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HomeMy WebLinkAboutPacket, Pre PLANNER 5/31/2022Pre -Submittal Meeting Development and Public Works Department Reem 61 PRE -SUBMITTAL MEETING DATE: Friday, June 10, 2022 10:00 a.m. - 11:00 a.m. DPW Conferenee Room 616 Pre -submittal (Site Plan Review) #811 -22 -000139 -PRE 811-21-000295-PROJ Dustin McCluskey Assessor's Map: 17-02-34-31 TL: 3600 Address: 6082 Main Street Existing Use: vacant Applicant has submitted for multi -unit residential development. Planner: Andy Limbird Meeting: Friday, June 10, 202210:00 — 11:00 via Zoom VICINITY MAP 811 -22 -000139 -PRE Pre -submittal Meeting 17-02-34-31 TL 3600 6082 Main Street Dustin McCluskey City 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 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� -