HomeMy WebLinkAboutApplication APPLICANT 1/27/2023City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
W 0#/
111-
Site Plan Review Pre -Submittal: El Major Site Plan Modification Pre -Submittal, ❑
Site Plan Review Submittal: ❑ Ma'or Site Plan Modification Submittal: ❑
Required Project Information (Applicant. complete this section)
Applicant Name: Chris Looney Phone: 541.954.8409
Company: Paradigm Properties
Email: chris@paradigmproperties.com
Address: 1361 Pearl Street, Eugene, OR 97401
Applicant's Rep.. Carol Schirmer --Phone.
541.234.5108
Company: Schirmer Consulting, LLC
Email:
Address: PO Box 10424, Eugene, OR 97440 schirmer@schirmerconsulting.com
Pro ertOwner: Justin Thomas
Phone: 541.914.3768
Company: XT Investments, LLC
Email: justin@gdchillers.com
Address: 130 E 1st Ave Junction City, OR 97448
ASSESSOR'S MAP NO: 17032513
TAX LOT NOS : 800
Property Address: N/A Vacant property
Size of Property: 4.73+ Acres 0 Square Feet ❑
proposed No. of
• 28
Proposed Name of Project: Marcola Apartments
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: Proposed multi -family development with associated parking and stormwater treatment
Existing Use: Vacant
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): 133,693+ sf
Si natures: Please sign and Drint Mour name and date in the acicirociriate
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: $
I PROJECT NUMBER:
Revised 1/7/14 Id_ 1 of 11
Owner Signatures
This application form is used for both the required pre -submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process.
An application without the Owner's original signature will not be accepted.
Pre -Submittal
Owner:
The undersigned acknowledges that the information in this application is correct and
accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the
owner, the owner hereby grants permission for the applicant to act in his/her behalf.
I/we do hereby acknowledge that I/we are legally responsible for all statutory
timelines, information, requests and requirements conveyed to my representative.
Date:
Signature
Justin Thomas
Submittal
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre -Submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the information as
submitted. This statement serves as written notice pursuant to the requirements of ORS 227.176 pertaining to a
complete application.
Owner:
Date: 1.27.23
S nature
Carol c er
Print
Revised 1/7/14 Ia 2 of 11
Site Plan Review Application Process
1. Applicant Submits a Site Plan Review Application for Pre -Submittal
• The application must conform to the Site Plan Review Submittal Requirements
Checklist on pages 4-7 of this application packet.
• A pre -submittal meeting to discuss completeness is mandatory, and pre -submittal
meetings are conducted every Tuesday and Friday, from 10:00 am - noon.
• Planning Division staff strives to conduct pre -submittal meetings within five to seven
working days of receiving an application.
2. Applicant and the City Conduct the Pre -Submittal Meeting
• The applicant, owner, and design team are strongly encouraged to attend the pre -
submittal meeting.
• The meeting is held with representatives from Public Works Engineering and
Transportation, Community Services (Building), Fire Marshall's office, and the Planning
Division and is scheduled for 30 to 60 minutes.
The Planner provides the applicant with a Pre -Submittal Checklist specifying the items
required to make the application complete if it is not already complete, and the
applicant has 160 days submit a complete application to the City.
3. Applicant Submits a Complete Application, City Staff Review the Application and
Issue a Decision
• A complete application must conform to the Site Plan Review Submittal Requirements
Checklist on pages 4-7 of this application packet.
• A Type II decision, made after public notice, but without a public hearing, unless
appealed, is issued within 120 days of submittal of a complete application.
• Mailed notice is provided to property owners and occupants within 300 feet of the
property being reviewed and to any applicable neighborhood association. In addition,
the applicant must post one sign, provided by the City, on the subject property.
• There is a 14 -day public comment period, starting on the date notice is mailed.
• Applications are distributed to the Development Review Committee, and their
comments are incorporated into a decision that addresses all applicable approval
criteria and/or development standards, as well as any written comments from those
given notice.
• Applications may be approved, approved with conditions, or denied.
• At the applicant's request, the Planner can provide a copy of the draft land use decision
prior to issuing the final land use decision.
• The City mails the applicant and any party of standing a copy of the decision, which is
effective on the day it is mailed.
• The decision issued is the final decision of the City but may be appealed within 15
calendar days to the Planning Commission or Hearings Official.
Revised 1/7/14 Ia 3 of 11
Site Plan Review Submittal Requirements Checklist
NOTE:
• ALL of the following items MUST be submitted for BOTH Pre -Submittal and Submittal.
• If you feel an item on the list below does not apply to your specific application, please
state the reason why and attach the explanation to this form.
❑x Application Fee - refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy of the fee schedule is available at the Development & Public
Works Department. Any applicable application, technology, and postage fees are collected
at the pre -submittal and submittal stages.
x❑ Site Plan Review Application Form
❑x Narrative explaining the purpose of the proposed development, the existing use of the
property, and any additional information that may have a bearing in determining the
action to be taken. The narrative should also include the proposed number of employees
and future expansion plans, if known. Density - if applicable, list the size of property
(acres), maximum allowable density and the density proposed.
x❑ Copy of the Deed
❑x Copy of the Site Plan Reduced to 81/2"x 11", which will be mailed as part of the
required neighboring property notification packet.
NIA ❑ State or Federal Permits Required - The applicant must demonstrate that an
application has been submitted for any required federal or state permit and provide a copy
of the application upon request.
x❑ Completed Attached Scoping Sheet
❑x Four (4) Copies of the Following Plan Sets for Pre -Submittal OR
Four (4) Copies of the Following Plan Sets for Submittal:
x❑ All of the following plans must include the scale appropriate to the area involved and
sufficient to show detail of the plan and related data, north arrow, and date of
preparation.
❑x All plan sets must be folded to 61/2" by 11" and bound by rubber bands.
Please Note:
• These plans must provide enough information to enable the City to
determine that the proposed development is feasible, but are not
necessarily required to be detailed construction level documents.
• The City's Engineering Design Standards Manual, while not land use
criteria, may be used in whole or n part, by the City Engineer to determine
the feasibility of a proposed plan.
• Nothing herein should be interpreted as implying any requirement in
contradiction of Oregon Statute or Oregon Administrative Regulation.
Revised 1/7/14 KL 4 of 11
a. Site Assessment of Existing Conditions
x❑ Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
❑x Vicinity Map
❑x The name, location and dimensions of all existing site features including buildings, curb
cuts, trees and impervious surface areas, clearly indicating what is remaining and what
is being removed. For existing structures to remain, also indicate present use, size,
setbacks from property lines, and distance between buildings.
N/A ❑ The name, location, dimensions, direction of flow and top of bank of all watercourses
and required riparian setback that are shown on the Water Quality Limited Watercourse
Map on file in the Development & Public Works Department
N/A ❑ The 100 -year floodplain and floodway boundaries on the site, as specified in the latest
adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment
or Letter of Map Revision
See site ❑x The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead
Plan Protection Areas Map on file in the Development & Public Works Department
x❑ Physical features including, but not limited to trees 5" in diameter or greater when
measured 4 '/3 feet above the ground (stands of more than five (5) trees may be
shown as a cluster with mix of trees species noted), riparian areas, wetlands and rock
outcroppings
b. Site Plan
❑x Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
x❑ Proposed buildings: location, dimensions, size (gross floor area applicable to the
parking requirement for the proposed use(s)), setbacks from property lines, and
distance between buildings; measured setbacks shall be prepared by an Oregon
licensed Surveyor when minimum setbacks are shown.
❑x Location and height of existing or proposed fences, walls, outdoor equipment, storage,
trash receptacles, and signs
❑x Location, dimensions, and number of typical, compact and ADA parking spaces;
including aisles, wheel bumpers, directional signs, and striping. ADA routes from public
rights-of-way whall be designated including at grade connections
❑x Dimensions of the development area, as well as area and percentage of the site
proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and
other impervious surfaces
N/A ❑ Observance of solar access requirements as specified in the applicable zoning district
x❑ On-site loading areas and vehicular and pedestrian circulation
x❑ Access to streets, alleys, and properties to be served, including the location and
dimensions of existing and proposed curb cuts and curb cuts proposed to be closed
x❑ Location, type, and number of bicycle parking spaces
❑x Note location of existing and planned Lane Transit District facilities (within '/3 mile)
Revised 1/7/14 Ia 5 of 11
x❑ Area and dimensions of all property to be conveyed, dedicated, or reserved for
common open spaces, recreational areas, and other similar public and semi-public uses
N/A ❑ Phased Development Plan - where applicable, the Site Plan application must include a
phasing plan indicating any proposed phases for development, including the boundaries
and sequencing of each phase. Phasing must progress in a defined sequence
addressing street connectivity between the various phases and accommodating the
logical extension of other required public improvements, including but to limited to,
sanitary sewer, stormwater management, water and electricity. The applicant must
clearly indicate which phases are proposed for approval under the current Site Plan
application and which are deferred to future review procedures.
c. Existing Improvement and Public Utilities Plan
❑x Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or
Surveyor
❑x Location and width of all existing easements
❑x Location, widths (of paving and right-of-way), and names of all existing streets, alleys,
dedications or other right-of-ways within or adjacent to the proposed development,
including jurisdictional status other than City. Indicate connection points for roof
drainage.
❑x Location and type of existing street lighting
❑x Location of existing and required traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units, waterline backflow preventers and similar
public facilities
❑x Location, width, and construction material of all existing and proposed sidewalks,
sidewalk ramps, pedestrian access ways, and trails
❑x Location and size of existing utilities on and adjacent to the site including sanitary
sewer mains, stormwater management systems, water mains, power, gas, telephone,
and cable TV. Indicate the proposed connection points. Detail must be proportionate
to the complexity of the proposed project.
❑x Show existing and proposed spot elevations or contours, and direction of drainage
patterns.
d. Proposed Grading, Paving, & Utilities Plan
❑x Prepared by an Oregon licensed Civil Engineer, except where noted below
❑x The approximate size and location of storm water management systems components
❑x Location, widths (of paving and right-of-way), and names of proposed streets, alleys,
dedications or other rights -of -ways within or adjacent to the proposed development
x❑ Location and width of all proposed easements
❑x Location and type of proposed street lighting
❑x Information on existing slopes over 5% shall be prepared by an Oregon licensed
surveyor and be drawn with one foot contour interval lines; land with a slope over 10
percent shall be shown with 5 foot contour interval lines
Revised 1/7/14 Ia 6 of 11
e. Landscape Plan
❑x Prepared by an Architect, Landscape Architect, or other Landscape Professional
approved by the Director
❑x Location and dimensions of landscaping and open space areas to include calculation of
landscape coverage
x❑ Where applicable, screening in accordance with SDC 4.4-110
❑x Location of existing and proposed street trees
f. Architectural Plans
❑x Where abutting residentially zoned properties, exterior elevations of all proposed
structures over 140 square feet for the development site, including height, shall be
shown
g. On -Site Lighting Plan
❑x Location, orientation, and maximum height of exterior light fixtures, both free standing
and attached
❑x Type and extent of shielding, including cut-off angles, and type of illumination,
wattage, and luminous area
Additional Materials That May be Deferred at the discretion of the applicant until
Final Site Plan or Building Permit Submittal:
❑x List in chart form the proposed types of landscape materials (trees, shrubs, ground
cover). Include in the chart genus, species, common name, quantity, size and spacing
x❑ Where plants are proposed as part of the stormwater management system, a planting
plan shall be provided.
Will be prepared for Submittal
❑x Irrigation Plan showing of irrigation lines, required backflow preventers and above
ground utilities. Irrigation Note
❑x Photometric test report for each light source.
N/A ❑ An applicant may submit conceptual floor plans in order to have staff address
Resolution of potential nuisance conflicts
Additional Materials That May be Required by the Director:
IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING PRE -DEVELOPMENT MEETINGS AS
DISCUSSED IN SDC 5.1-120:
x❑ Copy of a Preliminary Title Report issued within the past 30 days documenting
ownership and listing all encumbrances.
N/A ❑ A developer may be required to prepare a Traffic Impact Study (TIS) to identify
potential traffic impacts from proposed development and needed mitigation
measures.
Revised 1/7/14 KL 7 of 11
x❑ Where a multi -family development is proposed, any additional materials to
demonstrate compliance with SDC 3.2-240
N/A ❑ Riparian Area Protection Report for properties located within 150 feet of the top of
bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the
top of bank of any direct tributaries of WQLW
❑ A Geotechnical Report prepared by an engineer must be submitted concurrently if
the Soils Survey indicates the proposed development area has unstable soils and/or
a high water table, or if required by the City Engineer Will be prepared for Submittal
N/A ❑ Where the development area is within an overlay district, address the additional
standards of the overlay district on plans and narratives
N/A ❑ Where physical aspects of a proposed development, including but not limited to
scale, odor noise, glare or vibration, will impact less intensive surrounding uses,
the Director may request submittal of conceptual floor plans or other information
necessary to determine compliance with applicable standards.
x❑ If five or more trees are proposed to be removed, a Tree Felling Permit as specified
in SDC 5.19-100 Submitted after Submittal
N/A ❑ A wetland delineation approved by the Oregon Division of State Lands must be
submitted concurrently where there is a wetland on the property
N/A ❑ The applicant must demonstrate that an application has been submitted for any
required federal or state permit and provide a copy of the application upon request
❑x Where any grading, filling or excavating is proposed with the development, a Land
and Drainage Alteration permit must be submitted prior to development
N/A ❑ Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100
and 5.21-100
N/A ❑ An Annexation shall be submitted prior to submission of application, as specified
In SDC 5.7-100, where a development is proposed outside of the city limits but
within the City's urban service area and can be served by sanitary sewer
Revised 1/7/14 Ia 8 of 11
PRE -SUBMITTAL
SITE PLAN REVIEW APPLICATION
Paradigm Marcola Apartments
A RESIDENTIAL DEVELOPMENT PROJECT
Assessor's Map Tax Lot
17 03 25 13 800
January 27, 2023
Schirmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture t Land Use Planning
Paradigm Marcola Apartments
Site Plan Reme,u Pre -Submittal Application: Written Segment
Table of Contents
Part I Project Summary
Part 11 Site Information
Part III Approval Criteria and Supporting Evidence
Attachments
Attachment A FIRM Map
Attachment B Deed
Attachment C Lighting Specifications
Items Submitted Separately
Storm mater Scoping Sheet
Preliminary Storm mater Report
Geotechnical Engineering Report (for Submittal)
Title Report
SHMimer Conaltng, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architeclure ♦ Land Use Planning
Page 2 of 21
Paradigm Marcola Apartments
Site Plan Remew Pre -Submittal Application: Written Statement
January 27, 2023
PRE -SUBMITTAL SITE PLAN R EVI EW APPLICATION
Paradigm Marcola Apartments
A Multiple Unit Housing Project
Applicant
Paradigm Properties
1361 Pearl Street
Eugene, OR 97401
Contact: Chris Looney
Email: chris@paradigmpropertiesnw.com
Phone: 541.968.6990
Applicant's Representative
Landscape Architect + Land Use Planner
Schirmer Consulting, LLC
PO Box 10424
Eugene, OR 97440
Contact: Carol Schirmer
Email: schirmer@schirmerconsulting.com
Phone: 541.234.5108
Architect
Dustrud Architecture
1622 Pearl Street
Eugene, OR 97401
Contact: Paul Dustrud
Email: paul@dustrudarchitecture.com
Phone: 541.338.8544
Civil Engineer
KPFF Consulting Engineers
800 Wllamette Street
Suite 400
Eugene, OR 97401
Contact: Matt Keenan
Email: matt.keenan@kpff.com
Phone: 541.684.4902
Surveyor
KPFF Consulting Engineers
800 Wllamette Street
Suite 400
Eugene, OR 97401
Contact: Mike Pinske
Email: mike.pinske@kpff.com
Phone: 541.684.4902
SctMhmer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architecture ♦ Land Use Planning
Page 3 of 21
Paradigm Marcola Apartments
Site Plan Remew Pre -Submittal Application: Written Segment
Page 4 of 21
The following is specific proposal information from the Site Review Application Checklist. This information
addresses the proposed development located on Main Street.
Part I: Project Summary
Project Name: Paradigm Marcola Apartments
Project Proposal: Construct a 128 unit multiple unit housing project
Project Location: Marcola Road and 22nd Street, Springfield, OR
Map and Tax Lot: 17 03 25 13 00800
Property Size: 206,039 sf or 4.73 acres (gross)
1998,819 sF or 4.56 acres (net: subtracting 7,320 sf of easements)
Existing Zoning: R-2
Existing Use: Vacant
Proposed Use: Residential (multiple unit housing)
Prior Land Use Decisions
• The subject propertywas annexed into the city around 1969.
WRITTEN STATEMENT
In accordance with Site Plan Review submittal requirements, thiswritten statement describes the proposed
development and demonstrates that the proposal complies with the criteria contained in SDC 5.17-100 through
SDC 5.17-125.
I. LAND USE REQUEST
This land use request is for a Site Plan Review application to allow the development of a 128 -unit multiple
unit housing project. The subject site is zoned R-2 (Medium Density Residential). The applicant is seeking
Site Plan Review approval as required by the City of Springfield.
Development Proposal
The proposed 128 units are comprised of 6 buildings. Each building is 3 stories. Bicycle parking is in a room
within each of the buildings. There is a clubhouse/office building that will serve a use similar to a community
building for the residents. There will be meeting space, exercise equipment, and places for informal
gathering. The majority of the parking spaces will have carports, some will have garages. There will also be a
dog park on site as well as a pickleball court.
II. THE SITE AND EXISTING CONDITIONS
Location and Site Context
The subject property is comprised of a rectangular, 4.73 -acre parcel located on the south side of Marcola Road
east of Mohawk Blvd., west of 22nd Street and north of Highway 126.
The subject property has frontage on Marcola Road and 22nd Street. The properties to the east of the site are
developed with single unit dwellings. To the west of the site are the Village Inn Apartments, a multiple unit
housing project. That property is zoned Community Commercial (CC). North across Marcola Road is a
commercial development with a large chain grocery store. To the south across Highway 126 are both
commercial development and a large distribution center.
The subject property is currently vacant.
SHMhmer Conaltng, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architecture ♦ Land Use Planning
Paradigm Marcola Apartments
Site Plan Remew Pre -Submittal Application: Written Statement
Page 5 of 21
Existing Conditions
The subject property is relatively flat. Please see the Existing Conditions map for grades and contours. There
are some fairly sizeable trees along the west property line and a handful on the interior of the property. The
majority of the trees on the west are on the neighboring property. There is a sizeable berm on the south end
of the property. The remainder of the site contains random varieties of grass and weeds.
Environmental
Floodplain: The subject property is outside the 500 year floodplain. See attached FIRM map.
Well Head: The subject property is located within the MAIA Wellhead Protection area and the 1,2 and 5 year
Time of Travel (TOT) and is subject to the Drinking Water Protection Overlay District. There isa symbol on
the map that represents Registered Hazardous Waste Generators. Extensive communication with city staff
did not result in any concerns or documentation about this symbol.
Goal 5: There are no Statewide Goal 5 natural features on the subject property.
Transportation
Cly of Springfield Transportation Plan
The Springfield area's adopted transportation plan, 2035 Transportation System Plan, adopted in 2014 and
revised in 2020, includes one project within the vicinity of the subject property, at 19in Street and Marcola
Road. It is on the 20 year Improvement projects: Opportunity Projects list and proposes either a right tum
lane on the west bound approach or a roundabout.
Conceptual Street Map
The City of Springfield Conceptual Street Map depicts where future streets and street connections may be
required. The current map, dated January 2020, shows no planned changes near the development site.
Street Classification
Springfield's Functional Classification Map identifies the streets near the development site. Each street
classification carries with it a standard right-of-way (ROW). The standards for these streets are as follows:
Street
Clsealkstbn
Existing ROW
Minimum ROW
Min. Curb-toCurb
17M. Road
Mzjar Cdlectcr
Will
56 feel
36 feel
Highway 126
'.. Major Arteial
'.. 195 - 215 feel
'.. sliest
'.. 60 feel
M- steel
''... Local Street
''... 60 feel
''... 57 feel
''... 36 feel
Streets and Traffic Safety Controls
SDC 4.2-105 (G)(2)mquims that whenever a proposed land division or development will increase tmffic on
the City street system and that development has unimproved street frontage abutting a fully improved street,
that street frontage shall be fully improved to City specifications in accordance with the following criteria:
(a) When fully improved street rigft-of-way abuts the property line of the subject property, street
improvements must be constructed across the entire property frontage.
The subject property abuts both Marcola Road and 22nd Street. The development will take access from
the lesser classification street (22nd Street). Marcola Road is fully improved except for street trees. The
development proposes to install street trees. There is an existing sidewalk curb side sidewalk which will
be replaced with a 5 foot wide setback sidewalk.
22nd Street is fully improved except for street trees and sidewalk. The development proposes to install
street trees and a 5 foot wide setback sidewalk.
Public Transit
The metro area's public transit system, Lane Transit District (LTD), provides service to Springfield Station via
Route 17 and 18 on Marcola Road approximately 200 feet west of the development sites northwest corner.
Sciri mer Cmalting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture ♦ Land Use Planning
Paradigm Marcola Apartments Page 6 of 21
Site Plan Reties Pre -Submittal Application: Written Statement
January 27, M23
Bicycle and Pedestrian Facilities
There are dedicated bikes lanes and sidewalks on both sides of Marcola Road. There is a sidewalk on the
east side of 22nd Street and no dedicated bike lanes.
Utilities
Stormwater
There is an existing 12" stormwater line north of the property that flows to a 24" line that connects to the 60"
stormwater line in 22nd Street. From there it empties into the O Street canal. Staff indicated there are no
capacity issues.
Infiltration testing will be completed to determine the extent of infiltration on site. Stormwater quality for paved
areaswill be treated in a collection of stormwater treatment facilities (bioswales). Biosvales and infiltration
will function to limit post development run off to pre -development levels.
See attached Preliminary Stormwater Report.
Wastewater
There is an existing 8" sanitary sewer line in 22nd streetwith no capacity issues. See Existing Conditions
Plan.
Water and Electric
A development site is to be provided with awater system sufficiently sized to furnish adequate supply and
provide access for maintenance. Springfield Utility Board (SUB) coordinates the design of the water system
within Springfield city limits.
There are existing fire hydrants at the southwest corner of the site and the northeast corner of the site.
There are existing overhead power lines to the site extending from Mamola Road. Electric is available to the
site.
Wherever possible all utility lines shall be placed underground.
Wellhead Protection
The site is within the 1,2 and 5 year time -of -travel zone therefore it is subject to the Drinking Water
Protection Overlay District.
Natural Resources
The subject site is located within Zone X, meaning it is an area of minimal flood hazard and is determined to
be outside the 500 -year flood zone.
There are no wetlands or other natural resources on the site.
Parks and Open Space
There are no proposed park and recreation projects nearby the subject site.
III. SITE PLAN REVIEW— APPROVAL CRITERIA AND FINDINGS
The following are the applicable Site Plan Review approval criteria. The criteria are in plain text and responses
are in italics.
SDC 5.17-125 Criteria
(A) The Director must approve, approve with conditions, or deny a proposed Site Plan Review application
based on the following standards:
(1) The proposed land use is a permitted use or is allowed as a discretionary use in the land use district.
Per Table 3.2.210 Permitted Uses Multiple Unit Housing is permitted in the R-2 District.
(2) If a use is allowed as a discretionary use . .
Ssiri mer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-51M
tantlscape Architedum ♦ Land Use Planning
Paradigm Marcola Apartments Page 7 of 21
Site Plan Remew Pre -Submittal Application: Written Segment
Not applicable. Multiple Unit Housing is not a discretionary use.
(3) The proposal complies with the standards of the land use district of the subject property.
The proposed development complies with applicable standards as discussed below.
Chapter Land Use Districts
Section 3.2.205 Purpose, Applicability, and Location.
Section 3.2.210 Permitted Land Uses.
Section 3.2.215 Lot Area and Dimensions.
Section 3.2.220 Setbacks.
Section 3.2.225 Lot Coverage and Impervious Surface Standards.
Section 3.2.230 Height.
Section 3.2.235 Density.
(4) The proposal complies with any applicable approved master plan, master facilities plan, refinement
plan, and/or special planned district.
The subject property is not located in an area with an adopted Refinement Plan, Plan District Map or
Conceptual Development Plan. The site is zoned R-2 (Medium Density Residential) consistent with
the Medium Density Residential designation on the Metro Plan diagram.
(5) The proposal complies with the applicable sections of SDC 4.2, Infrastructure Standards -
Transportation.
See responses below.
(6) The proposal complies with the applicable sections of SDC 4.3, Infrastructure Standards -Utilities.
See responses below.
(7) The proposal complies with the applicable sections of SDC 4.4, Landscaping, Screening and Fence
Standards.
See responses below.
(8) The proposal complies with the applicable sections of SDC 4.5, On -Site Lighting Standards.
See responses below.
(9) The proposal complies with the applicable sections of SDC 4.6, Motor Vehicle Parking, Loading and
Bicycle Parking Standards.
See responses below.
(10)The proposal complies with the applicable sections of SDC 4.7, Specific Development Standards.
See responses below.
(11)The proposal complies with the applicable sections of SDC 4.8, Temporary Use Standards.
Not applicable. A temporary use is not proposed.
SDC Chapter 3 Land Use Districts
Section 3.2.205 Purpose, Applicability, and Location.
(B) Applicability. The standards in this section apply to development in the R-1, R-2, and R-3 land use
districts. These districts are identified on the City's official Zoning Map. These districts are intended
to implement the following plan designations, unless otherwise specified in an applicable refinement
plan or plan district.
(2) The R-2 district is intended to implement the medium density plan designation.
The property is in the R-2 district and is planned Medium Density Residential.
Section 3.2.210 Permitted Land Uses.
Table 3.2.210 Permitted Uses lists Multiple Unit Housing as a permitted use in the R-2 district.
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Section 3.2.215 Lot Area and Dimensions.
(A) In addition to applicable provisions contained elsewhere in this code, the development standards
listed in this section apply to all development in residential districts....
Lot area and lot dimension standards for residential uses are listed in Table 3.2.215. For other
residential uses listed in Table 3.2.210, the lot area and dimensions are subject to the type of
residential structure being occupied. Lot development must be in conformance with SDC 3.2.235,
Density.
Density in R-2 for multiple unit housing is 14 units per acre minimum and 28 units per acre
maximum.
Development Site 4.73 gross acres
4.56 net acres
Density (minimum) 4.56 x 14 units per acre = 63.85 units
Density (maximum) 4.56 x 28 units per acre = 127.68 units
Proposed 128 units
Section 3.2.220 Setbacks
Front Yard
10 feet required
10 feet proposed
Garage or carport
18 feet required
18 feet proposed
Side yard
5 feet required
No side yards exist
Rear Yard
10 feet required
10 feet proposed
Section 3.2.225 Lot Coverage and Impervious Surface Standards.
(A) Lot coverage and the amount of impervious surface may not exceed the standards listed in SDC
3.2.225. Stormwater treatment facilities required under SDC 4.3.110 or other developed standards
may result in less impervious surface area than these maximums.
(B) The following Lot Coverage and Impervious Surface standards apply to all development in
Residential Districts.
(3) On lots or parcels of 4,500 sf or larger in size, the lot coverage must not exceed 45 percent of
the lot or parcel area.
The development site is greaterthan 4,500 sf The building(carports cover 73,847 sf The site is
206,039 sf. Lot coverage is 35.8%.
Section 3.2.230 Height.
R-2 Required 50 foot maximum
Proposed 41 feet and under
Section 3.2.235 Density.
Discussed in Section 3.2.215 above.
SDC Chapter 4 Development Standards
Section 4.2.100 — Infrastructure Standards — Transportation.
Section 4.2.105 Public Streets
(A) General Provisions.
1. All public streets and alleys must be improved as specified in this Code and must be dedicated
through the approval of a subdivision plat or by acceptance of a deed approved by the City.
The development site abuts 3 streets, Highway 126, Mamola Road and 22nd Street. See Site
Plan.
(C) Minimum street curb -to -curb widths and minimum street right-of-way widths are as specified in Table
4.2.1, unless otherwise indicated in the Springfield Transportation System Plan, an applicable
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Refinement Plan, Plan District, Master Plan, Conceptual Development Plan, or the adopted bicycle
and pedestrian plan; where necessary to achieve right-of-way and street alignment; or as needed to
meet site-specific engineering standards, including, but not limited to, requirements for multi -way
boulevard and/or modern roundabout designs. Example street layouts meeting minimum street
standards are provided in Figures 4.2.B through 4.2.11 for illustrative purposes only. These Figures
are intended to demonstrate potential street configurations that meet the requirements.
Highway 126 is classified as a Major Arterial. Maroola Road is classified as a Major Collector. 22"d
Street is classified as a local street. Table 4.2.1 shows the following.
Highway 126: Minimum ROW 84 feet
Minimum curb to curb 60 feet
Existing ROW 195— 215 feet
Existing curb to curb 120 feet +
Mamola Road. Minimum ROW
56 feet
Minimum curb to curb
36 feet
Existing ROW
80 feet
Existing curb to curb
45 feet
22nd Street Minimum ROW
57 feet
Minimum curb to curb
36 feet
Existing ROW
60 feet
Existing curb to curb
36 feet
Minimum Street Right -of -Way and Curb -to -Curb Standards
(D) Street Network Standards — General Criteria.
Not applicable. No local streets are proposed.
(G) Additional Right -of -Way and Street Improvements.
(1) Whenever an existing street of inadequate width is abutting or within a development area
requiring Development Approval, dedication of additional right-of-way is required. Whenever
street dedication results in right-of-way that does not connect with the City street system, a deed
restriction shall be recorded with the Lane County Deeds and Records stating that the property
shall not be built upon until a fully improved street is constructed to serve the property, and
conned with the City street system.
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Landscape Architecture+ Land Use Planning
Planting
Turn
Strip
Curb -to-
Travel
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and
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Bight -n0.
Curb
Travel
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Width
Bikeways
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Width
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where
sides
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(7)
(D) Street Network Standards — General Criteria.
Not applicable. No local streets are proposed.
(G) Additional Right -of -Way and Street Improvements.
(1) Whenever an existing street of inadequate width is abutting or within a development area
requiring Development Approval, dedication of additional right-of-way is required. Whenever
street dedication results in right-of-way that does not connect with the City street system, a deed
restriction shall be recorded with the Lane County Deeds and Records stating that the property
shall not be built upon until a fully improved street is constructed to serve the property, and
conned with the City street system.
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(H) Where a developmentwould result in the need to improve a railroad crossing ....
Not applicable.
(1) Traffic Control Devices.
Not applicable.
(J) Bus turn out lanes ....
Not applicable.
(K) Street names are assigned as specified in the Springfield Municipal Code.
Not applicable. No new streets are proposed.
(L) The Director may require a developer to install traffic calming measures ...
Not applicable.
(M) Special Street Setbacks.
No special setbacks are required.
Section 4.2. 110 Private Streets.
Not applicable. No new streets are proposed.
Page 10 of 21
Section 4.2.120 Site Access and Driveway Standards.
(A) Site Access and Driveways — General.
(1) All developed lots/parcels are entitled to 1 approved driveway access provided by either direct
access to a:
(a) Public street or alley along the frontage of the property; or
The subject property has access to a public street, 22nd Street, along the east boundary of
the property. See Site Plan forthe one proposed access.
(B) Driveways must take access from lower classification streets when development sites abut more
than 1 street and streets are of differing classifications as identified in the Springfield Transportation
System Plan except as allowed under this section.
Mamola Road is classified as a Major Collector, Highway 126 is classed as a Major Arterial and
22"d Street is classified as a Local Street. The development is taking access off the lower
classification street, 22"d Street.
(C) Driveways must be designed to allow safe and efficient vehicular ingress and egress as specified in
SDC Tables 4.2.2 through 4.2.5, and the City's Engineering Design Standards and Procedures
Manual and the Public Works Standard Construction Specifications.
SDC Table 4.2.2 Driveway Design Specifications
2 -Way Driveway Width —Multiple Unit Housing
Required: 24 feet minimum — 35 feet maximum
Driveway throat depth: 18' minimum
The driveway entrance is designed to be 24 feet wide. See Site Plan.
The throat depth is a minimum of 18'.
SDC Table 4.2.3 Curb Return Driveway Design Specifications
Driveways do not include a curb-retum.
SDC Table 4.2.4 Minimum Separations between a Driveway and the Nearest Intersection Curb
Return on the Same Side of the Street (1)
Multiple Unit Housing: Local Street: 30 feet
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Site Plan Remew Pre -Submittal Application: Milan Statement
January 27. 2023
The nearest intersection curb return is Marcola Road and that is over 350 feet away from the
development site entry driveway.
Section 4.2.125 Intersections.
(A) In order to minimize traffic conflicts and provide for efficient traffic signalization, intersections
involving curb return driveways and streets, whether public or private, must be directly opposed,
unless a Traffic Impact Study indicates that an offset intersection benefits public safety to a greater
degree.
Driveway entrance and R Street are not directly opposed. Transportation planning indicated that this
slight offset would not create issues and would be acceptable without a Traffic Impact Study.
Section 4.2.130 Vision Clearance.
(A) All lots or parcels must maintain a Vision Clearance Area to provide sight distance for approaching
traffic. Vision clearance areas must be shown on Site Plan for applicable land use application.
Table 4.2.5
Type of Intersection
Measurement Along Each Property Line
Any Street
20 feet
Any Alley
15 feet
Any Driveway
10 feet
The intersection of Mamola Road and 22- Street shows a Vision Clearance Triangle of 20 feet. The
intersection of 22nd Street and the entry drive to the development site show a Vision Clearance
Triangle of 10 feet. See Site Plan.
Section 4.2.135 Sidewalks.
(A) Sidewalks and planter strips abutting public streets must be located wholly within the public right-of-
way.
Improvements proposed for Marcola Road and 22nd Street on the development side of the right of
way will be located wholly within the public right-of-way.
(B) Sidewalks must be designed, constructed, replaced or repaired as specified in the City's Engineering
Design Standards and Procedures Manual, the Development & Public Works Standard Construction
Specifications and the Springfield Municipal Code.
The proposed sidewalk will be designed according to the Engineering Design Standards and
Procedures Manual.
(C) Concrete sidewalks must be provided according to Section 4.2-105.C, Table 4.2-1, and the following
criteria:
1. Sidewalks must conform to the existing or planned street grades.
2. Sidewalks must conform to current ADA standards.
3. Sidewalks must be separated from the curb by the planting strip, except when necessary for
connectivity, safety, or to comply with street design requirements, and subject to approval by the
Director.
4. New sidewalk width and type must be consistent with existing sidewalk design in the same
block, but must physically transition to com ply 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
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within the sidewalk and must be removed or relocated prior to the construction or reconstruction
of the sidewalk, unless otherwise approved by the City Engineer. If facilities remain, there must
be at least 5 feet of unobstructed width on arterial class streets and 4 feet on all other streets.
See Civil drawings. The existing sidewalk on Marcola Road is a curb side sidewalk. It has been
designed to transition to a setback sidewalk to move pedestrian access away from the busy
street and provide a plant bed between pedestrians and vehicles. 22nd Street also has curb side
sidewalks, and the proposed setback sidewalk will create the same type of transition to separate
pedestrians from vehicles. At the DIM both public works and transportation planning agreed this
was an appropriate design. The proposed sidewalks are 5' wide on both streets.
(D) Planter strips are required as part of sidewalk construction. Planter strips must be at least 4 1/2 feet
wide (as measured from the back of curb to the edge of the sidewalk) and at least 4 1/2 feet long.
Planter strips must have approved landscaping consisting of street trees and ground cover allowed
per the City's Engineering Design Standards and Procedures Manual Tree wells set in concrete or
sidewalk areas must be a minimum of 4 feet by 4 feet. Concrete, asphalt or other impermeable
pavement are not allowed to substitute for landscaping within planter strips.
The proposed planter strip is 6 12 feet on Marcola Road and 6 feet on 22nd Street, both
measurements include the curb. They are the full length of the project except where interrupted by
the driveway entrance. It will be planted as indicated above.
(E) Maintenance of sidewalks is the continuing obligation of the abutting property owner. (6443; 6412)
Acknowledged.
Section 4.2-140 Street Trees.
(A) New Street Trees. New street trees must be a minimum of 2 -inch (dbh) caliper. New street trees
shall be selected from the City Street Tree List contained in Appendix 6A, Approved Street Tree List
in the Engineering Design Standards and Procedures Manual and installed as specified in Chapter 6
of the Engineering Design Standards and Procedures Manual.
Street trees will be provided in the park strip on Marcola Road and 22 d Street. They will be 2" dbh
when installed. See Planting Plan.
(B) Existing Street Trees.
There are no existing street trees.
Section 4.2.145 Street Lighting.
(A) Lighting must be included with all new developments or redevelopment. Existing lighting must be
upgraded to current standards with all new developments. The developer is responsible for street
lighting installation costs.
No new street ligfts are proposed for Marcola Road and 22' Street per discussions with
transportation planning.
(B) Design Standards.
See Electrical Site North and Electrical Site South plans. See attached product sheets forproposed
lighting.
Section 4.2.150 Multi -Use Paths.
Not applicable. The development does not include or abut any existing or proposed mutt -use paths.
Section 4.2.160 Accessways.
(A) Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets, residential
areas, neighborhood activity centers, industrial or commercial centers, transit facilities, parks,
schools, open space, or trails and paths where no public street access exists. Accessways may also
be used as a secondary emergency access. Accessways must be dedicated as public right-of-way
during the development review process.
No accessways are planned as part of this development.
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Site Plan Remew Pre -Submittal Application: Written Slalemenl
Section 4.3.100 — Infrastructure Standards — Utilities
See Utilities discussion Page 6 of this document.
Section 4.3.105 Sanitary Sewer.
(A) All sanitary sewer design including supporting documentation must be prepared and stamped by an
Oregon licensed engineer.
See attached sanitary sewer design signed and stamped by I0 -FF Consulting Engineers.
(B) Sanitary sewers must be installed to serve each new developm ant within the city limits and to
connect developments to existing sanitary sewer mains.
See Site Plan and Utility Plan for sanitary sewer information.
Section 4.3. 110 Stormwater Management.
(A) Stormwater Management Improvements — General Standards.
(1) All stormwater management system design including supporting documentation must be
prepared and stamped by an Oregon licensed engineer.
See attached stormwater system design and report signed and stamped by KPFF Consuiting
Engineers.
(2) A stormwater management system must be installed to serve each new development within the
city limits.
See Site Plan and Utility Plan for stormwater system information.
See attached Preliminary Stormwater Report
(B) Stormwater Study Standards.
(1) A complete Stormwater Study, as outlined below, must be submitted for all developments that
generate public and/or private stormwater runoff from more than 1 acre of land or generate peak
flows in excess of 0.5 cfs. Applications for development that creates 5,000 square feet of new
impervious surface or modifies an existing stormwater management system with a capacity of
0.5 cfs or greater must also include a complete Stormwater Study.
See attached Preliminary Stormwater Report.
Section 4.3.115 Water Quality Protection.
Not applicable. Development site is not near a watercourse.
Section 4.3.117 Natural Resource Protection Areas.
Not applicable. Development site is not near a natural resource
Section 4.3.125 Underground Placement of Utilities.
Whenever possible, all utility structures, facilities and equipment will be placed underground
Section 4.3.127 Electrical Service.
Electrical utility facilities are available to serve the site at the time of development and have the capacity.
Section 4.3.130 Water Service and Fire Protection.
(A) Each development area must be provided with awater system having sufficient sized mains and
lesser lines to furnish adequate water supply to the development with sufficient access for
maintenance.
See Site Plan and Utility Plan for water system design.
(B) Fire hydrants and mains must be installed by the developer as required by Fire Marshall and the
utility provider.
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Per the DIM there are no additional fire hydrants required. There is an existing public fire hydrant at
22nd and Mata Loop (Springfield Utility Board hydrant H-1182). There is another public fire hydrant on
the southwest comer of 22nd and Marcola Road (Springfield Utility Board hydrant H-26).
Section 4.3.140 Public Easements
(A) Utility Easements. The applicant must make arrangements with the City and each utility provider for
the dedication of utility easement necessary to fully service the development or land beyond the
development area, as necessary. Public utility easements must be shown on plat or in a form
approved by the City attorney, and must meet the following standards:
(1) The minimum width for public utility easements adjacent to collector and arterial streets is 10
feet.
No public utilities are proposed.
(2) The minimum width for sewer easements is 5 feet on either side of sewer line for sewers less
than 12 inches diameter and less than 5 feet of cover, and 7 feet on either side of the sewer line
for sewers greater than 12 inches diameter or with greater than 5 feet of cover.
There is an existing 14 -foot utilty easement over the existing 10" saniary sewer line. See Site
Plan.
(3) The minimum width for all other public utility easements is 7 feet.
No public utilities are proposed.
(4) Notwithstanding the above standards, the utility provider or the Director may require a larger
easement for major water mains, major electric power transmission 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.
There is an existing 10 -foot water line easement over the existing EWEB water line. See Site
Plan.
(5) Where feasible, utility easements must be centered on a lot/parcel line.
Acknowledged.
Section 4.4.100 — Landscaping, Screening and Fence Standards
Section 4.4.105 Landscaping.
(B) Three types of landscaping may be required:
(1) Landscaping standards for private property as specified in this section and other sections of the
code.
See Planting Plan.
(2) Street trees in the public right-of-way as specified in SDC 4.2.140.
See the response in that section.
(3) Curbside planter strips in the public right-of-way as specified in SDC 4.2.135..
See the response in that section.
(D) The following areas of a lot/parcel must be landscaped, unless otherwise specified in this code:
(1) All required setback areas and any additional planting areas as specified in the appropriate
zoning district.
Required setbacks are as follows:
10 feet front yard. Highway 126: 10' x 296.98' = Z970 sf
Marcola Road. 10'x 294.73' = 2, 947 sf
22nd Street: 10' x 681.36' = 6,814 sf
10 feet rear yard. west property line: 10'x 668.94'= 6,689 sf
Total setback landscaping = 19,420 sf
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Site Plan Remew Pre -Submittal Application: Written Segment
15% of the site minimum: 30, 906 sf less 19, 420 sf (setback landscaping) = 11, 486 sf
See Planting Plan.
(2) Parking lot planting areas required in this section.
See Planting Plan.
(E) At least 65 percent of each required planting area must be covered with living plant materials within 5
years of the date of installation. The living plant materials must be distributed throughout the required
planting area. The planting acceptable per 1,000 square feet of required planting area is as follows:
(1) A minimum of 2 trees, not less than 6 feet in height, that are at least a 2 inch (dbh) 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 up to 25 percent of the living plant material
requirement, unless trees or shrubbery are required for screening. This substitution is only
allowed when the applicant has demonstrated that there is provisions for ongoing maintenance
of the landscape areas.
At least 65 percent of each required planting area is covered with living plant material and will be
at 5 years time. There is a minimum per 1000 sf the following. 2 trees not less 6' in height 2"
caliper dbh and 10 shrubs 5 gallons or larger. Other landscaping may be lawn or ground cover.
See Planting Plan.
See Planting Plan fortme locations (tentative). Shrubs will be shown for Submittal application.
Trees have not been proposed on the west property line due to the existing large canopy trees
that are in close proximity to the required setback area. The trees required for that area have
instead been distributed throughout the site. Trees are not proposed to the south as there is an
existing 6' high earth berm there.
30,906 sf of required landscaping= 31 required trees.
These standards do not apply to single unit detached dwellings and middle housing in the R-1
District.
(F) Parking lot planting areas must include 1 canopy tree at least 2 inches (dbh) in caliper that meets
City street tree standards as may be permitted by the Engineering Design Standards and
Procedures Manual and at least 4 shrubs, 5 gallon or larger, for each 100 square feet of planting
area. Shrubs that abut public right-of-way or that is placed in the interior of any parking lot must not
exceed 2.5 feet in height at maturity. Parking lot planting areas must include:
(1) Parking and driveway setback areas specified in the applicable land use district; and
Parking and driveway setbacks are per the Residential District (R-1, R-2, R-3) standards.
(2) Five percent of the interior of a parking lot, exclusive of any required parking setbacks, if 24 or
more parking spaces are located between the street side of a building and an arterial or collector
street and are visible from any street.
Not applicable. Marcola Road is classified as a Major Collector. Buildings have been placed on
the street and parking is behind the buildings.
(3) See also SDC 4.7.380 or 4.7.385 for multiple unit housing design standards.
See that section for discussion.
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(G) All new required planting areas must be provided with a permanent irrigation system which can
include a drip irrigation system. Areas planted with noninvasive drought tolerant species or plant
communities are exempt from this standard.
See Irrigation Note on Planting Plan.
H. Landscaped setbacks abutting required screening on the same property may be exempted by the
Director from planting requirements if the area is not visible from any public right-of-way or adjacent
property.
Acknowledged.
I. Planting Installation Standards.
Acknowledged.
Section 4.4. 110 Screening.
(A) Unless otherwise specified in the code, screening is required:
(4) For garbage and recycling receptacles and areas:
The garbage and recycling areas are fully screened. See Architectural Plans.
(6) For multiple unit housing.
See Planting Plan.
(B) Screening must be vegetative, earthen, and/or structural. Unless specified elsewhere in this
subsection, screening must be continuous to at least 6 feet above ground level.
(1) Vegetative Screening. Evergreen shrubs must be planted to form a continuous hedge. When
immediate screening is necessary, a sight -obscuring fence must be installed in place of, or in
conjunction with the shrubs. The 6 -foot height standard specified in subsection (B), above must
occur within 4 years of planting.
For multiple unit housing, the vegetative screening standards specified in SDC 4.7.380(4)
or 4.7.385(D) apply.
This project is choosing SDC 4.7.380 which is Multiple Link Housing (Clear and Objective
Standards). SDC 4.7.380(4) refers to screening garbage and recycling. See Architectural Plans.
(2) Earthen Screening. Earthen berms may be used to screen either visual or noise impacts. A berm
must be combined with evergreen plantings or a fence to form an attractive sight and noise buffer.
The maximum height of a berm is 6 feet along local streets and 8 feet along collector and arterial
streets or railroad rights-of-way.
There is an existing 6' high berm on the south property line. This will remain except for those
portions that need to be removed to construct the project.
(3) Structural Screening. A fence or masonry wall must be constructed to provide a 100 percent sight -
obscuring screen.
Section 4.5.100 Lighting Standards.
(A) Standards for Installation and Operation of Outdoor Lighting. Except as exempt by subsection
(C) of SDC 4.5.105 above, new outdoor lighting fixtures installed after July 1, 2022, are subject to the
standards below. No provision of this section is intended to preempt Springfield Municipal Code
8.200 at seq., Signs, or applicable State codes.
(1) All outdoor lighting fixtures subject to this section must be designed as a full cut-off fixture or
have a shielding method to direct light emissions down onto the site and not shine direct
illumination or glare onto adjacent properties.
See Electrical Site North and Electrical Site South plans. See attached product sheets for
proposed lighting.
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(B) On-site lighting must be the minimum illumination necessary in compliance with the Illuminating
Engineering Society of North America recommended practices for a given application, including
parking areas and vehicle sales areas. All exterior light fixtures must 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 zones, wetlands, and other
protected areas identified in this code on the same property.
All proposed lighting will be full cut off shield to prevent light trespass to neighboring properties or
buildings. See attached product sheets forproposed lighting.
(C) Height.
1. The height of a free standing exterior light fixture must 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.
The light fixtures will not exceed 25 feet or the height of the principal permitted structure
(3) The height of a free standing exterior light fixture within 50 feet of any residential district, riparian
zone, or wetland must not exceed 12 feet.
The light fixtures will not exceed 12 feet wlthin 50 feet of any residential district (bordering the
south east property line).
Section 4.6. 100 Motor Vehicle Parking, Loading and Bicycle Standards.
Section 4.6.115 Motor Vehicle Parking — Parking Lot Design.
All off-street parking areas shall comply with the following dimensional standards.
T Pa�
Dimensional Feature (all dimensions in feet) I Diagram MaiM
Stall width, standard 1 901 901 9.0 1 9.0
Stall width, compact 1 801 801 8.0 1 8.0
Stall length, standard 1 2401 18 01 18 01 18.0
Stall length, compact I 2201.1601 1601 16.0
Aisle width between stall lines 1 1201.1201.1601 24.0
Bumper overhang (typical)�1f I0.0 1.5 1.8 2.0
Cross -aisle, 1 -way IE1f I16.0 16.0 16.0 16.0
Cross -aisle, 2 -way IF1 2401 24 01 24 01 24.0
All full-size parking stalls are designed to be 9' wide 18' deep with 24' of back up. No compact spaces
are proposed. See Site Plan.
Section 4.6.120 Motor Vehicle Parking — Parking Lot Improvements.
All parking areas must conform to the setback, vision clearance, planting, and screening provisions of
this code and must be completed prior to occupancy. Required parking spaces must be improved as
follows:
(A) All parking lots, bays, and spaces must have a durable, dust free surfacing of Asphaltic concrete,
Portland cement concrete, or other materials as approved by the City Engineer. Permeable
pavement meeting standards in the Engineering Design Standards and Procedures Manual may be
allowed by the City Engineer for parking areas and driveways. Parking lot surfacing must not
encroach upon the public right-of-way.
All proposed parking areas will have a durable dust -free surface of asphaltic concrete.
SHMimer Cmalling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architecture ♦ Land Use Planning
Paradigm Marcola Apartments
Site Plan Remew Pre -Submittal Application: Milan Statement
Page 18 of 21
(B) Stormwater management system improvements must be provided to manage all on-site run-off. The
stormwater management system improvements must provide for the on-site collection of stormwater
to eliminate sheet flowonto sidewalks, public rights-of-way, and abutting private property. All
stormwater management system improvements must meet the standards in SDC 4.3.110, and
the Engineering Design Standards and Procedures Manual, Chapters 3 and 4.
See Utility Plan.
(C) All parking spaces fronting a sidewalk, alley, street, landscaped area, or structure must be provided
with a secured wheel bumper or linear curb not less than 6 inches in height to be set back from the
front of the stall a minimum of 2 feet to allow for vehicle encroachment.
All parking spaces abut a 6" raised sidewalk. The sidewalks are 7' wide allowing for 2' of car over
hang and 5' clear pedestrian access.
(F) Not more than 30 percent of the total parking spaces in a parking lot may be designated for compact
cars.
All proposed parking spaces are full size.
Section 4.6.125 Motor Vehicle Parking — Parking Space Requirements
Table 4.6.2 in this section specifies the following.
Multiple Unit Housing
• Required. 1 parking space/dwelling unit
• Result: 128 dwelling units = 128 parking spaces
• Provided. 147 parking spaces (142 standard spaces and 5 ADA)
Section 4.6.140 through 4.6.155 Bicycle Parking
Table 4.6.3 in this section specifies the following.
Residential. Multiple Unit Housing
Required. 1 space per dwelling unit, 75% long-term/25% short term
Result: 128 units = 96 long term/ 32 short term
Proposed. 128 long term
100% of all bicycle parking spaces are sheltered.
10% oversized = 10 spaces. 11 are provided.
All required long-term bicycle parking spaces must be sheltered from precipitation, in conformance with
(D)(3) below, and include lighting in conformance with the lighting standards in SDC 4.5_100.
100% of the required long-term bike spaces are sheltered. Bike rooms inside the building have been
provided.
If more than 10 short term bicycle parking spaces are required, at least
50% of the short-term bicycle parking spaces in excess of 10 must be sheltered.
100% of the bikes are sheltered.
At least 10% of the long-term bicycle parking spaces for commercial uses and residential uses must be
oversized bicycle parking spaces.
10% of the long-term bike parking spaces are oversized.
Section 4.7.380 Multiple Unit Housing (Clear and Objective Standards).
(C) Development Standards for Multiple Unit Housing Developments in the R-2 and R-3
Districts. The following standards apply to multiple unit housing developments unless otherwise
stated. These standards do not apply to Cottage Cluster Housing developments.
(1) Common Open Space.
Sommer Conaling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108
Landscape Architecture ♦ Land Use Planning
Paradigm Marcola Apartments
Site Plan Remew Pre -Submittal Application: Written Segment
Page 19 of 21
(d) For multiple unit housing developments that have a net density of 20 dwellings units or more
per acre in the R-2 district, or 30 dwelling units or more per net acre in the R-3 district the
common open space standard does not apply.
This project is exempt from open space requirements. Net density is 28 units per acre.
(4) Garbage and Recycling Receptacle Storage. Garbage and recycling receptacle storage must
meet the following standards:
(a) Receptacles must not be located within setbacks for property lines shared with R-1 district
property.
All garbage and recycling storage is internal to the site and not located within any setback
areas.
(b) Receptacles must be covered and screened on at least 3 sides. Screening must be in
conformance with the standards in SDC 4.4.110.
Receptacle storage is screened on 4 sides with 100% site obscuring materials. See
Architectural elevations.
(c) Receptacles must be located to provide access by garbage and recycling pick-up vehicles.
Receptacles are located along parking area drive aisles providing access by garbage and
recycling pick-up vehicles.
(d) Receptacle storage areas must drain only to the sanitary sewer system, through hydraulic
isolation of the receptacle storage area connected to the sanitary sewer system by a drain.
Receptacle storage areas are connected to the sanitary sewer. See Utility Plan.
(5) Landscaping, Fences, and Walls. Multiple unit housing developments must provide
landscaping as specified in the following standards and in compliance with SDC 4.4.105.
(a) A minimum of 15 percent of the site must be landscaped with a mix of vegetative ground
cover, shrubbery, and trees. Trees, a minimum 2 inches (dbh —diameter at breast height) in
caliper, and shrubbery, a minimum of 24 inches in height, must be planted. Bark mulch,
rocks and similar non -plant material may be used to compliment the cover requirement but is
not considered a sole substitute for the vegetative ground cover requirement.
Required. Standard. 15% of site
Result Site: 206,039 sf
15% of Site:30, 906 sf
Proposed. 72,114 sf (35% of Site)
See Planting Plan.
(b) Street trees, a minimum 2 inches (dbh) caliper, must be placed within the planter strips
between the curb and the sidewalk. Street trees must be planted a minimum of 1 per every
30 linear feet of street frontage, as specified in SDC 4.2_140.
See Planting Plan.
(c) Fences in front yards and along any frontage used to comply with the building orientation
standard are limited to 3 feet in height. Fences in other yards must comply with the fence
standards specified in SDC 4.4.115, and the vision clearance standards specified in
SDC 4.2.130.
Acknowledged.
(d) The use of non-invasive and/or drought -tolerant landscaping is encouraged. All landscaping
must be irrigated with a permanent irrigation which may include a drip irrigation system
unless a licensed landscape architect submits written verification that the proposed plant
materials do not require irrigation. The property owner must maintain all landscaping.
See plant list and irrigation note on Planting Plan.
SHMimer Cmalling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architecture ♦ Land Use Planning
Paradigm Marcola Apartments
Site Plan Remew Pre -Submittal Application: Written Slalemenl
Page 20 of 21
(6) Pedestrian Circulation. Multiple unit housing developmentswith more than 20 units must
provide pedestrian circulation as specified in the following standards.
(a) Continuous internal sidewalks must be provided throughout the site. Discontinuous internal
sidewalks are permitted only where stubbed to a future internal sidewalk on abutting
properties, future phases on the subject property, or abutting recreation areas and
pedestrian trails.
See Site Plan. All sidewalks are continuous, connect all buildings and amendy areas, and all
connect to the public rigid of way.
(b) Internal sidewalks must be separated a minimum of 5 feet from dwellings, measured from
the sidewalk edge closest to any dwelling unit.
All sidewalks are a minimum of 5 feet from all buildings.
(c) The internal sidewalk system must connect all abutting streets to primary building entrances.
All internal sidewalks connect to both public rights of way.
(d) The internal sidewalk system must connect all buildings on the site and must connect the
dwelling units to the parking areas, bicycle parking, storage areas, all recreational facilities,
common areas, and abutting public sidewalks and pedestrian trails.
All internal sidewalks connect dwellings, parking, common areas, etc. See Site Plan.
(e) Surface treatment of internal sidewalks/accessways must be concrete, asphalt, or masonry
pavers. The sidewalks must be at least 5 feet wide. Multi -use accessways (e.g., for bicycles,
pedestrians, and emergency vehicles) must be of the same materials ... .
All internal sidewalks are a minimum of 5 feet wide and will be concrete. No multi -use
accessways are proposed.
(f) Where internal sidewalks cross a vehicular circulation area or parking aisle, they must be
clearly marked with contrasting paving materials, elevation changes, raised pedestrian
crossing, or striping. A raised pedestrian crossing is subject to review and approval by the
Fire Marshal. Internal sidewalk design must comply with Americans with Disabilities Act
(ADA) requirements.
See Site Plan for proposed striping where internals sidewalks/circulation crosses vehicular
circulation or a parking aisle. The pedestrian crosswalks are not proposed to be raised.
(g) Where the internal sidewalks are parallel and abutting to a vehicular circulation area, the
sidewalk must be raised or be separated from the vehicular circulation area by a raised curb,
bollards, landscaping, or other physical barrier. If a raised sidewalk is used, the ends of the
raised portions must be equipped with curb ramps.
The internal sidewalks are raised to 6"to separate pedestrian circulation from vehicular
circulation.
(h) All on-site internal sidewalks must be lighted to a minimum of 2 foot-candles.
Lighting along on-sde internal sidewalks will comply with this standard. See Electrical Site
North and Electrical Site South plans.
(7) Parking. Multiple unit housing developments must provide parking as specified in
SDC 4.6.100 through 4.6.155.
See responses in those sections above.
(8) Vehicular Circulation. Multiple unit housing developments must provide vehicular circulation as
specified in the following standards.
(a) The on-site driveway, or private street, system must connect with public streets abutting the
site.
Sciri mer Conaling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109
Landscape Architecture ♦ Land Use Planning
Paradigm Marcola Apartments
Site Plan Remew Pre -Submittal Application: Written Statement
Page 21 of 21
The onsite driveway connects with 22nd Street. No connection is proposed to Marcola Road
per discussion with city of Springfield Transportation Planning Engineer.
(b) Site access and driveways must conform to SDC 4.2.120. (6443)
See Site Plan.
IV. CONCLUSION
The Paradigm Mancola Apartments project Sde Plan Review complies with applicable approval criteria and
SDC standards. The application provides substantial evidence to support approval of the application.
We look forward to your review and comments. This is an appropriate use of the property considering the base
zone. Locating housing near transportation and services and other housing is a natural fit.
If you have any questions or need additional clarification, please do not hesitate to call. We look forward to your
review and approval of this project.
Sincerely,
Schirmer Consulting, LLC
Carol Schirmer
Principal
SHMimer Conaltng, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-51M
Landscape Architecture ♦ Land Use Planning
Attachment A
ZONE XyNE
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CITY OF SPRINGFIE
I 1 415592
PANOE
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Project Site
FIRM Map
LIMITS
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THIS PANEL IS LOCATED WITHIN
WEST AND TOWNSHIP IT SOUTH,
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^!'v RECORDING REQUESTED BY:
re
- Fidelity National'I➢tle
�omw"ror�,
3007 North Delta Hwy., Ste 206
Eugene, OR 97408
GRANTOR'S NAME:
MAIA, LLC, an Oregon limited liability company
GRANTEE'S NAME:
JKT Investments LLC, an Oregon limited liability company
AFTER RECORDING RETURN TO:
Order 60222203418 -WC
JKT Investments LLC, an Oregon limited liability company
3498 West 1st, Ste 1
Eugene, OR 97402
SEND TAX STATEMENTS TO:
JKT Investments LLC, an Oregon limited liability company
3498 West 1st, Ste 1
Eugene, OR 97402
APIN 0203586
Map: 17-03-25-13-00800
2125 Marcola Road, Springfield, OR 97477
Attachment B
Lane County Clerk 2022-031717
Lane County Deeds & Records
07/20/2022 11:57:16 AM
RPR -DEED Cnt=1 Stn=8 CASHIER 12 3pages
$15 00 $11 00 $1000 $61 00 $97.00
SPACE ABOVE THIS LINE FOR RECORDER'S USE
STATUTORY WARRANTY DEED
MAIA, LLC, an inactive Oregon limited liability company, Grantor, conveys and warrants to JKT investments
LLC, an Oregon limited liability company, Grantee, the following described real property, free and clear of
encumbrances except as specifically set forth below, situated in the County of Lane, State of Oregon:
Commencing at the Brass Cap marking the Southwest comer of the Felix Scott Jr. D.L.C. No. 51 dated
1971, said corner also marking the centerline of Mandela Road; thence along the South line of said Felix
Scott D.L.C. No. 51 South 88°1 East 584.01 feet; thence leaving the South line of the Felix Scott
D.L.C. No. 51 and bearing South 01 °55'55" West 35.00 feet to a point on the South margin of Marcola
Road, said point being 35.00 feet from, when measured at right angle to, the centerline of Marcola Road,
said point also being the True Point of Beginning; thence leaving the South margin of Marcola Road and
continuing South 01 °55'55" West 688.94 feet to a point on the North margin of Eugene -Springfield
Highway 1-105; thence along the North margin of Eugene -Springfield Highway 1-105 South 85"39'30" East
296.98 feet to a point, said point being on the Southerly projection of the West margin of 22nd Street;
thence leaving the North margin of Eugene -Springfield Highway 1-105 and along the West margin of 22nd
Street and its Southerly projection North 0146'11" East 701.36 feet to a point on the South margin of
Marcola Road, said point being 35.00 feet from, when measured at right angles to, the centerline of
Marcola Road; thence along the South margin of Marcola Road North 19" West 294.73 feet to the
True Point of Beginning, all in the City of Springfield, Lane County, Oregon.
THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS TWO MILLION TWO HUNDRED
THOUSAND AND NO/100 DOLLARS ($2,200,000.00). (See ORS 93.030).
Subject to:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE
SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305
TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17,
CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THIS
INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN
VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING
THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH
THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND
BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR
215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON
LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORB 195.300, 195.301 AND
195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND
17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010.
eeed (slat.Nrywarrany) Legal
0Ro13M.daclupdzred 04.29.19
P., 1
OR-FT-FEUG-01520.470003-60222203413
Produced using RLID (www.rlid.org) on 01/25/2023 at 11:43 AM
STATUTORY WARRANTY DEED
(continued)
IN WITNESS WHEREOF, the undersigned have executed this document on the date(s) set forth below.
r J
Dated: Z
MAIA, LLC,7 Oregon limit d liability company
,sr //�h
Dennis C. Harlow
Managing Member
r
State of
County of
This Instrument was acknowledged before me on l� J% .71 by Dennis C. Harlow, as Managing
Member for MAIA, LLQ, an zygon limited liability company.
t
Notary Public - to CrOregon
My Commission Expires:
W 7
9YPUNIR't f iota }�
i �:dhiil 6tiP q sIC"N UC. >tsFiis i
Deed (StaWl.,W.rrente Lee.]
ORD1368 doa l Updated: M.26.19 Paga2 GR-FT-FEUG-0152047000MO222203418
Produced using RLID (www.rlid.org) on 01/25/2023 at 11:43 AM
EXHIBIT "A"
Exceptions
subject to:
1. Rights of the public to any portion of the Land lying within the area commonly known as streets, roads and
highways.
2. The ownership of said Land does not include rights of access to or from the street, highway, or freeway
abutting said Land, such rights having been relinquished by the document,
Recording Date: December 14, 1961
Recording No 53325
3, Easements) for the purpose(s) shown below and rights incidental thereto, as granted in a document.
Granted to: City of Springfield
Purpose. sanitary sewer
Recording Date: July 1, 1983
Recording No: 8322857
4. Waiver and Agreement, including the terms and provisions thereof
Recording Date: July 1, 1983
Recording No.: 8322858
5. Easement(s) for the purposes) shown below and rights Incidental thereto, as granted In a document:
Granted to: City of Springfield
Purpose. public water utility easement
Recording Date: February 8, 1984
Recording No: 8404454
6. Easements) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to.
City of Springfield
Purpose:
utility easement
Recording Date:
September 16, 1999
Recording No:
99079669
need(etatutary Warranty) ragaI
ORD1368 tloa ;Updated 0426.19 Page3 OR -FT FEUG 0152047000360222203418
Produced using RLID (w ..rlid.org) on 01/25/2023 at 11:43 AM
L/TAFL7N/A Submittal Spec Sheet
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DEVELOPMENT AND PUBLIC WORKS
SPRINGFIELD
225 FIFTH STREET
OREGON SPRINGFIELD, OR 97477
PHONE: 541.726.3753
FAX: 541.726.1021
www.springfiald-or.gov
STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK
(Area below this huefdled outbyApplica n) __—
(Please return to Clayton A&Eamhern @ City ofSprb4gi2eld Development and Public Works, Fm # 736-1021, Phone # 736-1036),
enwd:cnaeurlern@sprirtglleldor.gov
Project Name:
Paradigm Marcola Apartments
Applicant:
Matt Keenan, PE KPFF Engineers
Assessors Parcel #:
1703251300800
Date:
01/10/2020
LandUse(s):
Residential
Phone#:
541.684.4902
Project Size (Acres):
4.7
Fax #:
Approx. Impervious
Area: 133,693 SF
Email:
1703251300800
Project Description (Include a copy of Assessor's map):
Project consist of construction of five new multi -family housing units, community center,
drive aisle, associated parking and other amenities.
Drainage Proposal (Public connedion(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
Storm runoff will be collected on-site via roof drains, downspouts, area drains and trapped catch
basin. There is an existing 18" stub that will serve as the site connection point. The 18" stub is
located
Proposed Storrewater Best Management Practices:
Storm runoff will potentially be treated with vegetated facilities (rain gardens, storm water planters)
or a combination of vegetated facilities and mechanical tr atment. Additionally all catch basins
within vehicle pavements will be tr ped for oil/ rease se aration.
Areabelawahishne dledordb the C' mrdR edtatheA lk
(At a nundimn5 all boats checked by the City on the front and bekkoftlds sheet shall be submitted
or on application to be con Tete r subnuttal, akin h other irenwnb nay, be recess
Mechanical treatment (such as catch basin
❑ Small Site Study — (use Rational Method for calculations) Ittillers) allowed for meeting pre treatment
❑ Mid -Level Development Study— (use unit Hydrograph Method for calcu -tins quiremenls, not allowed to meet the 50
"king lot treatment requirement
❑ Full DIainage Development Study- (use Unit Hydrogmph Method for calcula ions)
Environmental Considerations:
jrWellheadZone: 1 year totz ❑ Hillside Development: n/a
❑ Wedand/Riparian: n/a ❑ Floodway/Floodplain: n�
❑ Soil Type: ❑ Other Jurisdictions n/a
Downstream Analysis:
8 N/A
❑ Flow line for starting water surface elevation:
❑ Design HGL to use for starting water surface elevation:
❑ Manhole/Junction to take analysis to:
Return to Clayton McEachem @ City of Springfield, email: cmceachem@spdngfeAd-orgov, FAX., (541) 736-1021
COMPLETE STUDY ITEMS
r Baredupon the tnfor nation provided on tie front ofdds sheet, the follou>ing represents a ndndnnou of uvh w it merkdfor on
application to be complete for subnddal with respect to drainage; however, this list should not be used in lieu ofde Sprirgtield
Development Cork (SDC) or the City's Engineering Design A3mma1. Connpltance with these requirements does not constitute site
appromol, Adebooml site specific information nary be required Note: Upon scoping sheet subndttal, ensure completedfornu has been
signed in the spare provickel below:
Interim Design Standards/Water Quality (EDSPM Chapter 3
Req'd N/A
7 ❑ All non -building rooftop (NBR) impervious surfaces shall be pre-treated (e. g. multi-chambered catchbasinw/oil filtration
media) for stonmvater quality. Additionally, aminimum of 50% of the NBR impervious surface shall be treated by
vegetated methods.
7 ❑ Where required, vegetative stommwater design shall be consistent with design standards (EDSPM Section 3.02), set forth
in Chapter 2 of the Eugene Stormrmer Management Manual.
Z❑ For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified
by the Eugene Stomrmvater Management Manual (Sec2A.1).
0 ❑ If a stormrmer treatment Swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes,
bottom slope, and seed mix consistent with City of Springfield or Eugene's Stomrmvater Management Manual.
Z❑ Water Quality calculations as required in Section 3.03.1 of the EDSPM.
All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall
be provided with secondary containment or weather resistant enclosure.
Z❑
71
Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
Z
M
A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
Z❑
Calculations showing system capacity for a 2 -year stoma event and overflow effects of a 25 -year stoma event
Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to
The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review ofDownstream System EDSPM Section 4.03A.0
Z❑
A downstream drainage analysis as described in EDSPM Section 4.03A.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
Elevations of the HGL and flow lines for both city and private systems where applicable.
❑ n Design of Stoma Systems (EDSPM Section 4.04).
❑ ❑ Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set
❑ ❑ Minimum pipe cover shall be 15 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or
proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 50,000 lb load
without failure of the pipe structure.
❑ ❑ Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All stoma pipes shall be designed to
Other/Miscethmeous
71
❑
Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains.
❑
Private stommwater easements shall be clearly depicted on plans when private stommater flows from one property to
another.
Z❑
Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03A A). Additional provisions apply to this as required by the DEQ. Refer to
thewebsite: him/Avww.deo.state.or.ushvo/uic/uic.htm for more infomuation.
Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events.
*Thisform simU be inchukd m nn Nhuhmen5 inside the frontcover, ofthe stormnsder shady.
* IAWORTANT..- ENGINEER PLEASE READ BEEOWAND SIGN'
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stommater study
and plan set. Signature Date
Form Version 5: June 2015
FOR ASSESSMENT AND
TAXATION ONLY
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