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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. LrsBlue McKemle Mixed Use ARCHITECTS 8.5.2022 1 PAGE 3 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS firsBlue MCKemk Mizell Use ARCHITECTS 8.5.2022 1 PAGE 4 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 firsBlue McKenzieMixed Use ARCHITECTS 8.5.2022 1 PAGE 5 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. firsBlue McKenzie Mizell Use ARCHITECTS 8.5.2022 1 PAGE 6 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 firsBlue MCKemle Mizell Use ARCHITECTS 8.5.2022 1 PAGE 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 LrsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 8 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. firsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 9 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. firsBlue McKemle Mizell Use ARCHITECTS 8.5.2022 1 PAGE 10 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 firsBlue McKeark Mixerl Use ARCHITECTS 8.5.2022 1 PAGE 11 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. firsBlue McKemle Mixed Use ARCHITECTS 8.5.2022 1 PAGE 12 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. LrsBlue McKemle Mxetl Use ARCHITECTS 8.5.2022 1 PAGE 13 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 firsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 14 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 LrsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 15 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 LrsBlue MCKemle Mizell Use ARCHITECTS 8.5.2022 1 PAGE 16 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. firsBlue McKenzieMizell Use ARCHITECTS 8.5.2022 1 PAGE 17 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. firsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 18 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 firsBlue McKenzieMixed Use ARCHITECTS 8.5.2022 1 PAGE 19 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 firsBlue MCKeark Mixed Use ARCHITECTS 8.5.2022 1 PAGE 20 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. LrsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 21 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. LrsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 22 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. LrsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 23 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 LrsBlue McKemle Mizell Use ARCHITECTS 8.5.2022 1 PAGE 24 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: LrsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 25 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 LrsBlue MCKemle Mizell Use ARCHITECTS 8.5.2022 1 PAGE 26 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 firsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 27 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 firsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 28 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. LrsBlue MCKemIe Mlxe4 Use ARCHITECTS 8.5.2022 1 PAGE 29 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). LrsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 30 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 firsBlue MCKemIe Mizell Use ARCHITECTS 8.5.2022 1 PAGE 31 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. LrsBlue McKemle Mixed Use ARCHITECTS 8.5.2022 1 PAGE 32 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