HomeMy WebLinkAboutPacket, Pre PLANNER 8/15/2022Pre -Submittal Meeting
Development and Public Works Department
Reem 61
PRE -SUBMITTAL MEETING DATE:
Tuesday, August 23, 2022
11:00 a.m. - 12:00 p.m.
Zoom / DPW Conference Room 616
Completeness Check Meeting (Site Plan Review) #811 -22 -000184 -PRE 811-21-000153-PROJ
Blue McKenzie
Assessor's Map: 17-03-35-42 TL: 2300
Address: A Street, between 7� and V St
Existing Use: vacant parking lot, MUC
Applicant submitted proposal for approx. 76,000 sf building, consisting of 8 stories, 84
residential units and commercial space on ground floor.
Planner: Andy Limbird
Meeting: Tuesday, August 23, 202211:00— 12:00 via Zoom/DPW Conference Room 616
JI 1 C
VICINITY MAP
811 -22 -000184 -PRE Completeness check meeting
17-03-35-42 TL 2300
A Street, between 7'h and 8'h Streets
Blue McKenzie
Blue McKenzie Mixed Use
Type II Site Plan Review — City of Springfield
August 2, 2022
Project Summary
Northwest Sustainable Properties is submitting applications for a Type II Site
Plan Review for a mixed-use apartment building.
The proposed project is a single building of 76,000 +\-square feet, eight
stories, 84 apartment units with a commercial lease space on ground floor.
The larger commercial space will be set up to be a small restaurant.
An application is required for a mixed-use apartment building
A Type II Site Plan Review
The Applicant (Northwest Sustainable Properties) requests She Plan Review
approval based on the above program.
Below are the relevant City of Springfield Development Code (SDC)
requirements and a description of how this request will meet the applicable
criteria. These applications include the City forms, written materials, and
preliminary plans necessary for City staff to review and determine
compliance with the applicable approval criteria. The evidence is substantial
and supports the City's approval of the application.
Site Description
The proposed project area is .27 acres and located mid block on A street
between 7- and 8-. The project site and the adjacent properties are all
zoned Mixed -Use Commercial District (MUC).
Existing use is a parking lot. The site topography is flat and slopes up
towards the northeast.
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CHAPTER 5 THE DEVELOPMENT
REVIEW PROCESS AND
APPLICATIONS
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I. Applicable Review Criteria
Springfield Development Code
5.1-130 Type II Applications (Administrative)
Type i/procedure.
Type #development actions shall be decidedbythe director.
5171002. Multifamilyresidenval, commercial, public and
semipubliq andindusmal development or uses, including
construction of impervious surfaces forparking lots and storage
areas, including
a. Newdevelopment on vacant sites andredevelopment as a
result of demolition andremoval of existing buildings and
impervious surfaces on a formerly occupied site, except where a
proposed development qualifies as an MDSApohcation in
accordance with SDC Section 5.15.
Response: The Applicant Is proposing a mixed-use apartment building on a
site that Is a current parking lot. This would trigger a Site Design Review
and Is, therefore, a Type II procedure. It Is understood that the Type II
procedure requirements listed in this section apply to this application.
CHAPTER 3 LAND USE DISTRICTS
Section 3.2-600 Mixed -Use Zoning Districts.
A Myxed-Use CemunevolalDlsa-kf IMUC). The MUC District is
established where a mix of commercial with residential uses is
compatible with existing nearby uses Development within the MUC
District shall he is a commercial dominance, with residential and public
uses also allowed The primary development objectives of the MUC
District are to expand housing opportunities,, allow businesses to locate
in a varieryofsettings; provide options for A,ving, working, and shopping
environments,facilitate more intensive use of land while minimizing
potentially adverse impacts,' and to provide options forpedestrian-
orientedlifesoes. Development areas one acre ormore in size in the
MUC District shall he is frontage on either an arterial or collector street.
Access to any MUC development area maybe from a local street, if there
is no negative impact on adjacent residential uses.
Response: The Applicant is proposing 84 units with commercial uses that
can Include the following allowed uses per Section 3.2-610.
Eating and drinking establishment
Business and Professional offices and personnel services
Multiple family dwellings Including triplexes,
Boutique Transient Housing Hotels
The proposal meets the primary objective to expand housing and allow for
a mix of business opportunities.
3.2-615 Base Zone Mixed Use Development Standards
Zoning Criteria
Min Area 6000 sf
Min Street Frontage 40'
Lot Coverage — limited only be landscape
Min Landscaping per another section of the code
Landscape Setback (feet)
section 3.1-615
Building Heights
section 3.1-615
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Compiles
yes
yes
yes
yes
Distance
None
Height 88'-7
Excludes penthouses
Building coping is less than 90'
3.2-625 Mixed -Use District Development Standards—General
A. Building Design Standards. Intent: New structures and
improvements to fagades requiring building permits shall provide
architectural relief and interest, with emphasis at building entrances
and along sidewalks, to promote and enhance a comfortable
pedestrian scale and orientation. Blank walls shall be avoided to the
maximum extent practicable by complying with the following
minimum requirements. The following standards are intended to be
specific and quantifiable while allowing for flexibility in design.
Response: The Applicant Is proposing a fapade that Is set back at one
corner to create an outdoor space for the future eating/ drinking
establishment. The building overhang will proving shelter for pedestrians
along A street. A welcoming recessed entry to the main Lobby which will
provide for a building management area and potential services like a coffee
stand. A decorative screen is proposed to the left of the entry.
1. Ground floor windows shall be required for all civic and
commercial uses. All elevations of buildings abutting any street
shall provide at least 50 percent of their length (e.g., a 100 -foot -wide
building fagade shall have a total of at least 50 linear feet of
windows) and at least 25 percent of the ground floor wall area as
windows and/or doors that allow views into lobbies, merchandise
displays, or working areas. On corner lots/parcels this provision
applies to both elevations.
EXCEPTION: Elevations of buildings adjacent to alleys or vehicle
accessways used primarily for service and delivery access is
exempt from this requirement.
Response: The Applicant Is proposing 73% of the length In glass.
2. Ground floor windows are required as part of the primary
entrance elevation for all industrial uses. Windows are required for
at least 30 percent of the primary entrance and ground level offices
that are part of the entrance elevation. The windows shall be
measured in linear fashion (e.g., a 100 -foot -wide building entrance
and office fagade shall have a total of at least 30 linear feet of
windows and/or doors on the ground floor that allow views into
lobbies, merchandise displays, or working areas).
Response: The Applicant Is proposing 69% of the lobby In length of glass.
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3. Along the vertical face of a structure, offsets shall occur at
a minimum of every 50 feet by providing at least one of the
following:
a. Recesses, including, but not limited to: entrances and floor
area with of a minimum depth of 4 feet.
b. Extensions, including, but not limited to: entrances and floor
area with a minimum clearance of 4 feet, a minimum depth of 4 feet,
and a maximum length of an overhang shall be 25 feet.
C. Offsets or breaks in roof elevation with a minimum of 3 feet
or more in height.
Response: The Applicant Is proposing a streetfacing facade that Is 81'
long. We have a recessed alcove In the middle of the building to provide a
relief In the elevation. Refer to the 2- floor plan for dimensions.
4. In order to break up vast expanses of single element
building elevations, building design shall include a combination of
architectural elements and features, including, but not limited to:
offsets, windows, entry treatments, wood siding, brick, stucco,
textured concrete block.
Response: The Applicant Is proposing several different wall treatments
used to enhance the Ins and out of the facades. Refer to the materials
board.
5. In order to provide differentiation between the ground floor
and upper stories, building design shall include bays or balconies for
upper levels, and awnings, canopies, or other similar treatments for
lower levels. Variation in building materials, trim, paint,
ornamentation, windows, or other features including public art, may
also be used.
Response: The Applicant Is proposing building cantilevers of the upper
stories. The upper stories have a push and pull of balconies that create
recesses and Interest In the elevation of the upper floors. 3 main siding
materials are used Indifferent ways —the two main siding types are light
and dark panels and are used to Identify the wall planes and enhance the
recessed walls. The corrugated metal Is used to provide emphasizes on
the Southwest corner.
6. External modifications proposed for structures listed on the
Springfield Historic Landmark Inventory shall comply with the
applicable standards specified in Section 3.3-900.
Response: The Applicant Is proposing
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7. The proposal contains an equally good or superior way to
achieve the intent of Subsections 1. through 6., above.
Response: The Applicant Is proposing
B. Building Orientation and Maximum Setbacks. Intent: To the
greatest extent practicable, all new buildings in a mixed-use
development shall be oriented toward both exterior and internal
streets in a manner that accommodates pedestrian comfort,
convenience and safety.
Response: The Applicant Is proposing
1. In the Downtown Mixed Use Area, buildings shall be
oriented towards fronting streets in a manner that frames and
defines both streets and pedestrian areas along those streets. The
maximum building setback in the Downtown Mixed Use Area is 10
feet. Buildings in this area shall not be separated from fronting
streets by off-street parking, vehicle circulation aisles or drive-thru
lanes.
Response: The Applicant Is proposing
EXCEPTIONS: Street setbacks in the Downtown Mixed Use Area
may be approved by the Director when:
a. The building design incorporates public seating, plazas, or
other usable public space as specified in Subsection G. below;
b. The building design incorporates landscaped stormwater
quality facilities within the setback area that also enhance the
pedestrian scale, orientation and interest;
C. Necessary to preserve existing healthy mature trees; or
d. Necessary to accommodate handicapped access
requirements.
Response: The Applicant Is proposing
2. Parking in the Downtown Mixed Use Area shall be located
beside or behind buildings, internal to development on a site. For
existing development sites, outparcel buildings between a large
parking lot and the street shall be used to help define the
streetscape, and lessen the visual impact of the parking lot from the
street.
Response: The Applicant Is proposing
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3. Public entrances to all new buildings in the Downtown
Mixed Use Area shall be visible from the street and oriented so that
pedestrians have a direct and convenient route from the street
sidewalk to building entrances.
Response: The Applicant Is proposing
4. In MUC Districts outside of the Downtown Mixed -Use Area,
buildings may be set back from fronting public or private streets but
shall be connected to those by a continuous internal sidewalk (and
as needed, sidewalk crossings). This internal sidewalk network shall
connect customer entrances of buildings on a development site
with one another and with fronting public sidewalks or rights-of-way.
The internal sidewalks shall be at least 5 feet wide. The internal
sidewalk network shall connect transit stops or station to buildings
on the development site to form a direct and convenient pedestrian
connection with these transit facilities.
Response: The Applicant Is proposing
5. The proposal contains an equally good or superior way to
achieve the intent of Subsections 1. through 4., above.
Response: The Applicant Is proposing
C. Weather Protection. Intent: Awnings and canopies are
intended to protect pedestrians from the weather and add to the
architectural interest of buildings. New commercial or mixed-use
residential development shall provide a weather -protected area
adjacent to sidewalks and plazas.
1. Awnings or canopies shall be at least 6 feet wide and shall
follow building offsets to eliminate long expanses of awnings and or
canopies.
2. Awnings and canopies shall not obscure architectural
features (e.g., transom area) of the building and shall not extend
into the second story of the building.
3. Awnings and canopies shall be in proportion to the overall
building and shall match the width of the storefront or window
opening.
4. Backlit awnings and canopies are not permitted.
5. Awnings and canopies shall be suspended from the
building and not supported by posts.
6. The proposal contains an equally good or superior way to
achieve the intent of Subsections 1. through 5., above.
Response: The Applicant Is proposing
D. Landscaping and Screening.
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1. Intent: Landscaping is intended to compliment built forms
within a development area, softening and providing visual relief and
contrast to buildings, sidewalks and parking lots. Trees, as part of a
landscaping plan, shall provide shade for pedestrian comfort as
well. The installation of landscaping shall be accomplished in a
manner that assures that planted stock receives adequate irrigation.
Screening is intended to compliment a development area by
shielding trash receptacles, storage areas and other unsightly
facilities from public view within the development area.
a. Mixed-use developments shall provide landscaping and
screening in accordance with Sections 4.4.100 and 4.4.110 and the
following standards:
b. Street trees shall be required consistent with Section 4.2-
140. Species shall be compatible with the design features specified
in Subsection G., below and shall provide continuity with nearby
landscaping. The Director may grant a 1 -for -1 reduction in the
number of street trees required when a development preserves
healthy, mature trees located within 10 feet of the sidewalk Required
street trees shall be placed in planter strips between sidewalks and
curbs as specified in Sections 4.2-135 and 4.2-140, or in individual
tree pits. If individual tree pits are utilized, each pit shall be a
minimum of 64 square feet per tree, with a minimum width of 4.5
feet.
Response: The Applicant is proposing
2. Screening of parking areas, drives, mechanical equipment
and trash receptacles shall be as specified in Section 4.4.110. In
addition:
a. No trash receptacles shall be allowed within the front
setback areas abutting residential districts.
b. All ground -mounted utility equipment not installed
underground shall be placed to reduce visual impact or screened
with walls or landscaping.
C. Notwithstanding the timelines specified in Section 4.4.105,
plants shall be sized to attain 50 percent coverage in 2 years and
100 percent coverage in 4 years.
Response: The Applicant Is proposing
3. Irrigation systems are required to support landscaping.
Drought -resistant plants are encouraged. See Sections 5.17-120D.3.
and 4.4.105.
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Response: The Applicant Is proposing
4. Parking areas, drives, and mechanical equipment shall be
screened as specified in Section 4.4.110. Trash receptacles shall be
screened from on and offsite view by placement of a solid fenced or
walled enclosure, from 5 to 6 feet in height. No receptacles are
allowed within front setback areas abutting residential districts. All
ground -mounted utilities equipment not placed underground shall
be placed to reduce visual impact or screened with walls or
landscaping. Plants shall be sized to attain 50 percent coverage in 2
years and 100 percent coverage in 4 years.
Response: The Applicant Is proposing
5. The proposal contains an equally good or superior way to
achieve the intent of Subsections 1. through 4., above.
Response: The Applicant Is proposing
Street Connectivity and Internal Circulation.
Intent: To make mixed-use developments part of a connected street
system that serves vehicles, pedestrians and bicycles. Public or
private streets connect the development to adjacent neighborhoods
and zoning districts. When street connections are not practicable,
pedestrian connections are made to and through the development
in lieu of planned street connections. Pedestrian connections shall
equal what would be available if they were on a street.
5. Pedestrian paths and sidewalks shall connect all building
entrances with each other and with public rights-of-way in a manner
that is direct and convenient for the pedestrian.
Response: The Applicant is proposing
6. The proposal contains an equally good or superior way to
achieve the intent of Subsections 1. through 5., above.
F. Neighborhood Compatibility. Intent: To achieve a
compatible transition between mixed-use and other zones of
differing height, bulk and scale requirements, consideration shall be
given to the scale and design of surrounding buildings to promote
compatibility and complement or enhance the character of existing
single-family neighborhoods. Development in mixed-use districts
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shall be appropriate and related to the setting and established
character of the surrounding area or neighborhood. Minimum
standards adjacent to Low Density Residential Districts are:
1. Architectural compatibility between new development and
adjacent LDR development, including, but not limited to: similar roof
forms, windows, trim, and materials, shall be required to the
maximum extent practicable.
2. Lighting shall be arranged and constructed not to produce
direct glare on adjacent LDR development as specified in Section
4.5-100.
3. Site obscuring landscaping shall be required, including, but
not limited to: the retention of existing vegetation; installation of a 5 -
foot minimum height, site -obscuring fence with shade trees planted
a maximum of 30 feet on center (2 -inch caliper at planting); and/or
other landscaping to provide visual buffering.
4. Mechanical equipment shall be screened from view from
adjacent LDR properties and the street as specified in Subsection
D.4., above. Mechanical equipment shall be buffered so that noise
does not typically exceed 50 decibels as measured at the LDR
property line. The City may require a noise study certified by a
licensed acoustical engineer.
5. The proposal contains an equally good or superior way to
achieve the intent of Subsections 1. through 4., above.
G. Pedestrian Amenities. Intent: To provide appropriate
pedestrian amenities in mixed-use developments, pedestrian
amenities, including, but not limited to: benches, ornamental paving
and public an shall be provided and durably designed and integrated
into an overall design scheme or pattern.
1. All new structures and substantial improvements to
existing buildings shall provide pedestrian amenities, as specified in
this Subsection. The number of pedestrian amenities provided shall
comply with the following sliding scale.
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Size of Structure or
Substantial Improvement
Humber -of
Ameniities
<5,000 sq. ft.
1
5,000-10,000 sq. ft.
2
10,000-50,000 sq. ft.
3
550,000 sq. ft.
4
2. Acceptable pedestrian amenities include:
a. Sidewalks incorporating ornamental paving treatments,
including, but not limited to: concrete masonry unit pavers, brick, or
stone, which are 50 percent wider than required by this Code.
b. A public outdoor seating plaza adjacent to, or visible and
accessible from, the street (minimum useable area of 300 square
feet).
C. Sidewalk planters between the sidewalk and building
including stormwater swales.
d. Street tree density more extensive than required by this
Section.
e. Streetscape scale container planters.
f. Installation of 3 -inch caliper size or larger to fulfill the street
tree requirement.
g. Public art, including, but not limited to: sculptures,
fountains, clocks, or murals with a value equal to or greater than 1
percent of construction value of the structure.
h. Pocket parks with a minimum usable area of 300 square
feet.
3. Guidelines for the siting, construction and character of
pedestrian amenities:
a. Amenities shall be visible and accessible to the general
public from a fully improved street. Access to pocket parks, plazas,
and sidewalks shall be provided via a public right-of-way or a public
access easement.
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b. The size or capacity of pedestrian amenities shall be
roughly proportional to their expected use, including use by
employees, customers, residents, and other visitors. The Director
may alter minimum area standards for pocket parks and plazas
based on this guideline.
C. Amenities shall be consistent with the character and scale
of surrounding developments. For example, similarity in awning
height, bench style, planter materials, street trees, and pavers is
recommended to foster continuity in the design of pedestrian areas.
Materials shall be suitable for outdoor use, easily maintained, and
have at least a 10 -year expected service life.
d. Bus stops, as a pedestrian amenity, shall conform to
standards of the Lane Transit District.
4. The proposal contains an equally good or superior way to
achieve the intent of Subsections 1. through 3., above.
Response: The Applicant Is proposing
3.2-630 Mixed -Use Development Standards—Specific
A. MUC Development Standards.
1. Preservation of the Commercial Land Supply
a. One hundred percent of a new mixed use building footprint
may be developed for commercial uses.
Response: The Applicant Is proposing
b. A minimum of 60 percent of the ground floor area within a
new building in the MUC District shall be dedicated to commercial
uses to ensure that commercial land is preserved for primarily
commercial purposes. Up to 100 percent of any building may be
developed for residential uses so long as 60 percent of the total
ground floor area within the development area is devoted to
commercial uses.
Response: The Applicant Is proposing
C. The commercial uses on an MUC site shall be developed
prior to or concurrently with other proposed uses. Concurrency may
be established by approval of a Master Plan that provides a mix of
uses that includes commercial and other proposed uses.
Response: The Applicant Is proposing
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EXCEPTION: This provision shall not apply to residential and/or
limited manufacturing uses that are in existence as of June 3, 2002.
2. Maximum Footprint for Retail Uses. The maximum building
footprint for a grocery store shall be 70,000 square feet. The
maximum building footprint for other single tenant wholesale or
retail uses shall be 50,000 square feet. The maximum footprint for
all other uses shall be based upon lot/parcel coverage and building
setbacks.
3. Minimum Floor Area Ratio. A minimum floor area ratio
(FAR) of .40 shall be required for all new development or
redevelopment in the MUC portion of the Downtown Mixed Use
Area. A FAR of .30 is required for new development on lots/parcels
greater than 1 acre in the MUC District outside of the Downtown
Mixed Use Area. FAR is defined for this purpose as the amount of
gross floor area of all buildings and structures on the building
lot/parcel divided by the total lot/parcel area.
Response: The Applicant Is proposing
CHAPTER DEVELOPMENT STANDARDS
Section 4.2-100 Infrastructure Standards—Transportation
4.2-135 Sidewalks
A. Sidewalks and planter strips abutting public streets shall be
located wholly within the public street right-of-way, unless
otherwise approved by the Director.
Response: The Applicant Is proposing
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.
Response: The Applicant Is proposing
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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.
Response: The Applicant is proposing
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 Procedures Manua/
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.
EXCEPTION: Planter strips less than 4.5 feet wide may be permitted
when necessary for connectivity, safety, or to comply with street
design requirements, subject to approval by the Director.
Response: The Applicant Is proposing
4.2-140 Street Trees
Street trees are those trees required within the public right-of-way.
The primary purpose of street trees is to create a streetscape that
benefits from the aesthetic and environmental qualities of an
extensive tree canopy along the public street system. Street trees
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are attractive amenities that improve the appearance of the
community, provide shade and visual interest, and enhance the
pedestrian environment. Street trees also improve air quality, reduce
stormwater runoff, and moderate the micro -climate impacts of heat
absorbed by paved surfaces. Street trees may be located within a
planter strip or within individual tree wells in a sidewalk, round-
about, or median.
Response: The Applicant Is proposing
A. New Street Trees. New street trees shall be at least 2
inches in caliper. New street trees shall be selected from the City
Street Tree List and installed as specified in the City's Engineering
Design Standards and Procedures Manua/ The Director shall
determine which species are permitted or prohibited street trees.
Response: The Applicant Is proposing
B. Existing Street Trees.
1. Street Tree Retention Standards. Existing trees may meet
the requirement for street trees ( i.e., trees on the City Street Tree
List specified in the City's Engineering and Design Standards and
Procedures Manua/with a minimum caliper of 2 inches) if
excavation or filling for proposed development is minimized within
the dripline of the tree. Sidewalks of variable width, elevation, and
direction may be used to save existing trees, subject to approval by
the Director.
Existing street trees shall be retained as specified in the Engineering
Design Standards and Procedures Manual, unless approved for
removal as a condition of Development Approval or in conjunction
with a street construction project.
Response: The Applicant Is proposing
2. Street Tree Removal Standards.
Response: The Applicant Is proposing
3. Street Tree Replacement Standards. Where possible, any
street tree proposed to be removed shall be replaced with a tree at
least 2 inches in caliper.
Response: The Applicant Is proposing
C. Street Tree Maintenance Responsibility.
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1. Maintenance of street trees in the public fight -of -way shall
be performed by the City.
Response: The Applicant Is proposing
2. Maintenance of street trees on private property shall be
performed by the property own.
Response: The Applicant Is proposing
4.2-145 Lighting Standards
C. Design Standards.
1. Lighting must comply with Illuminating Engineering Society,
American National Standards Practice for Roadway Lighting — RP -8-
14 and applicable National Electrical Safety Code (NESC) and
National Electrical Code (NEC) standards.
Response: The Applicant Is proposing centering the fixture on the site. City
to provide lighting study to verity exact location.
2. Intersections must be illuminated to a level equal to the
sum of the average required illuminance of the 2 intersecting
streets.
Response: Section Is not applicable to mid -block project site
3. Mid -block crosswalks that are approved by the City Traffic
Engineer must have 2 times the illumination required for the street.
Response: The Applicant Is not proposing a mid block location.
4. Decorative poles with City -approved LED fixtures and
lighting controls must be used on all streets within the Nodal
Development Overlay District and where any refinement plan or plan
district requires decorative lighting. Decorative poles may be used
on streets, paths, and accessways in any other zone at the option of
the developer as approved by the Director.
Response: The Applicant Is proposing one decorative pole per the city
standards.
8. Where lot frontages are 80 feet or less, poles must be
located at property lines unless approved by the Director.
Response: The Applicant Is proposing centering the fixture on the site. City
to provide lighting study to verity exact location.
9. The weak point illumination must not be less than 0.1 foot
candles.
Response: City to provide lighting study to verify exact location.
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12. Pole Height.
d. Decorative poles must be 12 feet tall, except that 16 -foot
tall decorative poles may be approved by the Director when the
required illumination levels cannot be achieved with 12 -foot tall
decorative poles.
Response: The Applicant is proposing one decorative pole per the city
standards.
SECTION 4.3-100 INFRASTRUCTURE STANDARDS—UTILITIES
4.3-105 Sanitary Sewers
A. Sanitary sewers shall be installed to serve each new
development within the city limits and to connect developments to
existing mains. Installation of sanitary sewers shall provide
sufficient access for maintenance activities and shall comply with
the provisions of this Code, with the Public Works Standard
Construction Specifications, the City's Engineering Design
Standards and Procedures Manual, the Springfield Municipal Code,
1997 and Department of Environmental Quality (DEQ) regulations.
Response: The Applicant Is proposing connecting to the existing public 10"
main north of the proposed building in a FILE (former alley). One 4"
connection from a grease interceptor and a 6" connection from proposed
building's sanitary line.
4.3-110 Stormwater Management
A. Stormwater Management Regulations. By implementing the
policies set forth in the currently approved Stormwater Management
Plan, provide for the effective management of stormwater and
drainage from the City into the groundwater and watercourses
within the City and its urbanizing area; minimize demand on the
City's stormwater management system, and alleviate future costs of
treating the discharge; promote water quality; preserve groundwater
and the vegetation and rivers it supports; reduce peak storm flows;
minimize public and private losses due to flood conditions; and
minimize stormwater discharge impacts on water quality and
quantity and stream flow patterns, including peak and base flows in
intermittent and perennial streams, within the McKenzie River and
Willamette River watersheds.
Response: The Applicant Is proposing not to increase impervious area to
the site from the existing to the proposed condition. The existing site is
completely paved. The proposed new Impervious surface will include
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almost entirely building roof, with some paved exterior areas along the
edges of the building. No stormwater treatment Is proposed.
B. The Approval Authority shall grant development approval
only where adequate public and/or private stormwater management
systems provisions have been made as determined by the Public
Works Director, consistent with the policies set forth in the
Stormwater Management Plan and the Engineering Design
Standards and Procedures Manua/ The stormwater management
system shall be separated from any sanitary sewer system. Surface
water drainage patterns shall be addressed on every Preliminary
Site Plan, or Tentative Partition or Subdivision Plan.
Response: The Applicant Is proposing to Install a new public manhole on
the 10" storm main at T" street. A 10"public storm line will run east from
the new manhole to the edge of the right-of-way, then continue east to the
project site as a new 8" private line within an existing PUE.
C. A stormwater management system shall accommodate
potential runoff from its entire upstream drainage area, whether
inside or outside of the development. The Public Works Director
shall determine the necessary size of the facility, based on adopted
Public Facility Plans and Stormwater Facility Master Plans. The
developer shall pay a proportional share of the cost according to
adopted City Council policy.
Response: The Applicant Is proposing to Install slot drain and area drains
around the perimeter of the site that will collect any run-off from within the
site and adjacent areas that drain to the site. Building roof drainage will be
piped to the private storm system.
D. Run-off from a development shall be directed to an
approved stormwater management system with sufficient capacity
to accept the discharge. Where the Public Works Director
determines that the additional run-off resulting from the
development will overload an existing stormwater management
system, the Approval Authority shall withhold Development Approval
until provisions, consistent with the Engineering Design Standards
and Procedures Manual, have been made to correct or mitigate this
condition.
Response: The Applicant Is proposing connecting all slot and area drains to
6" storm line within the site and to an 8" main north of the site that runs
west to the existing public 10maln on T" street
E. Any development with a stormwater threshold
management requirement of 1,000 square feet of impervious
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surface area shall be required to employ stormwater management
practices consistent with the Springfield Engineering Design
Standards and Procedures Manual, which minimize the amount and
rate of surface water run-off into receiving streams. The following
stormwater management practices may be required in orderto
relieve demand on the City's piped drainage system, alleviate future
costs of treating the piped discharge, promote water quality,
preserve groundwater and the vegetation and rivers it supports, and
reduce peak storm flows:
1. Temporary ponding of water;
2. Permanent storage basins;
3. Minimizing impervious surfaces;
4. Emphasizing natural water percolation and natural
drainageways;
5. Preventing water flowing from the street in an uncontrolled
fashion;
6. Stabilizing natural drainageways as necessary below
drainage and culvert discharge points for a distance sufficient to
convey the discharge without channel erosion, as permitted/allowed
by City, State and Federal regulations;
7. On-site filtration or skimming of run-off, that will enter
natural drainageways to maintain water quality;
8. On-site constructed wetlands; and
9. The riparian area boundary, as specified in Subsection 4.3-
115A., may be utilized to meet City on-site stormwater management
requirements for flood control and water quality treatment provided
the design is complementary to and supportive of the primary
objective of a properly functioning riparian habitat condition. Where
the riparian boundary is not of sufficient size to meet these on-site
requirements, the additional area needed shall be located
contiguous to the riparian boundary to form a consolidated
stormwater feature for operational and maintenance efficiencies
and that is designed to be compatible with and complementary to
the riparian area boundary.
Response: The Applicant Is proposing not to Increase the Impervious area
for the proposed development. The existing site Is 100% paved asphalt
parking lot.
4.3-120 Utility Provider Coordination
A. All utility providers shall be responsible for coordinating
utility installations with the City and the developer through the
Development Review Committee or by separate written
correspondence.
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B. The developer shall be responsible for the design,
installation and cost of utility lines and facilities to the satisfaction
of the utility provider.
4.3-125 Underground Placement of Utilities
Whenever possible, all utility lines shall be placed underground.
However, overhead and above ground facilities are permitted for the
following:
A. Emergency and temporary installations undertaken by
utility providers for a maximum of 30 days.
B. Electrical transmission lines and backbone distribution
feeders that are consistent with the Metro Plan's Public Facilities
and Services Plan. These lines act as a main source of supply to
primary laterals and direct connected distribution transformers and
primary loads.
C. Appurtenances and associated equipment, including, but
not limited to: surface -mounted transformers, pedestal -mounted
terminal boxes, meter cabinets, telephone cable closures,
connection boxes.
D. Structures without overhead wires, used exclusively for fire
alarm boxes, streetlights, or municipal equipment installed with the
approval of the City Engineer.
E. Power substations, pumping plants, and similar facilities
necessary for transmission or distribution of utility services shall be
permitted subject to compliance with zoning district regulations and
the Metro Plan's Public Facilities and Services Plan. Required
landscaping and screening shall be approved by the Director under
Type II procedures for all these facilities prior to any construction
being started.
Public television transmitters and receivers.
G. Industrial developments requiring exceptionally large power
supplies may request direct overhead power during the Site Plan
Review process, without a Variance.
H. Existing non -backbone distribution feeders located on
existing streets on developed or undeveloped land.
Response: The Applicant Is proposing
4.3-130 Water Service and Fire Protection
A. Each development area shall be provided with a water
system having sufficiently sized mains and lesser lines to furnish an
adequate water supply to the development with sufficient access
for maintenance.
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Response: The Applicant is proposing to install a 2" domestic water and a
6" fire protection line to supplythe proposed development. Connection will
be made an existing SUB water main in A Street.
B. Fire hydrants and mains shall be installed by the developer
as required by the Fire Marshal and the utility provider.
Response: The Applicant Is not proposing to Install new hydrants. The
existing site Is adequately served by existing public hydrants.
4.3-140 Public Easements
A. Utility Easements. The applicant shall make arrangements
with the City and each utility provider for the dedication of utility
easements necessary to fully service the development or land
beyond the development area, as necessary. The minimum width for
public utility easements adjacent to street rights-of-way shall be 7
feet. The minimum width for all other public utility easements shall
be also be 7 feet. However, the utility provider or the Public Works
Director may require a larger easement for major water mains,
major electric power transmission lines, sanitary sewer lines,
stormwater management systems or in any other situation to allow
maintenance vehicles to set up and perform the required
maintenance or to accommodate multiple utility lines. Where
feasible, utility easements shall be centered on a lot/parcel line.
Response: The Applicant Is proposing
SECTION 4.4-100 LANDSCAPING, SCREENING AND FENCE
STANDARDS
4.4-105 Landscaping
A. These regulations ensure that new development complies
with the landscaping provisions of this Code and any applicable
Refinement Plans, Plan Districts, Master Plans, and Conceptual
Development Plans; is adequately screened from less intensive
development; considers the effects of vegetation on public facilities;
retains significant clusters of natural trees and shrubs wherever
possible; minimizes nun -off; facilitates energy conservation and
crime prevention; and improves the appearance of the City to create
a desirable place to live and work.
Response: The Applicant Is proposing
B. Three types of landscaping may be required:
1. Landscaping standards for private property as specified in
this Section and other Sections of this Code.
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2. Street trees in the public right-of-way as specified in
Section 4.2-140.
3. Curbside planter strips in the public right-of-way as
specified in Section 4.2-135.
Response: The Applicant Is proposing
C. Materials and installation costs of planting and irrigation
other than what is required by the Minimum Development Standards
(Section 5.15.100) shall not be required to exceed 10 percent of the
value of the new development, including parking facilities. The
Director shall determine the location, quantity and quality of
required landscaping as specified in this Code.
Response: The Applicant Is proposing
D. Unless otherwise specified in this Code, the following areas
of a lot/parcel shall be landscaped:
1. All required setback areas and any additional planting areas
as specified in the appropriate zoning district.
2. Parking lot planting areas required in this Section.
Response: The Applicant Is proposing
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.
Response: The Applicant Is proposing
3. See also Section 3.2-240D.8.c. for multifamily design
standards.
Response: The Applicant Is proposing
G. All new required planting areas shall be provided with a
permanent underground irrigation system unless where planted with
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native species or plant communities, or as maybe exempted by the
Director.
Response: The Applicant Is proposing
N. 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.
Response: The Applicant Is proposing
I. Planting Installation Standards.
1. The applicant shall provide methods for the protection of
existing plant material, which will remain through the construction
process. The plants to be saved and the method of protection shall
be noted on the Planting Plan.
2. Existing trees to be retained on private property shall not
have construction occur within the drip line, unless a landscape
architect certifies that affected trees will have at least a 90 percent
chance of survival over a 5 -year period. Trees to be saved shall be
kept free from trunk abrasion.
3. The Planting Plan may be required to include specifications
for topsoil, including depth and organic matter requirements, to
ensure the health and vitality of required planting. Where planting
areas have been excavated, the Planting Plan shall provide for the
replacement of topsoil. All waste material shall be removed from
required planting areas prior to the application of topsoil.
a. Inspection may be made by the Director prior to planting to
verify proper rough grade and installation of irrigation systems.
b. Plant materials and soil preparation may be inspected prior
to or in conjunction with the occupancy inspection to ensure that
placement, quantity, size and variety conform to the approved
Planting Plan and the requirements of this Section. Nursery tags
identifying variety and species shall remain on plant specimens until
the Final Building Inspection by the Building Official or the issuance
of a Certificate of Occupancy.
Response: The Applicant Is proposing
4.4.110 Screening
A. Unless otherwise specified in this Code, screening shall be
required:
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1. Where commercial and industrial districts abut residential
districts and no approved screening exists;
2. For outdoor mechanical devices and minor and major
public facilities;
3. For outdoor storage yards and areas in non-residential
districts abutting residential districts along their common property
line;
4. For trash receptacles;
5. For automobile wrecking and salvage yards; and
6. For multifamily developments.
Response: The Applicant Is proposing
B. Screening shall be vegetative, earthen and/or structural and
be designed to minimize visual and audible incompatible uses from
adjacent properties. Unless specified elsewhere in this Subsection,
screening shall be continuous to at least 6 feet above ground level.
The following standards shall apply:
1. Vegetative Screening. Evergreen shrubs shall be planted to
form a continuous hedge. When immediate screening is necessary,
a sight -obscuring fence shall be installed in place of, or in
conjunction with the shrubs. The 6 -foot height standard specified in
Subsection IS, above shall occur within 4 years of planting.
EXCEPTION: For multifamily development, the vegetative screening
standard specified in Section 3.2-240D.8.d. apply.
Response: The Applicant Is proposing
2. Earthen Screening. Earthen berms may be used to screen
either visual or noise impacts.
Response: The Applicant Is proposing
3. Structural Screening. A fence or masonry wall shall be
constructed to provide a uniform sight -obscuring screen.
EXCEPTIONS:
a. No screen shall exceed 4 feet in residential district front
yard setbacks, and all screening shall comply with vision clearance
requirements of Section 4.2-130.
b. Wherever a required screen in the form of a fence is
adjacent to a residential or commercial district or an arterial or
collector street, it shall be non-metallic and of a subtle color to blend
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with surrounding vegetation. A slatted chain-link fence may be
approved by the Director.
C. Any refuse container or disposal area which would
otherwise be visible from a public street, customer or resident
parking area, any public facility, adjacent property, or any residential
area, shall be screened from view as specified in Subsections 1. and
3., above. All refuse materials shall be contained within the
screened area. See also Section 3.2-240D.3.b. for multifamily design
standards. This standard does not apply to single and 2 -family
dwellings.
d. When abutting a street, outdoor storage areas and yards
shall be provided with a 5 -foot planting strip as specified in Section
4.4.100.
Response: The Applicant Is proposing
4.4-115 Fences
Fences shall not exceed the height standards in Table 4.4.1 and
shall be located as follows:
A. General.
1. In any zoning, overlay or plan district not specifically listed
in Table 4.4.1, fence standards shall be determined based upon the
use, for example a commercial use in the Mixed Use Commercial
District shall comply with fence standards for the commercial
districts in Table 4.4.1.
EXCEPTION: In mixed use areas, fence standards shall be
determined by the base zone.
2. Fence height is measured from the average height of the
grade adjacent to where the fence is to be located. If a fence is to be
constructed on top of a berm, the height is measured from the top
of the berm.
3. Fences shall be permitted as specified in the screening
standards in Section 4.4.110. Where permitted in the commercial,
industrial and the PLO Districts, outdoor storage of materials shall
be screened by a sight obscuring fence when abutting residential
properties along common property lines. Partial screening along
rights-of-way and non-residential districts may be permitted when
necessary for security reasons.
Response: The Applicant Is proposing
SECTION 4.5-100 ON-SITE LIGHTING STANDARDS
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4.5-105 Purpose and Applicability
A. On-site lighting standards are established to create a safe
and secure environment during hours of darkness and reduce or
prevent light pollution by minimizing glare.
B. On-site lighting standards apply to any development
requiring Site Plan Review approval.
C. EXCEPTIONS: On-site lighting standards shall not apply to:
1. Individual single-family or duplex dwelling units.
2. City street light standards and design criteria, which are
regulated by Section 4.2-145 and by the City's Engineering Design
Standards and Procedures Manual,
3. Lighting necessary for emergency equipment and work
conducted in the interests of law enforcement or for the safety,
health, or welfare of the City; and
4. Sign lighting and signs in general, which are regulated in the
Springfield Municipal Code, 1997, Chapter 8.
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.
B. Height.
1. The height of a free standing exterior light fixture shall not
exceed 25 feet or the height of the principal permitted 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.
2. EXCEPTIONS:
a. The Director may allow an increase to the standard in
Subsection 8.1., above when a determination is made that personal
security is an issue, special security needs exist, or where vandalism
or crime are possible. The Director may consider specific site
characteristics, level of vehicle and pedestrian conflict, special
security needs, and history or likelihood of crimes in making the
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determination. Any approved increase shall be the minimum
necessary to achieve the desired result.
b. The height of a free standing exterior light fixture within 50
feet of any residential district and riparian, wetlands and other
similarly protected areas shall not exceed 12 feet.
C. The height restriction in Subsection 8.1., above shall not
apply to lighting used to illuminate outdoor performance areas,
sport and recreation facilities, and playfields, unless these light
fixtures are located within 50 feet of a residential district.
SECTION 4.6-100 MOTOR VEHICLE PARKING, LOADING AND
BICYCLE PARKING STANDARDS
4.6-135 Loading Areas—Facility Design and Improvements
A. All necessary loading areas for commercial and industrial
development shall be located off-street and provided in addition to
the required parking spaces.
B. Vehicles in the loading area shall not protrude into a public
right-of-way or sidewalk.
EXCEPTION: When no other reasonable alternative exists, loading
areas shall be located so that vehicles are not required to back or
maneuver in the public right-of-way or internal travel aisles.
C. The minimum sizes required for commercial and industrial
loading areas are as follows:
1. Two hundred fifty square feet for buildings of 5,000 to
20,000 square feet of gross floor area.
2. Five hundred square feet for buildings of 20,000 to 50,000
square feet of gross floor area.
3. Seven hundred fifty square feet for buildings in excess of
50,000 square feet of gross floor area.
D. The required loading area shall not be less than 10 feet
wide by 25 feet long and have an unobstructed height of 14 feet.
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E. A school having a capacity greater than 25 students shall
have a driveway designed for the continuous forward flow of
passenger vehicles for loading and unloading children. (6211)
4.6.140 Bicycle Parking—Purpose and Applicability
A. Safe and convenient bicycle parking is required in most
zoning districts and land use categories to encourage the use of
bicycles as a mode of transportation. The required number of
spaces is lower for uses that do not tend to attract bicycle riders
and higher for those that do. Additionally, some bicycle parking is
required on the basis of specifically encouraging employee, student
or customer related bicycle use. The following standards ensure
that bicycle parking is convenient to the cyclist in its location and
provides sufficient security from theft and damage. Long-term
bicycle parking space requirements accommodate employees,
commuters, students, residents and other persons who expect to
leave their bicycles for more than 2 hours. Short-term bicycle
parking spaces accommodate visitors, customers, messengers, and
other persons expected to depart within approximately 2 hours.
B. Unless exempted elsewhere in this Code, all development
shall comply with the bicycle parking provisions of this Section.
(6412)
4.6-145 Bicycle Parking—Facility Design
A. Required bicycle parking spaces and facilities must be a
powder coated staple or inverted -U rack as shown in Figure 4.6-B.
Alternatively, the required bicycle parking spaces must fulfill the
criteria for quality bicycle parking, which are as follows:
1. Supports the bicycle frame in a stable position without
damage to wheels, frames, or components and provides two points
of contact;
2. Allows locking of the frame and one or both wheels with a
U -lock;
3. Is securely anchored to the ground or to a structure;
4. Resists cutting, rusting, bending, or deformation, both from
natural causes and from human abuse;
5. Powder coated or durable, non -scratching surface; and
6. Works well for a variety of bicycle frame types (e.g., should
work for step -through frame as well as diamond frame, children's
bicycles as well as adult bicycles, recumbent as well as other styles
of adaptive bicycles).
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B. Required bicycle parking spaces and facilities must be
constructed and installed in accordance with Section 4.6-150 and
Figures 4.6-8 and 4.6-C. Bicycle parking must be provided at ground
level unless an elevator with clear bicycle wayfinding signage is
easily accessible and directs users to an approved bicycle storage
area. Each required bicycle parking space must be accessible
without removing another bicycle.
C. All required long-term bicycle parking spaces must be
sheltered from precipitation and include lighting.
D. Short-term bicycle parking must be sheltered as follows:
1. If 10 or fewer short-term bicycle parking spaces are
required, no shelter is required for short-term bicycle parking.
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.
3. Shelters must have a minimum 7 -foot overhead clearance
and must completely cover the bicycle parking rack and any
bicycles that are parked in the way the rack was designed to be
used.
E. Bicycle parking that accommodates oversized bicycles and
alternative bicycle types must be provided as follows:
1. Each oversized bicycle parking space must provide
minimum clear area of 4 feet by 8 feet as shown in Figure 4.6-C.
2. At least 10% of the long-term bicycle parking spaces for
commercial uses and residential uses must be oversized bicycle
parking spaces.
3. At least 10% of the short-term bicycle parking spaces for
schools (elementary through high school) must be oversized bicycle
parking space.
4.6-155 Bicycle Parking—Number of Spaces Required
A. The required minimum numberof bicycle parking spaces
for each principal use is 4 spaces, unless otherwise specified in
Table 4.6-3. Additional bicycle parking spaces may be required at
common use areas. When the numberof required spaces results in
a fractional number, the total number of required spaces will be
rounded up to the next whole number. When application of the long -
and short-term bicycle parking percentages results in a fractional
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number of long- and short-term spaces, the number of long-term
spaces required will be rounded up to the next whole number; the
remaining number of required spaces will be designated as short-
term bicycle parking.
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City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
W 0#/
Type (Applicant. dieck
Site Plan Review Pre -Submittal: Major Site Plan Modification Pre-SubmittalApplication
, ❑
Site Plan Review Submittal: X Ma'or Site Plan Modification Submittal: ❑
Required Project Information (Applicant. complete this section)
Applicant Name: Jean-Pierre Veillet Phone: 971.506.2337
Company: Blue McKenzie Apartments, LLC
Email: Ip@nws-properties.c
Address:95 Freedom Loop , Bellevue, Idaho 83313
Applicant's Rep.: Cynthia Schuster
Phone: 03.807.7822
Company: LRSArchitects
I Email: cschuster@lrsarchit
Address: 720 NW Davis, Suite 300, Portland, OR 97209
Property Owner: Blue McKenzie Apartments, LLC
Phone: 971.506.2337
Company: Blue McKenzie Apartments, LLC
Email: Ip@nws-properties.
Address: 95 Freedom Loop, Bellevue, Idaho 83313
ASSESSOR'S MAP NO:
TAX LOT NOS : 17-03-35-42-02300
Property Address: Site Location - A Street between 7th and 8th
Size of Property: .27 aCreS Acres ❑X Square Feet ❑
proposed No. of
• 311 dwellina uni
Proposed Name of Project: Blue McKenzie Company
DeSCf lPtlon of if you are filling in this form by hand, please attach your proposal description to this application.
Pf0 OSaI' Single building of♦/.76,008 at, eight stories, 84 apartment units with an 8th floor amenity space, commercial lease space on
ground floor. The la[ger commercial space er 11 be set up to be a small restaurant,
Existing Use: Parking Lot
New Impervious Surface Coverage (Including Bldg. Gross Floor Area : 0 sf
Si natures: Please si n and Drint Mour name and date in the aDDrociriate
Required Project Information (City Intake Staff.,
Associated Applications:
box on the next a e.
complete this section)
Signs:
Pre -Sub Case No.:
Date:
Reviewed by:
Case No.:
Date:
Reviewed by:
Application Fee: $
Technical Fee: $
Posta a Fee: $
TOTAL FEES: $
PROJECT NUMBER:
Revised 1/7/14 Id 1 of 11
Dm
cts.con
Dm
s/ acre
the