HomeMy WebLinkAboutApplication APPLICANT 5/31/2022City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
W 0#/
111-
Site Plan Review Pre -Submittal: El Major Site Plan Modification Pre -Submittal,
❑
Site Plan Review Submittal: ❑ Ma'or Site Plan Modification Submittal:
Required Project Information (Applicant. complete this section)
Applicant Name: Dustin McCluskey Phone: 541.968.6990
❑
Company:
ousurij.MMUSKey
Email: Qgmail.com
Address: 6244 Fernhill Loop, Springfield, OR 97477
Applicant's Rep.. Carol Schirmer --Phone.
541.234.5108
Company: Schirmer Consulting, LLC
Email:
Address: PO Box 10424 schirmer@schirmerconsulting.com
Property Owner: Dustin McCluskey
Phone: 541.968.6990
Company:
usin.t.mccus ey
Email: Qgmail.com
Address: 6244 Fernhill Loop, Springfield, OR 97477
ASSESSOR'S MAP NO: 17023431
TAX LOT NOS : 3600
Property Address: 6082 Main Street
Size of Property: 2.0 Acres 0 Square Feet ❑
proposed No. of
28
Proposed Name of Project: McCluskey Multi -Family
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: Proposed multi -family development with associated parking and stormwater treatment
Existing Use: Residential
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): 51,354+
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
complete this section)
Signs:
a e.
Pre -Sub Case No.:
Date:
Reviewed by:
Case No.:
Date:
Reviewed by:
Application Fee: $
Technical Fee: $
Posta a Fee: $
TOTAL FEES: $
I PROJECT NUMBER:
Revised 1/7/14 Id_ 1 of 11
Owner Signatures
This application form is used for both the required pre -submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process.
An application without the Owner's original signature will not be accepted.
The undersigned acknowledges that the information in this application is correct and
accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the
owner, the owner hereby grants permission for the applicant to act in his/her behalf.
I/we do hereby acknowledge that I/we are legally responsible for all statutory
timelines, information, equests and requirements conveyed to my representative.
Date: l3 G
Signature
f)"f�/, M ec
Print
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre -Submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the information as
submitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a
complete application.
Date: �! ✓ Z Z.
Signature
f-) , L M el l,-
Revised 1/7/14 kl 2 of 10
Owner Signatures
This application form is used for both the required pre -submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process.
An application without the Owner's original signature will not be accepted.
Pre -Submittal
Owner:
The undersigned acknowledges that the information in this application is correct and
accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the
owner, the owner hereby grants permission for the applicant to act in his/her behalf.
I/we do hereby acknowledge that I/we are legally responsible for all statutory
timelines, information, requests and requirements conveyed to my representative.
Date:
Signature
Dustin
Submittal
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre -Submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the information as
submitted. This statement serves as written notice pursuant to the requirements of ORS 227.176 pertaining to a
complete application.
Owner:
Date: 5.31.22
Signature
Carol c er
Print
Revised 1/7/14 Ia 2 of 11
Site Plan Review Application Process
1. Applicant Submits a Site Plan Review Application for Pre -Submittal
• The application must conform to the Site Plan Review Submittal Requirements
Checklist on pages 4-7 of this application packet.
• A pre -submittal meeting to discuss completeness is mandatory, and pre -submittal
meetings are conducted every Tuesday and Friday, from 10:00 am - noon.
• Planning Division staff strives to conduct pre -submittal meetings within five to seven
working days of receiving an application.
2. Applicant and the City Conduct the Pre -Submittal Meeting
• The applicant, owner, and design team are strongly encouraged to attend the pre -
submittal meeting.
• The meeting is held with representatives from Public Works Engineering and
Transportation, Community Services (Building), Fire Marshall's office, and the Planning
Division and is scheduled for 30 to 60 minutes.
The Planner provides the applicant with a Pre -Submittal Checklist specifying the items
required to make the application complete if it is not already complete, and the
applicant has 160 days submit a complete application to the City.
3. Applicant Submits a Complete Application, City Staff Review the Application and
Issue a Decision
• A complete application must conform to the Site Plan Review Submittal Requirements
Checklist on pages 4-7 of this application packet.
• A Type II decision, made after public notice, but without a public hearing, unless
appealed, is issued within 120 days of submittal of a complete application.
• Mailed notice is provided to property owners and occupants within 300 feet of the
property being reviewed and to any applicable neighborhood association. In addition,
the applicant must post one sign, provided by the City, on the subject property.
• There is a 14 -day public comment period, starting on the date notice is mailed.
• Applications are distributed to the Development Review Committee, and their
comments are incorporated into a decision that addresses all applicable approval
criteria and/or development standards, as well as any written comments from those
given notice.
• Applications may be approved, approved with conditions, or denied.
• At the applicant's request, the Planner can provide a copy of the draft land use decision
prior to issuing the final land use decision.
• The City mails the applicant and any party of standing a copy of the decision, which is
effective on the day it is mailed.
• The decision issued is the final decision of the City but may be appealed within 15
calendar days to the Planning Commission or Hearings Official.
Revised 1/7/14 Ia 3 of 11
Site Plan Review Submittal Requirements Checklist
NOTE:
• ALL of the following items MUST be submitted for BOTH Pre -Submittal and Submittal.
• If you feel an item on the list below does not apply to your specific application, please
state the reason why and attach the explanation to this form.
❑x Application Fee - refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy of the fee schedule is available at the Development & Public
Works Department. Any applicable application, technology, and postage fees are collected
at the pre -submittal and submittal stages.
x❑ Site Plan Review Application Form
x❑ Narrative explaining the purpose of the proposed development, the existing use of the
property, and any additional information that may have a bearing in determining the
action to be taken. The narrative should also include the proposed number of employees
and future expansion plans, if known. Density - if applicable, list the size of property
(acres), maximum allowable density and the density proposed.
x❑ Copy of the Deed
❑x Copy of the Site Plan Reduced to 81/2"x 11", which will be mailed as part of the
required neighboring property notification packet.
NIA ❑ State or Federal Permits Required - The applicant must demonstrate that an
application has been submitted for any required federal or state permit and provide a copy
of the application upon request.
❑x Completed Attached Scoping Sheet 5.26.22: Asked Dan Nelson to
send it to me
x❑ Four (4) Copies of the Following Plan Sets for Pre -Submittal OR
Four (4) Copies of the Following Plan Sets for Submittal:
x❑ All of the following plans must include the scale appropriate to the area involved and
sufficient to show detail of the plan and related data, north arrow, and date of
preparation.
x❑ All plan sets must be folded to 61/2" by 11" and bound by rubber bands.
Please Note:
• These plans must provide enough information to enable the City to
determine that the proposed development is feasible, but are not
necessarily required to be detailed construction level documents.
• The City's Engineering Design Standards Manual, while not land use
criteria, may be used in whole or n part, by the City Engineer to determine
the feasibility of a proposed plan.
• Nothing herein should be interpreted as implying any requirement in
contradiction of Oregon Statute or Oregon Administrative Regulation.
Revised 1/7/14 KL 4 of 11
a. Site Assessment of Existing Conditions
❑x Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
❑x Vicinity Map
❑x The name, location and dimensions of all existing site features including buildings, curb
cuts, trees and impervious surface areas, clearly indicating what is remaining and what
is being removed. For existing structures to remain, also indicate present use, size,
setbacks from property lines, and distance between buildings.
N/A ❑ The name, location, dimensions, direction of flow and top of bank of all watercourses
and required riparian setback that are shown on the Water Quality Limited Watercourse
Map on file in the Development & Public Works Department
❑x The 100 -year floodplain and floodway 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
❑x The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead
Protection Areas Map on file in the Development & Public Works Department
❑x Physical features including, but not limited to trees 5" in diameter or greater when
measured 4 '/3 feet above the ground (stands of more than five (5) trees may be
shown as a cluster with mix of trees species noted), riparian areas, wetlands and rock
outcroppings
b. Site Plan
❑x Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
❑x Proposed buildings: location, dimensions, size (gross floor area applicable to the
parking requirement for the proposed use(s)), setbacks from property lines, and
distance between buildings; measured setbacks shall be prepared by an Oregon
licensed Surveyor when minimum setbacks are shown.
❑x Location and height of existing or proposed fences, walls, outdoor equipment, storage,
trash receptacles, and signs
❑x Location, dimensions, and number of typical, compact and ADA parking spaces;
including aisles, wheel bumpers, directional signs, and striping. ADA routes from public
rights-of-way whall be designated including at grade connections
❑x Dimensions of the development area, as well as area and percentage of the site
proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and
other impervious surfaces
N/A ❑ Observance of solar access requirements as specified in the applicable zoning district
❑x vehicular and pedestrian circulation
❑x Access to streets, alleys, and properties to be served, including the location and
dimensions of existing and proposed curb cuts and curb cuts proposed to be closed
❑x Location, type, and number of bicycle parking spaces
❑x Note location of existing and planned Lane Transit District facilities (within '/3 mile)
Revised 1/7/14 KL 5 of 11
x❑ 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
N/A ❑ Phased Development Plan - where applicable, the Site Plan application must include a
phasing plan indicating any proposed phases for development, including the boundaries
and sequencing of each phase. Phasing must progress in a defined sequence
addressing street connectivity between the various phases and accommodating the
logical extension of other required public improvements, including but to limited to,
sanitary sewer, stormwater management, water and electricity. The applicant must
clearly indicate which phases are proposed for approval under the current Site Plan
application and which are deferred to future review procedures.
c. Existing Improvement and Public Utilities Plan
❑x Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
❑x Location and width of all existing easements
❑x Location, widths (of paving and right-of-way), and names of all existing streets, alleys,
dedications or other right-of-ways within or adjacent to the proposed development,
including jurisdictional status other than City. Indicate connection points for roof
drainage.
❑x Location and type of existing street lighting
❑x Location of existing and required traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units, waterline backflow preventers and similar
public facilities
❑x Location, width, and construction material of all existing and proposed sidewalks,
sidewalk ramps, pedestrian access ways, and trails
❑x Location and size of existing utilities 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. Detail must be proportionate
to the complexity of the proposed project.
❑x Show existing and proposed spot elevations or contours, and direction of drainage
patterns.
d. Proposed Grading, Paving, & Utilities Plan
❑x Prepared by an Oregon licensed Civil Engineer, except where noted below
x❑ The approximate size and location of storm water management systems components
❑x Location, widths (of paving and right-of-way), and names of proposed streets, alleys,
dedications or other rights -of -ways within or adjacent to the proposed development
❑x Location and width of all proposed easements
❑x Location and type of proposed street lighting
N/A ❑ Information on existing slopes over 5% shall be prepared by an Oregon licensed
surveyor and be drawn with one foot contour interval lines; land with a slope over 10
percent shall be shown with 5 foot contour interval lines
Revised 1/7/14 Ia 6 of 11
e. Landscape Plan
x❑ Prepared by an Architect, Landscape Architect, or other Landscape Professional
approved by the Director
❑x Location and dimensions of landscaping and open space areas to include calculation of
landscape coverage
❑x Where applicable, screening in accordance with SDC 4.4-110
❑x Location of existing and proposed street trees
f. Architectural Plans
❑x Where abutting residentially zoned properties, exterior elevations of all proposed
structures over 140 square feet for the development site, including height, shall be
shown
g. On -Site Lighting Plan
❑x Location, orientation, and maximum height of exterior light fixtures, both free standing
and attached
❑x Type and extent of shielding, including cut-off angles, and type of illumination,
wattage, and luminous area
Additional Materials That May be Deferred at the discretion of the applicant until
Final Site Plan or Building Permit Submittal:
❑x List in chart form the proposed types of landscape materials (trees, shrubs, ground
cover). Include in the chart genus, species, common name, quantity, size and spacing
❑x Where plants are proposed as part of the stormwater management system, a planting
plan shall be provided.
N/A ❑ Irrigation Plan showing of irrigation lines, required backflow preventers and above
ground utilities.
❑x Photometric test report for each light source.
N/A ❑ An applicant may submit conceptual floor plans in order to have staff address
Resolution of potential nuisance conflicts
Additional Materials That May be Required by the Director:
IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING PRE -DEVELOPMENT MEETINGS AS
DISCUSSED IN SDC 5.1-120:
❑x Copy of a Preliminary Title Report issued within the past 30 days documenting
ownership and listing all encumbrances.
N/A ❑ A developer may be required to prepare a Traffic Impact Study (TIS) to identify
potential traffic impacts from proposed development and needed mitigation
measures.
Revised 1/7/14 Ia 7 of 11
❑x Where a multi -family development is proposed, any additional materials to
demonstrate compliance with SDC 3.2-240
N/A ❑ Riparian Area Protection Report for properties located within 150 feet of the top of
bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the
top of bank of any direct tributaries of WQLW
❑x A Geotechnical Report prepared by an engineer must be submitted concurrently if
the Soils Survey indicates the proposed development area has unstable soils and/or
a high water table, or if required by the City Engineer To be submitted soon.
N/A ❑ Where the development area is within an overlay district, address the additional
standards of the overlay district on plans and narratives
N/A ❑ Where physical aspects of a proposed development, including but not limited to
scale, odor noise, glare or vibration, will impact less intensive surrounding uses,
the Director may request submittal of conceptual floor plans or other information
necessary to determine compliance with applicable standards.
❑x If five or more trees are proposed to be removed, a Tree Felling Permit as specified
in SDC 5.19-100
N/A ❑ A wetland delineation approved by the Oregon Division of State Lands must be
submitted concurrently where there is a wetland on the property
N/A ❑ The applicant must demonstrate that an application has been submitted for any
required federal or state permit and provide a copy of the application upon request
❑x Where any grading, filling or excavating is proposed with the development, a Land
and Drainage Alteration permit must be submitted prior to development
N/A ❑ Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100
and 5.21-100
N/A ❑ An Annexation shall be submitted prior to submission of application, as specified
In SDC 5.7-100, where a development is proposed outside of the city limits but
within the City's urban service area and can be served by sanitary sewer
Revised 1/7/14 Ia 8 of 11
225 FIFTH STREET
SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX. 541.736.1021
www.spnngfield-orgov
December 6, 2013
REQUIRED STORMWATER SCOPING SHEET USE POLICY:
In October 2003, Springfield Public Works released a trial "stonnwater scoping sheet," provided to help
engineers and developers meet stormwater requirements in the Springfield Development Code (SDC) and
Engineering Design Standards and Procedures Manual (EDSPM). After a five month trial period, it became
apparent that users of the scoping sheet submitted much more complete applications than non-users. An added
bonus was a decrease in the overall review time spent on the applications, resulting in quicker notice of
decisions.
As a result of the benefits of the scoping sheets, the City has decided to make their use a mandatory process.
Current city policy is that the use of stormwater scoping sheets is required for all applications which require
development review. All applications submitted to the City shall provide a copy of a completed stormwater
scoping sheet with the application packet. Attached with this letter is the latest version of the scoping sheet,
which reflects changes requested by the development community.
PLEASE NOTE: SUBMITTED APPLICATIONS WILL NOW BE REQUIRED TO SUBMIT A
COMPLETED STORMWATER SCOPING SHEET, STORMWATER STUDY AND PLANS IN
CONFORMANCE WITH THE SCOPE REQUIREMENTS
U 17 rrrrr 31b4LCeI91 ri7 V,P"IN N:1
1.) Obtain scoping sheet from application packet, city website, or other location.
2.) Fill out project information (top half of front sheet) prior to commencement of work on stormwater study.
(Note: Do not sign scoping sheet until it is received from the City with requirements checked.)
3.) Mail, fax, or email all pages to: City of Springfield, Development and Public Works Dept., Attu: Clayton
McEachem.
4.) Receive completed scoping sheet (filled out by the City) indicating minimum requirements for a complete
stormwater study.
5.) Include four (4) copies of complete scoping sheet (signed by engineer at the bottom of page 2), stormwater
study and plans that comply with the minimum required scope with submittal of application packet. The
scoping sheet shall be included as an attachment, inside the front cover of the stormwater study.
Stormwater scoping sheets can be found with all application packets (City website and the DPW front counter)
as well as on the Engineering and Construction Resources webpage located at: httv://www.springfield-
or.gov/DPW/EnginmringmdConstructionResources.htm under the Public Improvement Permit Projects Forms
section. Thank you in advance for working with the City of Springfield with this new process.
Sincerely,
Clayton McEachern, PE
City of Springfield, Development and Public Works
Email: cmeeachem@springfieldor.gov
Phone: (541) 736 —1036
Fax: (541) 736-1021
DEVELOPMENT AND PUBLIC WORKS
SPRINGFIELD
225 FIFTH STREET
OREGON SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX: 541.726.1021
www.spdrygfialdor.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
----------- — (Area below this b'sefdled out by Applicant) __—
(Please return to Clayton MEachern @ City ofSprtngiiield Development and Public Works, Fan # 736-1021, Phone # 736-1036),
enwd:cnae�lern@sprirtglleldor.gov
Project Name:
Applicant:
Assessors Parcel #:
Date:
Land Use(s):
Phone #:
Project Size (Acres):
Fax #:
Approx. Impervious Area:
Email:
Project Description (Include a copy of Assessor's map):
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Proposed Stormwater Best Management Practices:
(Area below this line /'died outby the City andReturned m the Aaabeand
(At a nurumuan, all boxes checked by the City on the front and backoftlus sheet shall be subnutted
or on application to be coaWletefor subnuttal, afthough other requirements n be recess
Drainage Study Type (EDSPM Section 4.03.2): (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 Drainage Development Study— (use Unit Hydrograph Method for calculations)
Environmental Considerations:
❑ Wellhead Zone:
❑ Wedand/Riparian:
❑ Soil Type:
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:
❑ Hillside Development:
❑ Floodway/Floodplain:
❑ Other Jurisdictions
Return to Clayton McEachem @ City of Springfield, email: cmceachem@springfeAd-or,gov, FAX., (541) 736-1021
COMPLETE STUDY ITEMS
r Baredupon the tnfor nation provided on tie front ofdds sheet, the follou>ing represents a ndndnnou of uvh w it merkdfor on
application to be complete for subnddal with respect to drainage; however, this list should not be used in lieu ofde Sprirgtield
Development Cork (SDC) or the City's Engineering Design A3mma1. Connpltance with these requirements does not constitute site
appromol, Adebooml site specific information nary be required Note: Upon scoping sheet subndttal, ensure completedfornu has been
signed in the spare provickel 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 stonmvater quality. Additionally, aminimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
❑ ❑ Where required, vegetative stommwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stormrmer Management Manual.
❑ ❑ For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified
by the Eugene Stomrmvater Management Manual (Sec2A.1).
❑ ❑ If a stormrmer 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 Stomrmvater 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
be provided with secondary containment or weather resistant enclosure.
❑ n Design of Stoma 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 15 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 50,000 lb load
without failure of the pipe structure.
❑ ❑ Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All stoma pipes shall be designed to
Other/Miscethmeous
❑
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
❑
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
drains.
❑
Calculations showing system capacity for a 2 -year stoma event and overflow effects of a 25 -year stoma event
Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review ofDownstream System EDSPM Section 4.03A.0
❑
A downstream drainage analysis as described in EDSPM Section 4.03A.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
❑
❑
Elevations of the HGL and flow lines for both city and private systems where applicable.
❑ n Design of Stoma 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 15 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 50,000 lb load
without failure of the pipe structure.
❑ ❑ Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All stoma pipes shall be designed to
Other/Miscethmeous
❑
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
❑
Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to
another.
❑
Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03A A). Additional provisions apply to this as required by the DEQ. Refer to
thewebsite: him/Avww.deo.state.or.ushvo/uic/uic.htm for more infomuation.
❑
Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events.
*Thisform simU be inchukd m nn Nhuhmen5 inside the frontcover, ofthe stormnsder shady.
* IAWORTANT..- ENGINEER PLEASE READ BEEOWAND SIGN'
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stommater study
and plan set. Signature Date
Form Version 5: June 2015
DEVELOPMENT AND PUBLIC WORKS
SPRINGFIELD
225 FIFTH STREET
O REGON SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX 541.726.1021
www.spnngfieldorgov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
-------------------------- (Area below this fine filed out by Applicant) ----- ---- -----
(Please return to Clayton McEachern @ City of Springfield Development and Public Works, F=# 736-1011, Phone # 736-1036),
email.cmceachem@springfieldor.gov
Project Name: McCluskey Partition Applicant: Dustin McCluskey
Assessors Parcel#: 17-02-34-31-03600 Date: 03/29/2022
Land Use(s): Single Family Residential Phone#: 541-746-0637
Project Size (Acres): 2 ac Fax #:
Approx. Impervious Area: 50000 sq ft Email: tuckerh@branchengineering.com
Project Description (Include a copy of Assessor's map):
2 Parcel partition for multi -family use on larger parcel.
taxmap 17-02-34-32, taxlot 3600
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Treat and detain on-site as needed, discharge into public Stormline along
Main Street and to the north along A street.
Proposed Stormwater Best Management Practices:
Treat storm water through vegetated treatment facilities prior to discharge
— (Area below this line filed out by the City and Returned to the Applicant) -
(At a minimum, all boxes checked by the City on the front and back ofthis sheet shall be submitted
or an application to be complete for submittal, although other requirements may be necessa
Drainage Study Type (EDSPM Section 4.03.2): (Note. UH may be substituted for Rational Method)
❑ Small Site Study — (use Rational Method for calculations)
❑ Mid -Level Development Study — (use Unit Hydrogaph Method for calculations)
® Full Drainage Development Study — (use Unit Hydmgaph Method for calculations)
Environmental Considerations:
❑ Wellhead Zone: 99 year totz ❑ Hillside Development: n/a
❑ Wetland/Riparian: n/a ❑ Floodway/Floodplain: n/a
❑ Soil Type: Hydric ❑ Other Jurisdictions ODOT permiting for
Downstream Analysis: work in/on/impacting
main st
N/A not required for no increase from existing conditions.
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@springfield-o ,gov, FAX: (541) 736-1021
COMPLETE STUDY ITEMS Fm Off al Uae Only:
* Based upon the information provided on the front of this sheet, the following represents a minimum of what is neededfor an
application to be complete far submittal with respect to drainage; however, this list should not be used in lieu ofthe Springfield
Development Code (SDC) or the City's Engineering Design Manual. Compliance with these requirements does not constitute site
approval; Additional site specific information may be required. Note: Upon stuping sheet 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 Ston water Management Manual.
�-7(
❑
For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified
,
by the Eugene Stonnwater Management Manual (Sec2A.1).
❑
If a stormwater 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
be rovided with secondary containment or weather resistant enclosure.
General Study
Requirements EDSPM Section 4.03
12'
❑
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 showing 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 4.03.4.0
❑
❑
A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
❑
Elevations of the HGL and flow lines for both city and private systems where applicable.
❑
Design of Sterat 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
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb load
without failure of the pipe structure.
❑
❑
Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to
.,�4- U Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
T,?
-7, drains.
J, ❑ Private stoemwater easements shall be clearly depicted on plans when private stonnwater flows from one property to
another.
Zr❑ Drywells shall not receive ranoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to
thewebsite: htth://www.deg.state.or.us/wg/uic/uie.htm for more information.
❑ Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events.
*This jum shall be included as an attachment, inside the front cover, of the stormwater study.
"IMPORTANT: ENGINEER PLEASE READ BELOWAND SIGNl
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study
and plan set. Signature Date
Form Version 5: Jane 2015
PRE -SUBMITTAL
SITE PLAN REVIEW APPLICATION
McCluskey Multi Family
A RESIDENTIAL DEVELOPMENT PROJECT
Assessor's Map Tax Lots
17 02 34 31 03600
May 31, 2022
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MultiFamily Page 2 of 26
Site Plan Review Application: Mt. Statement
May 31, M22
Table of Contents
Part I Project Summary
Part 11 Site Information
Part III Approval Criteria and Supporting Evidence
Attachments
Attachment A
Stormwater Scoping Sheet
Attachment B
Deed
Items Submitted Separately
Stormwater Analysis
Geotechnical Engineering Report
Title Report
Reduced Site Plan
S& mer Consulting, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5109
1 -and scape Architedure ♦ Land Use Planning
McCluskey MultiFamily Page 3 a 26
Site Plan Reties Application: Mt. Statement
May 31, M22
May 31, 2022
PRE -SUBMITTAL SITE PLAN R EVI EW APPLICATION
McCluskey Multi -Family
A Multi -Family Housing Project
Applicant
Dustin McCluskey
6244 Fernhill Loop
Springfield, OR 97477
Contact: Dustin McCluskey
Email: dustin.j.mccluskey@gmail.com
Phone: 541.968.6990
Applicant's Representative
Landscape Architect + Land Use Planner
Schirmer Consulting, LLC
PO Box 10424
Eugene, OR 97440
Contact: Carol Schirmer
Email: schirmer@schirmerconsulting.com
Phone: 541.234.5108
Architect
Albrecht Architecture, LLC
1740 Willamette Street
Eugene, OR 97401
Contact: Christopher Deal
Email: christopher@albrechtarchitecture.com
Phone: 541.485.3315
Civil Engineer
KPFF Consulting Engineers
800 Willamette Street
Suite 400
Eugene, OR 97401
Contact: Anna Backus
Email: anna.backus@kpff.com
Phone: 541.684.4902
Surveyor
Branch Engineering, Inc.
310 SI' Street
Springfield, OR 97477
Contact: Dan Nelson
Email: DanNQbranchengineering.com
Phone: 541.746.0637
SMhmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architedure ♦ Land Use Planning
McCluskey MultiFamily Page 4 of 26
Site Plan Reties Application: Mt. Statement
May 31, M22
The following is specific proposal information from the Site Review Application Checklist. This information
addresses the proposed development located on Main Street.
Part I: Project Summary
Project Name: McCluskey Multi -Family
Project Proposal: Construct a 45 unit multi -family residential project
Project Location: 6082 Main Street, Springfield, OR 97478
Map and Tax Lot: 17 02 34 31 03600
Property Size: 87,099 sF or 2.00 acres (gross)
77,709 sF or 1.784 acres (net: less right of way dedication and PUE)
Existing Zoning: Medium Density Residential
Existing Use: Residential (Single Family)
Proposed Use: Residential (Single Family and Multi -Family)
Prior Land Use Decisions
• The subject propertywas annexed into the city around 1960.
• A Zone Change was recently approved to change the zoning from LDR to MDR. File 811-21-000326-
TYP3.
WRITTEN STATEMENT
In accordance with Site Plan Review submittal requirements, thiswritten statement describes the proposed
development and demonstrates that the proposal complies with the criteria contained in SDC 5.17-100 through
SDC 5.17-125.
I. LAND USE REQUEST
This land use request is for a Site Plan Review application to allow a 45 -unit multi -family development. The
subject site is zoned Medium Density Residential (MDR). The applicant is seeking Site Plan Review approval
as required by the City of Springfield.
Development Proposal
The proposed 45 units are comprised of 9 buildings. Each building is 3 stories. Each dwelling is comprised of
three bedrooms, 2 bathrooms, a living room/kitchen, an entry hall, and laundry room. The dwelling also
includes a covered front porch, covered ground -floor patio and second floor balconies for the exterior units.
II. THE SITE AND EXISTING CONDITIONS
Location and Site Context
The subject property is comprised of a rectangular, 2.0 -acre parcel located on the north side of Main Street
between 60'^ Place and 62ntl Place. The northern boundary of the property abuts the Thurston High School
sports fields.
The subject property has frontage on Main Street along the southern boundary and s stub of A Street at the
northwest corner. The properties to the east and west of the site are developed with single unit and attached
dwellings and are zoned LDR and MDR. The Thurston High School site to the north is developed with public
school facilities and is zoned Public Land and Open Space (PLO).
SMimer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architedure ♦ Land Use Planning
McCluskey MultiFamily Page 5 of 28
Site Plan Reties Application: Mt. statement
May 31, M22
The subject property is comprised of one tax lot that is currently in the partition process to create 2 tax lots; 1
that will contain the existing single-family house and the other parcel will be the remainder of the property for
development as multi -family housing. The single-family house has been remodeled and will be retained.
Existing Conditions
The subject property is relatively flat. Please see the Existing Conditions map for grades and contours. There
are some fairly sizeable trees at the north end of the property that will need to be removed as a part of installing
the extension ofA Street. There are some smaller conifers in the center of the site that followthe existing fence
line. There are also trees scattered on the southern portion of the property and will likely be removed as it was
not practical to design the project around them. The remainder of the site contains random varieties of grass
and weeds.
Environmental
Floodplain: The subject property is outside the 500 year floodplain. See attached FIRM map.
Well Head: The subject property is located partially within the WEYCO Wellhead Protection area and the 99
year Time of Travel (TOT) and is not subject to the Drinking Water Protection Overlay District. There is no
indication on the subject property of underground storage tanks or hazardous materials per the Contaminant
Source Inventory on the Wellhead Protection Areas Map.
Goal 5: There are no Statewide Goal 5 natural features on the subject property.
Transportation
Metro Area TransPlan
The metro area's adopted transportation plan, The Eugene— Springfield Transportation System Plan
(TransPlan), adopted in 2001 and amended in 2002, does not include any projects within the vicinity of the
subject property.
Conceptual Local Street Plan
The City of Springfield Conceptual Local Street Plan depicts where future streets and street connections may
be required. The current map, dated January 2018, shows a planned connection of Street through to
adjacent properties as they develop.
Street Classification
Springfield's Street Classification Map identifies Main Street as a major arterial and A Street as a local street.
Each street classification carries with it a standard right-of-way (ROW). The standards for Main Street and A
Street are as follows:
Street
CiassBcatio
Eusting ROW
Minimum ROW
Min. Curb-to-0urb
Memsteet
'.... 144a Arterial
'.... wilset
'.... loofeet
'.... 78 feel
A steel
'.... Lal street
'.... 80 feel
'.... 40-50 feel
'.... 28-38 feel
Streets and Traffic Safety Controls
SDC 4.2-105.G.2 requires that whenever a proposed land division or development will increase traffic on the
City street system and that development has unimproved street frontage abutting a fully improved street, that
street frontage shall be fully improved to City specifications.
The subject property abuts both Main Street and the future extension of A Street. The development will take
access from the lesser classification street (A Street). A Street is not improved in front of the property. As
part of the development proposal a portion of the property will be dedicated as right of way in order to fully
improve A Street at the north property line.
S ii mer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architedure ♦ Lend Use Planning
McCluskey MultiFamily Page 6 of 26
Site Plan Reties Application: Mt. Statement
May 31, M22
Public Transit
The metro area's public transit system, Lane Transit District (LTD), provides service to Springfield Station via
Route 11 and 91 on Main Street approximately 50 feet west ofthe development sites southwest corner.
Bicycle and Pedestrian Facilities
There are bikes lanes and sidewalks on both sides of Main Street.
Utilities
Stormwater
There is an existing 24" stormwater line north of the property and a 30" stormwater line in Main Street.
According to city staff the 30" stormwater line in Main Street is limited to existing connections per ODOT
standards.
The stormwater line to the north of the property has capacity limits. twas suggested by city staff that design
should not exceed 5%ofthe pipe's capacity at the 25 -year storm. Infiltration will be used, if possible, to keep
run off minimal at the 2 -year and 10 -year storms.
Infiltration testing will be completed to determine extent of infiltration on site. Stormwater quality for paved
areaswill be treated in a collection of stormwater treatment facilities (bioswales). Biosvales and infiltration
will function to limit post development run off to pre -development levels.
See attached Stormwater Analysis report and Infiltration Testing report.
Wastewater
There is an existing 15 sanitary sewer line on site running in an east -west direction with no capacity issues.
See Existing Conditions Plan.
Water and Electric
A development site is to be provided with awater system sufficiently sized to furnish adequate supply and
provide access for maintenance. Springfield Utility Board (SUB) coordinates the design of the water system
within Springfield city limits.
There is an existing fire hydrant at the southeast corner of the site and near the intersection of A Street and
60" Place. An additional public fire hydrant is proposed at the north end of the project on A Street. See
attached civil plans for proposed water system.
There are existing overhead power lines to the site extending from Main Street. Electric is available to the
site per SU B representative at the Development Issues Meeting. There is also a transformed currently
feeding the site .
Wherever possible all utility lines shall be placed underground.
Wellhead Protection
The site is within the 99 -year time -of -travel zone therefore it is not subject to the Drinking Water Protection
Overlay District.
Natural Resources
The subject site is located within Zone X, meaning it is an area of minimal flood hazard and is determined to
be outside the 500 -year flood zone.
There are no wetlands or other natural resources on the site.
Parks and Open Space
There are no proposed park and recreation projects nearby the subject site.
SMhmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architedure ♦ Land Use Planning
McCluskey MultiFamily
Site Plan Review Application: Mt. Statement
Page 7 of 26
III. SITE PLAN REVIEW— APPROVAL CRITERIA AND FINDINGS
This following are the applicable Site Plan Review approval criteria. The criteria are in plain bold text and
response in italics.
SDC 5.17-125 Criteria
The Director shall approve or approve with conditions: A Type II Site Plan Review application upon
determining that approval criteria in Subsections A. through E. below have been satisfied. If conditions can
not 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.
The su4ect property is not located in an area with an adopted Redinfement Plan, Plan District Map or
Conceptual Development Plan. The site is zoned Medium Density Residential (MDR) consistent with the
Medium Density Residential designation on the Metro Plan diagram. The zone change was recently
approved. See Prior Land Use Decisions above.
B. Capacity requirements of public and private facilities, including, but not limited to, water and
electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety
controls shall not be exceeded and the public improvements shall be available to serve the site at
the time of development, unless otherwise provided for by this Code and other applicable
regulations. The Public Works Director or a utility provider shall determine capacity issues.
The sugect property is within the Springfield Urban Growth Boundary and the City limits. The existing
single family house is currently served with key urban services. The proposed 45 unit multi -family
development will also be served by key urban services as discussed in 11 Ste and Existing Conditions
above.
C. The proposed development shall comply with all applicable public and private design and
construction standards contained in this Code and other regulations.
The proposed development complies with applicable standards as discussed below.
Chapter 3 Land Use District Standards
Section 3.2-205 Establishment of Residential Zoning Districts
Section 3.2-215 Base Zone Development Standards
Section 3.2-225 Base Solar Development Standards
Section 3.2.240 Multi -Unit Design Standards
Chapter 4 Development Standards
Section 4.2-100 Infrastructure Standards - Transportation
Section 4.4-100 Landscaping, Screening and Fencing Standards
Section 4.5-100 On -Site Lighting Standards
Section 4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards
Section 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 multifamily dwellings are
permitted and the density range is 14 to 28 dwelling units per net acre. Density fractions
will 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.
Development Site 2.0 gross acres
1.784 net acres
Density 1.784 x 28 = 24.97 to 49.95 units
SMYmer Consulting, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architedure ♦ Lend Use Planning
McCluskey MultimFamily Page 8 of 26
Site Plan Remew Application: Written Statement
Proposed 1 SFD (existing) + 45 Mufti -Family
Section 3.2-215 Base Zone Development Standards
SDC Chapter 3.2-215 Base Zone Development Standards
Minimum Setback
Front Yard 10 feet required 10 feet proposed
Street Side yard 10 feet required 10 feet proposed
Rear Yard 10 feet required 10 feet proposed
Solar Setback
Not applicable. A Street is at the north property line.
SDC Chapter 3.2— 240 Multi -Unit Design Standards addresses development standards that are
applicable to the project. These include the following:
1. SDC 3.2-240.D.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
buildings orientated 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;
The proposed development abuts 2 existing streets, neither of which has existing or planned
parking therefore the buildings entrances are side oriented to the streets.
b. The front of the buildings shall be within 25 feet of the front lot/parcel line;
EXCEPTION: Open, courtyard space is 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.
The proposed development abuts 2 existing streets, neither of which has existing or planned
parking therefore the buildings entrances are side oriented to the streets.
c. Off-street parking or vehicular circulation shall not be placed between buildings and
streets used to comply with this standard;
There is no off-street parking or vehicular circulation between the buildings and 5`^ Street.
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 in counted as "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.
There are no wetlands, slopes greater than 15 percent, or wooded areas on the site.
2. SDC 3.2-240.D.2 Building Form. New multi -unit construction shall comply with the following
building form standards.
a Structures that have 1 or 2 stories shall not have continuous horizontal distance
exceeding 160 feet. 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.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture + Land Use Planning
McCluskey Multi -Family
Site Plan Review Application Written Statement
Page 9 of 26
The proposed buildings are 3 stories and have a horizontal length no greater than 70 feet.
It. Roofs shall have gable, hip, or gambrel forms (minimum pitch 3 to 12) with at least a 6 -
inch overhang.
The proposed buildings are designed with a shed roofs that are oriented in a variety of directions
creating architectural interest. The roof has a 2 -foot overhang with 1.5: 12 pitch.
c. A minimum of 15 percent of the front fagade (area measurement) shall contain windows
or doors. All windows and doors shall provide 4 -inch trim or be recessed to provide
shadowing.
A minimum of 15 percent of the front facade of the site contains windows and doors. See
Building Elevations.
d. Garages attached to living units and accessed from the street (front setback) shall be
recessed at least 4 feet behind the front fagade of a dwelling structure; and
The project is not proposing garages
e. Exterior building elevations shall incorporate design features including offsets,
balconies, projections, window reveals, or similar elements to preclude large expansions
of uninterrupted building surfaces. Along the vertical face of a structure, the features
shall occur at a minimum of every 30 feet, and on each floor shall contain a minimum of 2
of the following features:
f. Recesses (e.g., deck, patio, courtyard, entrance, window reveals) that have a minimum
depth of 3 feet;
Each ground floor unit has a 6 -foot deep covered front porch recessed into the front fagade of
the building and a rear covered patio that is 6- deep recessed into the building. The 2 exterior
units on the second floor have balconies 6' deep recessed into the building. These second floor
balconies protrude from the building to provide cover for the first floor unit patios below. The
second floor stair landing serves as a common entry way for all second floor units and is a 6'
deep recess.
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
The balconies of the exterior units on the second floor extend past the face of the building by 3"
for a length of 14'. The ground floor patios extend 4' beyond the building face. The stairs extend
from the building creating another level of articulation.
h. Offsets or breaks in roof elevation of 2 feet or greater in height.
There are multiple roofs at a variety of elevations and are offset both horizontally and vertically to
provide arohilectural interest and better define each unit.
3. SDC 3.2-240. D.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.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MuRtmFamily Page 10 of 26
Site Plan Review Applicalicn: Mt. Statement
Mav 31, M22
a. When a single-family residence is within 75 feet of the subject multi -unit development site
and the residence is on the same side of the street and same block, a setback similar to
that of the nearest single-family residence shall be used for the front yard. "Similar"
means the multifamily development setback is within 5 feet of the setback provided by
the nearest single-family residence. For example, if the single-family residence setback is
20 feet, then the multi -unit setback shall be setback by 15 to 25 feet. The minimum front
yard setback shall be 10 feet, as specified in Section 3.2-215; and
The property abuts property that is planned MDR therefore the Transition criterion is not
applicable. Both east and west of the site single family homes are located at random distances
to the property line. There appears to be no precedent therefore the building nearest to Main
Street has been located as shown on the Site Plan.
It - d: Not applicable
4. SDC 3.2-240.13.4 Storage. Multi -unit development shall provide space for trash receptacles,
storage and equipment as specified in the following standards.
a. Adequate, accessible and secure storage space shall be provided for each dwelling. A
minimum of 112 cubic feet of enclosed storage is required separate from the living unit.
Garages and storage units adjoining a dwelling (e.g. attached to decks and patios) shall
qualify as storage space.
Storage is provided in areas provided for each unit. The first floor units and the exterior second
floor units have storage on the rear patio. The middle unit on the second floor has storage at the
base of the entry stairs. All storage areas are a minimum of 112 cf.
It. Trash receptacles shall be screened from view by placement of a solid wood fence,
masonry wall, or similar sight -obscuring, gated enclosure from 5 to 6 feet in height,
Obscuring landscaping shall be planted a minimum of 24 inches in height at planting
around all exposed sides of the wall or fence, unless breaks are provided for gates.
The development proposes trash receptacles that are screened from view by eithera solid wood
fence, masonry wall, or other sight -obscuring, gated enclosure that meets height requirements.
Obscuring planting that is at least a minimum of 24 inches in height is planted around exposed
sides of the wall or fence.
c. No trash receptacles shall be placed in any front yard setback, or within 25 feet of
property lines abutting LDR zoned or designated properties; and
There are no trash receptacles located in the from yard setback nor within 25 feet of property
lines that abut LDR zoned or designated properties.
d. Ground -mounted equipment, including exterior transformers, utility pads, cable television
and telephone boxes and similar utility services, shall be placed underground, where
practicable. When placed above ground, equipment shall be placed to minimize visual
impact, or screened with a wall or landscaping. When walls are used they shall be tall
enough to completely screen the equipment at the time of the equipment installation.
Landscaping shall be planted tall enough to attain 50 percent coverage after 2 years and
100 percent coverage within 4 years.
All utilities shall be placed underground where practicable. Any above ground equipment shall be
placed to minimize visual impact and/or screened with a wall or landscaping.
S& mer Cancelling, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5108
L dscape Archiledure ♦ L d Use Planning
McCluskey Multi -Family
Site Plan Review Application Written Statement
Page 11 of 26
5. SDC 3.2-240. D.5 Open Space. Multi -unit development shall provide both Common Open
Space and private Open Space as specified in the following standards.
a General. Inclusive of required yards, a minimum of 15 percent of the gross site area shall
be designated and permanently reserved as open space. The total required open space is
the sum of setbacks, common open space, and private open space. Inventoried natural
features (including regulated wetlands) and/or historic features on-site may be counted
toward up to 50 percent of common open space requirements.
iii. Multi -Unit developments at densities less than 30 units per gross acres shall
provide open space as specified in the amounts specified below.
It. Common Open Space shall be provided in all newly constructed multi -unit developments
as specified in the following standards:
i. A minimum of 0.25 square feet of common open space shall be required for each
square foot of gross residential floor area.
Required: Standard:
.25sf/1.00sfofGross Floor Area
(500 sf min., with no dimension less than 15 feet)
Result:
Gross Floor Area: 55,557 sf
.25 x gross sf. 13,889 sf
Less private open space 2 052 sf
Net:
11, 837 sf
Proposed. 14,931 sf
ii. Common Open space areas provided to comply with this standard shall be at least
500 sf with no horizontal dimensions than 15 feet;
All Common Open Space areas provided to comply with this standard are at least 500
square feet with no horizontal dimensions less than 15 feet. See Site Plan.
iii. A maximum of 15 percent of the required open space can be on slopes greater than
25 percent; and
The site is relatively flat. All common open space is on flat ground.
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, sport courts) for every 20 units or increment
thereof. No horizontal dimension shall be less than 15 feet.
Required: Standard: 250 sfper/20 dwelling units
Result: 45 dwelling units = 550 sf
Proposed 3,615 sf
v. Placement of children's play areas shall not be allowed in any required yard setback
or transition area;
No children's play areas are in any required yard setback or transition area. See Site Plan.
vi. Landscaping and/or natural vegetation shall occupy a minimum of 50 percent of
required common open space. On-site natural resources and historic features which
are accessible to residents may be used to partially or fully satisfy this requirement;
and
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey Multi -Family
Site Plan Ramew Application Written Statement
Page 12 of 26
Landscaping occupies more than 50 percent of the required common open space. See
Planting Plan.
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.
This application does not include indoor or covered recreational areas.
ix. Phasing shall not be used to circumvent common open space standards.
No phasing is being proposed as part of this application.
x. Common open space does not include required yards or transition areas unless
authorized under Sections 3.2-245 or 3.2-250.
Required yards and transition areas do not include any common open space as part of this
application.
c. Private Open Space shall be provided in all newly constructed multi -unit developments to
comply with the following standards:
i. All private open space shall be directly accessible from the dwelling unit through a
doorway;
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 maybe deducted from the required amount of Common
Open Space.
The development includes private open space in the form ground floorpatios. Each ground
floor unit has a covered patio accessed by a door Each patio is 114 sf. There are 18 patios
in all. 18 x 114 sf = Z052 sf of private open space. This has been deducted from the
Common Open Space Requirement.
6. SDC 3.2-240. D.6 Landscaping, Fences and Walls. Multi -unit developments shall provide
landscaping as specified in Section 4.4-105 and the following standards.
a A minimum of 15 percent of the site shall be landscaped with a mix of vegetative ground
cover, shrubbery and trees. Trees, a minimum 2 inches (dbh) in caliper, and shrubbery, a
minimum of 24" 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.
Required: Standard: 15% of site
Result: Site: 77,709 sf— 6,846 sf (single family lot) = 70,863 sf
15% of Site: 10,629 sf
Proposed: 22,630 sf (38% of Site)
b. Street trees, a minimum of 2 inches (dbh) caliper, shall be placed within the planter strips
between the curb and the sidewalk. Street trees shall be planted 1 per every 30 linear feet
(minimum) of street frontage, as specified in Section 4.2-140.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MultimFamily
Site Plan Remew Application, Written Statement
Page 13 of 26
The applicant will provide street trees along A Street in the proposed park strip. See Planting
Plan.
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
No fences are currentlyproposed.
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.
All landscaping that is irrigated with a permanent irrigation system. See Planting Plan for list of
plant and tree species to be used in landscaping. Some native and/or drought tolerant planting
have been specified.
7. SDC 3.2-240.D.7 Pedestrian Circulation. Multi -unit developments with more than 20 units
shall provide pedestrian circulation as specified in the following standards.
a. Continuous internal sidewalks shall be provided throughout the site.
A continuous internal sidewalk is provided throughout the entire site.
b. Internal sidewalks shall be separated by a minimum of 5 feet from dwellings, measured
from the sidewalk edge closest to any dwelling unit.
Internal sidewalks are set back a minimum of 5 feet from all dwelling units.
c. The internal sidewalk system shall connect all abutting streets to primary building
entrances.
The internal sidewalk system connects 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.
A continuous internal sidewalk system connects all buildings on-site. All dwelling units are
connected to parking areas, recreation area, common areas, and abutting public sidewalks.
e. Surface treatment of internal sidewalks shall be concrete, asphalt or masonry pavers, at
least 5' wide...
Internal sidewalks are made of concrete and are at least 5wide. See Site Plan.
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 Marshall.
Internal sidewalk design shall comply with Americans with Disabilities (ADA)
requirements.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MultimFamily
Site Plan Remew Application, Written Statement
Page 14 of 26
The internal sidewalk design complies with all ADA requirements. Elevation changes and striping
is used where internal sidewalks cross a vehicular circulation area or parking aisle. See Site
Plan.
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 portion shall be equipped with curb ramps; and
Where internal sidewalks are parallel and abutting vehicular circulation the sidewalk is raised to
6" height and/or has a wheel stop. All landscaping is protected by a 6" curb.
h. All on-site internal sidewalks shall be lighted to a minimum of 2 foot-candles.
Lighting along on-site internal sidewalks will comply with this standard. See Lighting Plan.
3.2-240.D.8 Parking. Multi -unit developments shall provide parking design as specified in the
following standards.
a Parking lots shall be placed to the side or rear of buildings as specified in the Building
Orientation Standards. Parking shall not be placed along that portion of the street where
building frontages are used to comply with the building orientation standard.
The buildings are not required to meet frontage requirements as they front existing and proposed
streets that don't currently and will not have parking.
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;
Lighting has been provided for safety purposes and will be specified as full cut off shield lighting
to avoid glare on adjacent properties or dwellings.
c. There shall be 1 planter island for every 8 parking spaces. Planter islands shall be a
minimum of 6 feet wide, exclusive of the curb, the full length of a parking space
containing 1 shade tree 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. 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.
Planter islands are provided every 8 parking spaces and are a minimum of 6 feet wide, exclusive
of the curb, and are the full depth of a parking space containing one shade tree and vegetative
ground cover. All trees planted on planter islands shall be capable of attaining 35 feet or more in
height at maturity and will not produce excessive fruit, nuts, or sap. Bark mulch is not used as a
substitute for ground cover. Landscape areas are evenly distributed throughout parking areas to
the highest degree practicable.
d. A minimum 6 -foot wide planter area shall separate and visually screen parking from living
area windows. The planter area shall include a mix of ground cover, shrubbery, and tree
with appropriate growth habit (i.e, for narrow planters and any height limitations
including balconies, overhands, 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 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.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MultiFamily Page 15 of 26
Site Plan Review Application: Mt. Statement
Mav 31.2022
Where adjacent to dwelling units, planting areas that are a minimum of 6 feet wide will separate
and visually screen parking from living area windows. The planter area includes a mix of ground
cover, shrubbery that will be at least 24 inches in height at the time of planting, and trees at least
a minimum of 2 inches (dbh) in caliper at time of planting.
e. Parking lots shall be connected to all building entrances by means of internal sidewalks.
All parking Ids are connected to all building entrances through 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 sidewalks and planters shall be protected by a curb not
less than 6 inches in height. See also, Section 4.6-120C.
All parking stalls that front a sidewalk have a secure wheel bumper that is 6 inches or greater in
height and setback a minimum of 2 feet from the sidewalk to allow for vehicle encroachment.
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);
The subject property is not a corner lot/parcel.
h. All parking, maneuvering and loading areas abutting a property line or right-of-way shall
provide perimeter lot/parcel landscaping. A minimum 5 -foot wide planting strip shall be
planted with shade trees, a minimum 2 inches (dbh) in caliper, and a low level (e.g., 30 to
40 inches) evergreen hedge.
All parking and maneuvering areas abutting a property line or right-of-way contain landscaping,
including a minimum 5-fod wide planting strip planted with shade trees that are a minimum of 2
inches (dbh) in caliper and a low level evergreen hedge. There are no loading areas.
i. Decorative walls may be used in place of the hedge in Subsection h...
There are no decorative walls proposed.
j. Parking area landscaping shall be designed to reduce storm water runoff (e.g., through
infiltration swales and other measures), as practicable; and
Parking area landscaping is designed to reduce storm water runoff with the use of vegetated
stormwater treatment facilities. See Site Plan and civil drawings.
k. Bicycle parking shall be provided as specified in Section 4.6-140-155 and may be
incorporated in the landscaping design.
Per SDC 4.6-145.D.2. If more than 10 short term bicycle parking spaces are required, at least
50 % of the short-term bicycle parking spaces in excess of 10 must be sheltered.
Per SDC 4.6-145.E.2. At least 10% of the longterm bicycle parking spaces for commercial uses
and residential uses must be oversized bicycle parking spaces.
Required. Standard. 1 space per dwelling unit, 75% long-term/25% short term
Result: 45 units = 34 long term/ 11 short term
Proposed. 43 long term/11 short term
S& mer Cwsultng, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5106
t.a d.pe Architedure ♦ t d Use Planning
McCluskey MultiFamily
Site Plan Remew Application: Written Statement
Page 16 of 26
100% of all bicycle parking spaces are sheltered.
34 long term required. 10% oversized = 4 spaces. 6 are provided.
9. 3.2-240.D.9 Vehicular Circulation. Multiunit developments shall provide vehicular circulation
as specified in the following standards.
a The on-site driveway (or private street) system shall connect with public streets abutting
the site;
The on-site driveway connects with A Street. The connection to Main Street is for secondary
emergency vehicle access only.
It. 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;
The development is not proposing any shared driveways.
c. Parking areas shall be accessed from alleys when properties abut an alley, or an alley can
reasonably be extended to serve the development.
The subject property does not abut any alleys.
SDC Chapter 4.1-100 through 4.6-100 Development Standards addresses general development standards.
Those applicable to the project include the following:
1. SDC 4.2-105 Public Streets
A. General Provisions.
1. All public streets and alleys must be improved as specified in this Code and must be
dedicated through the approval of a subdivision plat or by acceptance of a deed approved
by the City.
Right of Way along A Street frontage will be dedicated as part of this development. See Civil
plans.
C. Minimum street curb -to -curb widths and minimum street right-of-way widths are as specified
in Table 4.2-1, unless otherwise 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 to achieve right-of-way and street
alignment; or as needed to meet site-specific engineering standards, including but not limited
to requirements for multi -way boulevard and/or 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.
Table 4.2-B shows the following for a local street, A Street. The existing right of way is 60 feet. The
development proposal is to provide 20' ofpavement width, no on street parking, a 5 foot sidewalk,
1/2' behind the sidewalk, and 4'-6"' park strip.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey Multi -Family
Site Plan Review Application Written Statement
Page 17 of 26
D. Street Network Standards—General Criteria.
2. Local Streets. The local street network, which includes pedestrian accessways and
multiuse paths, must meet the following standards:
a. The local street network must efficiently and safely accommodate all modes of travel
including pedestrians, bicyclists, and emergency service vehicles.
The proposed dedication of this portion of A Street safely accommodates pedestrians,
bicyclists, and emergency service vehicles.
b. The local street network must not create excessive travel lengths, particularly for
pedestrians and cyclists.
The proposed dedication of this portion of A Street connects the development site to the
existing local street network and does not create excessive travel lengths.
c. Streets must be interconnected to provide for the efficient provision of public and
private utilities.
The proposed dedication of this portion of A Street is an extension of the existing local street
network. It will provide for efficient provision of public and private utilities.
d. Streets must provide connections to and from Neighborhood Activity Centers and
other areas that attract high levels of pedestrian and bicycle traffic, or alternative
bicycle or pedestrian facilities must provide connections where street connections
are not practical.
In as much as the existing adjacent local street network provides connections to
Neighborhood Activity Centers, this dedication of the portion of A Street will continue to do
the same.
e. The alignment of local streets must minimize impacts to waterways and wetlands, and
must follow slope contours where possible.
The proposed dedication of this portion of A Street is on relatively flat ground and does not
impact wetlands or waterways.
f. The alignment of local streets must enhance the efficiency of the regional collector
and arterial street system by balancing traffic volumes on local streets to promote
optimum dispersal.
The proposed dedication of this portion of A Street continues the planned extension of this
street which disperses traffic on to local streets and minimizes impacts to Main Street, a
major arterial with existing traffic safety issues.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
planting
Turn
Strip
Curb -to-
Travel
lane
and
Fig.
Street
Right -of-
Curb
Travel
Lanes
Width
Bikeways
Curb
No.
Classification
W 1
Width 1
Lanes
Width
2
3
4
Sidewalk
4.2
Local Street <15
Not
5' both
57'/49'/41'
36'/28'/20'
2
10'
N/A
5'
-S
pencent sloe 7
required
sides
D. Street Network Standards—General Criteria.
2. Local Streets. The local street network, which includes pedestrian accessways and
multiuse paths, must meet the following standards:
a. The local street network must efficiently and safely accommodate all modes of travel
including pedestrians, bicyclists, and emergency service vehicles.
The proposed dedication of this portion of A Street safely accommodates pedestrians,
bicyclists, and emergency service vehicles.
b. The local street network must not create excessive travel lengths, particularly for
pedestrians and cyclists.
The proposed dedication of this portion of A Street connects the development site to the
existing local street network and does not create excessive travel lengths.
c. Streets must be interconnected to provide for the efficient provision of public and
private utilities.
The proposed dedication of this portion of A Street is an extension of the existing local street
network. It will provide for efficient provision of public and private utilities.
d. Streets must provide connections to and from Neighborhood Activity Centers and
other areas that attract high levels of pedestrian and bicycle traffic, or alternative
bicycle or pedestrian facilities must provide connections where street connections
are not practical.
In as much as the existing adjacent local street network provides connections to
Neighborhood Activity Centers, this dedication of the portion of A Street will continue to do
the same.
e. The alignment of local streets must minimize impacts to waterways and wetlands, and
must follow slope contours where possible.
The proposed dedication of this portion of A Street is on relatively flat ground and does not
impact wetlands or waterways.
f. The alignment of local streets must enhance the efficiency of the regional collector
and arterial street system by balancing traffic volumes on local streets to promote
optimum dispersal.
The proposed dedication of this portion of A Street continues the planned extension of this
street which disperses traffic on to local streets and minimizes impacts to Main Street, a
major arterial with existing traffic safety issues.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey Multi -Family
Site Plan Review Application Written Statement
Page 18 of 26
g. The local street network must provide logical and efficient extensions of the public
street system to adjoining properties.
The proposed dedication of this portion of A Street continues the planned extension of this
street.
Dead -End Streets.
a. Dead-end streets must terminate in a cul-de-sac bulb, "hammerhead," or other design
that provides adequate vehicular turn -around areas...
A Street is currently a dead-end street and this extension of A Street will also be a dead end
street. Accommodations for secondary emergency vehicle access and turn around have
been made at the entrance to the parking lot. There is sufficient area to turn around as well
as drive directly through the site and exit on to Main Street, or vice versa.
Block Length and Block Perimeter.
a. Block perimeter for all street classifications must not exceed the following
maximums, except as provided or exempted elsewhere in this Code or in an
applicable Refinement Plan or Plan District:
No blocks were created as a result of this development.
E. Street Network Standards—Needed Housing.
Project reviewed under General Criteria.
F. Medians.
Not applicable.
G. Additional Right -of -Way and Street Improvements.
1. Whenever an existing street of inadequate width is abutting or within a development area
requiring Development Approval, dedication of additional right-of-way is required.
Whenever street dedication results in right-of-way that does not connect with the City
street system, a deed restriction shall be recorded with the Lane County Deeds and
Records stating that the property shall not be built upon until a fully improved street is
constructed to serve the property, and connect with the City street system.
A Street will be extended across the north portion of the development site and right of way will
be dedicated.
3. An approved performance bond or suitable substitute in a sufficient amount to ensure the
completion of all required improvements, including the installation of sidewalks and
accessways is required prior to occupancy or Final Plat approval when necessary to
ensure compliance with a development agreement.
Acknowledged.
4. Partial -width streets shall be permitted only if both of the following approval criteria are
met:
It. The partial -width street is adequate to carry anticipated traffic loads until adjacent
properties are developed and the street is fully improved.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MultimFamily
Site Plan Remew Application: Written Statement
Page 19 of 26
The extension of Street will be constructed as a partial street with full width (20 feet) of
pavement as required for safe access and adequate to carry anticipated traffic generated by
the development.
5. If the developer bears the full cost of dedicating the necessary right-of-way for and/or
constructing partial -width street improvements, the developer may retain a reserve strip
subject to the following terms and conditions:
a The retention of this strip does not constitute either an express or implied
agreement by the City:
i. To require an abutting property owner to take access to the street across the
reserve strip;
ii. To withhold approval of development and building on abutting property
unless the abutting property owner takes access to the street across the
reserve strip;
iii. That it will not or cannot prohibit access from abutting properties to the street
across the reserve strip.
b. Abutting property owners may purchase access rights across the reserve strip by
paying to the developer a prorated share of the developer's costs of the fully
improved street. The developer shall submit actual development costs to the City
within 6 months following street construction. The cost of purchasing access
rights across the reserve strip shall include the actual construction cost per lineal
foot, plus inflation, at a rate not to exceed 5 percent per year. It shall not be the
City's responsibility to record legal documents.
Acknowledged.
H. Where a development would result in the need to improve a railroad crossing ....
Not applicable.
I. Traffic Control Devices.
Not applicable.
J. Bus turn out lanes ....
Not applicable.
K. Street names are assigned as specified in the Springfield Municipal Code.
This is a proposed extension of A Street, already named.
L. The Director may require a developer to install traffic calming measures ...
Not applicable.
M. Special Street Setbacks.
No special setbacks are required.
2. SDC 4.2-120 Site Access and Driveways.
A. Site Access and Driveways—General.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey Multi -Family
Site Plan Review Application Written Statement
Page 20 of 26
1. All developed lots/parcels shall have an approved access provided by either direct
access to a:
a. Public street or alley along the frontage of the property;
The subject property has access to a public street, A Street, along the north boundary of the
property. There is also secondary emergency vehicle access provided to Main Street.
2. Driveway access to designated State Highways is subject to the provisions of this
Section in addition to requirements of the Oregon Department of Transportation Highway
Division...
The proposed development does not request driveway access to a State Highway, only
secondary emergency vehicle access.
B. Driveway access to local streets is generally encouraged in preference to streets of higher
classification.
EXCEPTION: Driveway access to arterial and collector streets may be permitted if no
reasonable alternative street access exists or where heavy uses of local streets is
inappropriate due to traffic impacts in residential areas.
The subject property does will take access onto A Street, a local street.
1. Where a proposed development abuts an existing or proposed arterial or collector street,
the development design and off-street improvements shall minimize the traffic conflicts.
The development design accesses A Street, a local street, and minimizes traffic conflicts by
directing local traffic to the intersection of South 61" Street to access Main Street.
2. Additional improvements or design modifications necessary to resolve identified
transportation conflicts may be required on a case-by-case basis.
Acknowledged.
C. Driveways shall be designed to allow safe and efficient vehicular ingress and egress as
specified in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and
Procedures Manual and the Public Works Standard Construction Specifications.
SDC Table 4.2-2 Driveway Design Specifications
1 -Way Driveway Width — Multifamily Residential
Required: 24 feet minimum — 35 feet maximum
The driveway errimme is designed to be 24 feet wide. The secondary emergency vehicle access is
only 20 feet wide as it is only used occasionally and not by the occupants of the units.
SDC Table 4.2-3 Curb Return Driveway Design Specifications
Driveways do not include a curb -return.
SDC Table 4.2-4 Minimum Separations between a Driveway and the Nearest Intersection Curb
Return on the Same Side of the Street`
Multifamily Residential
Required: Local Street: 75 feet.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MultiFamily
Site Plan Remew Application: Written Statement
Page 21 of 26
The proposed driveway entrance is over 100 feet from the nearest intersection curb return to the
west.
3. SDC 4.2-125 Intersections.
Not applicable
4. SDC 4.2-130 Vision Clearance.
A. All corner lots/parcels shall maintain a clear area at each access to a public street....
The proposed developmerrt is not a Corner lotiparcel.
5. SDC 4.2-135 Sidewalks.
A. Sidewalks and planter strips abutting public streets shall be located wholly within the public
right-of-way, unless otherwise approved by the Public Works Director.
Improvements proposed forA Street on the development side of the right of way will be located
wholly within the public right-of-way.
B. Sidewalks shall be designed, constructed, replaced or repaired as specified in the
City's Engineering Design Standards and Procedures Manual, the Development & Public
Works Standard Construction Specifications and the Springfield Municipal Code.
The proposed sidewalk will be designed according to the Engineering Design Standards and
Procedures Manual.
C. Concrete sidewalks must be provided according to Section 4.2-105.C, Table 4.2-1, and the
following criteria:
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 must 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.
See Civil drawings.
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 of curb to the edge of the sidewalk) and long enough to
allow the street tree to survive. Planter strips must have approved landscaping consisting of
street trees and ground cover allowed per the City's Engineering Design Standards and
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey Multi -Family
Site Plan Review Application Written Statement
Page 22 of 26
Procedures Manual. Tree wells set in concrete or sidewalk areas must be a minimum of 4 feet
by 4 feet. Concrete, asphalt or other impermeable pavement are not allowed to substitute for
landscaping within planter strips.
The proposed planter strip is 4 feet wide as measured from back of curb to sidewalk and is the full
length of the project except where interrupted by the driveway entrance. It will be planted as
indicated above.
E. Maintenance of sidewalks is the continuing obligation of the abutting property owner. (6412)
Acknowledged.
6. SDC 4.2-140 Street Trees.
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 Manual.
Street trees will be provided behind the proposed setback sidewalk on A Street. See Planting Plan.
B. Existing Street Trees.
There are no existing street trees.
7. SDC 4.2-145 Street Lighting.
A. Street Lighting shall be included with all new developments or redevelopment. Existing
street lights shall be upgraded to current lighting standards with all new developments or
redevelopments as determined by the Public Works Director. The developer is responsible
for street lighting installation costs.
A new street light is proposed for A Street and will meet current fighting standards. See Lighting
Plan.
8. SDC 4.2-150 Bikeways.
A. Bikeways. Development abutting existing or proposed bikeways identified in Trani or
Springfield Bicycle Plan shall include provisions for the extension of these facilities through
the development area by dedication of easements or rights-of-way.
The development does not include or abut any existing or proposed bikeways.
9. SDC 4.2-155 Pedestrian Trails.
A. Developments abutting existing or proposed pedestrian trails identified on the adopted
Willamalane Park and Recreation District Comprehensive Plan shall provide for future
extension of the pedestrian trails through dedication of easements or rights-of-way.
The development does not abut any existing orproposed pedestrian trails.
10. SDC 4.2-160 Accessways.
A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets,
residential areas, neighborhood activity centers, industrial or commercial centers, transit
facilities, parks, schools, open space, or trails and paths where no public street access
exists. Accessways may also be used as a secondary emergency access. Accessways shall
be dedicated as public right-of-way during the development review process.
No accessways are planned as part of this development.
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
McCluskey MultiFamily Page 23 of 26
Site Plan Reties Applicatim: Men Statement
11. SDC 4.3-100 Infrastructure Standards - Utilities
See Utilities discussion Page 6 of this document.
12. SDC 4.4-100 Landscaping, Screening and Fencing.
SDC 4.4-105 Landscaping.
E. At least 65 percent of each 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:
1. As a minimum, 2 trees not less than 6 feet in height that are at least 2 inches in caliper (at the
time of planting, not including root ball); and
2. Ten shrubs, 5 gallons or larger.
3. Lawn and/or groundcover may be substituted for trees or shrubbery, unless required for
screening when there are adequate provisions for ongoing maintenance.
At least 65 percent of each required planting area is covered with living plant material and will be
at 5 years time. There is a minimum per 1000 sf the following. 2 trees not less 6' in height 2"
caliper dbh and 10 shrubs 5 gallons or larger. Other landscaping may be lawn or ground cover.
See Planting Plan.
F. Parking lot planting areas shall include 1 canopy tree at least 2 inches in caliper that meets
City street tree standards as may be permitted by the City's Engineering Design Standards
and Procedures Manual and at least 4 shrubs, 5 -gallon or larger, for each 100 square feet of
planting 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 district; and
Parking and driveway setbacks are per the Residential Zoning District Standards: Muni -unit
Design Standards.
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.
The parking lot is not on the street side of the building abutting Main Street, a major arterial Not
applicable.
3. See also Section 3.2-240D.8.c. for multifamily design standards.
Acknowledged.
G. All 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.
The landscaping will have a fully automatic underground irrigation system
S& msr C.su tng, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architedure ♦ band Use Planning
McCluskey MuRtFamily
Site Plan Review Application: w ten Statement
Page 24 of 26
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.
Acknowledged.
I. Planting Installation Standards.
Acknowledged.
SDC 4.4-110 Screening.
The trash areas shall be contained in a sight -obscuring, gated enclosure that is a minimum of 6 feet
in height. Trash and recycling receptacles are screened with a stir -foot high structure enclosure and
do not intrude in the front yard setback. The structure is screened on all exposed sides with planting.
SDC 4.4-115 Fences.
The existirg fences along the eastern and western property lines are set to ether remain or be
replaced. No new property fences are proposed unless an existirg fence is damaged and cannot be
repaired or needs to be moved to place it on the property line.
12. SDC 4.5-110 Illumination and Height.
A. On-site lighting shall be the minimum illumination necessary for a given application including
parking areas and vehicle sales areas. All exterior light fixtures shall be shielded or recessed
so that direct glare and reflection are contained within the boundaries of the property, and
directed downward and away from abutting properties; public rights-of-way; and riparian,
wetlands and other protected areas identified in this Code on the same property.
All proposed lighting will be full cut off shield to prevent light trespass to neighboring properties or
buildings.
B. Height.
1. The height of a freestanding exterior light fixture shall not exceed 25 feet or the height of the
principal pennitted structure, whichever is less. In this case, height is measured as the vertical
distance between the paved surface and the bottom of the light fixture.
The light fixtures will not exceed 25 feet or the height of the principal permitted structure.
13. SDC 4.6-100 Vehicle Parking, Loading and Bicycle Standards.
SDC 4.6115 Motor Vehicle Parking — Parking Lot Design
All off street parking areas shall comply with the following dimensional standards.
Table 4.6-1
Dimensional Feature (all dimensions in feet) Diagram Parking Angle
0 45 60 90
Stall width, standard A 9.0 9.0 9.0 9.0
Stall width, compact A 8.0 8.0 8.0 8.0
Stall length, standard B 24.0 1801 1801 18.0
SMhmer Consulting, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5109
I. md.pe Architecture ♦ Land Use Planning
McCluskey MulliFamily
Site Plan Review Applicalicn: Mt. Statement
Page 25 of 26
Dimensional Feature (all dimensions in feet)
Diagram
Parking Angle
0 45 60 90
��
Stall length, compact
B
22.0 16.0 16.0 1 16.0
Aisle width between stall lines
C
12.0 12.0 16.0 24.0
Bumper overhang (typical)
1 ^
I� 0.0]_1 5 1.6 2.0
Cmss-aisle, 1 -way
1 E
1 1601160 1 16.0 1 16.0
Cmss-aisle, 2 -way
1 F
1 24.01 24.01 24.01 24.01
All full-size parking stalls are designed to be 9' wide 18' deep wdh 24' of backup. The compact spaces
are design to be 8.5 feet wide, 18' deep with 24' of back up. The parallel parking spaces are 9' wide, 18'
long with 6' of maneuvering distance. See Site Plan.
SDC 4.6-125 Motor Vehicle Parking — Parking Space Requirements
The table in this section specify the following.
• Required. 1 parking space/dwelling unit
• Result: 45 dwelling units = 45 parking spaces
• Provided. 73 parking spaces
SDC 4.6-140 through 4.6-155 Bicycle Parking
The table in this section specify the following.
Required. Standard. 1 space per dwelling unit, 75% long-term125% short term
Result: 45 units = 34 long term/ 11 short term
Proposed. 43 long term/11 shod term
100% of all bicycle parking spaces are sheltered.
34 long term required. 10% oversized = 4 spaces. 6 are provided.
If more than 10 short term bicycle parking spaces are required, at least
50 % of the short-term bicycle parking spaces in excess of 10 must be sheltered.
At least 10% of the long-term bicycle parking spaces for commercial uses and residential uses must be
oversized bicycle parking spaces.
D. Parking areas and ingress -egress points have been designed to: facilitate vehicular traffic,
bicycle and pedestrian safety to avoid congestion; provide connectivity within the development
area and to adjacent residential areas, transit stops, neighborhood activity centers, and
commercial, industrial and public areas; minimize driveways on arterial and collector streets as
specified in this Code or other applicable regulations and comply with the ODOT access
management standards for State highways.
The development takes access from A Street, a local street and only has secondary emergency vehicle
access from Main Street, a major arterial The proposed private driveway is designed to facilitate
vehicular traffic and provide connectivity to and from the development area to adjacent areas.
Standard connectivity exists for pedestrians with a continuous street sidewalk and internal sidewalks
throughout. Transit stops, adjacent residential neighborhoods and public areas and neighborhood
commercial districts are nearby the subject site and are both accessible via the existing developed street
and sidewalk network.
SMimer Cancelling, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5108
L dscape Archiledure ♦ L d Use Planning
McCluskey MulliFamily
Stle Plan Reties Application: W ten Statement
Page 26 of 26
E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic
conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs;
watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas
and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic
and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760,
358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal
law.
There are no physical features on the subject property meeting this definition.
IV. CONCLUSION
The McCluskey Mufti -family project Site Plan Review complies with applicable approval criteria and SDC
standards. The application provides substantial evidence to support approval of the application.
We look forward to your review and comments. This is an appropriate use of the property considering the base
zone. Locating housing near parks/river and parks near housing is a natural ft. The current housing crisis cannot
be understated. This development is exactly what all of Springfield needs, now more than ever.
If you have any questions or need additional clarification, please do not hesitate to call. We look forward to your
review and approval of this project.
Sincerely,
Schirmer Consulting, LLC
Carol Schirmer
Principal
SoNoner Cmalling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Archiledure ♦ lad Use Planning
,I
\� \� �.
.4
��I
\ �<
.�\
�
-z
/
®R
.
y .
.
\
\�
§�
�x� -