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Home My WebLink AboutPacket, DRC PLANNER 3/28/2023AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616/ MS Teams Staff Review., Tuesday, April 11, 2023 9; 00 —.9.,30 a.m. 1. Type 1 Site Plan Review 811-23-000043-TYP1 Chris Looney Assessor's Map: 17-03-25-13 TL: 800 Address: Marcola Rd. at 22n^ Street Existing Use: Vacant Applicant submitted plans for a multi -unit residential development Planner: Tom Sievers Meeting: Tuesday, April 11, 2023 9:00 — 9:30 virtual meeting via Microsoft Teams The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.si)ringfield-or.gov/weblink8/browse.asi)x VICINITY MAP 811-23-000043-TYP1 Site Plan Review Type 1 17-03-25-13 TL 800 Marcola Road at 22nd Street Chris Looney City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 SITE PLAN REVIEW - TYPE 1 (Multi -Unit Housing) SPFINOFICLD ILi Application Type ® Site Plan Review Submittal ❑ Final Site Plan Submittal Required Project Information (Applicant: Applicant Name: Chris Looney Phone: Complete this Section) 541.954.8409 Company: Paradigm Properties Email: chris@paradigmproperties.com Address' Applicant's Rep: 1361 Pearl Street, Eugene, OR 97401 Carol Schirmer Phone: 541 234.5108 Company: Schirmer Consulting, LLC Email: Schirmer@schirmerconsulling.com Address: PO Box 10424, Eugene, OR 97440 Pro ert Owner: Justin Thomas Phone: 541.914.3768 Company: JKT Investments, LLC Email: justin@gdchillem.com Address: 760 Bailey Hill Road, Eugene, OR 97402 ASSESSOR'S MAP NO: 17032513 TAX LOT NO(S): 800 4.73 Existino Use: Vacant 133,693 Units Per Acre: 28 ing and stormwater treatment No. of Signs: Application Fee: 16 1 L Technical Fee: 'T0, RU I Notice Fee: $ -&— TOTAL FEE: S I b 14. W I PROJECT NO.: qII' W-AOD1 -ViS01 SUBMITTAL SITE PLAN REVIEW APPLICATION Paradigm Marcola Apartments A RESIDENTIAL DEVELOPMENT PROJECT Assessor's Map Tax Lot 17 03 25 13 800 March 1. 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 Storm mater Report Geotechnical Engineering Report 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: Mean Segment March 1, 2023 SUBMITTAL SITE PLAN REVIEW 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: 541.954.8409 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 Sciri mer Cwstri ing, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109 Landscape Architeclure ♦ 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 Marcola Road. 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 Site Plan Remew Pre -Submittal Application: Milan Statement Page 6 of 21 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. 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 Segment (2) If a use is allowed as a discretionary use . . 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. Page 7 of 21 (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 Densly 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. Schirmer Consulting, LLC • PO Sox 19424, Eugene, OR 97449 • (541) 234-5108 Landscape Architecture ♦ Land Use Planning Paradigm Marcola Apartments Page 8 of 21 Site Plan Remew Pre -Submittal Application: Written Statement 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. 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. SHMimer Conaltng, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108 Landscape Architedure ♦ band Use Planning Paradigm Marcola Apartments Site Plan Review Pre -Submittal Application: Milan Slalemenl Page 9 of 21 (B) An applicant may be required to prepare a traffic Impact Study (TIS) to identify potential impacts from proposed development and needed mitigation measures. A TIS is required if any of the following criteria are met. (1) Peak Hour Threshold. If a change in land use or intensification of an existing use generates 100 or more trips during any peak hour ... Peak hour trips for multiple and developments according to the ITE Trip Generation Manual is .58 peak hour trips per unit. There are 128 units x. 58 = 74.24 peak hour trips. (2) Average Daily Trip Threshold. If a change in land use or intensification of an existing use generates 1,000 or more trips per day ... Average dailytrips formultiple unit developments according to the ITE Trip Generation Manual is 6.74 trips per unit. There are 128 units x 6.74 = 862.72 average daily trips. (C) Minimum street curb -to -curb widths and minimum street right-of-way widths are as specified in Table 4.2.1, unless otherwise indicated in the Springfield Transportation System Plan, an applicable Refinement Plan, Plan District, Master Plan, Conceptual Development Plan, or the adopted bicycle and pedestrian plan; where necessary to achieve right-of-way and street alignment; or as needed to meet site-specific engineering standards, including, but not limited to, requirements for multi -way boulevard and/or modern roundabout designs. Example street layouts meeting minimum street standards are provided in Figures 4.2.13 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. Marcola Road is classified as a Major Collector. 22nd 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 22"' 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 Schirmer Cmalling, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5106 Landscape Architecture+ Land Use Planning Planting Turn Strip Curb -to- Travel Lane and Hg. Street light -of- Curb Travel lanes Width Bikeways Curb No. Classilh,mU n Way (1) Width (1) tones Width (2) (3) (4) Sidewalk 4.2 Major 14 6'both Tboth B. Arterial (5) 100'/92'/64' 76'/69'/60' 4 12' Where sides 5 aides D required 4.2 Major 14'6'both 5'both H-1 Collector 72/64'/56' 52'/44'/36' 2 l2' where sides 5 sides required 4.2 Local Street Not 5'both Q -S ,15% slope 57749741' 36/26'/20' 2 10' N/A required 51 sides (7) Schirmer Cmalling, LLC • PO Sox 10424, Eugene, OR 97440 • (541) 234-5106 Landscape Architecture+ Land Use Planning Paradigm Marcola Apartments Page 10 of 21 Site Plan Remew Pre -Submittal Application: Written Statement March 1. 2023 (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. (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. 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 for the 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 classified as a Major Arterial and 22nd 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 Wdth —Multiple Unit Housing Required: 24 feet minimum — 35 feet maximum Schirmer Cmalling, LLC• PO Box 10424, Eugene, OR W440•(541)234 -51M Landscape Architecture ♦ Land Use Planning Paradigm Marcola Apartments Site Plan Remew Pre -Submittal Application: Written Segment 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. Page 11 of 21 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 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 An Street 20 feet Any Alley 15 feet Any Driveway 10 feet The intersection of Marcola 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 22' 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. 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 Segment Page 12 of 21 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. Facilities including, but not limited to, mail boxes, water meters, valves, junction boxes, manholes, utility poles, trees, benches, fire hydrants, signs, and bus stops must not be located within the sidewalk and must be removed or relocated prior to the construction or reconstruction of the sidewalk, unless otherwise approved by the City Engineer. If facilities remain, there must be at least 5 feet of unobstructed width on arterial class streets and 4 feet on all other streets. See Civil drawings. 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 platter strip is 6 12 feet on Maroola 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 liglts 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. SchirmerConaltng, 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 13 of 21 Section 4.2.150 Multi -Use Paths. Not applicable. The development does not include or abut any existing or proposed mulh-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. Accessvays 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. 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 XPFF 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 stonmwater 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. Scirimer Cmalling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109 La niscape Architecture ♦ Land Use Planning Paradigm Marcola Apartments Site Plan Reme,u Pre -Submittal Application: Written Statement Page 14 of 21 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. Per the DIM there are nor additional fire hydrants required. There is an existing public fire hydrant at 22"' and Mata Loop (Springfield Utility Board hydrant H-1182). There is another public fire hydrant on the southwest comer of 22"' and Mamola 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 EINEB water line. See Site Plan. (5) Where feasible, utility easements must be centered on a lot/parcel line. Ackrrowledged. 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. SHMimer Cmalling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108 Landscape Architecture ♦ Land Use Planning Paradigm Marcola Apartments Site Plan Remew Pre -Submittal Application: Milan Statement Page 15 of 21 (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 Mamola Road. 10'x 294.73' = 2, 947 sf 22"' 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 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 plarting area is covered with living plart 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. SHMimer Conaling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-51M Landscape Architecture ♦ Land Use Planning Paradigm Marcola Apartments Site Plan Remew Pre -Submittal Application: Written Segment Page 16 of 21 (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. (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 Unit 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. SHMimer Conaltng, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109 Landscape Architecture ♦ Land Use Planning Paradigm Marcola Apartments Site Plan Reme,u Pre -Submittal Application: Written Slalenent Page 17 of 21 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. (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 ligtting 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 wthin 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. Table 4.6-1 ensional Feature (all dimensions in fe Di ' Parking Angle 0 ]_45]_50]_A Stall width, standard A" 9.0 9.0 9.0 9.0 Stall width, compact I A I 801 801 8.0 1 8.0 Stall length, standard I1 2401 18 01 18 01 18.0 Stall length, compact I B 22.0 16.0 16.0 16.0 Aisle width between stall lines 1 I1 1201.1201.1601 24.0 Bumper overhang (typical)ISDf 0.0 1.5 1.8 2.0 Cross -aisle, 1-waySE II If 16.0116 0 16.0 16.0 Cross -aisle, 2-wayF1 II I 24 01 24 01 24 01 24.0 SctMime 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 Statement Page 18 of 21 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. (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 flow onto 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 specifres 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-term125% 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. Scirimer Consulting, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5108 Landscape Architecture ♦ Land Use Planning Paradigm Marcola Apartments Page 19 of 21 Site Plan Reme,u Pre -Submittal Application: Written Segment March 1. 2023 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% ofthe 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. (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. Receptack 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%ofsite 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. SHMimer Conaltng, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109 Landscape Architeclure ♦ Land Use Planning Paradigm Marcola Apartments Page 20 of 21 Site Plan Remew Pre -Submittal Application: Written Segment March 1. 2023 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. (6) Pedestrian Circulation. Multiple unit housing developments with 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 amenty areas, and all connect to the public right 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. Scirimer Cmalling, LLC • PO Box 10424, Eugene, OR 97440 • (541) 234-5109 La niscape Architeclure ♦ Land Use Planning Paradigm Marcola Apartments Site Plan Review Pre -Submittal Application: Written Segment Page 21 of 21 (h) All on-site internal sidewalks must be lighted to a minimum of 2 foot-candles. Lighting along on-site 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. The on-site 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. LTAKK-]0[NN1I--11-10 The Paradigm Marcola Apartments project Site Plan Review complies with applicable approval criteria and SDC standards. The application provides substantial evidence to support approval of the application. We look forward to your review and comments. This is an appropriate use of the property considering the base zone. Locating housing near 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. 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