 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 PeaceNealth RiverBend campus). These improvements will be implemented as development occurs. Page 3 of 22 r / im:ec[Exreni � Modified Modified — % I �, r Excerpt Transportation System Plan City of Springfield 2020 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 are as follows: Street Classification Existin-ROW Minimum ROW - Min. Curbto-Curb Deadmond Fe Rd Major Collector ]0 feet 60 feel - 36 feet 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. rte® 3. Utilities. a. Stormwater and Wastewater. The subject site is located in the North Gateway Stormwater Drainage Basin. The Springfield Starmwater 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.) The Satre Group - 375 West 41h Avenue, Suite 201, Eugene, OR 97401 - (541) 6864540 • v eatrenmuo.cnm O'Connell $ Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review City of Springfield 2008 (Fig. 5-1) Stormwater service exists with 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 Page 4 of 22 City of Springfield 2008 b. Water and Electric Service. The site receives water service via with a 12 -inch line in Deadmond Ferry Road which has an 8 -inch PVC stub to the subject property. There is sufficient capacity within the electric system to support the proposal. a T Existing Water Infrastructure Springfield Utility Board 2017 Existing Electric InfrastmcWre Springfield Utility Board 2017 The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • u .satrearouo.com O'Connell & Associates, LLC 287 Deadmand Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review c. Wellhead Protection. The Springfield Wellhead Protection Areas Map shows the subject site as within the 2-5 year 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. 4. Natural Resources. a. The Springfield Water Quality Limited Watercourses Study does not identify a wetland or Water Quality Limited Watercourse on or near the property. b. The northern portion of the tax ]at shown as being in the Special Flood Hazard Area —Floodplain Zone A. A Letter of Map Amendment (LOMA) has been received. A copy is included in this application. 5. Page 5 of 22 t� 1a Wellhead Vrotecuon Areas Map Etterp. CllvotS[ afl ld20:9 Deaamord Ferry R4 iia to T. at Joseph:PI 0 Floodplain Fidel Map Excerpt City of Springfield 2019 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. _ lebird ark 1 Ill F The Satre Group • 375 West 4^ Avenue, Suite 201, Eugene, OR 97401 - (541) 6864540 • w satreoroue.com O'Connell 8 Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 6 of 22 III. SITE PLAN REVIEW —APPROVAL CRITERIA AND FINDINGS This section is presented in the same order of applicable requirements found in Section 5.17-125, Site Plan Review Criteria of the Springfield Development Code. Applicable sections of the Code are in bold italics, followed by the applicant's response in normal text. A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. Response: The subject property is within the boundaries of the Gateway Refinement Plan. A Metro Plan Amendment and Zone Change was completed for the property in 2020 (Ordinance No. 6418) to change the property's designation and zoning from Low Density Residential to Medium Density Residential. The zoning is therefore consistent with the Metro Plan and the Refinement Plan which now designates the property as Medium Density Residential. R Fill Zoning Map Excerpt May 2020 B. Capacity requirements of public and private facilities, 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 Public Works Director or a utility provider shall determine capacity issues. Response: Public and private facilities are provided as follows: Storm: An on-site stormwater detention, treatment and infiltration facility will be provided concurrent with the development. Sanitary: Wastewater service is available to the site via Deadmond Ferry Road by a 10 -inch PVC pipe. Water: The site receives water service via with a 12 -inch line in Deadmond Ferry Road. Electric: Electric infrastructure is adjacent to the site along Deadmond Ferry Road. Streets: Deadmond Ferry Road is a minor arterial; it has an existing right-of-way width of 70 feet and a curb -to -curb width of 36 feet. C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. The Satre Gmup • 375 West 4e Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • wwa.satemeouo.com O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 7 of 22 Applicable public and private design and construction standards can be found in SDC Chapter 3 - Land Use Districts and in SDC Chapter 4 -Development Standards. The components of these two chapters which are applicable to the proposed development, and proposed compliance with said components, is as follows. SDC CHAPTER 3 -LAND USE DISTRICTS SDC Multi -unit Design Standards 3.2-240 Multi -unit Design Standards 1. Building Orientation. Multi -developments, when abutting a private, local, collector, or arterial street that has existing or planned on -street parking, shall have building orientated to the street along a minimum of 50 percent of the site's frontage... Response: The development site fronts Deadmond Ferry Road which has no existing or planned on -street parking, therefore this standard does not apply. 2. Building Form. New multi -unit construction shall comply with the following building form standards. a. Structures that have 1 or 2 stories shall not have continuous horizontal distance exceeding 160 feet. Response: The units proposed for this development are 2 stories and they do not exceed a continuous horizontal distance of 160 feet. The townhomes (building 1) have a horizontal distance of 84' and the flats (building 2) have a horizontal distance of 115'. Therefore, this standard is met. b. Roofs shall have gable, hip, or gambrel forms (minimum pitch 3 to 12) with at least a 6 -inch overhang. Response: The units proposed for this development have gable roofs with a minimum pitch of 3 to 12 and a minimum overhang of 6 -inches. See Building Elevations. c. A minimum of 15 percent of the front facade (area measurement) shall contain windows or doors. Ali windows and doors shall provide 4 -inch trim or be recessed to provide shadowing. Response: A minimum of 15 percent of the front fapade contains windows or doors. All windows and doors contain a minimum of 4 -inch trim to provide shadowing. See Building Elevations. d. Garages attached to living units.... Response: There are no garages proposed with this development. e. 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: The Satre Group • 376 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-0540 • w .satregroupcom O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 8 of 22 f. Recesses (e.g., deck, patio, courtyard, entrance, window reveals) that have a minimum depth of 3 feet; Response: 1. Flats front facade: The flats building includes recesses in the front facade in two ways — one where the first -floor front doors and second floor stairs are and the second at the northern third of the building where the facade of each of the northernmost units have a mid -point offset. 2. Flats rear facade: The flats building also includes recesses in back where there are covered patios. In addition, the middle third of the building overall is shifted with an offset, providing an additional recess in the rear elevation. 3. Each recess is a minimum of 3 feet. g. Extensions (e.g., floor area, deck, patio, entrance) that have a minimum depth of 2 feet and minimum length of 4 feet; and/or Response: 1. Townhome front fagade: The townhome building front facade has an extension on the first floor where there the building includes a structural roof extension over the front porch. The front of the building includes an extension on the second floor where the approximately half of the frontage of each dwelling unit extends outward. 2. Townhome rear facade: the first floor of the rear facade extends outward to include an enclosed storage area and a partially covered patio. 3. Townhome end facades: The south end facade Includes an extension where there are covered long-term bicycle parking spaces provided. 4. Each of the extensions meet the minimum 2 foot and minimum 4 -foot standard. h. Offsets or breaks in roof elevation of 2 feet or greater in height. Response: 1. Flats building: The flats roof elevation includes a break at the middle third of the building as well as multiple breaks and changes in roof line at the front facade and end facades. 2. Townhome building: The townhome roof elevation includes as total of six breaks in the roof elevation. One at each of the six townhome dwelling units. In addition, there are additional roof breaks at the front and rear building extensions. 3. Each of these roof breaks meet the minimum 2 -foot dimension. 3. Transition and Compatibility between Multi -Unit and LDR Development. Multi -unit developments adjacent to properties designated LDR shall comply with the transition area and compatibility standards listed below.... a. 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 the multifamily development setback is within 5 feet of the setback provided by the nearest single-family residence. Response: The development site abuts LDR property on its western boundary. The residence on the same side of the street has an estimated setback of 50 feet; therefore, the proposed development will have a front yard setback of between 45 and 55 feet. See Site Plan. The Satre Group - 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 666 540 • w vatreorcuo.com O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 9 of 22 b. 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., Response: The development site abuts LDR property on its western boundary. Therefore, a 25 -foot buffer area is provided between the multi -unit development and the abutting property. L No vehicular circulation (i.e., driveways, drive lanes, maneuvering areas, and private streets) is allowed within the buffer...; Response: Vehicle circulation and parking is provided on the eastern portion of the site. H. Site obscuring landscaping shall be required. The City may require retention of existing vegetation; installation of 6 -foot minimum height, site -obscuring fence with shade trees planted a maximum of 30 feet on center (24nch caliper at planting); and/or other landscaping to provide visual buffering....; Response: Acknowledge and agreed. A 6 -foot -tall fence is proposed on the western boundary to provide a visual screen from the LDR property. iii. 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....; Response: The flats building has ground level patios that encroach into the 25 -foot buffer. No primary entrance faces the abutting LDR property. There are no building encroachments in the 25 -foot buffer. iv. 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); Response: There are no active recreation areas in the 25 -foot buffer. v. 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; Response: There are no free-standing light fixtures in the 25 -feat buffer. If there are any building -mounted light fixtures, they will be no higher than 12 feet and will be shielded downward to avoid direct illumination onto the adjacent LDR property. vi. Mechanical equipment shall be screened from view (i.e., as viewed from adjacent properties and street), and shall be buffered so that noise does not typically exceed 45 to 50 decibels as measured at the LDR property line....; Response: Acknowledged and agreed. The Satre Group • 375 West 4t' Avenue, Suite 201, Eugene, OR 97401 - (541) 686-4540 - W satreorouo. corn O'Connell 8 Associates, LLC Page 10 of 22 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Februa X19 2021 vii. All rooftop equipment shall be hidden behind parapets or other structures designed into the building. Response: Acknowledged and Agreed. c. Buildings, or portions of buildings abutting an LDR property line or designation (i.e., side or rear lot/parcel line) 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.... Response: The townhomes and flats have a height of 25 feet and a 25 -foot buffer is proposed on the western boundary. d. Structures within 50 feet of an LDR zone shall not have a continuous horizontal distance exceeding 120 feet (measured from end wall to end wall). Response: The flats are within 50 feet of the abutting LDR property. They have a horizontal distance of 115'. 4. Storage. Multi -unit development shall provide space for trash receptacles, storage and equipment as specified in the following standards. a. 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. Garages and storage units adjoining a dwelling (e.g., attached to decks and patios) shall qualify as storage space. Response: Each dwelling unit provides a minimum of 112 cubic feet of enclosed storage. The townhomes have a storage area behind each unit next to the patio and the flats have a storage area that is combined with the individual bike storage area at the south end of the building. b. Trash receptacles shall be screened from view by placement of a solid wood fence, masonry wall, or similar sight -obscuring, gated enclosure from 5 to 6 feet in height. Obscuring landscaping shall be planted a minimum of 24 inches in height at planting around all exposed sides of the wall or fence unless breaks are provided for gates. Response: Trash receptacles will be screened from view by being placed in a sight - obscuring, gated enclosure that is 6 feet in height. Landscaping is added around the exposed sides of the enclosure. c. No trash receptacles shall be placed in any front yard setback, or within 25 feet of property lines abutting LDR zoned or designated properties; and Response: There are no trash receptacles located in the front yard setback nor within 25 feet of property lines that abut LDR zoned or designated properties. d. 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. When walls are used, they shall be tall enough to completely screen the equipment at the time of the equipment installation. The Satre Group - 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w satrearauo.com O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 11 of 22 Landscaping shall be planted tall enough to attain 50 percent coverage after 2 years and 100 percent coverage within 4 years. Response: All utilities shall be placed underground where practicable. Any above ground equipment shall be placed to minimize visual impact and/or screened with a wall or landscaping. Open Space. Multi -unit development shall provide both Common Open Space and private Open Space as specified in the following standards. a. General. 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. Inventoried natural features (including regulated wetlands) and/or historic features on-site may be counted toward up to 50 percent of common open space requirements. Response: Required: Standard: 15% of Gross Site Area Result: Gross Site: 0.85 Gross Acres (37,026 so 5,554 sf (15% of Gross Site) Proposed: 12,487 sf (34% of Gross Site) iff. Multi -Unit developments at densities less than 30 units per gross acres shall provide open space as specified in the amounts specified below. b. Common Open Space shall be provided in all newly constructed multi -unit developments as specified in the following standards: L A minimum of 0.25 square feet of common open space shall be required for each square foot of gross residential floor area. Response: Required: Standard: .25 sf/100 sf of Gross Floor Area Result: Gross Floor Area 11,664 sf 2,916 sf (common open space only; does not include private open space) Proposed: 3,012 sf. H. Common open space areas provided to comply with this standard shall be at least 500 sf with no horizontal dimensions than 15 feet; Response: All Common Open Space areas provided to comply with this standard are at least 500 sf with no horizontal dimensions less than 15 feet. iii. A maximum of 15 percent of the required common open space can be on slopes greater than 25 percent; and Response: The site does not contain any slopes. Therefore, this standard does not apply. iv. 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.... The Satre Group - 375 West 4t' Avenue, Suite 201, Eugene, OR 97401 - (541) 6864W - w. v. v.salrearoupoom O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 12 of 22 Response: The development proposal is for 18 dwelling units. Therefore, no active recreation area is required. v. Placement of children's play areas shall not be allowed in any required yard setback or transition area; Response: The proposal does not include children's play areas. Therefore, this standard does not apply. vi. 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 may be used to partially or fully satisfy this requirements; and Resoonse: Landscaping occupies more than 50 percent of the required common open space. vii. Indoor or covered recreational space... Response: There is no indoor or covered recreational space as part of this application. Therefore, this standard does not apply. viif. Exemptions to the common open space standard may be granted for multi -unit developments of up to 60 units.... Response: The development proposal is for 18 dwelling units and no exemption is requested. ix. Phasing shall not be used to circumvent common open space standards. Response: No phasing is being done as part of this application. Common open space does not include required yards or transition areas unless authorized under Sections 3.2-245 or 3.2-250. Response: Required yards and transition areas do not include any common open space as part of this application. c. Private Open Space shall be provided in all newly constructed multi -unit developments to comply with the following standards: I. All private open space shall be directly accessible from the dwelling unit through a doorway. Response: All private open space is located in the back yards of each dwelling unit via a backyard porch or patio and is directly accessible from the dwelling unit through a doorway. ii. Dwelling units located at or below 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. The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 686-0540 • w vatrenrouo.com O'Connell & Associates, LLC Page 13 of 22 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review February 19 2021 Response: Required: Standard: 96 sf per dwelling unit. Result: 18 dwelling units x 96 sf = 1,728 sf Proposed: 1,728 sf All dwelling units have 96 sf of private open space via a backyard porch or backyard patio with no dimension less than 6 feet. iii. Private open space may be deducted from the required amount of Common Open Space. Response: Required: Standard: 2,916 at of common open space. Less 1,728 sf of private open space provided. Result: 1,188 sf of common open space required. Proposed: 3,012 sf 6. Landscaping, Fences and Walls. Multi -unit developments shall provide landscaping as specified in Section 4.4-105 and the following standards. a. 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. Bark mulch, rocks and similar non -plant material may be used to compliment the cover requirement but shall not be considered a sole substitute for the vegetative ground cover requirement. Response: Required: Standard: 15% of the site. Result: Gross Site: 0.85 Gross Acres (37,026 sf) 5,554 sf (15% of Gross Site) Proposed: 12,487 sf (34% of Gross Site) b. Street trees, a minimum of 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, as specified in Section 4.2.140. Response: There is one small existing planter strip between the proposed driveway and the adjacent driveway to the west. Due to vision clearance and sight lines, no street tree is proposed. There is an existing 8 -inch DBH deciduous tree immediately on the property side of the sidewalk that will remain. A new street tree so close to this existing tree would pose a conflict for the two tree canopies. c. Fences in front yards and along any frontage used to comply with the building orientation standard 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; and Response: There are no fences along the site's frontage. d. 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. The property owner shall maintain all landscaping. The Satre Group -375 West 4° Avenue, Suite 201, Eugene, OR 97401 • (541) 686 4W • w satreamuacom O'Connell & Associates, LLC Page 14 of 22 287 Deadmond Ferry Road Map 17-03-1540, Lot 1800 Site Plan Review February 19 2021 Response: Native and/or drought -tolerant landscaping is being used as practical. All landscaping shall be irrigated with a permanent irrigation system. 7. Pedestrian Circulation. Multi -unit developments with more than 20 units shall provide Pedestrian circulation as specified in the following standards. Response: The development does not have more than 20 units. This standard does not apply. 8. Parking. Multi -unit developments shall provide parking design as specified in the following standards. a. Parking lots shall be placed to the side or rear of buildings as specified in the Building Orientation Standards. Parking shall not be placed along that portion of the street where building frontages are used to comply with the building orientation standard. Response: Parking areas have been placed to the side of the buildings. b. Lighting shall be provided for safety purposes, and focused/shielded to avoid glare on adjacent properties or dwellings as specified in Section 4.5-100; Response: See Lighting Plan. Lighting has been added at all parking areas. Proposed lighting has been focused/shielded to avoid glare on adjacent properties and dwellings. c. 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). Bark mulch is not an acceptable substitute for vegetative ground cover in the planter island. Water quality features may be incorporated into planter islands. Landscape areas shall be evenly distributed throughout the perimeter of interior parking areas, where practicable. See Section 4.4-105F. for recommended shade trees; Response: At least one planter island has been provided every 8 parking spaces. Each is a minimum of 6 feet wide, exclusive of the curb, and is the full length of a parking space containing one shade tree and vegetative ground cover. All trees planted in planter islands shall be capable of attaining 35 feet or more in height at maturity and will not produce excessive fruit, nuts, or sap. The applicant will not use bark mulch as a substitute for ground cover and will evenly distribute landscape areas throughout parking areas to the highest degree practicable. d. A minimum 6 -foot -wide planter area shall separate and visually screen parking from living area windows. The planter area shall include a mix of ground cover, shrubbery, and be at least 24 inches in height at the time of planting and trees a minimum of 2 inches (dbh) in caliper at the time of planting. Response: Minimum six feet wide planting areas with a mix of trees, shrubs and ground cover have been provided to screen all parking areas from living area windows. e. Parking lots shall be connected to all building entrances by means of internal The Satre Group -375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w satmamup.wm O'Connell & Associates, LLC Page 15 of 22 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review. Februa N19 2021 sidewalks. Response: All parking lots are connected to all building entrances by means of internal sidewalks. f. All parking stalls fronting a sidewalk, or landscaped area shall be provided with a secure wheel bumper not less than 6 inches in height and set back from the front a minimum of 2 feet to allow for vehicle encroachment. Wheel bumpers, if used, shall be a minimum of 6 feet in length.... Response: All parking stalls that front a sidewalk have a secure wheel bumper that is 6 inches or greater in height and setback a minimum of 2 feet from the front to allow for vehicle encroachment. g. On corner lots/parcels.... Response: The development site is not a corner lot/parcel. h. All parking, maneuvering and loading areas abutting a property line or right -of --way shall provide perimeter lot/parcel 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. Response: All parking areas, maneuvering and loading areas abutting a property line or right-of-way contain perimeter landscaping, including a minimum 5 -foot -wide planting strip planted with shade trees that are a minimum of 2 inches (dbh) in caliper and a low- level evergreen hedge. 1. Decorative walls maybe used in place of the hedge in Subsection h... Response: No decorative wall is proposed. j. Parking area landscaping shall be designed to reduce storm water runoff (e.g., through infiltration swales and other measures), as practicable; and Resoonse: Parking area landscaping is designed to reduce storm water runoff with the use of vegetated stonnwater treatment facilities. k. Bicycle parking shall be provided as specified in Section 4.6-140-155 and may be incorporated in the landscaping design. Response: Required: Standard: 1 space per dwelling unit, 75% long term, 25% short term Result: 14 long term spaces and 4 short term spaces Proposed: 22 spaces 12 long term spaces provided in lockable enclosure 10 short term spaces provided in outdoor covered enclosure All bike parking spaces shall be placed in secure enclosures with each space being at least 2 by 6 feet with an overhead clearance of 7 feet. All bicycle enclosures are separated from motor vehicle parking by a curb and are located to avoid conflict with pedestrian movement and access. The Satre Group -375 West 4'"Avenue, Suite 201, Eugene, OR 97401-(541)686A540- satrearoup.corn O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 16 of 22 9. Vehicular Circulation. Multi -unit developments shall provide vehicular circulation as specified in the following standards. a. The on-site driveway (or private street) system shall connect with public streets abutting the site; Response: The on-site private driveway connects with Deadmond Ferry Road. b. Shared driveways shall be provided whenever practicable to minimize cross turning movements on adjacent streets. On-site driveways and private streets shall be stubbed to abutting MDR/HDR properties, at locations determined during Site Plan Review process to facilitate development of shared driveways; Response: There is one driveway for all 18 units proposed. No shared driveways with adjacent properties are proposed as part of this application. c. Parking areas shall be accessed from alleys when properties abut an alley, or an alley can reasonably be extended to some the development. Response: The subject site does not abut any alleys. 3.3-200 Drinking Water Protection Overlay District As this development is residential in nature and does not include the use or storage of hazardous materials, the proposed development will have no effect on drinking water supply. An exemption application will be submitted for the project. SDC CHAPTER 4 -DEVELOPMENT STANDARDS SDC 4.2-100 Infrastructure Standards - Transportation SDC 4.2-120 Site Access and Driveways A. Site Access and Driveways — General 1. All developed lots/parcels shall have an approved access provided by either direct access to a: a. Public street or alley along the frontage of the property; Response: The development site has direct access to Deadmond Ferry Road along the frontage of the property. 2. Driveway access to designated State Highways is subject to the provisions of this Section in addition to requirements of the Oregon Department of Transportation Highway Division... Response: The proposed development does not request driveway access to a State Highway. B. Driveways must take access from lower classification streets when development sites abut more than one street and streets are of differing classification as identified in the Springfield Transportation System Plan. EXCEPTION: Driveway access to or from a higher classification street may be permitted if no reasonable alternative street access exists or where heavy use of local streets is in -appropriate due to traffic impacts in residential areas. The Satre Group -375 West 4°Avenue, Suite 201, Eugene, OR 97401-(541)6864540•w satrearouc.gom O'Connell & Associates, LLC Page 17 of 22 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review February 19 2021 1. Where a proposed development abuts an existing or proposed arterial or collector street, the development design and off-street improvements shall minimize the traffic conflicts. Response: The development site abuts Deadmond Ferry Road which is classified as a major collector street. No reasonable alternative street access exists. The development is proposing to replace the existing driveway access to Deadmond Ferry Road with a new private drive which will meet the standards of city code. 2. Additional improvements or design modifications necessary to resolve identified transportation conflicts may be required on a case-by-case basis. Response: Acknowledged and agreed. C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and Procedures Manual and the Public Works Standard Construction Specifications. SDC Table 4.2-2 Driveway Design Specifications Driveway Design Specifications Design Specifications 1 -way 2 -Way Radius of Curb 2 Driveway Throat Depth Minimum (3) Land Use Driveway Driveway Transition Driveway Throat 24 fee[ Width Width Width Depth Land Use Min./Max. Min./Max. Mindmax. Multifamily 24735'(1) 51/8' 18'(2) Residential Response: The project includes the construction of one new driveway. The two-way driveway will have a width of 24 feet with a 5 -foot transition width and a throat depth exceeding 18 feet. SDC Table 4.2-3 Curb Return Driveway Design Specifications Curb Return Driveway Design Specifications Street T Driveway Width 1 Radius of Curb 2 Driveway Throat Depth Minimum (3) Land Use Min. Max. Min. Max. Multifamily Residential 24 fee[ 30 feet 10 feet 20 feet 60 feet Response: There are no curb return driveways on the project. SDC Table 4.2-4 Minimum Separations Between a Driveway and the Nearest Intersection Curb Return on the Same Side of the Street (1) Land Use Street T Arterial Collector Local The Satre Group - 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 - (541) 6864540 • www satrecrouo:com O'Connell 8 Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Multifamily Residential I 200 feet I 100 feet 1 75 feel Page 18 of 22 Response: Deadmond Ferry Road is a collector street. The nearest intersections of Game Farm Road and Baldy View Lane are well beyond 100 feet. SDC 4.2-125 Intersections A. In order to minimize traffic conflicts and provide for efficient traffic signalization, intersections involving curb return driveways and streets, whether public or private, shall be directly opposed, unless a Traffic Impact Study indicates that an offset intersection benefits public safety to a greater degree. Response: No new streets are being created as part of this development. B. Streets shall be laid out so as to intersect as nearly as possible at right angles. The angle of intersection between 2 intersecting streets shall be at least 80 degrees. At intersections, each local street shall be straight or have a radius greater than 400 feet fora distance of 100 feet from each intersection. At intersections, each collector or arterial street shall be straight or have a radius greater than 600 feet for a distance of 100 feet from each intersection. Response: No new streets are being created as part of this development. SDC 4.2-130 Vision Clearance. A. All lots orparcels must maintain a Vision Clearance Area to provide adequate sight distance for approaching traffic. Vision clearance areas must be shown on Site Plans for applicable land use applications. Response: The proposed development maintains a Vision Clearance area where the driveway meets the public street. B. No screens, plantings, or other physical obstructions are permitted between 2% and 8 feet above the established height of the curb in the Vision Clearance Area. Response: No screen, plantings or other physical obstructions shall be placed between 2-1/2 and 8 feet above the established height of the curb in the vision clearance triangle. C. The Vision Clearance Area must be in the shape of a triangle. Two sides of the triangle must be property lines or a property line and edge of driveway for a distance specified in this Subsection. Where the property lines or driveway edge have rounded corners, they are measured by extending them in a straight line to a point of intersection. The third side of the triangle is a line across the corner of the lot or parcel joining the non - intersecting ends of the other 2 sides. The following measurements establish the Vision Clearance Area: Table 4.2-5 Type of Intersection Measurement Along Each Property Line An Street 20 feet An Alle 15 feet Any Driveway 10 feet Response: A 10 -foot by 10 -foot vision clearance triangle will be provided at both sides of the new driveway where it intersects the property line. The Satre Group • 375 West 4"' Avenue, Suite 201, Eugene, OR 97401 - (541) 656-4540 • wwwsatreamuo:cam O'Connell & Associates, LLC Page 19 of 22 287 Deadmond Ferry Road Map 17-03-15-40, Let 1800 Site Plan Review February 19. 2021 SDC 4.2-135 Sidewalks. A. Sidewalks and planter strips abutting public streets shall be located wholly within the public right-of-way, unless otherwise approved by the Public Works Director. Response: There are no new sidewalks proposed as part of this development. The existing sidewalk will remain and be repaired, as necessary. SDC 4.2-140 Street Trees. A. New Street Trees. New street trees shall be at least 2 inches in caliper. New street trees shall be selected from the City Street Tree List and installed as specified In the City's Engineering Design Standards and Procedures Manual. The Director shall determine which species are permitted or prohibited street trees. Response: No new street trees are proposed as part of this project. See explanation above. B. Existing Street Trees. Response: There are no existing street trees on the development site. SDC 4.2-145 Street Lighting A. Street Lighting shall be included with all new developments or redevelopment. Existing streetlights shall be upgraded to current lighting standards with all new developments or redevelopments as determined by the Public Works Director. The developer is responsible for street lighting installation costs. Response: Street lighting exists along the property frontage. No new street lighting is proposed as part of this development. SDC 4.2-150 Multi -Use Paths A. Development abutting an existing or proposed multi -use path identified in the Springfield Transportation System Plan (including the Conceptual Street Map), City - adopted bicycle and pedestrian plan, or the adopted Willamalane Park and Recreation District Comprehensive Plan must include provisions for the extension of the multi- use path through the development area by the dedication of public easements or rights -of --way. The developer bears the cost of multi -use path improvements. Response: One of the Lyle Hatfield Linear Paths runs along the entire eastern boundary of the Tax Lot. it is on an adjacent property. No improvements to the path are proposed. B. Multi -use paths that are dedicated as right -of --way or in a public easement must conform to the Oregon Bicycle and Pedestrian Plan, the Oregon Bike and Pedestrian Design Guidelines, AASHTO guidelines, this Code, and the City's Engineering Design Standards and Procedures Manual. Response: The adjacent path is existing, is on an adjacent property and no changes are proposed as part of this project. C. The right-of-way or easement area for a multi -use path must include a minimum paved area of 10 feet, a minimum clear zone of 2 feet on both sides of the path, and any additional width necessary to accommodate lighting required under this Section. The Satre Group • 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w,mv.satmgrcup ccm O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 20 of 22 Response: The adjacent path is existing, is on an adjacent property and no changes are proposed as part of this project. D. Where a multi -use path runs parallel and adjacent to a public street, the multi -use path must be separated from the edge of the street by a width of at least 5 feet or by a physical barrier that meets the standards in the Oregon Bike and Pedestrian Design Guidelines, AASHTO guidelines, or the National Association of City Transportation Officials Urban Bikeway Design Guide. Response: The adjacent, existing path does not run parallel or adjacent to Deadmond Ferry. Therefore, this standard does not apply. E. Lighting for multi -use paths must be installed according to the standards in Section 4.2.145. Lighting must not obstruct the paved surface or 2 -foot clear area on either side. All lighting must be installed within the right-of-way or public easement area. (6412) Response: Acknowledged and agreed. No lighting improvements to the path are proposed. SDC 4.2-160 Accessways. A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets, residential areas, neighborhood activity centers, industrial or commercial centers, transit facilities, parks, schools, open space, or trails and paths where no public street access exists. Accessways may also be used as a secondary emergency access. Accessways shall be dedicated as public right-of-way during the development review process. Response: The development site does not abut any adjacent streets, residential areas, neighborhood activity centers, industrial or commercial centers, transit facilities, parks, schools, open space, or trails and paths where no public street access exists. No accessways are planned as part of this development. SDC 4.3-100 Infrastructure Standards - Utilities Response: As noted in criteria B above, Sanitary Sewer and Stormwater facilities are in place on and adjacent to the subject property. Sanitary connection to the new facility will be to the north to the existing service line. Stormwater will be managed in accordance with the City of Springfield Engineering Design Standards and Procedures Manual (EDSPM). In that regard, in compliance with the requirement that all impervious surfaces exceeding 45% lot coverage be managed on- site, 50% of which shall be vegetatively, runoff from new impervious area (the new multi -family development and new parking area) shall drain into one or more vegetated stormwater detention facilities. An overflow area drain will connect these to the street through weep holes in the curb. All new utilities will be located in coordination with utility providers and placed underground, in easements where required. SDC 4.4-100 Landscaping, Screening and Fencing SDC 4.4-105 Landscaping Response: Required setbacks shall be landscaped. Planting quantities per 1,000 square feet shall be as follows: A minimum of two trees not less than 2 inches caliper and 6 feet in height, ten 5 -gallon shrubs and lawn, ground cover or organic mulch as appropriate. A minimum of 65 of required planting areas shall be covered with living plant material within 5 years of installation. The Satre Group • 375 West Avenue, Suite 201, Eugene, OR 97401 - (541) 686-4540 -w .satreomuoeom O'Connell & Associates, LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 21 of 22 A permanent underground irrigation system shall be provided. Planting adjacent to a driveway shall respect vision clearance limitations. SDC 4.4-110 Screening Response: The trash area shall be contained in a sight -obscuring, gated enclosure a minimum of 6 feet in height. Trash and recycling receptacles are screened with a six -foot -high structure enclosure and do not intrude in the front yard setback. SDC 4.4-115 Fences Response: An existing 6 feet tall fence exists on the southern boundary of the site where it abuts the PeaceHealth Heartfelt Guest House; the fence will remain. Fencing is proposed on the western boundary to provide a visual screen from the LDR property to the west and on the eastern boundary to provide separation from the Lyle Hatfield Linear Path. The proposed fences will be 6 feet high and of wood construction. SDC 4.6-100 Vehicle Parking, Loading and Bicycle Standards Section 4.6-105 through 4.6-125 Vehicle Parking Response: Required parking quantity is satisfied as follows: Required: 1 space for each dwelling unit. Result: 18 Dwelling units = 18 spaces Provided: 18 off-street spaces (12 standard, 5 compact and 1 ADA) Section 4.6-130 through 4.6-135 Loading Areas Response: There are no loading areas associated with this proposal. Thus, this standard does not apply. Section 4.6-140 through 4.6-155 Bicycle Parking Response Required: 1 space per dwelling unit, 75% long term, 25% short tens. Result: 14 long term spaces and 4 short term spaces Proposed: 28 spaces 12 long term spaces provided in lockable enclosure 6 long term spaces attached to each townhome 10 short term spaces provided in outdoor covered enclosure 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 driveways 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. Response: The facility takes access from Deadmond Ferry Road, a collector street. The proposed private driveway is designed to facilitate vehicular traffic and provide connectivity to and from the development area to the adjacent street and then to adjacent areas in the neighborhood. Standard connectivity exists for pedestrians with a continuous street sidewalk. Transit stops and The Satre Group • 375 West 4'° Avenue, Suite 201, Eugene, OR 97401 • (541) 686-0540 • w satrearouo.cam O'Connell &Associates, LLC 287 Oeadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Page 22 of 22 neighborhood commercial districts are nearby the development site and are both accessible via the existing developed street and sidewalk network. 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 WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117, 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. Response: There are no physical features on the subject property meeting this definition. Thus, this standard does not apply. V. CONCLUSION Therefore, the applicant requests that the City of Springfield approve the proposal. If you have any questions about the above application, please do not hesitate to contact Rick Satre at The Satre Group, 541-686-4540, or rick(d)satregroup.com. Sincerely, RicharcLM. Satre, Richard M. Satre, AICP, ASLA, CSI, President The Satre Group The Satre Group • 375 West 4� Avenue, Suite 201, Eugene, OR 97401 • (541) 656-0540 • w satreorouo.com