HomeMy WebLinkAboutApplication APPLICANT 1/5/2022KENNETH A PAULSEN ARCHITECT
5638 S.W. HAINES ST. PORTLAND, OREGON 97219 (503) 245-6540
City of Springfield December 31, 2021
Development & Public Works
225 Fifth Street
Springfield, OR 97477
RE: Supplemental Narrative for Site Design Review Application.
Ridgeview Gardens Apartments
We are proposing a 54 unit Apartment complex at 5024 Main Street in Springfield. The
apartment units include eighteen 3 bedroom / 2 bathroom units, thirty 2 bedroom / 2
bathroom units and six 1 bedroom /1 bathroom units. We're also proposing parking to
comply with code requirements plus approximately 50%.
This narrative is submitted to provide a commentary on design issues related to the
Springfield Development Code. The comments address various issues in section 3.2-
240 Multi -Family Design Standards. We have applied for a Type II procedure.
1. Building Orientation Multi -unit developments, when abutting a private, local, collector, of
arterial street that has existing or planned on -street parking, shall have
Building Oriented to the street along a minimum of 50 percent of the site's frontage (See
Figure 3.2-M). The "orientation" standard is met when all of the following criteria are
met:
a. Primary building entrances shall face the street;
b. The front of the buildings shall be within 25 feet of the front lotiparcel
line,
EXCEPTION: Open, courtyard space in excess of 25 feet may be placed in front
of building entrances. Open courtyard space is defined as usable, hard -surfaced
space with pedestrian amenities including benches, seating walls or similar
furnishings.
C. Off-street parking or vehicular circulation shall not be placed between
buildings and streets used to comply with this standard;
d. Wetlands, slopes over 15 percent as specified in Section 3.3-500, and
wooded areas protected by Section 5.19-100, shall not be counted as "frontage"
for determining required building orientation. For example, if jurisdictional
wetlands and/or wetland buffer occupy 100 feet out of a total of 400 feet, then
only 300 feet is counted as "frontage" far determining required building
orientation. In this example, 150 feet (50 percent) is the required amount of
frontage to meet the building orientation requirement.
L 7
\op '"�-I I
❑KenPaulsen.com❑ ❑ FAX (503)922-3118❑
Springfield
December 31, 2021
Page 2 of 11
Comment: Our buildings front on private drives with parking and are oriented to those
drives. The primary entrances orient toward those streets and are within 25 feet. This
property is a flag lot, with a 205' long flag pole, the frontage on Main Street is only 40'-6"
wide.
We are proposing a courtyard that will include a water feature or hard surface recreation
area that is featured upon entering the development. An existing parking lot serving
NW Community Credit Union separates this development from Main Street.
2. Building Form. New multi -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);
b. Roofs shall have gable, hip, or gambrel forms (minimum pitch 3 to 12)
with at least a 6 -inch overhang;
C. A minimum of 15 percent of the front facade (area measurement) shall
contain windows or doors. All windows and doors shall provide 4 -inch trim or be
recessed (i.e., into the front facade) to provide shadowing.
d. Garages attached to living units and accessed from the street (front
setback) shall be recessed at least 4 feet behind the front facade of a dwelling
structure; and
e. Exterior building elevations shall incorporate design features including
offsets, balconies, projections, window reveals, or similar elements to predude
large expansions of uninterrupted building surfaces. Along the vertical face of a
structure, the features shall occur at a minimum of every 30 feet, and on each
Floor shall contain a minimum of 2 of the following features:
f. Recesses (e.g., deck, patio, courtyard, entrance, window reveals) that
have a minimum depth of 3 feet;
g. Extensions (e.g., Floor area, deck, patio, entrance) that have a minimum
depth of 2 feet and minimum length of 4 feet; and/or
Springfield
December 31, 2021
Page 3 of 11
h. Offsets or breaks in roof elevation of 2 feet or greater in height.
Comment: Variance for length of 3 -story Multi -family buildings that are 20% longer than
120' allowed (144' long buildings)
A. Description. The Director may approve an adjustment of up to 20 percent to the multifamily
design standards listed in 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; Parking; and Vehicular Circulation. There is 1 general
criterion in Subsection B., below that applies to all the design standards. In addition, each design
standard has applicable criteria as specified in Subsections C. through K., below. The Director shall find
that the application complies with the criteria for each applicable design standard; i.e., design standards
modifications that the applicant does not specifically request in the application shall not require a finding
by the Director, and shall not be subject to review under this Section. Requests to modify the standards
of Section 3.2-240 by more than 20 percent shall require review under Section 5.21-130.
B. General Criterion. The adjustment is necessary due to topography, natural features, easements,
and similar physical or legal constraints preclude full compliance. Self-imposed conditions do not satisfy
this criterion.
The building area of the site is accessed via a shared easement "flag pole" that
connects the property to Main Street. This portion of the site area reduces the useful
buildable area for the structures as the flag pole portion is too narrow and limited to the
existing use as an accessway. Although this property could potentially support taller
buildings to facilitate the allowed density, the proposed shorter buildings are less
imposing and provide acceptable density. The slightly longer buildings at 144' long are
less of an imposition than taller buildings that would be allowed.
In addition, we believe this development offers compensatory amenities together with
existing conditions that each merit consideration, and which further support this request:
1. The surrounding uses are predominantly commercial / institutional. (Credit
Union, Lumber Yard, School, Church)
2. Due to the distance from Main St., and orientation of the buildings, the
perceived building size is reduced.
3. This building is extremely efficient in meeting various building code
requirements while providing exceptional amenities at an affordable market
rate. Building Code Fire Walls define "separate buildings" within each
structure.
4. Four or five -story buildings could reduce the current building lengths to
comply with code while providing the necessary density, but would result in
more imposing structures that are less compatible with neighbors. Such
building massing would dwarf neighboring buildings and be out of character.
Springfield
December 31, 2021
Page 4 of 11
5. A 10' wide "ally type" void between buildings cut in half would consume useful
open space, while reducing efficiency.
6. Our articulated roof forms and have greater slopes and overhangs than
required,
7. More than 15% of our facade is comprised of windows and doors
(approximately 23%);
8. Our buildings provide profuse articulation. We are required to provide two out
of the following three elements - We provide all three:
f. Recess decks (or patios, courtyard, entrance or window reveals)
that have a minimum of 3' depth.
g. Extension of decks (or patios, floor areas, entrance) that have a
minimum depth of 2' and a minimum width of 4'.
h. Offsets or breaks in roof elevation of 2' or greater in height.
9. We are proposing the use of siding patterns and coloring to further enhance
visual interest and identity of building portions.
3. Transition and Compatibility between Multi -unit and LDR Development. Multi -unit
developments adjacent to properties designated LDR shall comply with the transition
area and compatibility standards listed below, unless it can be demonstrated that
adjacent LDR property is committed to a non-residential use e.g., church) that is 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.
Comment: We had understood that the Metro Plan designation takes precedence for
the small LDR property at the NE corner of our project. However, that understanding
was incorrect and have now modified the site plan to be in compliance with the
transition and compatibility buffer requirements.
4. Storage. Multi -unit development shall provide space for trash receptacles,
storage and equipment as specified in the following 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;
b. Trash receptacles shall be screened from view by placement of a solid
wood fence, masonry wall, or similar sight -obscuring, gated enclosure, from 5 to
6 feet in height, Obscuring landscaping shall be planted a minimum 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;
Springfield
December 31, 2021
Page 5 of 11
C. No trash receptacles shall be located in any front yard setback, or within
25 feet of property lines abutting LDR zoned or designated properties; and
d. Ground -mounted equipment, including exterior transformers, utility pads,
cable television and telephone boxes and similar utility services, shall be placed
underground, where practicable. When placed above ground, equipment shall be
placed to minimize visual impact; or screened with a wall or landscaping. When
walls are used they shall be tall enough to completely screen the equipment at
the time of the equipment installation. Landscaping shall be planted tall enough
to attain 50 percent coverage after 2 years and 100 percent coverage within 4
years.
Comment: Required storage, trash enclosure and ground mounted equipment shall be
provided as required. In speaking with the local hauler, they voiced concerns that
carport structures could reduce needed clearances for their vehicles. I assured them
that no carports were included in our proposal. Another concern mentioned was that
occasionally oversized (long) cars are parked in compact parking stalls.
5. 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 natural features (including regulated wetlands)
and/or historic features on-site 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.
L Multi -unit developments in mixed-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 of yards, common open
space and private open space.
iii. Multi -unit developments at densities less than 30 units per gross
acre shall provide open space as specified in the amounts specified
below.
Springfield
December 31, 2021
Page 6 of 11
b. Common Open Space shall be provided in all newly constructed multi-
unit development as specified in the following standards:
L A minimum of 0.25 square feet of common open space shall be
required for each square foot of gross residential floor area;
ii. Common open space areas provided to comply with this
standard shall be at least 500 square feet with no horizontal dimension
less than 15 feet;
iii. A maximum of 15 percent of the required common open space
can be on slopes greater than 25 percent; and
iv. Multi -unit developments shall designate within common open
space a minimum of 250 square feet of active recreation area (including,
but not limited to: children's play areas, play fields, swimming pools,
sports courts) for every 20 units or increment thereof. 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 senior housing
developments may be excluded from this requirement; however, all
other common open space requirements apply;
V. Placement of children's play areas shall not be allowed in any
required yard setback or transition area;
Vi. Landscaping and/or natural vegetation shall occupy a minimum
of 50 percent of required common open spare. On-site natural resources
and historic features which are accessible to residents (including, but not
limited to: by trails, boardwalks) may be used to partially or fully satisfy
this requirements; and
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 spare area.
vill. Exemptions to the common open spare standard may be
granted for multi -unit developments of up to 60 units (or for the first 60
units of a larger project) when the developments are within 1/4 mile
(measured walking distance) to a public park; and there is a direct,
improved, permanent, public, Americans with Disabilities Act (ADA)-
Springfield
December 31, 2021
Page 7 of 11
accessible, lighted, 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.
ix. 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.
C. Private Open Space shall be provided in all newly constructed multi -unit
developments, to comply with the following standards:
L All private open space shall be directly accessible from the
dwelling unit through a doorway;
ii. Dwelling units located at or below finished grade, or within 5
feet of finished grade, shall provide a minimum of 96 square feet of
private open space, with no dimension less than 6 feet; and
iii. Private Open Space provided may be deducted from the
required amount of Common Open Space. For example, a project with
37,500 square feet of gross Floor area requires 9,375 square feet of
Common Open Space under Subsection b.1., above. if 2,400 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).
Comment: Private and Public open space shall be provided as required.
6. Landscaping, Fences and Walls. Multi -unit developments shall provide
landscaping as specified in Section 4.4-105 and the following standards (See Figure
3.2Q):
a. A minimum of 15 percent of the site shall be landscaped with a mix of
vegetative ground cover, shrubbery and trees. Trees, a minimum 2 inches (dbh)
in caliper, and shrubbery, a minimum of 24 inches in height, shall be planted.
Bark mulch, rocks and similar non -plant material may be used to compliment the
cover requirement, but shall not be considered a sole substitute for the
vegetative ground cover requirement;
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
Springfield
December 31, 2021
Page 8 of 11
planted 1 per every 30 linear feet (minimum) of street frontage, as specified in
Section 4.2-140;
C. Fences in front yards and along any frontage used to comply with the
building orientation standard shall be limited to 3 feet in height. Fences in other
yards shall comply with the fence standards specified in Section 4.4-115, and the
vision clearance standards specified in Section 4.2-130; and
d. The use of native and/or drought -tolerant landscaping is encouraged. All
landscaping shall be irrigated with a permanent irrigation system unless a
licensed landscape architect submits written verification that the proposed plant
materials do not require irrigation. The property owner shall maintain all
landscaping.
Comment: Landscaping, fences and irrigation shall be provided as required.
7. Pedestrian Circulation. Multi -unit developments with more than 20 units shall
provide pedestrian circulation as specified in the following standards (See Figure 3.2-R):
a. Continuous internal sidewalks shall be provided throughout the site.
Discontinuous internal sidewalks shall be permitted only where 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 dwelling 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 areas, bicycle parking, storage
areas, all recreational facilities 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, at least 10
feet wide. Where emergency vehicle access is required, there shall be an
additional 5 feet on either side of the accessway. The additional 5 foot area may
be turf -block, grass-crete or similar permeable material on a base of gravel
capable of supporting fire equipment weighing 80,000 pounds.
Springfield
December 31, 2021
Page 9 of 11
f. Where internal sidewalks cross a vehicular circulation area or parking
aisle, they shall be clearly marked with contrasting paving materials, elevation
changes, speed humps, or striping. Speed humps shall be subject to review and
approval by the Fire Marshal. Internal sidewalk design shall comply with
Americans with Disabilities (ADA) requirements;
g. 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 raised sidewalk is used, the ends of the raised portions shall be equipped
with curb ramps; and
h. All on-site internal sidewalks shall be lighted to a minimum of 2 foot-
candles.
Comment: Pedestrian circulation shall be provided as required.
8. Parking. Multi -unit developments shall provide parking design as specified in the
following standards:
a. Parking lots shall be placed to the side or rear of buildings as specified in
the Building Orientation Standards. Parking shallnot be placed along that portion
of the street where building frontages are used to comply with the building
orientation standard;
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;
C. There shall be 1 planter island for every 8 parking spaces. Planter islands
shall be a minimum of 6 feet wide, exclusive of the curb, the full length of a
parking space containing 1 shade tree (a minimum 2 inches (dbh) in caliper at
planting) and vegetative ground cover. Trees shall be specimens capable of
attaining 35 feet or more in height at maturity and shall not produce excessive
fruit, nuts, or sap (i.e., die to pest damage). Bark mulch is not an acceptable
substitute for vegetative ground cover in the planter island. Water quality
features may be incorporated into planter islands. Landscape areas shall be
evenly distributed throughout the perimeter of interior parking areas, where
practicable. See Section 4.4-105F. for recommended shade trees;
d. A minimum 6 -foot wide planter area shall separate and visually screen
parking from living area windows. The planter area shall include a mix of ground
Springfield
December 31, 2021
Page 10 of 11
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 of
internal sidewalks;
f. All parking stalls fronting a sidewalk, or landscaped area shall be
provided with a secure wheel bumper not less than 6 inches in height and set
back from the front a minimum of 2 feet to allow for vehicle encroachment.
Wheel bumpers, if used, shall be a minimum of 6 feet in length. As an option ,
the sidewalk or planter may be widened 2 feet beyond the minimum dimension
required to allow for vehicle encroachment. The sidewalks and planters shall be
protected by a curb not less 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
of an 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 areas abutting a property line or
right-of-way shall provide perimeter lot/parcel landscaping. A minimum 5 -foot
wide planting strip shall be planted with shade trees, a minimum 2 inches (dbh)
in caliper, and a low level (e.g., 30 to 40 inches) evergreen hedge. See also
Section 4.4-105;
L 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 line. The
decorative wall shall be a minimum of 30 inches in height and no more than 40
inches in 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) or similar quality material, and include a cap. The wall may be
partially see-through (up to 40 percent) as appropriate for security purposes.
The area between the wall and property line shall be landscaped with shade
trees;
j. Parking area landscaping shall be designed to reduce storm water runoff
(e.g., through infiltration swales 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.
Springfield
December 31, 2021
Page 11 of 11
Comment: Parking shall be provided as required. We are attempting to provide 50%
more parking than is required by the development code. One part of this plan is to
provide profuse landscaping in larger, but fewer areas. However, we are counting 10
islands immediately adjacent to parking areas for the 80 stalls shown. In addition, we
understand that 70% of the 54 required parking shall consist of "standard" stalls
measuring 9' x 18'. Therefore, we will provide at least 38 stalls (70%) that meet this
requirement. Additional stalls beyond those 38 are anticipated to comply with the City's
compact size requirement of 8' x 16'.
9. 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 minimize
cross turning movements on adjacent streets. On-site driveways and private
streets shall be stubbed to abutting MDR/HDR properties, at locations
determined during Site Plan Review process to facilitate development of shared
driveways; 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.
Comment: Our vehicle circulation shall be provided as required. The intent of the
circulation design is to provide accommodation for delivery / trash collection /
emergency vehicles that would not require backing up.
Sincerely,
Ken Paulsen
Architect for Ridgeview Gardens