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HomeMy WebLinkAboutPacket, DRC PLANNER 9/8/2021AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616/ MS Teams Staff Review., Tuesday, September 28, 2021 9; 00 —10.,00 a.m. 1. Minor Variance 811-21-000229-TYP2 811-19-000195-PROJ Mike O'Connell Assessor's Map: 17-0315-40 TL: 1800 Address: 287 Deadmond Ferry Rd. Existing Use: single family residence Applicant submitted minor variance for minimum street frontage requirements Planner: Melissa Carifio Meeting: Tuesday, September 28, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams 2. Partition Tentative 811-21-000230-TYP2 811-19-000195-PROJ Mike O'Connell Assessor's Map: 17-0315-40 TL: 1800 Address: 287 Deadmond Ferry Rd. Existing Use: single family residence Applicant submitted plans for 2 -lot partition for existing dwelling to remain on one lot, and proposed multi -unit development on the other. Planner: Melissa Carifio Meeting: Tuesday, September 28, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams 3. Site Plan Modification Major 811-21-000231-TYP2 811-19-000195-PROJ Mike O'Connell Assessor's Map: 17-0315-40 TL: 1800 Address: 287 Deadmond Ferry Rd. Existing Use: single family residence Applicant submitted proposed modification to tentatively approved multi -unit development. Planner: Melissa Carifio Meeting: Tuesday, September 28, 2021 9:00 — 10:00 virtual meeting via Microsoft Teams The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.si)ringfield-or.gov/weblink8/browse.asi)x SITE VICINITY MAP 811-21-000231-TYP2 Site Plan Modification Major 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 ##/ Application Type (Applicant., check one) Site Plan Review Pre -Submittal: ❑ Major Site Plan Modification Pre -Submittal: ❑ Site Plan Review Submittal: ❑ Ma'or Site Plan Modification Submittal: HH Required Project Information (Applicant: complete this section) Applicant Name: Mike O'Connell Phone: (541) 953-7332 Company: Deadmond Ferry Project LLC 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: Deadmond Ferry Project LLC Phone: (541) 953-7332 Company: Deadmond Ferry Project LLC 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 �!] Square Feet ❑ Proposed No. of I Dwell no Units oar acn-' Proposed Name of Project: McKenzie Bend Apartments Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal: Develop the property for multi -family apartments Existing Use: Single-family dwelling New Impervious Surface Coverage (Including Bldg. Gross Floor Area): sf Si natures: Please si n and orint vour name and date in the aQj2ro riate box on the next a e. Required Project Information (city Intake Stalf; complete this section) Associated Applications: Signs: Pre -Sub CaseNo.;No.: Date: Reviewed by: [.J 1 L Case No.: p l -)A �(�` Date: Reviewed b : L , �0 1, Application Fee: $((JJ�V`I Technical Fee: $ 5 Postage F'',,e''rrte: TOTAL FEES: $'l;�-I I e �V G$ PROJECT NUMBER: - c - -00 Revised 1/7/14 KL I of 11 August 27, 2021 DEADMOND FERRY PROJECT LLC 287 DEADMOND FERRY ROAD Site Plan Review Major Modification Map 17-03-15-40, Lot 1800 WRITTEN STATEMENT In accordance with Site Plan Review Major Modification submittal requirements in SDC 5.17-145, 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 Tentative Partition and Minor Variance applications. We request that these applications be processed concurrently. LAND USE REQUEST This land use request is for approval of a 16 -unit residential development consisting of one existing single-family dwelling and 15 new multi -family dwellings. There subject properly is currently one tax lot. The lot will be partitioned into two lots with the existing single-family dwelling on one lot and the new multi -family dwellings on the other lot. The proposed 15 multi -family units will consist of townhome style apartments that are either one -bedroom two story units or two-bedroom three story units. Each of the units include an oversized one -car garage. 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. The subject site is zoned Medium Density Residential. Additional details regarding this proposal are provided further in this written statement, on the plans, and within the attached materials. 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(&owestoffce.net Planner/Landscape Architect Richard M. Satre, AICP, ASLA, CSI The Satre Group 375 West 4- Avenue, Suite 201 Eugene, OR 97401 Phone: (541)686-4540 Email: rick(0)satregroup.com Suryeyo Daniel A. Nelson, PLS Branch Engineering, Inc. 310 51" Street Springfield, OR 97477 Phone: 541-746-0637 Email: DanN(dbranchenpineerinp.com 97) i YxolcnPl uCxpELR PLANNERS a LANDSCAPEARCNITECTS , ENVIRONMENTAL SPECIALISTS 375 West 4th, suite 201, Eugene, OR 97401LiPhone 1 601.68SAS 0 www.satregroup.connI L Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Civil Engineer Nathan Patterson, PE Branch Engineering, Inc. 310 51M1 Street Springfield, OR 97477 Phone: 541-746-0637 Email: Nathanla(Mbmnchengineering.com Building Designer Monty Luke Luke Designs, Inc. 84577 Zion Way Fall Creek, OR 97438 Phone: 541-746-7757 Email: lukedesions7acimail.com Page 2 of 23 11. 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 b. Metro Plan: Medium Density Residential c. Refinement Plan: Medium Density Residential d. Base Zoning: Medium Density Residential e. Overlay Zoning: Drinking Water Protection Floodplain Development f. Map: 17-03-15-40 g. Tax Lot: 1800 h. Acreage: 0.85 acres 1200 0.3AC 1700 h 1AC EE MAP r032200 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) 6864540 • as waatreorouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification City of Springfield 2035 Transportation System Plan. The City of Springfield's transportation plan adopted in 2014 and updated in 2020, does not include any projects abutting the subject property. As with TransPlan, the Springfield TSP includes projects on nearby streets (new Minor Collector projects R-5 and R-6 at the nearby PeaceHealth RiverBend campus). These improvements will be implemented as development occurs. Page 3 of 23 r rrokrtadem Modified Vmjectrrtent -rte Modified Excerpt Transportation System Plan City of SpringfleM 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: Sheet Classification Exlstln ROW I Minimum ROW Min. Curb -to -Curb Oeadmcntl Fe RI . Malor Collector 70 feel 60 feet 36 feet d. 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 tum lane on Deadmond Ferry Rd. Hol 3. Utilities. a. Stormwater and Wastewater. The subject site is located in the North Gateway Stormwater Drainage Basin. The Springfield Stormwater Facilities Master Plan identifies one capital improvement project, "Low Priority CIP 43," to address current issues around water quality from the nearby campus industrial area. (The stormwater system north of the area flooded in 1996. The piped system in Deadmond Ferry to the west was fine. The piped system in Deadmond Ferry to the east flooded but stayed in the pipe.) The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 a (541) 6864540 • w .satrearouo.com Deadmond Ferry Project LLC 287 Deadmand Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification City of Springfield 2008 M11j 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 Stcon Facilities City of Springfield 2015 Page 4 of 23 City of Springfield 2008 A. 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. Existing Water Infrastructure Springfield Utility Board 2017 mt Existing Electric Infrastructure Springfield Utility Board 2017 The Sata Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www.satreamuo.core Deadmand Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification 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 lot 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 with this application. Page 5 of 23 b I SPORTS WAY i i Y o 4f '•.,', ..........: ti 1 Wellhead Protection Areas Map Excerpt City of Springfield 2019 Deadmand Ferry Rd m St Joeeph'A gt� Floodplain Floodway 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. Group • 375 West 4" Avenue, Suite 201, Eugene, 0R 97401 • (541) 696-4540 • wwwsatnevrouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 6 of 23 III. SITE PLAN REVIEW -APPROVAL CRITERIA AND RESPONSES 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 proposed findings in normal text. A. The zoning is consistent with ti Refinement Plan diagram, 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. 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 ora 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. Fire: A new public hydrant will be installed along Deadmond Ferry Road on the north side of the street opposite the project's driveway. The Satre Group • 375 West &h Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540. sahearepa.cam Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification August27.2021 Page 7 of 23 C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. 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 3.2-215 Base Zone Development Standards Standard Lots/Parcels Minimum Lot Area: 4,500 sq. ft. (15) Minimum Street Frontage: 45 ft (15) Panhandle Lots/Parcels Minimum Area in Pan Portion: 4,500 sq. ft. (16) Minimum Street Frontage: 20 ft Maximum Lot/Parcel Coverage: 45%(17) Front Yard Setback: 10 feet Street Side Yard: 10 feet Rear Yard Setback: 10 feet Interior Yard Setback., 5 feet Garage/Carport Front Yard Setback. 18 feet Maximum Building Height: 35 feet (15) In the MDR and HDR Districts, lot area and dimensions may be reduced through the subdivision application process as long as density and open space standards can be met. (16) Panhandle driveways are permitted where dedication of public right-of-way is impractical Panhandle driveways shall not be permitted in lieu of a public street. In order to comply with the density requirements in the applicable residential zoning district, a private easement, as specified in Section 3.2-220B, may be permitted in lieu of the handle because the minimum lot/parcel size is determined based only on the pan square footage calculation. (17) In the MDR and HDR Districts, lot coverage standards maybe increased to comply with the density requirements in the applicable residential zoning district. 3.2-220 Additional Panhandle Lot/Parcel Development Standards A. Special provisions for lots/parcels with panhandle driveways: 5. The paving standards for panhandle driveways are: a. Twelve feet wide for a single panhandle driveway from the front property line to the pan of the last lot/parcel. This latter standard takes precedence over the driveway width standard for multiple -family driveways specified in Table 4.2-2. B. The Director may waive the requirement that buildable lots/parcels have frontage on a public street when access has been guaranteed via a private street or driveway with an irrevocable joint use/access easement as specified in Section 4.2- 120A. In the residential districts, when a proposed land division includes single or multiple panhandle lots/parcels and the front lot/parcel contains an existing primary or secondary structure, the Director may allow an irrevocable joint The Satre Group. 375 West 4° Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w eatrearcua.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 8 of 23 uselaccess easement in lieu of the panhandles when there is not enough area to meet both the applicable panhandle street frontage standard and the required 5 - foot -wide side yard setback standard for the existing structure. In this case, the irrevocable access easement width standard shall be: 1. Twenty feet wide for a single panhandle in the MDR and HDR District, or where multiple panhandles are proposed in any residential district. Response: A standard lot fronting on Deadmond Ferry Road (an east -west street) requires a minimum lot size of 4,500 square feet and a minimum street frontage of 45 feet. A single panhandle lot requires a minimum area of 4,500 square feet and a minimum street frontage of 20 feet. The lot is 62.60 feet wide. The applicant is proposing the following for the site layout: The existing house on Lot 1 is retained. a. Lot 1 is proposed as 5,456 square feet with a minimum street frontage of 40 feet. Per SDC 3.2-215(15), lot area and dimensions may be reduced through the subdivision application process as long as density and open space standards can be met. Partitioning is a form of subdivision. The Site Plan demonstrates that the density and open space standards are met. Regardless, a Minor Variance is being submitted concurrent with this application to adjust the parcel dimensions. b. The existing garage will be demolished. There is an 18 -foot -deep ddveway in front of the garage. c. A new sidewalk would be provided from the street -side sidewalk to the front door. 2. Lot 2 is proposed as a panhandle lot with a minimum street frontage of 22.6 feet and 29,426 square feet in the pan portion of the lot. Regarding the drive aisle within the handle portion of the panhandle lot, the initial point of the drive aisle is narrowed, the remainder is the same width as in the Site Plan Review. a. There is 26 feet from the east property line to the comer of the house. The layout includes a 1 -foot -wide offset along the east property line, a 20 -foot -wide drive aisle, and a 5 -foot setback between the drive isle and the house. b. Once past the corner of the house, the drive aisle widens to the full 24 feet. c. At the street, there is a 22.6 -foot -wide driveway apron. d. An emergency vehicle/fire truck tum around is included at the south end of the site. e. The entire drive aisle will meet fire access road standards and be capable of supporting an imposed load of fire apparatus weighting at least 80,000 pounds as per SFC D102.1 and Springfield Fire Code Amendments. f. Per SFC D103.6, "NO PARKING -FIRE LANE" signage will be posted on both sides of the drive aisle which do not have dwelling unit driveways, and on one side of the drive aisle where there is a dwelling unit driveway. g. At the street, the existing driveway apron will be replaced with a multi- unit/residential commercial driveway (8 -inch -thick concrete with reinforcement) according to City Standard detail 3-24 and SDC 4.2-120. 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. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 686 4640 • w satreoroun.wen Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 9 of 23 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 buildings proposed for this development are 2 and 3 stories and they do not exceed a continuous horizontal distance of 160 feet. Of the three buildings, they have a horizontal distance of 30'-6", 76'-6" and 124'. Therefore, this standard is met. b. Roofs shall have gable, hip, orgambrel 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 fa4ade (area measurement) shall contain windows or doors. All windows and doors shall provide 4 -inch trim or be recessed to provide shadowing. Response: A minimum of 15 percent of the front facade 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 Irving units and accessed from the street (front setback) shall be recessed at least 4 feet behind the front facade of a dwelling structure; and Response: Each unit has a garage on the ground floor. The garages are recessed a minimum of 4 feet behind the front fapade of each structure. See Building Elevations. 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: f. Recesses (e.g., deck, patio, courtyard, entrance, window reveals) that have a minimum depth of 3 feet; Response: The townhomes include recesses in the front facade and in back where there are covered patios. Each recess is a minimum of 3 feet. See Building Elevations. 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: The townhome front fayades have extensions, and the rear fagade extends outward to include covered patios. Each of the extensions meet the minimum 2 foot and minimum 4 -foot standard. See Building Elevations. The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • �satmarouo cam Deadmond Ferry Project LLC Page 10 of 23 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification h. Offsets or breaks in roof elevation of 2 feet or greater in height. Response: The townhomes include breaks and changes in roof line at the front fagade and end facades. 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 existing residence on that adjacent lot is on the same side of the street has an estimated setback of 50 feet. On the subject property itself, there is an existing single-family dwelling which is planned on being retained. The existing single-family character will remain. 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. i. 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. No vehicle circulation will be in the buffer. ii. Site obscuring landscaping shall be required. The City may require retention of existing vegetation; installation of a 6 -toot minimum height, site -obscuring fence with shade trees planted a maximum of 30 feet on center (2 -inch 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 of the development site 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 25400t 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 dwellings have ground level patios; the patios do not encroach into the 25 -foot buffer. No primary entrance faces the abutting LDR property. There are no building encroachments in the 25 -foot buffer. The Satre Group • 375 West 4^ Avenue, Suite 201, Eugene, OR 97491. (541) 686-4540 • w.vw.e,trearrup.rorn Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 11 of 23 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 of 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 -foot 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. 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 lot1parcel 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 that abut the 25 -foot buffer are one -bedroom two story units that have a height of 25 feet. Therefore, 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 new multi -family units are within 50 feet of the abutting LDR property. As noted above, none of the buildings have a horizontal distance exceeding 120 feet. 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 has an attached garage for storage. 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 The Satre Group • 375 West 4'" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w} w,.satreoroup.00m Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 12 of 23 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. 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 fall enough to completely screen the equipment at the time of the equipment installation. Landscaping shall be planted tail 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. Vaults and transformers for utility connections along the street frontage will be screened from view in accordance with SDC 4.4-110 or placed out of sight at the side or rear of a building. 5. 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 sf) 0.13 acres (15% of Gross Site) Proposed: 0.24 acres (28% of Gross Site) iii. 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: i. 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 The Save Group • 375 West 4�h Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • v .satrenmup.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 13 of 23 Result: Gross Floor Area 12,056 sf 3,014 sf common open space minus private open space of 1,740 sf = 1,274 at of required common open space Proposed: 1,770 at it. 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 at 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.... Response: The development proposal is for 16 dwelling units — one existing single-family unit and 15 new multi -family 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. Response: 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. Will. 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 15 multifamily units and no exemption is requested. The Satre Group • 375 West 4n Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540, w .satregrouo.conn Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 14 of 23 be Phasing shall not be used to circumvent common open space standards. Response: No phasing is being done as part of this application. Y. 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 pnvate open space is located in the back yards of each dwelling unit via a backyard porch, deck and/or back yard and is directly accessible from the dwelling unit through a doorway and/or a set of exterior stairs. if. 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. Response: Required: Standard: 96 sf per dwelling unit. Result: 15 dwelling units x 96 sf = 1,440 sf Proposed: 1,740 sf (covered back porches of 116 sf each) 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: 3,014 sf of common open space. Less 1,740 sf of private open space provided. Result: 1,274 sf of common open space required. Proposed: 1,770 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) 0.13 acres (15% of Gross Site) The Satre Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • www satreamuo core Deadmond Ferry Project LLC Page 15 of 23 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Proposed: 0.24 acres (28% 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. 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. S. 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: No parking lots are proposed. Each dwelling unit has a garage. 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. 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... Response: No parking lots are proposed; therefore, no planter islands are required. Each dwelling unit has a garage. The Satre Group • 375 WesW Avenue, Suite 201, Eugene, OR 97401 • (541) 686A540 • xuay.salreemuo.00m Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 16 of 23 d. A minimum 6 -foot -wide planter area shall separate and visually screen parking from living area windows... Response: No parking lots are proposed: therefore, no planter area is required. Each dwelling unit has a garage. e. Parking lots shall be connected to all building entrances by means of internal sidewalks. Response: No parking lots are proposed. Each dwelling unit has a garage. f. All parking stalls fronting a sidewalk... Response: No parking lots are proposed. Each dwelling unit has a garage. 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 lodparcel landscaping. Aminimum 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 vehicle 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. i. Decorative walls may be 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 Response: Each dwelling unit has a garage. Therefore, there is no parking area that requires landscaping. Jr. 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: 11 long term spaces and 4 short term spaces Proposed: 21 spaces 15 long term spaces provided in garages 6 short term spaces provided in outdoor bike parking area 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; The Satre Group • 375 West4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w .satearouaccrh Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 17 of 23 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 16 units. 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 serve the development. Response: The subject site does not abut any alleys. 3.3-200 Drinking Water Protection Overlay District The subject site is located within the mapped 2-5 year Time of Travel Zone (TOTZ) for the Sports Way drinking water wellhead. As this development is residential in nature and does not include the use or storage of hazardous materials, the proposed development is exempt from the SUB Drinking Water Protection by the Drinking Water Protection Coordinator. 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 classifica0on 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. 1. Where a proposed development abuts an existing orproposed arterial or collector street, the development design and off-street improvements shall minimize the traffic conflicts. The Satre Group • 375 West 41" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • w .satremouo.wm Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 18 of 23 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. (Specifically, the existing driveway apron will be replaced with a multi-uniUresidential commercial driveway (8 -inch -thick concrete with reinforcement) according to City Standard detail 3-24 and SDC 4.2-120.) 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 D Design Specifications Curb Return Drivewav 1 -Way 2 -Way Driveway Driveway Driveway Transition Driveway Throat Min. Max. Width Width Width Depth Land Use MindMax. Min./Max. Min./Max. Multifamily 24735'(1) 5118' 18'(2) Residential Response: The project includes the construction of one new two-way driveway. The drive apron has a width of 22'-6" with a 5 -foot transition width and the drive aisle has a width of 20 feet. It has a throat depth exceeding 18 feet. (Per footnote (1) "Driveway widths and throat depths may be varied if no other reasonable alternative exists to accommodate on-site development and traffic safety is not impaired." Here, the drive apron is proposed for a width of 22'-6" and the drive aisle itself is 20 feet wide, as that is the only available width given the site's triangular shape and narrow frontage at the street. The street does not contain any curbside parking and vision clearance is well established. The abundant vision clearance combined with narrowing the driveway by the proposed nominal 1-1/2 feet will not impair traffic safety. SDC Table 4.2-3 Curb Return Driveway Design Specifications Response: There are no curb return driveways on the project. The Satre Group • 375 West 4^ Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • e .satreorouo.com Curb Return Drivewav Design Specifications Driveway Width 1 Radius of Curb 2 Driveway Throat Depth Minimum (3) Land Use Min. Max. Min. Max. Multifamily Residential 24 feet 30 feet 10 feet 20 feet 60 feet Response: There are no curb return driveways on the project. The Satre Group • 375 West 4^ Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • e .satreorouo.com Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 19 of 23 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 e Arterial Collector Loral Multifamily Residential 200 feet 100 feet 75 feet 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 for a 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 or parcels must maintain a Vision Clearance Amato 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 includes a 10 -foot 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 2-112 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 /of or parcel joining the non -intersecting ends of the other 2 sides. The following measurements establish the Vision Clearance Area: The Satre Group • 375 West4" Avenue, Suite 201, Eugene, OR 97401 • (541) 61 w .salrearouo. cpm Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Table 4.2.5 Page 20 of 23 Tvoe of Intersection Measurement Alona Each Property Line Any Street 20 feet Any Alley 15 feet FA-nvDnvewav 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. 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 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. SOC 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. The Sane Group • 375 West 4" Avenue, Suite 201, Eugene, OR 97401 • (541) 6864540 • www.satrearcupeom Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 21 of 23 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. 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. The Satre Group • 375 West 41" Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • w .satrearoucrcrn Deadmond Ferry Project LLC Page 22 of 23 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification SDC 4.4-100 Landscaping, Screening and Fencing and 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. 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; that 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: Standard: 1 space for each dwelling unit. Result: 16 Dwelling units = 16 spaces Provided: 32 on-site spaces (15 in individual garages, 15 in individual driveways in front of each garage for the multi -family units and 2 spaces in a driveway for the existing single-family dwelling) 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: Standard: 1 space per dwelling unit, 75% long term, 25% short term. Result: 11 long term spaces and 4 short term spaces Proposed: 21 spaces 15 long term spaces provided in garages 6 short term spaces provided in outdoor bike parking area 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 The Satre Group • 375 West 4�" Avenue, Suite 201, Eugene, OR 97401 . (541) e86A540 • wrwrsatmorcuo cam Deadmond Ferry Project LLC 287 Deadmond Ferry Road Map 17-03-15-40, Lot 1800 Site Plan Review Major Modification Page 23 of 23 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 COOT 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 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. IV. CONCLUSION Based on the information and findings contained in this written statement and accompanying plans and attachments, the proposed development meets the Site Plan Review criteria of approval contained in the Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve the proposal. The applicant and their representatives are available for questions. We look forward to working with staff to ensure this project meets the goals and objectives of the applicant and the City of Springfield. 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(disatreoroup.com. Sincerely, 7?6c cwd1IM. SGitrei Richard M. Satre, AICP, ASLA, CSI, Principal / Partner The Satre Group The Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 • www satrearouo.com 9 no Maa£4 ¢€�s9 gss , seas ;ke 9.a4 i�� - i ^` CP a'i �i° ''ab' 'R s o s gag§pe a Pe,sm�£ Psv € sP IH@ $P' =� E e ? = ��, 9� IF yy 2. "4€PSC:i�€E`sY•!'°n[L,sR€€P€ co vl. S �� �.�£��F C[pap-z�Aa 6�54"£m$gd�i5 2 5 u t<or yyX,Pt_ 3 �.aPP 633.SC s o € A SE's5�aq=Bkta It �§ g$fie Wc• SITE PLAN of OFADMOND FERRY PROJECT LLC rye" �EPAM�f Federal Emergency Management Agency Washington' D.C. 20472 s os � SND EES January 19, 2021 MR. DAN NELSON CASE NO.: 21-10-0350A BRANCH ENGINEERING COMMUNITY: LANE COUNTY, OREGON 310 5TH ST (UNINCORPORATED AREAS) SPRINGFIELD, OR 97477 COMMUNITY NO.: 415591 DEAR MR. NELSON: This is in reference to a request that the Federal Emergency Management Agency (FEMA) determine if the property described in the enclosed document is located within an identified Special Flood Hazard Area, the area that would be inundated by the flood having a I -percent chance of being equaled or exceeded in any given year (base flood), on the effective National Flood Insurance Program (NFIP) map. Using the information submitted and the effective NFIP map, our determination is shown on the attached Letter of Map Amendment (LOMA) Determination Document. This determination document provides additional information regarding the effective NFiP map, the legal description of the property and our determination. Additional documents are enclosed which provide information regarding the subject property and LOMAs. Please see the List of Enclosures below to determine which documents are enclosed. Other attachments specific to this request may be included as referenced in the Determination/Commem document. If you have any questions about this letter or any of the enclosures, please contact the FEMA Map Information eXchange (FMIX) toll free at (877) 336- 2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA 22304-6426. Sincerely, Luis V. Rodriguez, P.E., Director Engineering and Modeling Division Federal Insurance and Mitigation Administration LIST OF ENCLOSURES: LOMA DETERMINATION DOCUMENT (REMOVAL) cc: State/Commonwealth NFIP Coordinator Community Map Repository Region EQ��p '�� Federal Emergency Management Agency s (kF Washington, D.C. 20472 ��4Nn SEC ADDITIONAL INFORMATION REGARDING LETTERS OF MAP AMENDMENT When making determinations on requests for Letters of Map Amendment (LOMAs), the Department of Homeland Security's Federal Emergency Management Agency (FEMA) bases its determination on the flood hazard information available at the time of the determination. Requesters should be aware that flood conditions may change or new information may be generated that would supersede FEMA's determination. In such cases, the community will be informed by letter. Requesters also should be aware that removal of a property (parcel of land or structure) from the Special Flood Hazard Area (SFHA) means FEMA has determined the property is not subject to inundation by the flood having a 1 -percent chance of being equaled or exceeded in any given year (base flood). This does not mean the property is not subject to other flood hazards. The property could be inundated by a flood with a magnitude greater than the base flood or by localized flooding not shown on the effective National Flood Insurance program (NFIP) map. The effect of a LOMA is it removes the Federal requirement for the lender to require flood insurance coverage for the property described. The LOMA is not a waiver of the condition that the property owner maintain flood insurance coverage for the property. Only the lender can waive the flood insurance purchase requirement because the lender imposed the requirement. The property owner must request and receive a written waiver from the lender before canceling the policy. The lender may determine, on its own as a business decision, that it wishes to continue the flood insurance requirement to protect its financial risk on the loan. The LOMA provides FEMA's comment on the mandatory flood insurance requirements of the NFIP as they apply to a particular property. A LOMA is not a building permit, nor should it be construed as such. Any development, new construction, or substantial improvement of a property impacted by a LOMA must comply with all applicable State and local criteria and other Federal criteria. If a lender releases a property owner from the flood insurance requircracnt, and the property owner decides to cancel the policy and seek a refund, the NFIP will refund the premium paid for the current policy year, provided that no claim is pending or has been paid on the policy during the current policy year. The property owner must provide a written waiver of the insurance requirement from the lender to the property insurance agent or company servicing his or her policy. The agent or company will then process the refund request. Even though structures are not located in an SFHA, as mentioned above, they could be flooded by a flooding event with a greater magnitude than the base flood. In fact, more than 25 percent of all claims paid by the NFIP are for policies for structures located outside the SFHA in Zones B, C, X (shaded), or X (unshaded). More than one-fourth of all policies purchased under the NFIP protect structures located in these zones. The risk to structures located outside SFHAs is just not as great as the risk to structures located in SFHAs. Finally, approximately 90 percent of all federally declared disasters are caused by flooding, and homeowners insurance does not provide financial protection from this flooding. Therefore, FEMA encourages the widest possible coverage under the NFIP. LOMAENC-1 (LOMA Removal) The NFIP offers two types of flood insurance policies to property owners: the low-cost Preferred Risk Policy (PRP) and the Standard Flood Insurance Policy (SFIP). The PRP is available for 1- to 4 -family residential structures located outside the SFHA with little or no loss history. The PRP is available for townhousehowhouse-type structures, but is not available for other types of condominium units. The SFIP is available for all other structures. Additional information on the PRP and how a properly owner can quality for this type of policy may be obtained by calling the Flood Insurance Information Hotline, toll free, at 1-800- 427-4661. Before making a final decision about flood insurance coverage, FEMA strongly encourages property owners to discuss their individual flood risk situations and insurance needs with an insurance agent or company. FEMA has established "Grandfather" rules to benefit flood insurance policyholders who have maintained continuous coverage. Property owners may wish to note also that, if they live outside but on the fringe of the SFHA shown on an effective NFIP map and the map is revised to expand the SFHA to include their structure(s), their flood insurance policy rates will not increase as long as the coverage for the affected shucture(s) has been continuous. Property owners would continue to receive the lower insurance policy rates. LOMAs are based on minimum criteria established by the NFIP. State, county, and community officials, based on knowledge of local conditions and in the interest of safety, may set higher standards for construction in the SFHA. If a State, county, or communityhas adopted more restrictive and comprehensive floodplain management criteria, these criteria take precedence over the minimum Federal criteria. In accordance with regulations adopted by the coniummitywhen it made application rejoin the NFIP, letters issued to amend an NFIP map must be attached to the community's official record copy of the map. That map is available for public inspection at the community's official map repository. Therefore, FEMA sends copies of all such letters to the affected community's official map repository. When a restudy is undertaken, or when a sufficient number of revisions or amendments occur on particular map panels, FEMA initiates the printing and distribution process for the affected panels. FEMA notifies community, officials in writing when affected map panels are being physically revised and distributed. In such cases, FEMA attempts to reflect the results of the LOMA on the new map panel. If the results of particular LOMAs cannot be reflected on the new map panel because of scale limitations, FEMA notifies the community in writing and revalidates the LOMAs minor letter. LOMAs revalidated in this way usually will become effective 1 day after the effective date of the revised map. i 70 0 O E y i Cc >-. 0 4) y y � 0-0 .0 O v U) c m M i+ CL y O X E i a O O LL N N C W 5 U O N O N co C f6 d 0 7 E O N N U N O @ o 0 0 O CT O O (6 r 3 T OLd d O O C N Y N M O 2 O >O U y O C un O N U m O N T N 6 Q 0 O O U � O M >1 CC O C E O U � O � � O O O � O N Ln ,ao N C � O O cc LL cc LL M 70 O j O Q ice+ O � U G � O > > N Z C U � O 7:3 O C O 2!, N c � O a � LL 6 z a 0 0 o o O N ¢� c > O � U r N cc O N a o U = (6 @ O O -O R bA O = i O O O O a) UJ 7u N O Yj7 U O N IL= 0 L i z T LL O 0 > o E O -0 0 3 a) o tl Y N U Q B O QN m Y N O % O O .0 0 Co d "U 2 y T W L 0 till Page 1 of 2 eanuary is, mn Ir ase No.; xi-w-uoav� LUIvA Federal Emergency Management Agency Washington, D.C. 20472 LETTER OF MAP AMENDMENT DETERMINATION DOCUMENT (REMOVAL) COMMUNITY AND MAP PANEL INFORMATION I LEGAL PROPERTY DESCRIPTION LANE COUNTY, OREGON (Unincorporated Areas) COMMUNITY AFFECTED NUMBER: 41039CI134F MAP PANEL FLOODING SOURCE: MCKENZIE RIVER A portion of William Stevens Donation Land Claim No. 46, Townsh South, Range 3 West, Willamette Meridian, as described in the Warranty Deed - Statutory Form recorded as Document No. 2019- 018429, in the Office of the County Clerk, Lane County, Oregon SOURCE OF LAT 8 LONG: LOMA LOGIC DATUM: NAD 83 exceeded in any given year (base flood). ADDITIONAL CONSIDERATIONS (Please refer to the appropriate section on Attachment 1 for the additional considerations listed below.) STATE LOCAL CONSIDERATIONS is occurrent prove es me Federal Lmergency management Agencys celermination regarding a request r a Letter Of ap Amendment Tor the property described above. Using the information submitted and the effective National Flood Insurance Program (NFIP) map, we have determined that the property(les) islare not located in the SFHA, an area inundated by the flood having a 1 -percent chance of being equaled or exceeded in any given year (base flood). This document amends the effective NFIP map to remove the subject property from the SFHA located on the effective NFIP map; therefore, the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan. A Preferred Risk Policy (PRP) is available for buildings located outside the SFHA. Information about the PRP and how one can apply is enclosed. This determination is based on the flood data presently available. The enclosed documents provide additional information regarding this determination. If you have any questions about this document, please contact the FEMA Map Information eXchange (FMIX) toll free at (877) 336- 2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA 22304-6426. Luis V. dan Rodriguez,P.E., Director Engineering and a and it Division Federal Insurance and Mitigation Administration OUTCOME 1% ANNUAL LOWEST LOWEST CHANCE ADJACENT LOT LOT BLOCK/ SUBDIVISION STREET HAT IS REMOVED FROM THE SFHA FLOOD FLOOD GRADE ELEVATION SECTION ZONE ELEVATION ELEVATION (NGVD 29) (NGVD 29) (NGVD 29) -- - -- 287 Deadmond Ferry Property X - -- 434.3 feet Road (shaded) R.—W Fle nd Harvard Area ISFHAI - The SFHA is an area that would be inundated by the flood havina a 1 -percent chance of being eoualetl or exceeded in any given year (base flood). ADDITIONAL CONSIDERATIONS (Please refer to the appropriate section on Attachment 1 for the additional considerations listed below.) STATE LOCAL CONSIDERATIONS is occurrent prove es me Federal Lmergency management Agencys celermination regarding a request r a Letter Of ap Amendment Tor the property described above. Using the information submitted and the effective National Flood Insurance Program (NFIP) map, we have determined that the property(les) islare not located in the SFHA, an area inundated by the flood having a 1 -percent chance of being equaled or exceeded in any given year (base flood). This document amends the effective NFIP map to remove the subject property from the SFHA located on the effective NFIP map; therefore, the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan. A Preferred Risk Policy (PRP) is available for buildings located outside the SFHA. Information about the PRP and how one can apply is enclosed. This determination is based on the flood data presently available. The enclosed documents provide additional information regarding this determination. If you have any questions about this document, please contact the FEMA Map Information eXchange (FMIX) toll free at (877) 336- 2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA 22304-6426. Luis V. dan Rodriguez,P.E., Director Engineering and a and it Division Federal Insurance and Mitigation Administration Page 2of2 aanuary la, LVCI I\.ase no.[cl-1u-VSJVN I LVNIA Federal Emergency Management Agency Washington, D.C. 20472 LETTER OF MAP AMENDMENT DETERMINATION DOCUMENT (REMOVAL) ATTACHMENT 1 (ADDITIONAL CONSIDERATIONS) STATE AND LOCAL CONSIDERATIONS (This Additional Consideration applies to all properties in the LOMA DETERMINATION DOCUMENT (REMOVAL)) Please note that this document does not override or supersede any State or local procedural or substantive provisions which may apply to floodplain management requirements associated with amendments to State or local floodplain zoning ordinances, maps, or State or local procedures adopted under the National Flood Insurance Program. This attachment provides additional information regarding this request. If you have any questions about this attachment, please contact the FEMA Map Information eXchange (FMIX) toll free at (877) 336-2627 (877 -FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, Engineering Library, 3601 Eisenhower Ave Ste 500, Alexandria, VA 22304-6426. r.. _ LuisRodriguez, P.E., Director Engineering ering and Modeling Division Federal Insurance and ntl Mitigation Administration