HomeMy WebLinkAboutPacket, Pre PLANNER 9/14/2021Pre -Submittal Meeting
Development and Public Works Department
Reem 61
PRE -SUBMITTAL MEETING DATE:
Friday, September 24, 2021
11:00 a.m. - 12:00 p.m.
DPW Conferenee Room 616
Pre -Submittal (Site Plan Review) #811 -21 -000248 -PRE 811-17-000047-PROJ Marcola
Meadows
Assessor's Map: 17-02-30-00 TL: 1803
Address: Marcola Road, 281, Street
Existing Use: vacant
Applicant has submitted proposal for a multi -unit residential development
Planner: Andy Limbird
Meeting: Thursday, September 24, 202111:00 — 12:00 via MS Teams
VICINITY MAP
811 -21 -000248 -PRE Pre -Submittal Meeting
17-02-30-00 TL 1803
Marcola Road and 28' /311t Street
Marcola Meadows Neighborhood LLC
Marcola Place Apartments
Multi -Family Site Design Review
Date:
September 2021
Submitted to:
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Owner/Applicant:
Marcola Meadows Neighborhood, LLC
27375 SW Parkway Avenue
Wilsonville, OR 97020
AKS Job Number:
7736
AKI;
ENGINEERING & FORESTRY
12965 SW Herman Road, Suite 100
Tualatin, OR 97062
(503)563-6151
Table of Contents
I. Executive Summary .................................................................................................................2
It. Site Description/Setting..........................................................................................................2
III. Applicable Review Criteria......................................................................................................3
CITY OF SPRINGFIELD DEVELOPMENT CODE.............................................................................3
CHAPTER 3 LAND USE DISTRICTS..................................................................................................3
Section 3.2-200 Residential Zoning Districts........................................................................3
3.2-205 Establishment of Residential Zoning Districts ...................................................
3
3.2-210 Schedule of Use Categories...............................................................................4
3.2-215 Base Zone Development Standards...................................................................4
3.2-240 Multi Unit Design Standards..............................................................................6
3.2-245 Multi -unit Design Standards -Alternative Design Discretionary Criteria.......
18
CHAPTER DEVELOPMENT STANDARDS....................................................................................
19
Section 4.2-100 Infrastructure Standards -Transportation ..............................................
19
4.2-105 Public Streets...................................................................................................
19
4.2-120 Site Access and Driveways...............................................................................
21
4.2-125 Intersections....................................................................................................
23
4.2-130 Vision Clearance Area......................................................................................
23
4.2-135 Sidewalks.........................................................................................................
23
4.2-140 Street Trees......................................................................................................
24
4.2-145 Lighting Standards...........................................................................................
26
4.2-150 Multi -Use Paths...............................................................................................
27
4.2-160 Accessways......................................................................................................
28
Section 4.3-100 Infrastructure Standards-Utilities...........................................................
29
4.3-105 Sanitary Sewers...............................................................................................
29
4.3-110 Stormwater Management...............................................................................
29
4.3-115 Water Quality Protection.................................................................................
30
4.3-117 Natural Resource Protection Areas.................................................................
31
4.3-120 Utility Provider Coordination...........................................................................
31
4.3-125 Underground Placement of Utilities................................................................
31
4.3-130 Water Service and Fire Protection...................................................................
31
4.3-140 Public Easements.............................................................................................
31
Section 4.4-100 Landscaping Screening and Fence Standards .........................................
32
4.4-105 Landscaping.....................................................................................................
32
4.4-110 Screening.........................................................................................................
34
4.4-115 Fences..............................................................................................................
35
CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS ....................................
38
Section 5.1-100 The Development Review Process...........................................................
38
5.1-130 Type 11 Applications (Administrative)...............................................................
38
Section 5.13-100 Master Plans...........................................................................................
39
5.13-134 Final Master Plan -Phasing Implementation..................................................
39
Section 5.17-100 Site Plan Review.....................................................................................
39
5.17-105 Purpose and Applicability................................................................................
39
5.17-110
Review.............................................................................................................
40
5.17-115
Phased Development.......................................................................................
40
5.17-120
Submittal Requirements..................................................................................
40
5.17-125
Criteria.............................................................................................................
45
5.17-130
Conditions........................................................................................................
46
5.17-135
Final Site Plan/Final Site Plan Equivalent Map ................................................
47
5.17-140
Development Agreement................................................................................
47
Exhibits
Exhibit A: Preliminary Plans
Exhibit B: City Application Forms and Checklists
Exhibit C: Property Ownership Information
Exhibit D: Preliminary Architectural Plans (Multi -Tech Engineering Services, Inc.)
Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map
Exhibit F: Transportation Documentation (Lancaster -Mobley)
Exhibit G: Lane County Assessor's Map
Exhibit H: Marcola Meadows Final Master Plan Phasing Plan and Schedule
Exhibit I: Preliminary Stormwater Report
Exhibit 1: Findings for Compliance with the Marcola Meadows Final Master Plan
Tables
Table 1: Density Calculation for Marcola Meadows Final Master Plan........................................................4
Marcola Place Apartments
Multi -Family Site Design Review
Submitted to: City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Applicant/Property Owner: Marcola Meadows Neighborhood, LLC
27375 SW Parkway Avenue
Wilsonville, OR 97020
Applicant's Consultant: AKS Engineering & Forestry, LLC
12965 SW Herman Road, Suite 100
Tualatin, OR 97062
Contact: Chris Goodell, AICP, LEEDAl
Email: chrisg@aks-eng.com
Phone: (503) 563-6151
Applicant's Transportation Lancaster Mobley
Engineer: 321 SW 4th Avenue, Suite 400
Portland, OR 97204
Contact: Todd Mobley
Email: todd@lancastermobley.com
Phone: (503) 248-0313
Applicant's Architect: Multi -Tech Engineering Services, Inc.
1155 15'" Street SE
Salem, OR 97302
Contact: Mark Grenz
Email: mgrenz@mtengineering.net
Phone: (503) 363-9227
Site Location: North of Marcola Road and west of 28" Street
Lane County Assessors Map: 17023000; a portion of Tax Lot 1803
Property Size: Total Site Area:±11.42 acres;±497,455 squa re feet
Area 1: ±9.75 acres; ±424,730 square feet
Area 2: ±1.68 acres; ±73,120 square feet
Springfield Zoning District/
Metro Plan Diagram Designation: Medium Density Residential (MDR)
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Pagel
I. Executive Summary
This application involves the creation of needed housing on buildable residential land inside the City of
Springfield. The subject property is a ±11.42 -acre site located northwest of the intersection of Marcola
Road and 281h Street, within the Marcola Meadows Final Master Plan (Springfield Local Case No. 811-20-
000225-TYP3). Consistent with the City's Medium Density Residential (MDR) District, this project will
introduce multi -family homes to an area where there are none currently. As designed, the multi -family
residential site is planned to provide a variety of housing types including upper -floor and ground -level
one, two, and three-bedroom units to serve a diverse range of future residents. As shown on the
Preliminary Plans, the project includes a new multi -family residential site plan featuring:
• A single project site comprised of Area 1 and Area 2
• Construction of (a portion of) Pierce Parkway, bisecting the project site
• 312 dwelling units within 25 separate buildings
• A variety of building and unit types (9 building types with upper-level and ground floor units)
• Two aligned driveways on Pierce Parkway
• Shared access to Marcola Road (with school and commercial sites)
• Buildings located close to and facing adjacent streets
• A recreation building, outdoor swimming pool, and hot tub
• Off-street parking for residents and visitors, including 24 covered garage units
• Private open space for individual units
• Common open space including walkways, benches, grassy areas, secluded play areas, etc.
• Interconnected pedestrian circulation system
• Interior recycling, compacting, and garbage facilities
• Centrally located, covered mailboxes
• Over 15 percent site landscaping
• Stormwater Infiltration planters designed to reduce the rate of runoff and provide pollution
control for stormwater
• Full range of underground franchise utilities, municipal water, and sanitary sewer service
• Multi -modal pathways linking to adjacent neighborhood amenities
D. Site Description/Setting
The subject property is located northwest of the intersection of Marcola Road and 281h Street, within the
Marcola Meadows Master Plan. The property is bisected by a planned future local roadway, Pierce
Parkway, and is planned to be completed in one phase and remain in single ownership. The ±11.42 -acre
site is a portion of Tax Lot 1803 (Adjusted Tract 1 of Document No. 2021-014290) and is within the Medium
Density Residential (MDR) District. The property is flat, void of structures, and currently exists as a grassy
field.
North: The site abuts the Pierce Ditch drainage channel and adjacent pedestrian pathway system. North
of the channel are future single-family residential phases of the Marcola Meadows Master Plan,
designated MDR District and intended for detached homes.
South: The abutting ±1.17 -acre and ±0.92 -acre properties are envisioned as a professional medical office
site and neighborhood commercial site on Marcola Road. Both properties are designed with a
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page
joint access driveway shared with the multi -family site and are designated Community
Commercial (CC) District.
Fast: The abutting properties to the east, across 28r` Street, are designated Low Density Residential
(LDR) District and are generally developed as detached single-family dwellings and manufactured
housing in the Welcome West Manufactured Home Park.
West: The site abuts a ±15 -acre property intended for a future elementary school, within the Marcola
Meadows Master Plan. The property is designated Public Land & Open Space (PLO) District and
shares a joint access driveway with the multi -family and commercial sites on Marcola Road.
111. Applicable Review Criteria
This application for Site Design Review is consistent with relevant goals and policies within the City of
Springfield's Comprehensive Plan and satisfies the applicable approval criteria within the Springfield
Development Code (SDC). This application includes the City application forms, written materials, and
preliminary plans necessary for City staff to review and determine compliance with the applicable
approval criteria. The evidence supports the City's approval of the application. This application addresses
each applicable approval criterion found in the City of Springfield's Development Code (SDC). However,
the Applicant reserves the right to object to the application of subjective criteria, standards, or conditions,
and does not waive its right to assert that the needed housing statutes apply.
CTLY OF SPRINGFIELD DEVELOPMENT CODE
CHAPTER 3 LAND USE DISTRICTS
Section 3.2-200 Residential Zoning Districts
3.2-205 Establishment of Residential Zoning Districts
C. Medium Density Residential District (MDR). The MDR District applies
within the MDR designation and:
1. Establishes sites for residential development where primarily
muld&mily dwe0ings are permitted and the density range is 14 to 28
dwelling units per net acre. Density fractions wi0 be rounded up to
the next whole number. As specified in Section 3.2-215, Footnote 15,
MDR lot area and dimension standards may be reduced through the
subdivision application process in order to meet density standards.
EXCEPTION: The minimum and/or maximum density may be increased
to the Nodal Development Overlay District and transit
corridors as determined through the Refinement Plan
and/or Master Plan process.
2. Provides for a limited range of neighborhood uses that provide
services for residents.
Response: The ±11.42 -acre site is currently zoned MDR District. It is understood that lot areas and
dimensions may be reduced to meet density standards. The Marcola Meadows Master
Plan (site as a whole) complies with the density range of 14 to 28 units per acre as
demonstrated in Table 1, below. Please see the density calculation within Table 1 and
Section 5.13-135 for further discussion regarding compliance with density standards. In
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page
addition, the site is not designated with Nodal Development Overlay. Therefore, the
exception above is not relevant.
Table 1: Density Calculation for Marcola Meadows Final Master Plan
DENSITY CALCULATION
MEDIUM DENSITY RESIDENTIAL (MDR) FOR MASTER PLANSQUARE
FEET
ACRES
GROSS AREA (OF PHASES I-5 AND MULTI -FAMILY)
3,231,716
74.19
NEF AREA (OF PHASES 1-5 AND MULTI -FAMILY)
2,287,771
52.52
*NET AREA OF TAX LOT 1802(CONCURRENT AMENDMENT)
5&,965
147
NEF AREA FOR MDR ZONED LOTS INTENDED FOR
SINGLE-FAMILY DETACHED HOMES (E.G. PHASES 1-5)
1,790,751
41.11
NET AREA FOR MDR ZONED LOT INTENDED FOR
MULTI -FAMILY HOMES (E.G. MULTI -FAMILY PHASE)
497,890
11.42
AREA 1(WEST OF PIERCE PARKWAY)
424,730
9.75
AREA 2 (EAST OF PIERCE PARKWAY)
73,120
1.68
MDR DENSITY
UNITS /NET ACRE
MINIMUM DENSITY (14 UNITS/NET ACRE)
2735.28=735 units
MAXIMUM DENSITY (28 UNITS/NET ACRE)
21,470.56=1,471 units
TOTAL ALLOWED DENSITY RANGE
735-1,471 units
TOTAL SINGLE-FAMILY DETACHED UNITS—PHASES 3-5
446 units
TOTAL MULTI -FAMILY UNITS
312 units
TOTAL DENSITY
758 units
(E.G. 214.43 UNITS / NET ACRE)
*Tax Lot 1802 is invohed in a concurrent amendment from MDR to CC District ICasefile No. 811-21-0000961. As such, it
is remoxed from the density calculation for accuracy purposes. Ruff will find when Tax Lot 1802 acreage is included las
M DRI in the calculation, the oyeall density is still within the total allowed range.
3.2-210 Schedule of Use Categories
Residential Uses
11110111111 F
MDR
Dwe1Gv s
Accessory D,welfi Unit Section 5.5-100
P
Attached Si le-famil dwellings Section 4.7-233
P*
Detached Single—family dwellings Section 4.7-233
P
Duplexes and attached single -Family dwellings in the SLR, MDR and
HDR Districts Section 4.7-142
S
Multiple Family dwelling including triplexes, 4-plexes, quads, quints,
and apartment complexes over 4 units
P*
Response: The site is zoned MDR District. As previously mentioned, multi -family apartment
complexes greater than four units are planned on site and are permitted in accordance
with the MDR District standards. The criteria are met.
3.2-215 Base Zone Development Standards
Residential Zoning District
Development Standard Medium Density Residential
(MDR)
Standard Lots/Parcels
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page
Minimum Ates
East-West Streets:
4 0 c .
North-South Streets:
5,00500 s .
Minimum Street Proeme
East-West Streets:
45 feet IS
North-South Streets:
1 60 feet IS
Duplex Corner Lots/Parcels
Min./Max. Area 1
6,000 c . k. IS
Maximum Area 2
9,000 c . k.
Minimum Street Ptvntxee
E act-West Streets: 45 feet IS
North-South Streets: 60 feet IS
Maximum Lot/Parcel Coverage 3 45%(17)
Minimum Setbacks fir Primary Structures and Accessory Dwelling Units
4 5 7 8 9 10 19
Front Yard
10 feet
Street Side Yard
10 feet
Rear Yard
10 feet
Interior Yard Setbacks Without Zero Lot Line
5 feet
Interior Yard Setbacks With Zero Lot Line
10 feet
Front Yard Setback: Garages and Carports (6)
18 feet measured along the
driveway from:
1. The property line fronting
the street or the back of
the sidewalk, whicheveris
closest to the Face of the
garage or carporq or
2. The property line fronting
the street or the back of
the sidewalk, whichever s
closest to the Fie wall of
the garage or carport
where the Face of the
structure is perpendicular
to the street.
3. Where a garage or carport
Facesapanhandle
driveway, the 18 feet is
measured from the inner
travel edge (pan ent o
gravel) within the
panhandle to the Face of
the structure.
Accessory Structures
Accessory structures shall not be
located between any front or street
side yards of a primary structure
and shall be set back at least feet
from interior side and rear
lot/parcel fines.
Base Solar Standards
Section 3.2-225 11
Maximum Building Height (11)(12)(13)(14)(18)
35 feet
(1)6,000 square fret in area for a duplex corner lot/parcel in At residential districts. This standard may
only be increased as specified in (2), below.
(2)10,000 square feetin the MR District as specified in this Section and Section 4.7-140.9,000 square feet
in area foe a duplex corner lot/parcel In the SLR, MDR and HIRI District as specified in this Section and
Section 4.7-140. These rnaxianno areas shall apply only when the property owner intends to divide the
ho/pared with she intent a, creme separate onneaship for each hdfofthed
AVO Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page
(3) 1 he 65 Pemenl coverage standard applies ro covesell structures only. On lore/Pmcels wiM mom Ma
15 percent slope or above an elevation of670 key the maximum impervious suncce inclusive of
structures, patios, and driveways, shall not exceed 35 percent, unless specified in Section 3.3-500. In the
SLR, MDR or HDR Districts, a lot/parcel of3,000 or less than 6,500 square feet shall have a maximum
impervious surface coverage of60 percent.
(4) Determination of Al yard setbacks for duplexes on corner locs/parcels vee based upon the front yard of
each unit as established by the streets used foe address purposes.
(5) AO setbacks shall be landscaped, unless a setback is for a garage or carport
(7) Where an easement is larger than the ee,pired setback standard, no building or above grade structure,
sept a fence, may be built upon or over that easement
(8) Required setbacks are measured &am the special street setback in Section 6.2-I05N, where applicable.
(9) Architectural extensions may protrude into any 5 -foot or larger setback area by not more than 2 feet.
(10) General exceptions to setback standards:
(a) Attached dwellings (zero Iodine) on individual lots/parcels; and
(b) A dwelling constructed over the common property fine of2lots/parcels, where there is a
corded deed restriction.
(c) In multifamily developments, the setback standards in Section 32-240 shall take
precedes
(IQ See Section 3.2-225 foe residential building height imiutions foe solar protection. In the SLR District'
solar protection foe abutting LDR properties is required only foe those lots/parcels north ofthe proposed
development.
(0) Incidental equipment may exceed the height standards.
(13) freight imiutions within the Hillside Development Overlay District may be removed provided the
additional height does not exceed 65 feet and the base residential solar standards are met
(14) In the MDR and HDR Districts, the building height may be increased to 50 feet as specified in
Subsection 3.2-240D.3.c.
(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
(17) In the MDR and HDR Districts, lot coverage standards may be increased to comply with the density
requirements in the applicable naMential zoning district.
(18) Special building height standards may be established in Nodal Development Overlay or other special
district standards (e.g., Glenwood Plan District), as determined through Refinement Plan and/or Master
Plan processes and/or the permitted building height maybe mgulamd by number ofstories or Boors.
(l9) Accessory dwelling units may be located up to 5 feet &am an alley. If the accessory dwelling is located
above an Ary access garage, or the existing garage is converted to an accessory dwelling unit' the setback
foe the garage &am the Ary also applies to the accessory dwelling malt, wen ;fit is less than 5 fear.
Response: The subject site is currently designated within the MDR District. This application does not
involve a land division or seek to adjust property boundaries. Therefore, the base zone
development standards (i.e. minimum area, street frontage, etc.) listed above are not
relevant to this application.
As shown on the Preliminary Site Plan (Exhibit A), future structures are intended to
comply with the applicable setbacks and are located close to and facing adjacent streets
where applicable. The project complies with the maximum lot coverage of 45 percent; as
described in notes 3 and 17 (above), lot coverage standards apply to covered structures
only and percentage may be increased to comply with density requirements in the MDR
District. As shown on the Preliminary Site Plan (Exhibit A), building coverage on Area 1
totals approximately 20 percent (i.e. 84,970 sf building coverage area - 424,730 sf site
area). Building coverage on Area 2 totals approximately 21 percent (i.e. 15,100 sf building
coverage - 73,120 sf site area). The building elevations within the Preliminary
Architectural Plans (Exhibit D) demonstrate the building height planned is 40 feet.
According to SDC 3.2-240, in the MDR District building height may be increased to 50 feet
as the site is not adjacent to LDR District zoned land. Therefore, the applicable criteria
above are satisfied.
3.2-240 Multi Unit Design Standards
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page
A. Applicability. In all residential districts, multi -unit development (3 or more
attached units) shall comply with the design standards of this Section. In
cases where the standards of this Subsection conflict with other standards in
this Code, the standards of this Section shall prevail.
B. Purpose. The purpose ofthis Section is to:
Promote the livability, neighborhood compatibility and public safety
ofmuld-unit housing in the community-, and
Promote higher residential densities inside the urban growth
boundary that will utilize existing infrastructure and improve the
efficiency ofpublic services and facilities.
Response: This application involves review of multi -unit apartment complexes (containing more
than three units) on land designated MDR District. Therefore, this section applies.
C. Review. Ali multi -unit developments shall be reviewed as a Type II Site Plan
Review application as specified in Section 5.17-100. The Director may also
determine that a multi -unfit developmentis subject m a Type III reviewwhen
itis in the public interest. In addition, the applicant may choose the Type III
Alternative Design procedure specified in Section 3.2-245 when proposing an
innovative design that may preclude compliance with some or all of the design
standards in this Section.
Response: This project involves multi -unit housing that is subject to the design standards of this
section. As specified above, compliance with the applicable standards will be reviewed
through a Type II Site Plan Review. Therefore, the Type III Alternative/Discretionary
Design criteria are not relevant to this application and a Type III review is not required.
The following responses demonstrate compliance with Section 3.2-420 Multi Unit Design
Standards.
D. Design Standards. Ali of the following design standards shall be met by all
multi -unit developments: Building Orientation; Building Form; Storage;
Transition and Compatibility Between Multi -unit and LDR Development
Open Space; Landscaping; Pedestrian Circulation; Parking and Vehicular
Circulation.
1. Building Orientation. Multi -unit developments, when abutting a
private, local, collector, or arterial street that has existing or planned
on -street parking, shall have
Building Oriented to the street along a minimum of50 percent ofthe
site's frontage (See Figure 3.2-M). The "orientation" standard is met
when all ofthe following criteria are met.
Primary building entrances shall face the street,
b. The front ofthe buildings shall be within 25 feet of the front
lot/parcel line,
EXCEPTION: Open, courtyard space in excess of 25 feet may be
placed in front of building entrances. Open
courtyard space is defined as usable, hard -surfaced
space with pedestrian amenities including benches,
seating walls or similar furnishings.
Response: The planned structures comply with the applicable setback standards and are located
within 25 feet of and facing adjacent streets (although on -street parking is restricted
along Pierce Parkway and portions of 28th Street). As shown on the Preliminary Plans, the
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page
buildings are oriented toward 28r` Street and Pierce Parkway where applicable, equating
to more than 50 percent of the sites frontage on public streets. Additionally, as
illustrated, buildings are planned to be located within 25 feet of the front yard
setback/property line. Due to the presence of an existing sanitary sewer easement,
Building No. 13 must be located in excess of 25 feet from the front property line (along
28" Street). As described in Note 7 of Table 3.2-215 (above), where an easement is larger
than the required setback standard, a structure cannot be built upon or over that
easement. In this case, Building No. 13 is located as close to 28th Street as possible.
Therefore, the criteria are met.
Off-street parking or vehicular circulation shall not be
placed between buildings and streets used to comply with
this standard;
Wedands, slopes over 15 percent as specified in Section 3.3-
500, and wooded areas protected by Section 5.19-100, shall
not be counted a "frontage' for determining required
building orientation. For example, ifirtricdictional wetlands
and/or wetland buffer occupy 100 feet out of a toad of 400
feet' then only 300 feet is counted a "frontage' for
determining required building orientation. In this example,
150 feet (50 percent) is the required amount of frontage to
meet the building orientation requirement.
Response: As shown on the Preliminary Site Plan (Exhibit A), buildings are oriented toward the public
right-of-way (e.g. 281h Street and Pierce Parkway) where applicable, and secondarily
toward vehicular circulation and parking areas located internal to the site. Further, the
Pierce Ditch drainage channel natural resource area is considered a watercourse (i.e. not
a wetland) within the SDC definitions. As relevant, the criteria are met.
Building Form. New mull -unit construction shall comply with the
following building form standards (See Figure 3.2-N).
a. Structures that have 1 or 2 stories shall not have continuous
horizontal distance exceeding 160 feet (measured from end
wall to end wall).
EXCEPTION: As specified in Subsection 3.d., below, structures
that have 3 or greater stories shall not have a
continuous horizontal distance exceeding 120 feet
(measured from end wall to end wall);
Response: As shown on the Preliminary Architectural Plans (Exhibit D), the 3 -story multi -family
buildings do not exceed 120 feet in continuous horizontal distance. Therefore, the
criterion is met.
Roofs shall have gable, hip, or gambrel forms (minimum
pitch 3 to 12) with at least a 6 -inch overhang;
Response: As shown on the Preliminary Architectural Plans (Exhibit D), the buildings include gables
with at least a 6 -inch minimum overhang are provided. The multi -family buildings are 3 -
stories with a 38 -foot average height and a roof pitch of 6:12. Therefore, the criterion is
met.
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page
A minimum of 15 percent of the front fagade (area
measurement) shall contain avindovvs or doors. All avindovvs
rs shall provide 4 -inch trim or be recessed (i.c., into
the front fagade) to provide shadowing.
Response: As shown on the Preliminary Plans (Exhibit A), the multi -family building facades contain
over 15 percent windows and doors (provided at approximately 26 percent of the front
fagade). The windows and doors are designed to provide 4 -inch trim and/or can be
recessed (i.e. into the building fagade) to provide shadowing. The criterion is met.
Garages attached to living units and accessed from the street
(front setback) shall be recessed at least 4 feet behind the
front fagade ofa dwelling structure; and
Response: As shown on the Preliminary Plans (Exhibit A), the planned garages are not attached to
living units. Therefore, the criterion is not applicable.
e. Exterior building elevations shall incorporate design
features including offsets, balconies, projections, avindow
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 oft of the
following features:
E Recesses (e.g., deck, patio, courtyard, entrance, window
reveals) that have a minimum depth of3 feet;
g. Extensions (e.g., floor area, deck, patio, entrance) that have
um depth of 2 feet and minimum length of 4 feet,
and/or
h. Offsets or breaks in roof elevation of 2 feet or greater in
height.
Response: As shown on the Preliminary Architectural Plans (Exhibit D), exterior building elevations
incorporate the following design features to provide complex massing and visually
attractive dwellings:
• Architectural materials include board and batten siding, lap siding, belly band
trim, and vinyl windows
• Architectural features include overhangs, balconies, and 4 -foot building offsets
• The 3 -story buildings provide each unit with a covered balcony or ground -level
patio area for private open space use
• Each building exterior contains window reveals and building offsets which are
reflected onto each successive story as part of the building design
• The buildings incorporate architectural offsets that break up the front of the
building fagades and roof lines
• Balconies (decks) and dormers are incorporated into the design to add visual
impact
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
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• The external stairways are recessed into the building in a manner which physically
and visually incorporate them into the buildings overall design
Therefore, the building forth criteria for new multi -family buildings, above are met.
Transition and Compatibility between Muld-unit and LDR
Development Multi -unit developments adjacent to properties
designated LDR shall comply with the transition area and
compatibility standards fisted below, unless it can be demonstrated
that adjacent LDR property is committed to a non-residential use
e.g., church) that us unlikely to change (See Figures 3.2-0 and 3.2-
P). In evaluating the status of an adjacent property, the Metro Plan
designation shall take precedent over the current zone or use.
Response: The subject property is designated MDR District and is not abutting LDR-designated land.
28r` Street, classified as a Collector Roadway in the Springfield Transportation System Plan
(TSP), runs along the sites eastern property line, separating nearby LDR District zoned
land. Therefore, the section above is not applicable, and the remainder of the provisions
have been omitted for brevity purposes.
Storage. Multi -unit development shall provide space for trash
receptacles, storage and equipment as specified in the foRoaving
standards (See Figure 3.2-M):
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: As shown on the Preliminary Architectural Plans (Exhibit D), individual units are provided
adequate storage space separate from the dwelling area (calculated at an average of
approximately 127 cubic feet per unit). The criterion is met.
Trash receptacles shag be screened from view by placement
of a sofid wood fence, masonry wall, orsimilar sight -
obscuring, gated enclosure, from 5 to 6feet in height,
Obscuring landscaping shall be planted a minimum 24
inches in height at planting around all exposed sides of the
wall or fence, unless breaks are provided for gates. See also,
Section 4.4-110;
Response: As shown on the Preliminary Plans (Exhibit A), there is a trash and recycling area on each
site area bisected by Pierce Parkway. The two trash and recycling facilities are planned to
be screened appropriately from view by a combination of landscaping, masonry walls,
and/or fencing. Conceptual landscaping is shown on the Preliminary Landscape Plan
within Exhibit A. The criterion is met.
c. No trash receptacles shall be located in any front yard
setback, or within 25 feet of property fines abutting LDR
zoned or designated properties; and
d. Ground -.mounted equipment, including exterior
transformers, utifity 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
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impact; or screened with a wall or landscaping. When walls
are used they shall be call enough to completely screen the
equipment at the time of the equipment installation.
Landscaping shall be planted call enough to attain 50
percent coverage after 2 years and 100 percent coverage
within 4 years.
Response: As shown on the Preliminary Plans (Exhibit A), trash receptacles are not located within a
front yard setback, nor abutting a property designated LDR District. Ground -mounted
equipment, if not undergrounded, can bescreened from public view. The criteria are met.
Open Space. Multi -unit developments shall provide both Common
Open Space and private Open Space as specified in the following
standards (See Figure 3.2-Q):
a. General. Inclusive of required yards, a minimum of 15
percent of the gross site area shall be designated and
permanently reserved a open space. The total required open
space is the sum of setbacks, common open space, and
private open space. Inventoried names] features (including
regulated wedands) and/or historic features on -sire may be
counted toward up to 50 percent of common open space
requirements. See Chapter 6 for definitions of open space;
open space, common; and open space, private.
Response: As shown on the Preliminary Plans (Exhibit A), over 15 percent of the gross site area is
allocated as open space, a sum of both the private and common open space areas on the
multi -family site. As shown in the site area summaries, the total usable open space
amounts to ±99,470 square feet (approximately 20% of the total site area). Additionally,
the Preliminary Site Plan (Exhibit A) notates approximately 36 percent total pervious area
on the subject site (±35 percent pervious area within Area 1 and ±42 percent pervious
area within Area 2). The pervious areas shown include common open space, private open
space, stormwater infiltration planters, and all landscaped areas on site. Due to the
subjective definitions of open space (e.g. areas intended for common use and enjoyment
of residents) and the similarity between definitions, these numbers have been clarified
within Exhibit A. Natural features are not present on site, though the property borders
the Pierce Ditch multi -use pathway. The criteria above are met.
e. Multi -unit developments inmixed-use buildings
are exempt from these standards.
ii. Multi -unit developments at densities exceeding 30
units per gross acre shall include a minimum of 10
percent of the gross site as open space, which may
be any combination afford, common open space
and private open space.
u.. Multi -unit developments at densities less than 30
units per gross acre shall provide open space as
specified in the amounts specified below.
Response: This application does not involve mixed-use buildings or residential densities exceeding
30 units per gross acre. The minimum and maximum density for the subject site is
established in the Marcola Meadows Final Master Plan and this application demonstrates
compliance with the required density range (14 units per gross acre) in Table 1, above.
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Therefore, this application provides less than 30 units per gross acre. Please see the
following responses for further details on required open space.
Common Open Space shall be provided in all newly
constructed multi -unit development 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 ofgrncc
residential floor area;
v. Common open space areas provided to comply with
this standard shall be at least 500 square feet with
no horizontal dimension less than 15 feeq
G. A maximum of 15 percent of the required common
open space can be on slopes greater than 25
percent; and
Response: As shown on the Preliminary Plans (Exhibit A) and the Preliminary Architectural Plans
(Exhibit D), common open space is provided in accordance with the standards of Section
3.2-240. The multi -family buildings comprise approximately 271,599 square feet of
residential gross floor area. As such, the site is required to provide±67,890 square feet of
common open space (i.e. pursuant to the 0.25 -square foot multiplier, above). The
Preliminary Site Plan (Exhibit A) illustrates the site provides more than the amount
required and complies with the dimensional standards above. Further, the subject site
does not contain slopes between 15 and 25 percent. The criteria are met.
tv. Multi -unit developments shall designate within
common open space a minimum of250 square feet
ofacfive recreation area (including, but not limited
to: children's play areas, play fields, ssrimming
pools, sports courts) for every 20 units or increment
thereof. For example, a 60 unit development shall
provide a minimum area of 750 square feet for active
recreation. No horizontal dimension shall be less
than 15 feet.
EXCEPTION: As determined by the Director, qualified
c r housing developments may be
excluded from this requirement however,
all other common open space requirements
apply;
I Placement of children's play areas shall not be
allowed in any required yard setback or transition
Response: As shown on the Preliminary Plans (Exhibit A) and described in the written responses
above, common open space is provided in accordance with the standards of Section 3.2-
240. Additionally, the project provides a total of 312 units and therefore approximately
3,900 square feet of active area is required (e.g. 312 units - 20 increment = 15.6; 15.6 x
250 square feet = 3,900 square feet).
The recreation building (central to the site) and open space areas are located in
convenient and safe areas for residents, accessed via an interconnected pedestrian
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connectivity network. Active recreation areas include a recreation building (±4,037 -
square feet), an outdoor swimming pool and hot tub area (±2,250 square feet), and
multiple play areas each with horizontal dimensions greater than 15 feet. Further, the
play areas are located outside of required setbacks and transition areas (i.e. conflicting
zone designations and/or landscaped planters and strips). The play area next to Building
No. 13 is greater than 5,000 square feet and provides an expansive leisure space for
residents to enjoy activities. Therefore, the compilation of the areas described meets the
criteria above.
This project does not involve qualified senior housing; therefore, the exception above is
not relevant.
vi. Landscaping and/or natural vegetation shall
occupy a minimum of 50 percent of required
common open space. On -cite natural resources and
historic features which are accessible to residents
(including, but notlimited to: by trails, boardwalks)
may be used to partially or filly satisfy this
requirements; and
vii. Indoor or covered recreational space (including, but
not limited to: swimming pools, sports courts,
weight rooms) shall not exceed 30 percent of the
required common open space area.
viii. Exemptions to the common open space standard
may be granted for rnuld-unit developments of up
to 60 units (or for the first60 units ofa larger project)
when the developments are
within 1/4 mile
(mes
ured walking distance) to a public park; and
thereis a direct' improved, permanent, public,
Americans with Disabilities Act (ADA) -accessible,
fighted, maintained pedestrian trail or sidewalk
between the site and the park. An exemption shall
be granted only when the nearby park provides
active recreation area, as defined by Subsection iv.,
above.
is. Phasing shall not be used to circumvent common
open space standards.
X. Common Open Space does not include required
yards or transition areas unless authorized under
Sections 3.2-245 or 3.2-250.
Response: As shown on the Preliminary Plans (Exhibit A), this application involves 312 multi -family
units. As such, 3,750 square feet of active recreation area is planned to be provided (e.g.
312 units +20 increment =15.6; 15.6 x 250 square feet = 3,900 square feet). As shown on
the Preliminary Site Plan, the active recreation area is composed of various play areas
(located outside of required yard setbacks), a swimming pool, hot tub, and a recreational
building. The recreational building is ±4,037 square feet and does not exceed 30 percent
of the required common open space area. Landscaping and natural vegetation is planned
to be provided in common open space areas, as required. Landscaping and screening will
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enhance privacy and provide separation between the multi -family site and surrounding
uses. Therefore, the criteria above are met.
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;
rr. Dwelling units located at or below finished grade,
or within 5 feet of finished grade, shall provide a
minimum of 96 square feet of private open space,
with no dimensionless than 6 feet, and
n.. Private Open Space provided may be deducted from
the required amount of Common Open Space. For
ample, a project with 37,500 square feet ofgross
floor area requires 9,375 square feet of Common
Open Space under Subsection 6.1., above. If2,400
square feet of Private Open Space is provided, the
minimum Common Open Space requirement may
be reduced to 6,975 square feet (9,375 —2,300).
Response: As shown on the Preliminary Plans (Exhibit A), each unit is provided private open space
that is directly accessible from the individual dwelling in accordance with the above
standards. It is understood private open space may be deducted from common open
space.
Private open space is planned to consist of either a balcony or a patio, accessible from the
back door of each individual unit. As shown on the Preliminary Architectural Plans (Exhibit
D), the units located at grade level are provided a ground level patio no less than 96
square feet in area with dimensions greater than 6 feet. The units located on the second
and third -story levels will be provided with a deck/balcony of at least 48 square feet in
area. Therefore, the criteria above are met.
6. Landscaping, Fences and Walls. Multi -unit developments shall
provide landscaping as specified in Section 4.4-105 and the foflowing
standards (See Figure 3.2Q):
a. A minimum of15 percent fthe site shall be landscaped with
a mix ofvegetativc ground cover, shrubbery and trees. Trees,
.num 2 inches (dbh) in caliper, and shrubbery, a
minimum of 24 inches in height, shall be planted. Bark
mulch, ocks 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;
b. Street trees, a minimum 2 inches (dbh) caliper, shall be
placed within the planter strips between the curb and the
sidewalk. Street trees shall be planted I per every 30 linear
feet (minimum) of street frontage, as specified in Section
4.2-140;
Response: As shown on the Preliminary Landscape Plan (Exhibit A) and discussed in the narrative
responses above, over 15 percent of the site is planned to be landscaped in accordance
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with the standards above. Existing street trees are planted along 28c' Street and
additional street trees are planned to be provided along future Pierce Parkway, as
illustrated on the Preliminary Plans.
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: Fencing is planned as illustrated on the Preliminary Plans and is not located within
required front yards or vision clearance areas. Additionally, please see responses to
Section 4.4-105 for further landscaping details. The criteria are met.
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 thatthe proposed plant
.materials do not require irrigation. The property owner shall
.maintain all landscaping.
Response: Landscaping is intended to be irrigated and maintained by the property owner. The
criterion can be met.
Pedestrian Circulation. Multi -unit developments with more than 20
units shall provide pedestrian circulation as specifiedin the following
standards (See Figure 3.2-R):
a. Continuous internal sidewalks shall be provided throughout
the site. Discontinuous internal sidewalks shall be permitted
onlywherc stubbed to a future internal sidewalk on abutting
properties, future phases on the subject property, or abutting
recreation areas and pedestrian trails;
b. Internal sidewalks shall be separated a minimum of 5 feet
from dwellings, .measured from the sidewalk edge closest to
any dwclfing unit
c. The internal sidewalk system shall connect all abutting
streets to primary building entrances;
d. The internal sidewalk system shall connect all buildings on
the site and shall connect the dwelling units to the parking
bicycle parking, storage areas, all recreational
Facifities and common areas, and abutting public sidewalks
and pedestrian trails;
e. Surface treatment of internal sidewalks shall be concrete,
asphalt or masonry pavers, at least 5 feet wide. Multi -use
accessways (e.g., for bicycles, pedestrians and emergency
vehicles) shall be of the same materials, atleast 10 feet wide.
Where emergency vehicle access is required, there shall be
n additional 5 feet on either side of the accessway. The
additional 5 -foot area may be turf -block, grass -trete o
similar permeable material on a base of gravel capable of
supporting fire equipment weighing 80,000 pounds.
E Where internal sidewalks cross a vehicular circulation area
or parking aisle, they shall be clearly marked with
contrasting paving materials, elevation changes, speed
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humps, or striping. Speed humps shall be subject to review
and approval by the Fire Marshal. Internal sidewalk design
shall comply with Americans with Disabifides (ADA)
requirements;
Where the internal sidewalks are parallel and abutting to a
vehicular circulation area, the sidewalk shall be raised or be
separated from the vehicular circulation area by a raised
curb, bollards, landscaping or other physical barrier. If a
wised sidewalkis used, the ends ofthe raised portions shall
be equipped with curb ramps; and
All on-site internal sidewalks shall be lighted to a minimum
oft foot-candles.
Response: This application involves a multi -family site that provides approximately 312 units, and
thus, the standards of this section are applicable. As shown on the Preliminary Plans
(Exhibit A), a continuous, internal sidewalk system is provided on site. Additionally, the
back of sidewalk is located 5 feet from buildings throughout the complex. The sidewalks
connect to adjacent streets and provide an efficient pathway to primary building
entrances, parking areas, recreational facilities, and common areas. As shown on the
Preliminary Site Plan, the accessible route/pathway is clearly marked in the location
internal sidewalks cross vehicular circulation and parking areas. Additional 10 -foot wide
accessways connect to adjacent properties, including north to the Pierce Ditch pedestrian
pathway and 28th Place cul-de-sac, west to the future school site, and east to the existing
improvements on 281h Street. Internal sidewalks are intended to be adequately
illuminated as demonstrated on the Preliminary Lighting Plan (Exhibit A). A Photometric
Plan, replete with test reports for each light source, will be provided at Final Site Plan
review. The criteria are satisfied.
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
s 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: As shown on the Preliminary Site Plan (Exhibit A), buildings are oriented toward public
streets. Thus, parking areas are located to the side and rear of buildings, as required. As
designed, this provides additional privacy to residents and a campus -like feel to the
complex. The criterion is met.
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: Lighting is planned to be shielded to avoid glare on adjacent properties and dwellings. As
shown on the Preliminary Lighting Plan (Exhibit A), the planned lighting design meets the
standards of Section 4.5-100. The criterion is met.
C. There shall be 1 planter island for every 8 parking spaces.
Planter islands shall be a minimum of feet wide, exclusive
of the curb, the full length of a parking space containing 1
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shade tree (a min; mum 2 inches (dbh) in caliper at planting)
and vegetative ground cover. Trees shall be specimens
capable ofatmining 35 feet or more in height atmaturity and
shall not produce excessive fiuiy 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;
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 ofground cover, shrubbery,
and trees with appropriate growth habit (i.e., for narrow
planters and any height limitations including balconies,
overhangs, and eaves). Shrubbery in this planter area shall
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. See Section 4.4-110;
e. Parking lots shall be connected to all building entrances by
.means ofinternal 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 setback from the fronts minimum of
2 feet to allow for vehicle encroachment. Wheel bumpers, if
used, shall be a minimum of6 feet -in length. As an option ,
the sidewalk or planter may be widened 2 feet beyond the
min.mum dimension required to allow for vehicle
encroachment The sidewalks and planters shall be
protected by a curb notless than 6 inches in height See also,
Section 4.6-120C;
g. On corner lots/parcels, parking areas shall not be located
within 30 feet ofan intersection, as .measured from the center
of the curb return to the edge of the parking area (curb or
wheel stop);
h. All parking, maneuvering and loading a abutting a
property fine o 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. See also Section 4.4-105;
i. Decorative walls may be used in place of the hedge in
Subsection h., above, and shall be placed no closer than 4
feet from the property fine. The decorative wall shall be a
minimum of30 inches in height and no more than 40 inches
height, and shall comply with the vision clearance
standards specified in Section 4.2-130. Decorative walls shall
be constructed of textured concrete masonry (CMU) o
similar quality material, and include a cap.The wall maybe
partially see-through (up to 40 percent) as appropriate for
security purposes. The area between the wall and property
fine shall be landscaped with shade trees;
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j. Parking area landscaping shall be designed to reduce storm
water runoff (e.g., through infiltration scales and other
measures), as practicable; and
k. Bicycle parking shall be provided as specified in Section 4.6-
140-155 and may be incorporated into the landscaping
design.
Response: As shown on the Preliminary Plans (Exhibit A), planter islands are provided in parking
areas every 8 parking stalls, in accordance with the standards above. Perimeter
landscaping is provided along parking, maneuvering, and loading areas abutting a
property line, and is included to separate and visually screen these areas from living area
windows. Wheel stops are provided where parking stalls front a landscaped area or
sidewalk to prevent damage from vehicle encroachment. As shown on the Preliminary
Composite Utility and Landscape Plans (Exhibit A), low impact development stormwater
infiltration planters are used throughout the subject site to treat stormwater runoff
onsite. Please see the Preliminary Stormwater Report (Exhibit I) for further details.
Additionally, bicycle parking is incorporated into the landscaping design and is located
near the entrances to the buildings. The criteria above are met, as applicable.
Vehicular Circulation. Multi -unit developments shall provide
vehicular circulation as specified in the following standards (See
Figure 3.2-R):
a. The on-site driveway (or private street) system shall connect
with public streets abutting the site;
b. Shared driveways shall be provided whenever practicable to
tmaze cross turning movements on adjacent streets. On-
sitedriveways and private streets shall be stubbed to
abutting MDR/HDR properties, at locations determined
during Sire Plan Review process to facilitate development of
shared driveways; and
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 on-site transportation system connects to existing and planned public streets. As
shown on the Preliminary Plans (Exhibit A), future Pierce Parkway is stubbed to the
northern property line, abutting the Pierce Ditch, and will be constructed/extended in
accordance with the approved Marcola Meadows Final Master Plan Phasing Plan and
Schedule (Exhibit H). Additionally, shared driveways are provided between the multi-
family complex and the commercial sites immediately south of the subject site. Alleys are
not involved in this application. As applicable, the criteria above are satisfied.
3.2-245 Multi -unit Design Standards Alternative Design Discretionary Criteria
A. Description. The Planning Commission may approve adjustments to the
muldfirmily design standards fisted in Section 3.2-240 that preclude
compliance under Section 3.2-250. In addition, the applicant may choose this
Type III Discretionary Use procedure when proposing an innovative design
that may preclude compliance with one or more of the design standards under
Section 3.2-240. The multifamily design standards are: Building Orientation;
Building Form; Storage; Transition and Compatibility Between Multi -unit
and LDR Development; Open Space; Landscaping; Pedestrian Circulation;
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Parking; and Vehicular Circulation. The Planning Commission shall find that
the application complies with or
exceeds the criteria for each applicable
design standard. Criteria for design standards not relevant to the application
shall not require a finding by the Planning Commission, unless the guidelines
in Subsections B. through I. are implemented.
Response: The Preliminary Plans (Exhibit A) demonstrate compliance with Section 3.2-240 and the
Director can rely upon this information to support findings for approval. It is understood
the Planning Commission may approve adjustments to the multi -family design standards
listed in Section 3.2-240 that preclude compliance under Section 3.2-250. However, this
application does not elect review under the discretionary/alternative design criteria, and
meets the criteria of Section 3.2-240, as described above. Therefore, the standard above
is not relevant.
CHAPTER 4 DEVELOPMENT STANDARDS
Section 4.2-100 Infrastructure Standards—Transportation
4.2-105 Public Streets
A. General Provisions.
1. Ali public streets and alleys must be improved as specified in this
Code and .oust be dedicated through the approval of a subdivision
plat or by acceptance ofa deed approved by the City.
2. Functional Classification ofStreetc. The City's street system consists
ofctreetc that are classified as Major and Minor Arterial streets, Major
and Minor Collector streets, Local streets and Alleys, consistent with
the Springfield Transportation System Plan (Figure 2) and
the Pede.11j, Designated Roadway Puncbona( C(sss45catron map,
contained in the Regional Transportation Plan. Local Streets include
all streets not classified as Arterial or Collector streets.
3. New connections to arterials and state highways must be consistent
with any designated access management category.
B. An applicant may be required to prepare a Traffic Impact Study (TIS) to
identify potential traffic impacts from proposed development and needed
mitigation .measures. A ITS is required if any of the following criteria are met.
Response: As shown on the Preliminary Plans (Exhibit A), public streets are designed to meet the
provisions of the SDC and Springfield TSP. The Transportation Documentation prepared
by Lancaster Mobley within Exhibit F demonstrates compliance with the applicable
transportation standards specified in the SDC and concludes the multi -family residential
phase of the Marcola Meadows Master Plan will accommodate the planned capacity
generated by the project and is in line with the approved Marcola Meadows Final Master
Plan. Please see the Exhibit F for further information. The criteria above are met.
C. Minimum ctreetcurb-to-curb widths and minimum street right -of --way widths
are as specified in Table 4.2-1, unless otheracise indicated in the Springfield
Transportation System Plan, an applicable Refinement Plan, Plan District,
Master Plan, Conceptual Development Plan, or the adopted bicycle and
pedestrian plan; where necessary
scary to achieve right -of --away and street
mt
afigneny o needed tomeet site-specific engineering standards,
including butnot limited to requirements for multi -way boulevard and/or
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modern roundabout designs. Example street layouts meeting minimum street
standards are provided in Figures 4.2-B through 4.2-V for illustrative purposes
only. These Figures are intended to demonstrate potential street
configurations that meet the requirements.
E. Street Network Standards—Needed Housing. The development of needed
housing, as defined in ORS 197.303, must meet the following street network
standards, unless the applicant elects review under the general criteria in
Section 4.2-105D.
Response: The multi -family residential site is a±11.42 -acre phasewithin the Marcola Meadows Final
Master Plan. This site plan review application and associated Preliminary Plans (Exhibit A)
will provide needed housing within the Springfield Urban Growth Boundary in accordance
with ORS197.303. However, as shown on the Preliminary Plans, the street network is
aligned with the approved Marcola Meadows Final Master Plan, approved by the
Springfield Planning Commission on February 17, 2021. Therefore, the criteria above are
met because the Street Network Standards of Section 4.2-105.E were satisfied upon
Master Plan approval and have generally been omitted for brevity.
Cul -dr -Sacs and Dead -End Streets. New and existing dead-end
streets and cul-de-sacs .oust meet the standards for dead-end fire
apparatus access roads in the Oregon Fire Code and the following
standards:
a. Cul-de-sacs and dead-end streets that are not planned to be
through streets are permitted only when physical barriers
prevent the construction of through streets or stubbed
streets that meet the local street network standards i
Section 4.2-105E.2, or the block length and block perimeter
standards in Section 4.2-105E.6. Physical barriers are
railroad right -of --way, limited access highway or freeway
rights-of-way, existmg development, streets that would be
unable to meet the slope standards specified in Section 3.3-
525, natural resource protection areas listed in Section 4.3-
117,, or Historic Landmark Sites or Structures established
on the Historic Landmark Inventory according to Section
3.3-920 of this Code.
b. All cul-de-sacs and dead-end streets, including stubbed
streets required under Section 4.2-105E.2.a through 2.c
above, must meet the length standards in Section 4.2-
105D.3.b.
c. A cul-de-sac or dead-end street that is not a stubbed street
uctinclude one or more pedestrian acceccways or multiuse
path connections from the cul-de-sac or dead-end street to
an existing or planned street, accecsway, or .multiuse path
when the cul-de-sac or dead end street is within''/. mile of a
Neighborhood Activity Center, acured in a straight
fine from the nearest outer boundary of the Neighborhood
Activity Center to the centerline ofthe dead-end street at its
terminus or the center point of the cul-de-sac. The
accessway or multiuse path must be locatedin a manner that
would shorten the walking and hiking distance from the cul -
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Multi -Family Site Design Review— City of Springfield Page 20
de -sac or dead-end street to the Neighborhood Activity
Center as compared to the shortest walling or biking
dismnce without the connection.
EXCEPTIONS: An ac away or multiuse path is not required
where physical barriers listed under Section 4.2-
105E.3.a above prevent construction of any
arcessway or multiuse path under this section, or
when n aw
cay o would
multiuse path
decrease the walking or biking distance from the
cul-de-sac or dead-end street to the Neighborhood
Activity Center.
Response: Although the Street Network Standards of 4.2-105.E were satisfied upon Master Plan
approval, this response demonstrates compliance with stubbed street infrastructure. As
shown on the Preliminary Plans (Exhibit A), Pierce Parkway is a planned local street
section that is stubbed at the northern property line of the subject site. As notated in the
Marcola Meadows Final Master Plan Phasing Plan and Schedule (Exhibit H) and the
Transportation Documentation (Exhibit F), the Pierce Parkway crossing (over the Pierce
Ditch) is a phased improvement to be provided with Phase 3 of the Marcola Meadows
Final Master Plan.
Pierce Parkway is designed as a through street, to be constructed as a phased
improvement in accordance with the approved phasing plan (Exhibit H). Therefore, Pierce
Parkway is considered a temporary -dead end street; pursuant to SDC Chapter 4, a
temporary dead-end fire apparatus access road will be permitted with a maximum length
of 600 feet as measured from the nearest curb line of the intersecting street. As shown
on the Preliminary Plans, Pierce Parkway is planned as a stubbed local street section that
does not exceed 600 feet in length (at approximately 320 linear feet). Therefore, the
criteria are met, as applicable.
4.2-120 Site Access and Driveways
A. Site Access and Driveways --General.
All developed lorc/parcels are entitled to one approved driveway
access provided by either direct access to a:
a. Public street or a0ey along the frontage ofthe property; or
b. Private street that connects to the public street system. The
private street shall be constructed as specified in Section 4.2-
110 (private streets shall not be permitted in Gen of public
streets shown on the Springfield Transportation System
Plan, including the Conceptual StreetMap); or
C. Public street by an irrevocable joint use/access easement
wing the subject property that has been approved by the
City Attorney, where:
i. A private driveway is required in Gen ofa panhandle
driveway, as specified in Section 3.2-220B, or
rr. Combined access for 2 or more lots/parcels is
required to reduce the number ofdrivewayc along a
street, as determined by the Director.
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Response: As shown on the Conceptual Master Plan (Exhibit A), the approved Marcola Meadows
Final Master Plan includes fixed access points/approved shared driveway locations on
Marcola Road and 281h Street. As planned, the multi -family site derives access from
aligned driveways on Pierce Parkway, a future local public roadway which bisects the
single property. Additionally, a joint use access easement located on Marcola Road (to
reduce the number of driveways on the Collector Roadway) provides shared access for
the multi -family, school, and commercial phases in the southeastern portion of the site.
Therefore, the criteria above are met.
2. Driveway access m designated State Highways is subject m the
provisions of this Section in addition m requirements of the Oregon
Department of Transportation (ODOT). Where City and ODOT
regulations con9icy the more restrictive regulations shag apply.
Response: The site does not contain access on a State Highway. The criterion is not relevant.
3. As determined by the Director, cites with abutting parking areas
within the came zoning district may be required to provide driveway
connections or pedestrian connections internal to the sites and joint
access agreements to provide efficient connectivity and preserve
public street functions and capacity.
Response: As shown on the Preliminary Plans (Exhibit A), the internal transportation network
provides multi -modal connections to abutting properties (including the school site,
commercial sites, the Pierce Ditch pedestrian pathway, single-family phased subdivisions,
and surrounding neighborhoods), as applicable. The criterion is met.
B. Driveways must take acs c from lower classification streets when
development sites abut m re than one street and streers 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 or proposed arterial
or collector street' the development design and off-street
improvements shag minimize the traffic conflicts.
2. Additional improvements or design .modifications necessary to
resolve identified transportation conflicts may be required on a case
by case basis.
C. Driveways shag 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 Pt edures Manualand the Development & Public
Works Standard Construction Specifications.
Response: As shown on the Preliminary Plans (Exhibit A), driveways are designed to provide safe and
efficient ingress and egress. The site takes primary access from Pierce Parkway (two
aligned driveways) and shared access from Marcola Road (in line with the approved
Marcola Meadows Final Master Plan). For further information, please see the
Transportation Documentation from Lancaster -Mobley within Exhibit F. The criteria
above are met.
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4.2-125 Intersections
Intersections shall be designed and constructed as specified in the City's Engineering
Design Standards and Procedures Manua! and the following requirements.
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.
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 IN 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 of100 feet from each intersection.
Response: As shown on the Preliminary Plans (Exhibit A), the application involves anew intersection
(i.e. Pierce Parkway and 281h Street) designed and constructed in accordance with
Springfield's Engineering Design Standards and Procedures Manual, and the standards
listed above. Therefore, the criteria are met.
4.2-130 Vision Clearance Area
A. AR lots or parcels must maintain a Vision Clearance Area to provide adequate
sight distance for approaching traffic. Vision clearance areas must be shown
on Sire Plans for applicable land use applications.
B. No screens, plantings, or other physical obstructions are permitted between
21/. and 8 feet above the established height ofthe curb in the Vision Clearance
Area.
EXCEPTION: Items as ciated wotr
with utilities or publiclywned structures—for
examplepoles, and signs, and existing street trees—may be
permitted.
C. The Vision Clearance Area must be in the shape of a triangle. Two sides of
the triangle must be property fines or a property fine and edge ofdriveway for
a distance specified in this Subsection. Where the property fines or driveway
edge have rounded corners, they are measured by extending them in a straight
line to a point ofintersecdon. The third side of the triangle is a fine 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:
Response: Adequate vision clearance areas are provided for safe vehicular sight distance and can be
met as illustrated on the Preliminary Plans (Exhibit A).
4.2-135 Sidewalks
A. Sidewalks and planter strips abutting public streets shall be located wholly
within the public street right -of --way, unless otherwise approved by the
Director.
B. Sidewalks shall be designed, constructed, replaced or repaired as specified in
the City's Engineering Design Standards and Pmcedums Manual, the
Development & Public Works Standard Construction Specifications and the
Springfield Municipal Code.
C. Concrete sidewalks must be provided according to Section 4.2-105.C, Table
4.2-1, and the following criteria:
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1. Sidewalks must conform to the existing or planned street grades.
2. Sidewalks must conform to current ADA standards.
3. Sidewalks must be separated from the curb by the planting strip,
except when necessary for connectivity, safety, or to comply with
street design requirements, and subject to approval by the Director.
4. New sidewalk width and type must be consistent with existing
sidewalk design in the same block, but must physically transition to
comply with current sidewalk standards as determined by the
Director. When replacing damaged sidewalk, new sidewalk .oust be
located in the same position as the existing sidewalk.
5. Facilities including, but not limited to, mail boxes, water meters,
valves, junction boxes, manholes, utility poles, trees, benches, fire
hydrants, signs, and bus stops must not be located within the
sidewalk, and must be removed or relocated prior to the construction
or reconstruction of the sidewalk, unless otherwise approved by the
City Engineer. If facilities remain, there must be at least 5 feet of
unobstructed width on arterial class streets and 4 feet on all other
streets.
D. Planter strips are required as part of sidewalk construction. Planter strips
must be at least 4.5 feet wide (as measured from the back ofcurb to the edge
of the sidewalk) and long enough to allow the street tree to survive. Planter
strips .oust have approved landscaping consisting of street trees and ground
cover allowed per the City's Sngineeting Design Standards and Pt educes
Manual. Tree wells set in concrete or sidewalk areas must be a minimum of4
feet by 4 feet. Concrete, asphalt or other impermeable pavement are not
a0owed to substitute for landscaping within planter strips.
EXCEPTION: Planter strips less than 4.5 feet wide may be permitted when
necessary for connectivity, safety, or to comply with street design
requirements, subject to approval by the Director.
E. Maintenance of sidewalks is the continuing obligation of the abutting
property owner.
Response: As shown on the Existing Conditions Plan (Exhibit A), sidewalks currently exist along the
property's frontage on 28" Street. Sidewalks are planned to be provided along the
property's frontage on Pierce Parkway, in accordance with the standards above.
Therefore, the criteria are met.
4.2-140 StreetTees
Street trees are those trees required avithin the public right-of-way. The primary
purpose of street trees is to create a streetscape that benefits from the aesthetic and
environmental qualities of an extensive tree canopy along the public street system.
Street trees are attractive amenities that improve the appearance of the community,
provide shade and visual interest, and enhance the pedestrian environment. Street
trees also improve air quality, reduce stonnwater runoff, and moderate the micro-
cfitnate impacts of heat absorbed by paved surfaces. Street trees maybe located within
a planter strip or within individual tree wells in a sidewalk, round -about, or median.
EXCEPTION: In order to meet street tree requirements where there is no planter
strip and street trees cannot be planted within the public right-of-
way, trees shall be planted in the required front yard or street side
yard setback ofprivate property as specified in the applicable zoning
district.
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A. New Street Trees. New street trees shall beat 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
Manuel The Direcmr shall determine which species are permitted or
prohibited street trees.
B. Existing Street Trees.
Street Tree Retention Standards. Existing trees may meet the
requirement for street trees ( i.., trees on the City Street Tree List
specified in the City's Engineering and Design Standards and
Procedures Manuelwith a minimum caliper of 2 inches) if
exemostion or filling for proposed development is minimized within
the ddpfine of the tree. Sidewalks of variable width, elevation, and
direction may be used to cave existing trees, subject to approval by
the Director.
Existing street trees shall be retained as specified in the Engineering
Design Standards and Procedures Manual, unless approved for
removal as a condition of Development Approval or in conjunction
with a street construction project.
Street Tree Removal Standards.
a. City removal of existing street trees within the public right-
of-way is exempt from the tree felling regulations specified
in Section 5.19-100.
b. Existing street trees on private property cannot be removed
without prior authorization by the Director. Removal of 5 or
more street trees on private property is subject to the tree
felling standards specified in Section 5.19-100.
C. Existing street trees on private property must not be
removed to accommodate additional or expanded
driveways.
Street Tree Replacement Standards. Where possible, any street tree
proposed to be removed shall be replaced acith a tree atleast 2 inches
in caliper.
a. It is the responsibility of the City to plant any replacement
tree within the public right-of-way.
b. It is the responsibility of the property owner to plant any
replacement street tree on private property, either as a
condition of a Tree Felling Permit or when the property
owner reenacts a street tree on private property acithout the
City's authorization. Any replacement street tree shall .meet
the standards specified in Subecrion A, above.
r. Whenever the property owner removes a street tree within
the public right-of-waywithout the City's authorization, that
person is responsible for reimbursing the City for the full
value ofthe removed tree, to include replanting and watering
during the 2 -year tree establishment period.
C. Street Tree Maintenance Responsibility.
Maintenance of street trees in the public right-of-way shall be
performed by the City.
Maintenance ofctreet trees on private property shall be performed by
the property owner.
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Removal of street trees on private or public property does not
constitute maintenance. Any removal of street trees on private
propertyis subject to prior approval by the City as specified in Section
4.2-140B.2.b. above.
Response: As shown on the Existing Conditions Plan and Preliminary Landscape Plan (Exhibit A),
street trees currently exist along the property's frontage on 28" Street. Street trees are
planned to be provided along the property's frontage on future Pierce Parkway, in
accordance with the standards above. The street tree replacement, maintenance, and
responsibility standards are understood, please see Exhibit A for further details. The
criteria are met.
4.2-145 Lighting Standards
Lighting design and placement for streets, paths, and accessways must conform to the
following design standards and the Development & Public Works Standard
Construction Specifications:
A. Lighting must be included with all new developments or redevelopment
Existing fighting must be upgraded to current standards with all new
developments or redevelopment The developer is responsible for fighting
material and installation costs.
B. Upon approval by the Director, a developer may install decorative fights, as
may be permitted in this section and in the Development & Public Works
Standard Construction Specifications.
C. Design Standards.
1. Lighting must comply with Illuminating Engineering Society,
American National Standards Practice for Roadway Lighting — RP -
8 -14 and applicable National Electrical Safety Code (NESC) and
National Electrical Code (NEC) standards.
2. Intersections must be illuminated to a level equal to the sum of the
average required illuminance of the 2 intersecting streets.
3. Mid -block crosswalks that are approved by the City Traffic Engineer
must have 2 times the illumination required for the street.
4. Decorative poles with City -approved LED fixtures and fighting
controls .oust be used on a0 streets within the Nodal Development
Oveday District and where any refinement plan or plan district
requires decorative lighting. Decorative poles may be used on streets,
paths, and accessways in any other zone at the option of the
developer as approved by the Director.
5. City -approved LED fixtures and fighting controls .oust be used when
lighting is required along oruld-use paths and accessways.
6. Roadway style poles and "cobra head" fixtures with City -approved
LED fixtures and fighting controls .oust be used along streets in all
otherlocations.
7. When roadway style poles are used on arterial and collector streets in
any zone other than residential, they must be steel or aluminum.
When roadway style poles are used on local and collector streets in
residential zones, they must be fiberglass, steel, or aluminum.
8. Where lot frontages are 80 feet or less, poles must be located at
property fines unless approved by the Director.
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9. The weak point -i0uminadon must not be less than 0.1 foot candles.
10. Roadway style poles set behind sidewalks must have 8 -foot arm
length. Roadway style poles set between curb and sidewalk or where
no sidewalk exists must have 6 -foot ann length.
11. Pole handholes .oust be used instead of junction boxes where
feasible. Junction boxes for street fighting .oust only be utilized for
street crossings or where necessary to comply with electrical code
standards cited above.
12. Pole Height.
a. Lights on arterial and collector streets outside of a
residential zone most have a 35 -foot fixture mounting
height
b. Lights on local streets with a curb -to -curb width of28 feet or
greater and collectors within residential zones .oust have a
30 -foot fixture mounting height
c. Lights on local streets with a curb -to -curb width ofless than
28 feet must have a 20 -foot fixture mounting height.
d. Decorative poles must be 12 feet tall, except that 16 -foot tall
decorative poles may be approved by the Director when the
required illumination levels cannot be achieved with 12 -foot
tall decorative poles.
e. Lighting on local streets must be installed on the sane side
of the street and on the side of the street first constructed,
except where necessary to be consistent with the existing
fighting design and placement
E Light poles must not be placed on the outside ofcurves with
less than a 1,000 -foot radius. (6412)
Response: This project does not include public accessways or multi -use pathways; however, this
application involves street dedication of a portion of Pierce Parkway adjacent to the
subject site. As such, street lighting will be reviewed and approved through the City's
PIP process. The criteria are met.
4.2-150 Multi -Use Paths
A. Development abutting an existing or proposed mull -use path identified in
the Springfield Transportation System Plan (including the Conceptual Street
Map), City -adopted bicycle and pedestrian plan, or the adopted Wllamalane
Park and Recreation District Comprehensive Plan must include provisions for
the extension of the multi -use path through the development area by the
dedication ofpubfic easements or rights-of-way. The developer bears the cost
oftnuld-use path improvements.
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 Pmeedutes Manual.
C. The right-of-way or easement area for a multi -use path .oust include a
minimum paved area of10 feet, a minimum clear zone oft feet on both sides
of the path, and any additional width necessary to accommodate fighting
required under this Section.
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D. Where am old -use path runs parallel and adjacent to a public street, the muld-
se 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.
E. Lighting for mull -use paths .oust be installed according to the standards in
Section 4.2-145. Lighting must not obstruct the paved surface or 2 -foot dear
area on either side. AR lighting .oust be installed within the right -of --way or
public easement area. (6412)
Response: This application involves design review for the multi -family residential phase of the
Marcola Meadows Master Plan; the subject property does not contain any existing or
proposed multi -use paths identified on the maps listed above. As shown on the
Conceptual Street Map within the Springfield TSP, the Marcola Meadows Master Plan
abuts a multi -use pathway (i.e. the Eugene Water and Electric Board (EW EB) Trail) along
the north property line. Further, the multi -family site abuts the Pierce Ditch pedestrian
pathway along the northern property line. Therefore, the criteria above are not applicable
to this application.
4.2-160 Accessways
A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent
streets, residential areas, neighborhood activity centers, industrial o
commercial centers, transit fadfides, 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 must be dedicated as public right-
of-way during the development review process.
EXCEPTION: When site constraints preclude the ability to dedicate right-of-way
without impacting setback requirements or other development
standards, the Director may authorize dedication of a public
easement or may otherwise modify the standards in this Section.
B. Accessways must comply with the following design standards
1. Where an accessway is proposed for only bicycle and/or pedestrian
travel, the right-of-way must be 12 feet wide, with a 10 -foot wide
paved surface of either asphalt concrete or Portland Cement
concrete. Light standards may be installed within travel path, as long
as a minimum 8 -foot wide clear path is maintained.
2. Where an accesswayis proposed as a secondary access for emergency
vehicles or in combination with bicycle and/or pedestrian travel, the
right-of-way must be a minimum of24 feet avide; consisting of a 12 -
foot wide area paved with either asphalt concrete or Portland Cement
concrete and two additional 4 -foot wide areas on both sides that are
turf block, grass -crew, or other similar permeable .material approved
by the Director on a base of gravel capable of supporting fire
equipment weighing 80,000 pounds. Light standards must be
installed outside the 20 -foot travelpath, but within dae public right-
of-way.
3. Illumination for accessways must be installed in accordance with
Section 4.2-145.
C. The Director may require improvements to existing unimproved accessways
on properties abutting and adjacent to the property proposed to be developed.
Where possible, the improvements to unimproved accessways shall continue
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m the closest public street or developed accessway. The developer shall bear
the cost of accessway improvements, unless other property owners
benefited. In this case, other equitable means of cost distributionmaybe
approved by the City. Where possible, accessways may also be employed to
accommodate public utilities.
Response: This application does not involve new accessways and existing accessways are not located
adjacent to the subject site that would require connection. As such, the criteria above are
not relevant to this application.
However, sidewalks and internal driveways are provided on site which allow pedestrians
and bicyclists a safe and convenient connection to adjacent streets, schools, residential
areas, activity centers, etc. As shown on the Preliminary Plans, the internal site plan
provides a network of sidewalks that link to adjacent properties and features. Most
notably, the pathway provided along the northern property line (to be constructed with
Phases 3 and 4 as shown in Exhibit H) links the residential site to the Pierce Ditch pathway
for ease of travel to open space areas, amenities within the Master Plan, and the
surrounding community.
Section 4.3-100 Infiastrucmrc Standards -Utilities
4.3-105 SanitarySewers
A. Sanitary sewers shall be installed to serve each new development within the
city limits and to connect developments to evsting mains. Installation of
sanitary sewers shall provide sufficient access for maintenance activities and
shall comply with the provisions of this Code, with the Public Works Standard
Construction Specifications, the City's Bngineering Design Standards and
Procedures Manua/, the Springfield Municipal Code, 1997 and Department of
Environmental Quality (DEQ) regulations.
B. The City Engineer shall approve all sanitary sewer plans and proposed
systems prior to development approval.
C. Proposed sewer systems shall include design consideration of additional
development within the area as projected by the Metro Plan.
D. Proposed developments shall provide dedication andimprovements indicated
in an adopted Capital Improvements Program or Public Facilities Plan. The
developer shall pay a proportional share ofthe cost according to adopted City
Council policy.
E. For proposed developments in unincorporated urbanizable land, the Lane
County Sanitarian shall approve all septic system designs.
Response: As shown on the Preliminary Composite Utility Plan (Exhibit A), sanitary sewer service is
provided, connecting to the existing public mains within existing public sewer easements
on the subject site. It is understood the City Engineer shall approve sanitary sewer plans
through the site design and building permit review process. The criteria above are met.
4.3-110 Stormwater Management
A. Stormwater Management Regulations. By implementing the policies set forth
n the currently approved Stormwater Management Plan, provide for the
effective management of stormwater and drainage from the City into the
groundwater and watercourses within the City and its urbanizing area;
.nize demand on the City's stormwater management system, and
alleviate fitmre costs oftreating the discharge; promote water quality; preserve
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groundwater and the vegetation and rivers it supports; reduce peak storm
flows; minimize public and private losses due to flood conditions; and
minimize storerwater discharge impacts on water quality and quantity and
stream flow patterns, including peak and base flows in intermittent and
perennial streams, within the McKenzie River and Willamette River
watersheds.
B. The Approval Authority shall grant development approval only where
adequate public and/or private stormwater management systems provisions
have been made as determined by the Public Works Director, consistent with
the policies set forth in the Stormwater Management Plan and
the Engineering Design Standards and Procedures Manual. The stormwater
management system shall be separated from any sanitary sewer system.
Surface water drainage patterns shall be addressed on every Preliminary Site
Plan, or Tentative Partition or Subdivision Plan.
C. A sturmwater management system shall accommodate potential run-offfiom
its entire upstream drainage area, whether inside or outside of the
development The Public Works Director shall determine the necessary size
ofthe facility, based on adopted Public Facility Plans and Stormwater Facility
Master Plans. The developer shall pay a proportional share of the cost
according to adopted City Council policy.
D. Run-off from a development shall be directed to an approved stormwater
management system with sufficient capacity to accept the discharge. Where
the Public Works Director determines that the additional run-off resulting
from the development will overload an existing stormwater management
system, the Approval Authority shall withhold Development Approval until
provisions, consistent with the Engineering Design Smndarda and
Proeedures Manuel, have been made to correct or mitigate this condition.
E. Any development with a stornwater threshold management requirement of
1,000 square feet of impervious surface area shall be required to employ
stornwarer management practices consistent with the
Springfield Engineering Design Standards and Procedures Msnunl, which
minimize mn
the aout and rate ofsurface water run-offinto receiving streams.
Thefollowing stormwater management practices may be required in order to
relieve demand on the City's piped drainage system, alleviate future costs of
treating the piped discharge, promote water quality, preserve groundwater
and the vegetation and rivers it supports, and reduce peak storm flows:
Response: As shown on the Preliminary Plans (Exhibit A), stormwater management is provided in
accordance with the City's Engineering Design Standards and procedures Manual and the
applicable requirements above. Additionally, a Preliminary Stormwater Report is included
as Exhibit I, replete with detailed calculations and information related to the planned
stormwater treatment and drainage. As discussed, stormwater runoff is designed to be
managed onsite through low impact development stormwater infiltration planters. It is
understood stormwater management systems will be reviewed and approved through
the site design and building permit review process. The criteria above are met.
4.3-115 Water Quality Protection
These regulations apply water quality protection to only those sites that require Sire
Plan Review approval as specified in Section 5.17-100, and Land Divisions (Partition
Tentative Plan and Subdivision Tentative Plan) approval as specified in Section 5.12-
100. The following standards do not apply to single-family homes and duplexes in the
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Low Density Residential District as ofJuly 15, 2002, unless as specified in Subsection
4.3-115A.1. Existing buildings that are
within the riparian a specified in
Subsections 4.3-115A.1. and 2. shall not be considered non -conforming. Subsections
4.3-115A.2.a. and b. provide additional protection from a non -conforming status.
A. When addressing criterion E. (as specified in Sections 5.12-125 and 5.17-125)
to protect riparian areas along watercourses shown on the Water Quality
Limited Watercourses(WQLW) Map, the following riparian area boundaries
shall be mifized:
4.3-117 Natural Resource Protection Areas
Response: This application involves Site Plan Review for multi -family residential homes. However,
the subject site does not contain riparian areas or watercourses shown on the Water
Quality Limited Watercourses (WQLW) Map. Further, the site is void of natural resource
protection areas and exists as a vacant field with minimal vegetation. Therefore, the
sections above are not applicable.
4.3-120 Utility Provider Coordination
A. All utility providers shall be responsible for coordinating utility installations
with the City and the developer through the Development Review Committee
or by separate written correspondence.
B. The developer shall be responsible for the design, installation and cost of
utility fines and Facilities to the satisfaction of the utility provider.
4.3-125 Underground Placement of Utilities
Whenever possible, all utility lines shall be placed underground. However, overhead
and above ground firdfiries are permitted for the following:
Response: Utility connections are planned to be installed underground as shown on the Preliminary
Composite Utility Plan (Exhibit A). Overhead and above ground utility facilities are not
included in this application. The criteria above can be met.
4.3-130 Water Service and Fire Protection
A. Each development area shall be provided with a water system having
sufficiently sized .pains and lesser lines to furnish an adequate water supply
to the development with sufficient access for .maintenance.
B. Fire hydrants and .pains shall be installed by the developer as required by the
Fire Marshal and the utility provider.
Response: Water service is provided to the site as shown on the Preliminary Composite Utility Plan
(Exhibit A). Domestic and fire protection water lines are provided with sufficiently sized
mains and access easements for maintenance. The criteria above are met.
4.3-140 Public Easements
A. Utility Easements. The applicant shall .hake arrangements with the City and
each utility provider for the dedication of utility easements necessary to fully
serrice the development or land beyond the development area, as necessary.
The minimum width for public utility easements adjacent to street rights-of-
way shall be 7 feet. The minimum width for all other public utility easements
shall be also be 7 feet. However, the utility provider or the Public Works
Director may require a larger easement for major water mains, major electric
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power transmission fines, sanitary sewer fines, stormwater management
systems or in any other situation to allow maintenance vehicles to setup and
perform the required maintenance or to accommodate .multiple utility lines.
Where feasible, utility easements shall be centered on a lot/parcel fine.
B. Watercourse or Riparian Area Maintenance Easements. Where the Public
Works Director has determined that a watercourse or riparian area will be part
ofthe City's Stormwater Management System, a maintenance easement shall
be required in order to .maintain the functionality of these areas. For
watercourses, the easement shall be measured from either the top ofthe bank,
ordinary high water .nark or the delineated setback line. The easement shall
be a minimums of 10 feet wide where no equipment is required for access or
.maintenance. The easement shall be extended to a maximum of25 feet wide
to allow City .maintenance vehicles to set up and perform the required
maintenance.
Response: As shown on the Preliminary Composite Utility Plan (Exhibit A), Public Utility Easements
(PUE) at least 7 -foot in width are provided, as applicable. This application does not involve
Watercourse or Riparian Area Maintenance Easements. The criteria above are met.
Section 4.4-100 Landscaping, Screening and Fence Standards
4.4-105 Landscaping
A. These regulations e
ensure that new development complies with the
landscaping provisions of this Code and any applicable Refinement Plans,
Plan Districts, Master Plans, and Conceptual Development Plans; i
adequately screened from less intensive developmenq considers the effects of
vegetation on public Facilities; retains significant clusters of natural trees and
shrubs wherever possible; minimizes run-off; facilitates energy conservation
and crime prevention; and improves the appearance of the City to create a
desirable place to live and work.
B. Three types oflandscaping may be required:
Landscaping standards for private property as specified in this
Section and other Sections ofthis Code.
Street trees in the public right-of-way as specified in Section 4.2-140.
Curbside planter strips in the public right-of-way as specified in
Section 4.2-135.
C. Materials and installation costs of planting and irrigation other than what is
required by the Minimum Development Standards (Section 5.15-100) shall not
be required to exceed 10 percent of the value of the new development'
including parking facilities. The Director shall determine the location,
quantity and quality ofrequired landscaping as specified in this Code.
D. Uuiess otherwise specified in this Code, the following areas of a lot/parcel
shall be landscaped:
Ali required setback areas and any additional planting areas as
specified in the appropriate zoning district.
Parking lot planting areas required in this Section.
E. At least 65 percent ofeach required planting area shall be covered with living
plant materials within 5 years of the date of installation. The living plant
materials shall be distributed throughout the required planting area. The
planting acceptable per 1,000 square feet of required planting area is as
follows:
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Asa minimum, 2 trees not ess than 6 feet in height that are at least
inches in caliper (at the time of planting, not ncluding root ball); and
Ten shrubs, 5 gallons or larger.
Lawn and/or gmundcover maybe substituted for trees or shrubbery,
unless required for screening when there are adequate provisions for
ongoing maintenance.
EXCEPTION: These standards do not apply m single-family and duplex dwellings
on individual lots/parcels in the LDR District.
Response: As shown on the Preliminary Landscape Plan (Exhibit A), landscaping is included in the
required setback areas and parking lot planting areas. Landscaped areas are planned to
meet the applicable requirements of Section 4.4-100. Further, the exception above is not
relevant to multifamily dwellings and is not applicable. Therefore, the criteria are met.
F. Parking lot planting areas shall include I canopy tree at least 2 inches in
caliper that rneers City street tree standards as may be permitted by the
City's H.Smaming Design Standuds and Pracedums Manual and at least 4
shrubs, 5 -gallon or larger, for each 100 square feet ofplandng area. Shrubbery
that abuts public right-of-way or that is placed in the interior of any parking
lot shall generally not exceed 2-1/2 feet in height at maturity. Parking lot
planting areas shall include:
1. Parking and driveway setback areas specified in the applicable
zoning districg and
2. 5 percent of the interior of a parking lot, exclusive of any required
parking setbacks, if 24 or more parking spaces are located between
the street side of a building and an arterial or collector street, and are
visible from any street.
3. See also Section 3.2-240D.8.c. for multifamily design standards.
Response: As shown on the Preliminary Landscape Plan, parking lot planting areas are included as
applicable to meet the standards above. Further, please seethe response to Section 3.2-
240D.g.c for details regarding quantity and design of parking lot planter islands. The
criteria above are met.
G. AR new required planting areas shall be provided with a permanent
underground irrigation system unless where planted with native species or
plant communities, or as may be exempted by the Director.
H. Landscaped setbacks abutting required screening on the same property may
be exempted by the Director from planting requirements if the area is not
visible from any public right-of-way or adjacent property.
Planting Installation Standards.
The applicant shall provide methods for the protection of existing
plant .material, which will remain through the construction process.
The plants to be saved and ire .method of protection shall be noted
on the Planting Plan.
Existing trees to be retained on private property shall not have
construction occur within the drip line, unless a landscape architect
certifies that affected trees will have at least a 90 percent chance of
survival over a 5 -year period. Trees to be saved shall be kept free from
trunk abrasion.
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3. The Planting Plan may be required m include specifications for
topsoil, including depth and organic matter requirements, to ensure
the health and vitality of required planting. Where planting areas
have been excavated, the Planting Plan shall provide for the
replacement of topsoil. All waste material shall be removed from
required planting areas prior to the application oftopsoil.
a. Inspection may be made by the Director prior to planting to
verify proper rough grade and installation of irrigation
systems.
b. Plant materials and soil preparation may be inspected prior
m or in conjunction with the occupancy inspection to ensure
that placement, quantity, size and variety conform to the
approved Planting Plan and the requirements of this
Section. Nursery tags identifying variety and species shall
remain on plant specimens until the Final Building
Inspection by the Building Official or the issuance of a
Certificate of Occupancy.
Response: The irrigation standards, director exemption, and planting installation standards above
are understood. The criteria can be met.
4.4-110 Screening
A. Unless otherwise specified in this Code, screening shall be required:
1. Where commercial and industrial districts abut residential districts
and no approved screening a casts;
2. For outdoor mechanical devices and minor and major public
Facilities;
3. For outdoor storage yards and areas in non-residential districts
abutting residential districts along their common property fine;
4. For trash receptacles;
5. For automobile wrecking and salvage yards; and
6. For multifamily developments.
Response: This application involves a site plan review for a new multifamily complex. Therefore, the
criteria above are applicable.
B. Screening shall be vegetative, earthen and/or structural and be designed m
minimize visual and audible incompatible uses from adjacent properties.
Unless specified elsewhere in this Subsection, screening shall be continuous
to at least 6 feet above ground level. The following standards shall apply:
1. Vegetative Screening. Evergreen shrubs shall be planted to form a
continuous hedge. When immediate screening is necessary, a sight -
obscuring fence shall be installed in place of, or in conjunction with
the shrubs. The 6 -foot height standard specified in Subsection B.,
above shall occur within 4 years ofplaming.
EXCEPTION: For multifamily development' the vegetative screening standard
specified in Section 3.2-240D.8.d. apply.
2. Earthen Screening. Earthen berms may be used to screen either
visual or noise impacts. A berm shall be combined with evergreen
plantings or a fence to form an atrmctive sight and noise buffer. The
mawmum height of a berm shall be 6 feet along local streets and 8
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feet along collector and arterial streets or railroad rights-of-way,
unless an acoustical engineer determines a lower or higher height can
be utilized. Height shall be .measured from the base of the berm to
the top of the berm and does not include additional fences or
landscaping. The exterior Face of the berm shall be constructed as an
earthen slope. The interior Face of the bean may be constructed as
an earthen slope or retained by means of a wall, terrace or other
meansacceptable to the Building Official. The .maximum slope shall
be 1:3. The crest area shall be a .minimum of4 feet wide. The slopes
shall be protected by trees, shrubs and gmundcover to prevent
erosion. Berms shall be irrigated as specified in Section 4.4-100. No
part of a berm shall encroach into an easement The toe of a berm
over 3 feet n height shall be set back at east 5 feet from any property
fine, unless when abutting public right-of-way. Berms shall not
interfere with the drainage patterns ofthe property.
3. Structural Screening. A fence or masonry wall shall be constructed to
provide a uniform sight -obscuring screen.
EXCEPTIONS:
a. No screen shall exceed 4 feetin residential district font yard
setbacks, and all screening shall comply with vision
clearance requirements of Section 4.2-130.
b. Wherever a required screen in the form ofa fence is adjacent
to w residential or commercial district or an arterial o
collector street' it shall be non-metallic and ofa subtle color
to blend with surrounding vegetation. A slatted chain-link
fence may be approved by the Director.
c. Any refuse container or disposal arcawhich would otherwise
be visible from a public street, customer or resident parking
area,any public fci ity, adjacent property, or any residential
area, shall be screened from viewas specified in Subsections
1. and 3., above. All refuse materials shall be contained
within the screened area. See also Section 3.2-240D.3.b. for
multifamily design standards. This standard does not apply
to single and 2 -Family dwellings.
d. When abutting a street, outdoor storage areas and yards
shall be provided with a 5 -foot planting strip as specified in
Section 4.4-100.
Response: As shown on the Preliminary Plans (Exhibit A), this application involves abutting MDR and
CC District zoned land. As such, a cedar privacy fence is planned to be provided along the
south property line of the subject site to comply with the structural screening standards,
above. The fence is not planned within vision clearance areas or within the front yard
setbacks of the residential zone. Further, the wooden fence will comply with the material
standards above.
As shown on the Preliminary Site Plan (Exhibit A), the two trash enclosures are planned
to be screened from public view by masonry walls/fencing. Outdoor storage areas (aside
from private residential open space) are not involved in this application. Therefore, the
screening standards above are met.
4.4-115 Fences
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Fences shall not exceed the height standards in Table 4.4-1 and shall be located as
follows:
A. General
1. In any zoning, overlay or plan district not specifically listed in Table
4.4-1, fence standards shall be determined based upon the use, for
ample a commercial use in the Mixed Use Commercial District
shall comply with fence standards for the commercial districts in
Table 4.4-1.
EXCEPTION: In mixed use areas, fence standards shall be determined by
the base zone.
2. Fence height is measured from the average height of the grade
adjacent to where the fence is to be located. If a fence is to be
constructed on top ofa berm, the height is measured from the top of
the berm.
3. Fences shall be permitted as specified in the screening standards in
Section 4.4-110. Where permitted in the commercial, industrial and
the PLO Districts, outdoor storage of materials shall be screened by
a sight obscuring fence when abutting residential properties along
common property lines. Partial screening along rights-of-way and
no evidential districts may be permitted when necessary for
security reasons.
B. Review procedure applicable to all zoning, overlay and plan districts.
1. A construction permit is required for fences over 6 feet in height.
2. Fences within the Willamette Greenway Setback area shall be
reviewed under Discretionary Use procedure for fences as specified
in Section 5.9-120 and as required in Section 3.3-225.
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C. Where Discretionary Use approval is required for fences, the fallowing criteria
of approval apply, in Gen of criteria specified in Section 5.9-120:
1. The applicant has reasonably demonstrated a security problem exists
at the site. The demonstration shall include police reports, insurance
claims paid, or affidavits from neighbors or tenants of the property
corroborating the security problem;
2. Demonstration that the placement of the fence will not present a
hazard or risk to the general public or neighboring properties;
3. Demonstration that the applicant has exhausted all other practical
remedies to the demonstrated security problem; for example, sight
obscuring screening, "unfriendly landscaping," fighting or alarms
which might deter trespass on the subject property; or
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.te Height by Zoning Distuct
Yet dType
Rest dential• Commerce Imust"
PLO NIS
Front Yard l
6'(2) 6' 6'/8'(3)
6'
6'
Street Side Yard
6' 6' 6'/8'(3)
6'
6'
4
Rear Yard
6' 6' 6' /8' 3
6'
6'
Height Exceptions
8' /10' S 8' 8' 6
8'
N/A
Psion Clearance
2 %, 2'/a' 2'/a'
2'/a'
2'/2
Area 7
Barbed/Razor
Y (8) Y (8) Y (8)
Y/ N (8)
N
Wire/Electric
(1) She fence&hall 1, hamed behind she Rout yard setback is all districts unless aMwed in (2).
(2) Fences may tor allowed xidiia the front yard setback as follows
(a) 4' high mshsed chain liakihm standard does not apply to multifamily developments.
(b) 3' high sight obsen rag fiance.
(3) In she Cam pus Industrial District she base height standard is 0. In au other industrial dr&tricq she has, height
eendard is 8'.
(4) In she residential dintica, a fence may be located along she propose, he,. Is A aster districts, she fast, shall, -
located behind she street yard setback.
(S) Situations where she base Race height may be exceeded:
(a) 8' in residential, commercial and the MO Districts foe public utility focditi,s, school yards and playgrounds,
provided shat she fence is located behind she front yard and street side yard landscaped area and outside of she
vision clettaaco area. Resideatial diarists thermal, these facilities, ruleos d cracks at residential property ride
and teat yards ahmen streets xis, 4 at more travel lanes, may have feac,s of 8' th mg comm oft peopeety hoes
.ad eig,t-of-ray.
(b) to- far twid,aial properties those, commercial at industrial districts Hoag common profits, fees, aad
a and permitted sroeag, areas is residential dismos. Yards of siagl,{amily homes shall tat emstimr
pecticed sroetgo meas.
(e) la residoaial districts, any Gam located caries aregnhed stsb-it,mal which exceeds she Avachlofee-
height far that etback by mom shat 20 poecemt shall be meowed medw Discretionary Uso procedure Ge
fester as specified is Section 5.9-100.
(6) special&taadaeds is she Campus Industrial District
(a) No fencing shall be permitted within 35' of a Cl District peeimeree at 20 feet of any dewlopm ant area
peameree at within inemat lots/paecei& of development seem.
EXCEPTION: 3' maximum height decorative fencing at masoaty walls may be pertained as screening
devices around paeloug lots.
(b) Chain lied, fences shall be peemired only when cam tined with plantings of mem,een&hmb& at climbing aims
shat rill completely covet the fence(&) within 5 years of imrallatiom (as testified by a landscape arohirect at
licensed mmety ape -eyed.
(c) pointed fencasdall match she building color -ham, of she development area.
(7) Nofence dull exceed she 21/,' height limitation within she aisim,el'sence area as specified in Section 4.2-130.
(8) Barbed rieq razor rite at eletwified fencing shell be permitted amp a 6foot chain link fence. The mel height of
the fence and barbed rise &hall not exceed 8'. The&, materials shall ma extend into she vertical plane of adjoining
public sidewalks Barbed rise at razor rise only forms at, prrbihcrd. Elertrified fencing &hall be passed r;di
evaining signs every 24 feet
EXCEpnom
(a) In she PLO District in she Downstream Exmpma Area tad is she MUC, MUF and MUR Districts, no barbed
razor e electrified fencshallbe permitted.
ee& residential districts,barb-wire tad electrified faaciuy on lot&/paced& less that 20,000 &quare feet, and
(b) In she
e any lot/ parcel, mg-ell—ofsisteama
tire, be reviewed under Diaty Use procedure as
specified in Section 5.9-100, using she cousin specified in Subsection C., below.
C. Where Discretionary Use approval is required for fences, the fallowing criteria
of approval apply, in Gen of criteria specified in Section 5.9-120:
1. The applicant has reasonably demonstrated a security problem exists
at the site. The demonstration shall include police reports, insurance
claims paid, or affidavits from neighbors or tenants of the property
corroborating the security problem;
2. Demonstration that the placement of the fence will not present a
hazard or risk to the general public or neighboring properties;
3. Demonstration that the applicant has exhausted all other practical
remedies to the demonstrated security problem; for example, sight
obscuring screening, "unfriendly landscaping," fighting or alarms
which might deter trespass on the subject property; or
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Demonstration that the property is subject to noise found to exceed
acceptable noise levels prescribed in the Oregon Administrative Rule
or the Federal Highway Administration Noise Abatement Criteria, as
certified by an acoustical engineer,
The Planning Commission, based on the evidence presented, shall
approve, .modify or deny the request. The Planning Commission may
further condition the request including, but moth mited to imposition
of the following conditions; establishing the extent ofthe site eligible
for the fencing, establishing minimum and maximum height
requirements, setbacks from all property fines, and requiring specific
fencing materials.
Response: This application does not involve required fencing. As stated in the narrative response
above, structural screening is provided to separate the MDR and CC District zoned land
by means of a wooden fence that will meet the standards above. Additional fencing is not
planned on site. Further, the discretionary use approval is not applicable to this
application. As relevant, the criteria are met.
CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS
Sec6on5.1-100 The Development Review Process
5.1-130 Type II Applications (Administrative)
Type II decisions are made by the Director after public notice, but without a public
hearing, unless appealed. Type II applications are reviewed as described below, unless
the Director determines that the application should be reviewed as aType III decision
due to the complexity ofthe application or the need for discretionary review.
A. Type II applications are submitted to the Development Services Department.
The Director shall determine application completeness.
B. The Director shall provide .nailed notice to the property owners and
occupants within 300 feet ofthe property being reviewed and to the applicable
neighborhood association. In addition, the applicant shall post 1 sign,
approved by the D rector, on the subject property. For all Type II notices, an
affidavit will be completed by staff staring that the required notice was
provided to the appropriate individuals. There is a 14 -day period, beginning
from the date of the notice, for persons to provide written comments to the
Director. The Type II notice shall contain d.e following:
C. The Director shall distribute the application to the Development Review
Committee or the Historical Commission for comments.
D. The Directors decision shall address all of the applicable approval criteria
and/or development standards and any written comments from those persons
who received notice. The Director may approve, approve with conditions, or
deny the application.
E. The Directors decision is the City's final decision and is effective the day it
is mailed to the applicant' property owner and those persons who submitted
written comments, unless appealed. The Director's decision shall include an
explanation of the rights ofeach party to appeal the decision.
F. The Directors decision may be appealed within 15 calendar days to d.e
Planning Commission or Hearing's Official as specified in Section 5.3-100.
Any action taken to begin development prior to the expiration of the appeal
period is solely at the applicant's rick and expense. The City assumes no liability
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or expense if the development is ultimarely terminated based upon the outcome
of the appeal.
Response: This application involves multifamily residential Site Plan Review and should be reviewed
in accordance with the Type I I review process described above.
Section 5.13-100 Master Plans
5.13-134 Final Master Plan—Phasing Implementation
A. No Subdivision and/or Site Plan Review applications (phasing
implementation) shall be submitted until the Memorandum of Final Master
Plan has been recorded, delineating the effective date, and returned to the
City.
B. The approved Final Master Plan shall be the basis for the evaluation of all
phases of proposed development' including Subdivision and/or Site Plan
Review applications.
Response: The Marcola Meadows Final Master Plan was approved on February 17,2021 (Local Case
File No. 811-20-000225-TYP3). The Memorandum of Final Master Plan has been recorded
and returned to the City. The criteria are met.
C. The approved Final Master Plan and all applicable conditions of approval
shall be addressed for each Subdivision and/or Site Plan Review application
(phasing implementation) as part of application completeness during the Pre -
Submittal Meeting application process, specified in Section 5.1-120C. (6238)
Response: The Findings for Compliance with the Marcola Meadows Final Master Plan (Exhibit J),
address the conditions of approval and demonstrate the criterion above is met.
Section 5.17-100 Site Plan Review
5.17-105 Purpose and Applicability
A. The purpose of Sire Plan Review is to: fircifitate and enhance the value of
development, regulate the manner in which land is used and
developed; ensure the provision ofpubfic Facilities and services; maintain the
integrity of the City's watercourses by promoting bank stability, assisting in
flood protection and Bow control, protecting riparian functions, minimizing
erosion,and preserving water quality and significant fish and wildlife areas;
provide for connectivity between different utilize alternative
transportation .nodes including and walking, bicycling and mass transit
facilities; implement the Metro Plan, applicable refinement plans and specific
area plans and development plans; minimize adverse effects on surrounding
property owners and the general public through specific approval
conditions; and otherwise protect the public health and safety.
B. Site Plan Review is required for:
2. Multifamily residential, commercial, public and se mi-pubfic, and
industrial development or uses, including construction ofimpervious
surfaces for parking lots and storage areas, including:
a. New development on vacant sites and redevelopment as a
result of demolition and removal of existing buildings and
impervious surfaces on a formerly occupied site, except
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where a proposed development qualifies as an MDS
Application in accordance with SDC Section 5.15.
Response: This application involves site plan review for a multi -family residential site on land within
the Marcola Meadows Final Master Plan. The site is vacant of structures and contains
existing frontage improvements on 281" Street. Therefore, this property requires Site Plan
Review in accordance with this section.
5.17-110 Review
A. Pre -Application Options. Although voluntary, prospective applicants are
generally encouraged to request a Development Issues Meeting (informal
process) or Pre -Application Report (formal process) as specified in Section
5.1420.
B. Site Plans are reviewed under Type II procedure, unless otherwise specified
elsewhere in this Code.
Response: A Development Issues Meeting was held on November 11, 2020 and included
participating City staff and project team members. The site plan should be reviewed
under a Type II procedure, as specified above. The criteria are satisfied.
5.17-115 Phased Development
The Director may approve phasing of development with the Site Plan Review
application, subject to the following standards and procedures:
A. A Phased Development Plan shall be submitted with the Site Plan Review
application as specified insertion 5.17-120.
Response: This Site Plan Review application does not involve phased construction. Please see the
Marcola Meadows Final Master Plan Phasing Plan and Schedule (Exhibit H) for further
information. As relevant, the criterion is met.
5.17-120 Submittal Requirements
AR Site Plan applications shall be prepared by an Oregon licensed Architect,
Landscape Architect, Civil Engineer or Surveyor as determined by the Diecmc A Site
Plan shall contain all the elements deemed necessary by the Director to demonstrate
that provisions of this Code are being fulfilled and may include, but not be limited to,
the r vowing:
A. General Requirements. A Site Plan shall be drawn in ink on quality paper and
shall contain the following information:
1. The scale (appropriate to the area involved and sufficient to show
detail of the plan and related dares, for example: I" = 301, 1" = 50' or
I" = 100'), north arrow, and date ofpeparation;
2. The street address and assessor's map and tax lot number;
3. The dimensions (in feet) and size (either square feet or acres) of the
development area;
4. Proposed and existing buildings: location, dimensions, size (gross
floor area), conceptual floor plan, setbacks from property lines,
distance between buildings and height,
5. The location and height of proposed or existing fences, walls,
outdoor equipment and storage, trash receptacles and signs;
6. Proposed number of employees and future expansion plans;
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7. Area and percentage of the site proposed for buildings, structures,
driveways, sidewalks, patios and other impervious surfaces. This
information is necessary to allow staff to determine the Site Plan
Review fee,
8. Observance of solar access requirements as specified in the
appropriate zoning district,
9. Exterior elevations of all buildings and structures proposed for the
development site;
10. Area and dimensions of all property to be conveyed, dedicated or
reserved for common open spaces, recreational areas and other
similar public and semi-public uses.
Response: The Preliminary Plans (Exhibit A) and Supplemental Architectural Information (Exhibit D)
contain the applicable information listed above. The criteria are satisfied.
B. A Site Assessment of the entire development area prepared by an Oregon
licensed Landscape Architect or Engineer and drawn to scale with existing
amours at 1 -foot intervals and percent of slope that precisely maps and
delineates the areas described below. Proposed modifications to physical
features shall be clearly indicated. The Director may waive portions of this
req ulrement-if there is a finding that the proposed development will not have
n adverse impact on physical features or water quality, either on the site or
adjacent to the site. Adjacent properties include those within the distances
specified in Section 5.17-105. Information required for adjacent properties
may be generalized to show the connections to physical features. A Sire
Assessment shall contain the following information:
1. The name, location, dimensions, direction offiowand top ofbank of
all watercourses that are shown on the Water Quality Limited
Watercourse Map on file in the Development Services Department,
2. The 100 -year floodplain and Roadway boundaries on the site, as
specified in the latest adopted FEMA Flood Insurance Rate Maps or
FEMA approved Letter of Map Amendment or Letter of Map
Revision;
3. The Time of Travel Zones, as specified in Section 3.3-200 and
delineated on the Wellhead Protection Areas Map on file in the
Development Services Department,
4. Physical features including, but not limited to significant dusters of
trees and shrubs, watercourses shown on the Water Quality Limited
Watercourse Map and their riparian areas, wetlands and rock
outcroppings; and
5. Soil types and water table information as .napped and specified in
the Sails Survey ofLare County.
6. Names] resource protection areas as specified in Section 4.3-117.
Response: The Preliminary Plans (Exhibit A) and Natural Resources Conservation Service (NRCS) Soil
Map (Exhibit E) contain the applicable information listed above. The criteria are satisfied.
C. An Access, Circulation and Parking Plan complying with the provisions of
this Code and containing the following information:
1. The location, dimensions and number of typical, compact and
disabled parking spaces; including aisles, landscaped areas, wheel
bumpers, directional signs and striping;
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2. On-site vehicular and pedestrian circulation;
3. Access to streets, alleys and properties to be served, including the
location and dimensions of existing and proposed driveways and
driveways proposed to be closed;
4. Exterior fighting as specified in Subsection H. below,
5. The location, type and number of bicycle spaces;
6. The amount ofgmss Floor area applicable to the parking requirement
for the proposed use;
7. The location ofoff-street loading areas;
8. Existing and proposed transit facilities;
Response: The Preliminary Plans (Exhibit A) include the applicable site elements listed above. The
criteria are satisfied.
9. A copy of a Right-of-way Approach Permit application, where the
property has frontage on an Oregon Department of Transportation
(ODOT) facility; and
Response: The subject site does not include frontage on an ODOT facility. The criterion is not
applicable.
10. A Traffic Impact Study prepared by a Traffic Engineer as specified
in Section 4.2-105A.4.
Response: Please seethe Transportation Documentation within Exhibit F. The criterion is satisfied.
D. A Landscape Plan, drawn by a Landscape Architect or other professional
approved by the Director, complying with the provisions of this Code that
contains the following information.
1. Screening as specified in Section 4.4-110;
2. The use of plantings in erosion control and stormwater treatment
Facilities, if any;
3. A permanent irrigation system, unless specifically exempted as
specified in Section 4.4-100;
4. Street trees as specified in Section 4.2-140;
5. A specifications list for all materials to be used shall accompany the
Planting Plan. Plant sizes shall be listed at the time of installation,
and shown on the Planting Plan at .nature size; and
6. A description ofplaming methods as specified in Section 4.4-100.
Response: Please see the Preliminary Landscape Plan within Exhibit A that includes the applicable
information listed above. The criteria are met.
E. An Improvements Plan complying with the standards ofSections 4.1-100,4.2-
100 and 4.3-100 that contains the following information:
1. The name and location of all existing and proposed public and
private streets within or on the boundary of the proposed
development site including the right-of-way and paving dimensions,
and the ownership and .maintenance status, ifappficable;
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page 42
Location of existing and required traffic control devices, fire
hydrants, streetlights, power poles, transformers, neighborhood
.mailbox units and similar public facilities;
The location, width and construction material of all existing and
proposed sidewalks, sidewalk ramps, pedestrian access ways and
trails; and
The location and size ofexisting and proposed utilities and necessary
easements and dedications on and adjacent to the site including
sanitary sewer mains, stormwater management systems, water
mains, power, gas, telephone, and cable TV. Indicate the proposed
connection points.
Response: The Preliminary Composite Utility Plan (Exhibit A) includes the relevant information listed
above. Locations for public facilities, including mailboxes, are shown, though it is
understood specific site elements will be vetted during the PIP/construction plan review
process. As applicable, the criteria are met.
F. A Grading, Paving and Stormwater Management Plan drawn to scale with
existing contours at I -foot intervals and percent of slope that precisely maps
and addresses the information described below. In areas where the percent of
slope is 10 percent or more, contours may be shown at 5 -foot -intervals. This
plan shall show the stormwater management system for the entire
development area. For Site Plans with more than 5,000 square feet of new
paving area, an Oregon licensed Civil Engineer shall prepare the plan. Where
plants are proposed as part of the storenwater management system, an Oregon
licensed Landscape Architect may be required. The plan shall include the
following components:
1. Roof drainage patterns and discharge locations;
2. Pervious and impervious area drainage patterns;
3. The size and location of storenwater management systems
components, including but not limited to: drain lines, catch basins,
dry wells and/or detention ponds; stormwater quality measures; and
names] drainageways to be retained;
4. Existing and proposed elevations, site grades and contours; and
5. A stormwater management system plan with supporting calculations
and documentation as required in Section 4.3-110 shall be submitted
supporting the proposed system. The plan, calculations and
documentation shall be consistent with the Sngineedng Design
Standards and Procedures Manus! to allow staffto determine that the
proposed stormwater .management system will accomplish its
purposes.
Response: The Preliminary Grading and Erosion Control Plan (Exhibit A) and Preliminary Stormwater
Report (Exhibit I), replete with supporting calculations as required, are included with the
application materials. The criteria are met.
G. A Phased Development Plan, where applicable, that indicates any proposed
phases for development' including the boundaries and sequencing of each
phase as specified in Section 5.17-115. Phasing shall progress in a sequence
that promotes street connectivity between the various phases and
accommodates other required public improvements,including but not
limited to, sanitary sewer, stormwater management' water and electricity.
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page 43
Response: This Site Plan Review application does not involve phasing of construction. Please seethe
Marcola Meadows Final Master Plan Phasing Plan and Schedule (Exhibit H) for further
information. As relevant, the criterion is met.
H. An On-ate Lighting Plan showcmg the location, orientation, and maximum
height of all proposed exterior fight fixtures, both free standing and attached.
The fighting plan shall also derail the type and extent of shielding, including
cut-off angles and the type of illumination, the wattage, luminous area, and a
photometric rest report for each fight source.
Response: The Preliminary Lighting Plan (Exhibit A) details the information listed above. As stated on
the Site Plan Review checklist (Exhibit B), a complete photometric plan containing test
reports for each light source is deferred until Final Site Plan Review and/or future Building
Permit submittal. The criteria are met, as applicable.
I. Additional information and/or applications required at the time of Site Plan
Review applications submittal shall include the following items, where
applicable:
1. A brief narrative explaining the purpose of the proposed development
and the existing use of the property.
Response: This written document fulfills the narrative requirement, above.
2. If the applicant is not the property owner, written permission from
the property owner is required as specified in Subsection 5.4-105B.2.
Response: The application form (Exhibit B) is signed by the property owner.
3. A Vicinity Map drawn to scale showing bus stops, streets, driveways,
pedestrian connections, fire hydrants and other transportation/fire
access issues within 200 feet of the proposed development area.
Response: The Preliminary Plans (Exhibit A) contain a vicinity map and show relevant elements listed
above within 200 feet of the proposed development area.
4. How the proposal addresses the standards of the applicable overlay
district, where applicable.
Response: The subject site is designated Drinking Water Protection Overlay District. The Existing
Conditions Plans (Exhibit A) address the standards, as applicable.
5. How the proposal addresses Discretionary Use criteria, where
applicable.
6. A Tree Felling Permit as specified in Section 5.19-100.
7. An Annexation application, as specified in Section 5.7-100, where a
development is proposed outside of the city limits but within the
City's urban service area and can be serviced by sanirary sewer.
Response: This application does not involve a discretionary use (the planned multi-family residential
use is permitted), tree felling permit (the site does not contain trees), or annexation
application (the site is within City limits). Therefore, the criteria above are not applicable.
8. A wedand delineation approved by the Department of State Lands
shall be submitted concurrently, where there is a wetland on the
property.
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi-Family Site Design Review— City of Springfield Page 44
Response: The subject site (±11.24 -acre site) is void of wetlands, as shown on the Existing Conditions
Plan within Exhibit A.
9. Evidence that any required Federal or State permit has been applied
for or approved shall be submitted concurrently.
10. A Geotechnical Report prepared by an Engineer shall be submitted
concurrently, if the required Site Assessment specified in Section
5.17120 indicates the proposed development area has unstable soils
and/or a high water table as specified in the Soils Survey of Lane
County. (6274 6211)
Response: Federal and/or State permits are not relevant to this application, though they can be
obtained if necessary. A Geotechnical Report is also not warranted, as determined by
previous site assessments.
5.17-125 Criteria
The Director shall approve or approve with conditions: a Type II Site Plan Review
application upon determining that approval criteria in Subsections A. through E.,
below have been satisfied. If conditions cannot be attached to satisfy the approval
criteria, the Director shall deny the application.
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: As shown on the Preliminary Plans (Exhibit A), the site is designated Medium Density
Residential on both the Metro Plan Diagram and Springfield Zoning Map. Additionally, the
subject site complies with the applicable Plan District standards, as well as with the
Marcola Meadows Master Plan, as described in this written document. The property is
not subject to a Refinement Plan or Conceptual Development Plan. Therefore, the
approval criteria are satisfied.
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 mifity provider shall determine
capacity issues.
Response: As shown on the Preliminary Plans (Exhibit A) and described in this written document, the
necessary public and private improvements can be provided to the serve the site in
accordance with the Springfield Development Code. Further, this multi -family residential
site is an approved phase of the Marcola Meadows Final Master Plan. As such, City staff
have concluded adequate public facilities (e.g. municipal water, sanitary sewer,
stormwater management, franchise utilities, etc.) are available to serve the site when in
compliance with the approved Master Plan. Therefore, adequate capacity of public and
private facilities can be provided to the subject site, and the criterion is met.
C. The proposed development shall comply with all applicable public and
private design and construction standards contained in this Code and other
applicable regulations.
AVO Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page 45
Response: As demonstrated on the Preliminary Plans and described in this written narrative
document (and accompanying materials), the planned multifamily site improvements are
compliant with the SDC and other regulations (i.e. Oregon Fire Code, Regional Metro Plan,
etc.), as applicable. The criterion of approval is satisfied.
D. Parking a.eas and ingress -egress points have been designed to: Facifitate
vehicular o-affir, 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
to this Code or other applicable regulations and comply with the COOT
access management standards for Stare highways.
Response: As illustrated on the Preliminary Plans, the multi -family residential housing access points
on 281h Street and Pierce Parkway are consistent with what is shown on the Marcola
Meadows Final Master Plan. Parking areas and ingress -egress points have been designed
to facilitate safe and efficient traffic, provide connectivity within and from the site, and
minimize driveways on 28th Street (functionally classified as a Minor Collector street in
the TSP). Additionally, the multi -family residential phase (and commercial and school
phases of Marcola Meadows) share an access point to minimize driveways on Marcola
Road, functionally classified as a Major Collector street in the TSP). Transportation
improvements associated with ingress/egress are discussed in further detail in the TIS.
The approval criterion is satisfied.
E. Physical features, including, but notlirnited to: steep slopes with unsmble soil
or geologic conditions; areas with susceptibility of flooding; significant
clusters of trees and shrubs'warercours s shown on the WQLWMap and their
associated riparian a 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
97.740-7601358.905-955 and 390.235-240, sha0 be protected as specified in this
Code or in State or Federal law.
Response: The subject site is generally flat and currently exists as a grassy field. Staff Finding 45 of
the Marcola Meadows Master Plan Modification states "the property is currently vacant
and the only notable physical feature on the site is the existing linear drainage channel
(Pierce Ditch)." This application does not involve improvements to the Pierce Ditch and
the timeline regarding such improvements is shown in the Phasing Plan and Schedule
(Exhibit H). Therefore, this application does not impact physical features on the subject
site; as relevant, the criterion of approval is met.
5.17-130 Conditions
To the extent necessary to satisfy the approval criteria of Section 5.17-125, comply with
a0 applicable provisions of this Code and to mitigate identified negative impacts to
surrounding properties, the Director may impose approval conditions. Conditions
unposed to satisfy the Site Plan appfication approval criteria shag not be used to
exclude "needed housing" as defined in OAR 660-08-015. All conditions shag be
satisfied prior to Final Site Plan approval. Approval conditions may include, but are
not limited to:
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page 46
Response: It is understood the Director may impose conditions of approval as stated above and the
conditions shall be satisfied prior to Final Site Plan approval. The list of potential approval
conditions has been omitted for brevity.
Furthermore, this multi -family residential site plan review application is associated with
(and compliant with) the Marcola Meadows Final Master Plan. As such, see Exhibit 1,
Findings for Compliance with the Marcola Meadows Final Master Plan. Please be aware
all conditions from the Final Master Plan are included, though few are applicable to this
site plan review application.
5.17-135 Final Site Plan/Final Site Plan Equivalent Map
A. Final Sire Plan, Generally. Within 90 days of an affirmative decision by the
Approval Authority, a complete Final Site Plan shall be submitted to the
Development Services Department The Final Site Plan submittal shall
corporate all approval conditions fisted in the staff report The Final Site
Plan shall become null and void if construction has not begun within 2 years
ofthe signing of the Development Agreement required in Section 5.17-140.
B. Final Sim Plan Equivalent Map. In the case
of developed or partially
developed industrial properties of more than5 acres in size that did not
receive Final Site Plan approval prior to the adoption of this Code, the
Director may approve a Final Site Plan EquivalentMap to allow the property
owner to use the Site Plan Modification process specified in Section 5.17-145
for future additions or expansions.
5.17-140 Development Agreement
A. To complete the Sim Plan Review Process, a Development Agreement shall
be prepared by the Director to be signed by the applicant The purpose ofthe
Development Agreement is to ensure that the terms and conditions of Site
Plan Review approval are understood and binding upon both the applicant
and the City. The Development Agreement and the Final Sim Plan approval
a e valid fort years from the date the documentis signed. Ifconstruction does
not begin within this time fine, both the Final Sim Plan and the Development
Agreement shall become nuR and void. However, I extension, not to exceed I
year may be granted by the Director upon receipt of a written request by the
applicant, including an explanation of the delay. Work under progress shall
not be subject to Final Site Plan or Development Agreement expiration.
EXCEPTION: No Development Agrcementshall be required for a Final Sim Plan
Equivalent Map application that is approved as specified in Section
5.17-135.
B. A Buading Permit may be issued by the Building Official only after the
Development Agreement has been signed by the applicant
C. No building or structure shall be occupied until all improvements are made
as specified in this Section, unless otherwise permitted in Section 5.17-150.
D. Upon satisfactory completion of site development, as determined by a Final
Site Inspection (prim to the final buadinginspection), the City shall authorize
the provision of public facifides and services and issue a Certificate of
Occupancy.
Response: The process above is understood. The criteria can be met.
AVC Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page 47
IV. Conclusion
The required findings have been made and this written narrative and accompanying documentation
demonstrate that the application is consistent with the applicable provisions of the City of Springfield
Development Code. The evidence in the record supports approval of the application and the City can rely
upon it for its approval of the application.
AVO Marcola Place Apartments— Marcola Meadows Master Plan September 2021
Multi -Family Site Design Review— City of Springfield Page 48
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
W 0#/
Site Plan Review Pre -Submittal: Major Site Plan Modification Pre-SubmittalApplication Type mom (Applicant. check , L]Site
Plan Review Submittal: ❑ Ma'or Site Plan Modification Submittal: ❑
Required Project Information (Applicant. complete this section)
Applicant Name: Marcola Meadows Neighborhood, LLC phone: Please contact consultant
company: Marcola Meadows Neighborhood, LLC
Email: Please contact consultant
Address: 27375 SW Parkway Avenue, Wilsonville, OR 97070
Applicant's Rep.: Consultant: Chris Goodell
Phone: (503) 563-6151
Company: AKS Engineering & Forestry, LLC
Email: chrisg@aks-eng.com
Address: 12965 SW Herman Road, Suite 100, Tualatin, OR 97062
Property Owner: Marcola Meadows Neighborhood, LLC
Phone: Please contact consultant
Company: Marcola Meadows Neighborhood, LLC
Email: Please contact consultant
Address: 27375 SW Parkway Avenue, Wilsonville, OR 97070
ASSESSOR'S MAP NO: 17023000
TAX LOT NOS : A portion of Tax Lot 1803
Property Address: No situs - northwest of Marcola Road and 28th Street
Size of Property: ±497,455 Acres ElSquare Feet
Proposed No. of 14 units/ac (312 units)
Proposed Name of Project: Marcola Meadows Multi -Family Residential Phase
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: Multi -family residential site Ian review
Existing Use: Vacant land zoned Medium Density Residential (MDR)
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): 319,840 sf
Si natures: Please sign and Drint mour name and date in the aDDroDriate
Required Project Information (City Intake Staff.,
Associated Applications:
box on the next ae.
complete this section)
Signs:
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 Id 1 of 11
DEVELOPMENT AND PUBLIC WORKS
SPRINGFIELD —
225 FIFTH STREET
SPRIOREGO
PHONE. ELD,
OR 53
PHONE: 541.726.3753
FAX. 541.726.1021
mmspringFrold-or.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
----------- — doss likerdZedwdbyAppheao--- ----------- — _—
(Please return to Clayton HkRahern @ City of5prn{gfield Development and Public Works; Fax # 736-1027, Phase # 736-1036),
entail. cmceachern@springfieldor.gov
Project Name: fearwia Place Apartments
Applicant:
Lawreoce Parkey AKS Engineer, &Forestry
Assessors Parcel #: a poWn of f ao3: Tax reap 1702,30 oo
Date:
W13=1
Land Use(s): Tao
Phone #:
503-563-6151
Project Size (Acres): 11.6Acres
Fax #:
503-563-6152
Approx. Impervious Area: 6.2 Acres
Email:
pankeyl@aks-eng.com
Project Description (Include a copy of Assessor's map):
This project will consist of private improvements associated with a new multi -family residential
community.
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Overflow (more than the 10 -year design storm) stormwater runoff will be conveyed to the existing
public right-of-way.
Proposed Stormwater Best Management Practices:
Stormwater runoff from this project will be routed to LID stormwater planters and will be completely
infiltrated up to the 10 -year design storm.
—(Areabelowthishnetilledoutbythe City andRetaraedto the Applicant)— —
—mapplicafion
(At a nuninum5 all boxes checked by the City on the front and backofthis sheet shill be submitted
or to be conWietefor subndtial, although other requiretnents ntay be necessQ .
Drainage Study Type (EDSPM Section 4.03.21: (Note, UH may be substituted for Rational Method)
❑ Small Site Study—(use Rational Method for calculations)
❑ Mid -Level Development Study —(use Unit Hydrograph Method for calculations)
❑ Full DIainage Development Study — (use Unit Hydrograph Method for calculations)
Environmental Considerations:
❑ Wellhead Zone: ❑ Hillside Development:
❑ Wedand/Riparian: ❑ Floodway/Floodplain:
❑ Soil Type: ❑ Other Jurisdictions
Downstream Analysis:
❑ N/A
❑ Flow line for starting water surface elevation:
❑ Design HGL to use for starting water surface elevation:
❑ Manhole/Junction to take analysis to:
Return to Clayton McEachern @ City of Springfield, email: cmceachem@spring(ield-or,gov, FAX (541) 736-1021
COMPLETE STUDY ITEMS o oro aio:r oar:
* Bared upon the infornuHion provi&don the froid ofthir sheet, the following represents a nunimmnt of what is neea'ed for an
application to be complete for subnutial with respect to drainage; however, this list should oat be used in lieu oftle Springfield
Development Co& (SDC) or the City's Engineering Design A"und.. Compharee with these requirenents does trot constitute site
approval, Additional site specific information nay, be required Note: Upon scopn{gsheet submittal, ensure completed form has been
signed in the space provided below:
Interim Design Standards/Water Quality (EDSPM Chapter 3
Req'd N/A
❑ ❑ All non -building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration
media) for stonnwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
❑ Where required, vegetative stormwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stonnweter Management Manual.
❑ For new NBR impervious area less than 15,000 square feet, a simplified design approach maybe followed as specked
by the Eugene Stommater Management Manual (Sec2.4.1).
❑ If a stmtnwater treatment Swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes,
bottom slope, and seed mix consistent with City of Springfield or Eugene's Stormwater Management Manual.
❑ Water Quality calculations as required in Section 3.03.1 of the EDSPM.
❑ All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
❑
❑
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
❑
❑
Calculations shaving system capacity for a 2 -year storm event and overflow effects of a 25 -year storm event
❑
❑
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review of Downstream System (EDSPM[ Section 4.03.4.C)
❑
❑
A downstream drainage analysis as described in EDSPM Section 4.03A.C. On-site drainage shall be governed by the
drains.
Oregon Plumbing Specialty Code (OPSC).
❑
Elevations of the HGL and flow lines for both city and private systems where applicable.
0
❑
Design of Storm Systems (EDSPM Section 4.04).
❑
❑
Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set.
❑
❑
Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
the website: httn://www.deo.state.ormshvo/uic/iiahhn for more information.
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 90,000 lb load
❑
Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events.
without failure of the pipe structure.
❑
Manning's "n" values forpipes shall be consistentwith Table 4-1 of the EDSP. All storm pipes shall be designed to
*Shirform shalt be umchuted air an attachmen5 imide B¢ frontcnver, ofthe storm"Ver sturty.
* IMPORTANT: ENG/NEER PLEASE READBELOWANDSIGN!
As the engineer of record, I hereby certify the above re =d7 itgm5 are complete and includedwith the submitted stommater study
and plan set. Signature Date 09/07/2021
Focus Version 5: June 2015
❑
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing howsite
drains.
Private stormwater easements shall be clearly depicted on plans when private siommater flows from one property to
another.
Drywells shall not receive mnoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03AA). Additional provisions apply to this as required by the DEQ. Refer to
the website: httn://www.deo.state.ormshvo/uic/iiahhn for more information.
❑
❑
Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events.
*Shirform shalt be umchuted air an attachmen5 imide B¢ frontcnver, ofthe storm"Ver sturty.
* IMPORTANT: ENG/NEER PLEASE READBELOWANDSIGN!
As the engineer of record, I hereby certify the above re =d7 itgm5 are complete and includedwith the submitted stommater study
and plan set. Signature Date 09/07/2021
Focus Version 5: June 2015
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Soil Map—Lane County Area, Oregon
_SD, Natural Resources web Sol Survey 4/7/2020
alaill Conservation Service National Cooperative Sail Survey Page 2 of 3
MAP LEGEND
MAP INFORMATION
Area at Wake. tA00
Spoil Area
The sal surveys that comprise your AOI were mapped at
Areaalnteresr(AQII
Q
army Spa
1:20,000.
Soils
Very Sony SpaWaming:
Soil Map may not be valud al Mrs scale.
0
Soil Map Unit Polygons
9
VJrf S p a
Enlargement of maps bethe scale of mapping can cause
,.,.
Soil Map Unic Lines
md Sell of the etail of mapping and accuracy of soil
4
Other
line placement. The maps do not show the small areas of
Map Unit Points
contrasting soils that could have been shown at a more detailed
Special Line FeaturesSoil
Special
Point Features
scale.
Lg
Blowout
water Features
Streams and Canals
Please rely on the bar scale on each map sheet for map
®
Borrow Pit
measurements.
Trensportatian
Clay Spot
Rails
Source of Map: Natural Resources Conservation Service
0
Closed Depresdan
Web Soil SurveyURL:
Interstate Highways
Coordinate System: web Mercator(EPSG:3m5])
Gravel Pit
US Routes
Maps from the Web Soil Survey are based on the Web Mercator
Gravely Spa
Major Roads
projection, which preserves and shape but
ion that schdistorts
and area, projection that preserves area, such as the
®
Landfill
Local Roads
Abersdistance
o
Albers equal-area conic projection, should be used if more
Lava Flow
accurate calculations of distance or area are req uired,
Background
aga
Marsh or swamp
.
Aerial Photography
This ,versa is generated from the USDA4gRCS cetlified data as
of Ne version date(s) listed below
.�.
Mine or Query
Soil Survey Area: Lane County Area,
®
Miscellaneous Ydscer
ep10,Oregon
2019
Survey Area Data: Version 16, Sep 10, 2019
®
Perennial VMmer
Sail map units are labeled (as space allows) for map scales
y,
Rock Outcrop
1:50,00 or larger.
A
Saline Spot
Dates) aerial images were photographed: Jun 12, 2019i
19, 2019
Sandy Spot
The orihophoto or other base map on which the soil lines were
Severely Eroded Spot
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
Sinkhole
shifting ofmap unit boundaries may be evident,
�p
Slide or Slip
Sodic Spot
_SD, Natural Resources web Sol Survey 4/7/2020
alaill Conservation Service National Cooperative Sail Survey Page 2 of 3
Sal Map�ane Cmdy Area, Oregon
Map Unit Legend
LSDA Nature Resources Web Soil Survey 4!//2020
iMi Consewarion Service National Cooperatirve Soil Survey Page 3 of3
Map Unit Synibd
Map Unit Name
Acres in AOI
Percent of AOI
75
Malabon sly day loam
37.8
11.9%
76
Malaboni rban land complex
57.2
18.0%
100
Oxley gravellysit loam
24.2
7.6%
101
Oxley4 ffian land cornplex
0.4
0.1%
105A
Pengra sit loam, i to 4 percent
slopes
5.2
1.7%
low
Philanalh cobbly sly day, 310
12 percent slopes
1.7
0.5%
118
Solan gravely sit loam
140.3
44.2%
119
Sslan-Urban land complex
49.7
15.6%
W
Water
0.9
0.3%
Tdels for Arm of Interest
317.6
100.0%
LSDA Nature Resources Web Soil Survey 4!//2020
iMi Consewarion Service National Cooperatirve Soil Survey Page 3 of3