HomeMy WebLinkAbout2021 10 05 AIS DU Horace St Apartments
AGENDA ITEM SUMMARY Meeting Date: 10/5/2021
Meeting Type: Regular Meeting
Staff Contact/Dept.: Melissa Cariño, DPW
Staff Phone No: 541.744.4068
Estimated Time: 10 minutes
S P R I N G F I E L D
PLANNING COMMISSION
Council Goals: Promote and Enhance
our Hometown Feel
while Focusing on
Livability and
Environmental Quality
ITEM TITLE: DISCRETIONARY USE APPLICATION FOR MULTI-UNIT RESIDENTIAL
DEVELOPMENTS LOCATED ON TWO ADJACENT SITES ON HORACE
STREET IDENTIFIED AS ASSESSOR’S MAP 18-02-05-23, TAX LOT 202 AND
TAX LOT 204.
ACTION
REQUESTED:
Conduct a public hearing and deliberations. Commission can approve, approve with
conditions, or deny a request for a Type III Discretionary Use approval of a
proposed alternative roof form using the Discretionary Use criteria listed in
Springfield Development Code (SDC) 5.9-120 and the Multi-unit Design Standards
– Alternative Design Discretionary Criteria listed in SDC 3.2-245.
ISSUE
STATEMENT:
The applicant has requested a review under the Multi-unit Design Standards –
Alternative Design Discretionary criteria (SDC 3.2-245) for two adjacent multi-unit
residential developments on Horace Street. The applicant seeks approval for an
alternative roof form for the proposed three residential buildings on the subject
sites.
ATTACHMENTS: Attachment 1: PC Order –811-21-000196-TYP3
Exhibit A: Vicinity Map for Subject Sites
Exhibit B: Staff Report and Findings
Attachment 2: Applicant Submittal
Exhibit A: Proposed Building Elevations
Exhibit B: Site 1: Site Plan, Tax Lot 202 – 811-21-000141-TYP2
Exhibit C: Site 2: Site Plan, Tax Lot 204 – 811-21-000226-TYP2
DISCUSSION/
FINANCIAL
IMPACT:
The applicant plans to develop two multi-unit residential projects located next to
each other on Horace Street and across from Mt. Vernon Elementary School. Both
projects are currently in the Site Plan Review process. Because the proposed roof
form on the buildings does not meet the Multi-unit Design Standards (SDC 3.2-
240), the applicant submitted a Discretionary Use application utilizing the Multi-
unit Design Standards – Alternative Design Discretionary Criteria listed in SDC
3.2-245), specifically under Building Form.
The Type III Discretionary Use review process is running concurrently with the
Site Plan Review and Tree Felling Permit applications for the adjacent multi-unit
residential developments, but the Planning Commission is only making a decision
on the Building Form, and in particular the roof design. The Planning Commission
may:
• Approve the application;
• Modify the findings and/or add conditions of approval; or
• Deny the application based on the Commissions’ findings in response to
criteria in SDC 3.2-245 (Multi-unit Design Standards – Alternative Design
Discretionary Criteria).
The Planning Commission’s decision is final unless appealed to the Springfield
City Council as provided in SDC 5.3-120.
BEFORE THE PLANNING COMMISSION OF SPRINGFIELD, OREGON
FINAL ORDER FOR:
DISCRETIONARY USE APPLICATION FOR MULTI-UNIT RESIDENTIAL
DEVELOPMENTS LOCATED ON TWO ADJACENT SITES ON HORACE STREET
IDENTIFIED AS ASSESSOR’S MAP 18-02-05-23, TAX LOTS 202 AND 204.
]
] 811-21-000196-TYP3
]
]
NATURE OF THE APPLICATION
Discretionary Use and Multi-unit Design Standards – Alternative Design Discretionary Criteria Approval
for the use of the shed roof form on the three buildings for multi-unit residential developments located
on two sites on Horace Street, across from Mt. Vernon Elementary School. The two adjacent lots are
identified as Assessor’s Map 18-02-05-23, Tax Lot 202 and Tax Lot 204. The subject properties are shown
in the Vicinity Map for the subject sites, which is Exhibit A to this Order.
Timely and sufficient notice of the public hearing has been provided, pursuant to SDC 5.2-115.
On October 5, 2021, the Springfield Planning Commission held a public hearing and conducted
deliberations on the Discretionary Use application. The staff report, written comments, and any
testimony of those who spoke at the public hearing were entered into the record.
CONCLUSION
On the basis of this record, the Discretionary Use is consistent with the the Multi-Unit Design Standards
– Alternative Design Discretionary Criteria of SDC 3.2-245. This general finding is supported by the
specific findings of fact and conclusion in the Staff Report and Findings, attached hereto as Exhibit B.
ORDER/RECOMMENDATION
It is ORDERED by the Springfield Planning Commission that Case Number 811-21-000196-TYP3,
Discretionary Use Application, be approved as conditioned in Exhibit B. This ORDER was presented to
and approved by the Planning Commission on October 5, 2021.
____________________________ ____________________
Planning Commission Chairperson Date
ATTEST
AYES:
NOES:
ABSENT:
ABSTAIN:
Attachment 1, Page 1 of 6
VICINITY MAP
811-21-000196-TYP3 Discretionary Use
Site 1: 18-02-05-23, TL 202
Site 2: 18-02-05-23, TL 204
Bruce Wiechert Custom Homes, Inc.
SITE 1 SITE 2
EXHIBIT A, Page 1 of 1
Attachment 1, Page 2 of 6
Staff Report and Findings
Planning Commission
Discretionary Review Request:
Multi-unit Design Standards – Alternative Design Discretionary Criteria
Horace Street Apartments
Hearing Date: October 5, 2021
Case Number: 811-21-000196-TYP3
Applicant: Bruce Wiechert Custom Homes, Inc.
Property Owner: Bruce Wiechert Custom Homes, Inc.
Sites: Two adjacent properties located on the south side of Horace Street, east of Filbert Lane, and across from Mt.
Vernon Elementary School. The two sites are both zoned Medium Density Residential and are identified as Assessor’s
Map 18-02-05-23, Tax Lot 202 (Site 1: 0.31-acre western site) and Tax Lot 204 (Site 2: 0.74-acre eastern site). Both sites
are currently vacant.
_________________________________________________________________________________________________
REQUEST
The Planning Commission is asked to conduct a public hearing and deliberations, and approve, approve with
conditions, or deny a request for Discretionary Use Approval of a proposed alternative roof form under the Multi-
unit Design Standards – Alternative Design Discretionary Criteria listed in SDC 3.2-245.
SITE INFORMATION/BACKGROUND
The applicant plans to develop two multi-unit residential developments located next to each other on separate
Horace Street sites, across from Mt. Vernon Elementary School. Both projects are currently in the Site Plan Review
process. Because one of the proposed roof forms on the buildings does not meet the Multi-unit Design Standards
(SDC 3.2-240), specifically the Building Form design standard, the applicant submitted a Discretionary Use
application to utilize an alternative shed roof form on the residential buildings.
The applicant proposes to develop an 8-unit residential building on Site 1 (Tax Lot 202) and 20 units in two
residential buildings on Site 2 (Tax Lot 204). On Site 2, there will be a 12-unit residential building along with
another 8-unit residential building for a total of 20 dwelling units. Site 1 has received Tentative Site Plan approval
(811-21-000141-TYP2). A Tentative Site Plan review application has been received for Site 2 (811-21-000226-
TYP2), but no decision has yet been issued. The Tentative Site Plan approval for Site 1 includes a condition of
approval requiring the applicant to change the proposed roofs of the residential buildings to one that meets the
Multi-unit Design Standards in accordance with SDC 3.2-240 or to obtain Discretionary Use approval for the
proposed shed roof form as shown in the submitted building elevations. The Tentative Site Plan decision for Site 2
will reflect the outcome of the Planning Commission’s decision on this Discretionary Use application.
The Planning Commission can approve, modify findings/conditions, or deny the application. The Planning
Commission’s decision is final unless appealed to the Springfield City Council as provided in SDC 5.3-120.
Notification and Written Comments
Notification of the October 5, 2021 Planning Commission public hearing was sent to all property owners and residents
within 300 feet of the outer boundary of the subject site on September 3, 2021. Notification was also published in the
September 26, 2021 edition of The Register Guard. Staff posted notices on the subject sites, the City’s website, and the
Digital Displays located in City Hall. Staff did not receive any comments regarding this application as of the date of this
report.
EXHIBIT B, Page 1 of 4
Attachment 1, Page 3 of 6
* * *
On April 16, 2020, the Governor issued Executive Order 20-16, which requires governing bodies to hold public meetings
and hearings by telephone, video, or through other electronic or virtual means whenever possible. On June 30, 2020,
Oregon Legislature enacted House Bill 4212 (HB 4212), which waives requirements under the Oregon Public Meetings
Law and other statutes to facilitate public meetings online or by phone. Under HB 4212, the governing body must make
available a method by which the public can listen to or virtually attend the public meeting or hearing at the time it occurs.
House Bill 4212 allows governing bodies to accept public testimony by telephone or video conferencing technology, or
to provide a means to submit written testimony (including email or other electronic methods) that the governing body
can consider in a timely manner. House Bill 4212 overrides conflicting requirements for quasi-judicial public hearings
in state law or in the Springfield Development Code or Metro Plan.
The October 5th public hearing is being conducted via online meeting platform that allows members of the public to
listen to the meeting online or by calling a toll-free number. Members of the public may provide testimony to the
Planning Commission by joining the online meeting remotely. Details regarding how to join the online meeting were
provided in the Planning Commission meeting agenda and posted on the SpringfieldOregonSpeaks online platform1.
Criteria of Approval
Per SDC 5.9-120D.2, the Planning Commission may approve a discretionary use for alternative design standards for
multi-unit development if the proposal conforms the Multi-unit Design Standards – Alternative Design Discretionary
Criteria in SDC 3.2-245.
CRITERIA OF DISCRETIONARY USE APPROVAL
SDC 3.2-245 contains the Multi-unit Design Standards – Alternative Design Discretionary Criteria that are applicable
to this application.
Finding 1: SDC 3.2-240 contains the Multi-unit Design Standards and SDC 3.2-245 contains the Alternative Design
Discretionary Criteria. The applicant is requesting discretionary use approval only for a “shed” roof form. The “shed”
roof form does not meet the standard in SDC 3.2-240.D.2.b that requires that “roofs shall have gable, hip, or gambrel
forms, (minimum pitch 3 to 12) with at least a 6-inch overhang”. The applicable discretionary criterion to allow an
alternative roof form is provided in SDC 3.2-245.C.
C. Building Form. The Planning Commission shall find that the proposed design promotes building forms
that contribute positively to a sense of neighborhood and to the overall streetscape. This criterion may be
met by complying with the Section 3.2-240D.2., Section 3.2-250 or by considering the following guidelines:
1. Design exterior building elevations to avoid large expanses of uninterrupted buildings.
Finding 2: The proposed exterior two-story building elevations show that the height of each building is ~27’ high.
The 8-unit buildings have the approximate dimensions of 38’ wide by 100’ long with a total square footage of 7,600
sq. ft. of living space. The 12-unit building have the approximate dimensions of being 38’ wide by 150’ long with an
area of 11,400 sq. ft. of living space. All three buildings do not exceed the maximum 160’ long building design
standard in SDC 3.2-240D.2.a.
Finding 3: All three proposed buildings do not have any large expanses of uninterrupted building surfaces as required
in the Multi-unit Design Standards (SDC 3.2-240.D) with human-scaled architectural elements including window
and door, roof offsets, approximately 8-foot-high walls, porches, balconies, and projections. The largest uninterrupted
building surface is approximately 20’ and can be seen on the left elevation for the 8-unit buildings and the right
elevation for the 12-unit building. This does not exceed the requirement in SDC 3.2-240D.2.e where architectural
features shall occur at a minimum of every 30’.
1 SpringfieldOregonSpeaks can be accessed at https://springfieldoregonspeaks.org
EXHIBIT B, Page 2 of 4
Attachment 1, Page 4 of 6
2. Depict building scale consistent with nearby buildings; “scale” relates to the size of various
features (including, but not limited to entries, roof surfaces, façades, windows and materials) as
compared to those features on nearby buildings.
Finding 4: The proposed multi-unit residential building scale is consistent with nearby single-family residential
buildings to the south and west with similar human scale-sized wall heights and entries at 7’9” high, ~ 4’x2’
vertical windows, and ~4’ x 3’ horizontal windows. While there are no shed roof forms used on nearby buildings,
most of the buildings in the vicinity have either a gable or hip roof form. The proposed multi-unit residential
buildings have both gable and shed roof forms; therefore, the gable roofs are consistent with buildings in the
neighborhood.
3. Provide transitions to nearby buildings by massing; “mass” relates to the overall size or bulk of
a building or its principal parts.
Finding 5: The proposed site plans for both subject properties provide transition/buffer areas and required setbacks
to nearby buildings. For instance, there is a 20’ setback between the 8-unit building on Tax Lot 202 and the 12-unit
building on Tax Lot 204. The two buildings proposed for Tax Lot 204 have the parking area between them, providing
considerable space (more than 40’) between the buildings.
Finding 6: The applicant also provides buffer and transition areas between the proposed buildings and other existing
buildings abutting the subject sites. For instance, the proposal provides for more than 40’ between the 8-unit building
on Tax Lot 204 and the property line for the parcel to the east. Likewise, there is ~40’ (parking lot) between the 8-
unit building on Tax Lot 202 and the property line for the parcel to the west. On Tax Lot 202, the site plan provides
more than 40’ of landscaping and stormwater management facilities between the residential building and the property
line of the parcel to the south. On Tax Lot 204, the site plan provides more than 45’ of landscaping and stormwater
management from both buildings to the property lines of the parcels to the south of the site. Lastly, the large buildings
located at Mt. Vernon Elementary school are located on the other side of the Horace Street public right-of-way.
4. Provide porches, bays, and balconies that compliment nearby buildings.
Finding 7: While nearby buildings do not provide the same land use (single-family residential, public school) as the
multi-unit residential proposal, all three residential buildings for the subject sites provide porches and balconies for
each dwelling unit that complement each other.
5. Provide roof variations through offsets, breaks and/or extensions.
Finding 8: The proposed 2-story buildings have both gable and shed roofs that have a 4 to 12 pitch, which meets the
minimum 3 to 12 pitch in SDC 4.2-240D.2.b. keeping the design at a residential scale, which is consistent with other
nearby residential buildings to the west and south of the subject sites.
Finding 7: While the building design is residential in character, the adjustment to roof design standards also provides
a dynamic, modern appearance than strict conformance to gable, gambrel, and hip roofs. Again, the shed roof is the
only Building Form design standard the applicant is request an adjustment for in this application.
6. Provide transition between the multi-unit site and LDR areas.
Finding 8: There are no Low Density Residential (LDR) zoned areas adjacent to the subject properties; however
most, if not all, of the surrounding residential properties consist of a single-family home which mimics LDR zoned
areas. The applicant provides the required buffer and transition areas between the proposed buildings and the other
adjacent residential properties.
EXHIBIT B, Page 3 of 4
Attachment 1, Page 5 of 6
7. Enhance solar access protection and/or energy conservation.
Finding 9: While the applicant does not provide any specific details on energy conservation or enhancement of solar
access protection with the proposed shed roof form, the pitch of the proposed shed roofs is the same as the proposed
gable roof (4 to 12). Based on the roof pitch and building layout shown on the site plans, the applicant’s proposal
does not negatively impact solar access to surrounding properties or change the level of the building’s energy
efficiency with their proposal to use the shed roof form.
8. Protect on-site and off-site natural and designated historic features.
Finding 10: The subject sites do not have any on-site or off-site natural or designated historic features, so this
guideline is not applicable to this application.
9. Provide human-scaled architectural detail.
Finding 11: The wall height for both the 1st and 2nd floors of the proposed buildings is ~8’. The doors are ~7’ high
and 3’ wide. The windows dimensions are provided in Finding 4 and are located at the heights that allow the residents
to look outside. The architectural details provided in the submitted building elevations are human-scaled.
10. Provide visual variety in elevations, architectural details, colors, and materials, compatible with
existing development;
Finding 12: The submitted building elevations provide a variety in elevations and architectural details with the
following: two different roof forms used; breaks and offsets of doors, windows, and roofs; and stone pillars where
stairways are located. While there is no existing development on the subject sites, the proposed building elevations
are compatible with existing development in the vicinity through roof types and pitch, building materials used, and
building scale.
Conclusion: The proposed designs promote a building form that contributes positively to the sense of neighborhood
and to the overall streetscape as can be seen in the submitted Building Elevations. The proposal meets all of the
Building Form guidelines in SDC 3.2-245.C. The above findings demonstrate that the proposed building form design
meets these Alternative Design Discretionary Criterion guidelines.
CONDITIONS OF APPROVAL
SDC Section 5.9-125 allows for the Approval Authority to attach conditions of approval to a Discretionary Use
review request to ensure the application fully meets the applicable criteria of approval:
NO CONDITIONS OF APPROVAL RECOMMENDED
CONCLUSION: Based on the above-listed criteria, City staff recommends that the Planning Commission provide
approval of the proposal because they believe it meets the applicable Discretionary criteria as listed in both SDC
5.9-120 and SDC 3.2-245.
EXHIBIT B, Page 4 of 4
Attachment 1, Page 6 of 6
City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
Discretionary Use
SPRINGFIELD
w 6
Required Project Information (Applicant.,
Applicant Name: Bruce Wechert
complete this section)
I Phone: 541-686-9458
Company: Bruce Wlechert Custom Homes, Inc. Fax:
Address: 3073 Skyview Ln., Eugene, OR 97405
Applicant's Rep.: Anthony J. Favreau Phone: 541-683-7048
Company: The Favreau Group, LLC Fax:
Address: 3750 Norwich Ave., Eugene, OR 97408
Property Owner: Same as applicant Phone:
Company: Fax:
Address:
ASSESSOR'S MAP NO: 18-20-05-23 TAX LOT NO(S): 00202
Property Address:
Size of Property: 13,619 Acres Square Feet
Description of If you are filling in this form by hand, please attach your proposal description to this application.
Proposal: 8 Unit Apartment complex
Existing Use:
Si natures: Please sign and Drint Mour name and date in the aDDroDriate
Required Project Information (City Intake Staff.,
Associated Applications:
box on the next a e.
complete this section)
Signs:
Case No.: Date: Reviewed by:
Application Fee: $ Technical Fee: $ Posta a Fee: $
TOTAL FEES: $ PROJECT NUMBER:
Revised 1/1/06 Molly Markarian 1 of 4
Attachment 2, Page 1 of 10
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.
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
1 represent [his application to be complete for submiRal to the City. Consistent with the completeness check
performed on this application at the Pre-SubmlBal Meeting, 1 affirm the Information identified by the City as
necessary for processing the application Is provided herein or the Information will not be prowCedd 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 227.178 pertaining to a
complNe appllu
Owner:
Date: 0 2
Signature
Rlwaed 10. 14. 11 Rl 2&6
Attachment 2, Page 2 of 10
HORACE APARTMENTS DISCRETIONARY USE NARRATIVE
July 17, 2021
Assessor's Map: 18-02- 05-23 Tax Lot 0202
Applicants: Bruce Wiechert Custom Homes, Inc.
3073 Skyview Lane
Eugene, OR 97405
541) 686-9458
Applicant's
Representative: The Favreau Group
3750 Norwich Ave.
Eugene, OR 97408
541-683-7048
Attn: Tony Favreau
DISCRETIONARY USE REQUEST
The applicant proposes to construct an 8 -unit apartment building on the subject site. A shed roof
is proposed instead the roof design as stated in Springfield Code 3.2-240.D.2.b. "Roofs shall
have gable, hip, or gambrel forms (minimum pitch 3 to 12) with at least a 6 -inch overhang" The
Planning Commission may approve adjustments to the multifamily design per the City code
below. Please see the responses below to the applicable code sections.
3.2-245 Multi -unit Design Standards—Alternative Design Discretionary Criteria
A. Description. The Planning Comrnsston may approve adjustments to the multifamily design
standards Listed in Section 32240 thatpredude romp/iance under section 3.2-250. In addition,
the applicant may chose this Type IIIDiscretionary Lke procedure when proposing an innovative
design that may prelude compliance with one or more ofthe design standards under Section
3.2-240. The multifamny design standards are: Building Orientation Building Fom i; Storage,'
Transition and Compatibility Between Multi -unit and LDR Development Open Space
Landscaping, Pedestrian Circulation, Parking, and Vehimiar Crculation. The Planning Commission
shall And that the application complies with or exceed; the criteria for each applicable design
standard Criteria for design standards not relevant to the application shall not require a finding
by the Planning Commission, unless the guidelines in Subsections B through I are implemented
B. Building Orientation. The Planning Commission shall 5nd that the proposed design
contributes positively to the neighborhood and overall streeisrape by carefully relating building
mass, frontages, entries, andyards to streets and to adjacentproperbes. This criterion may be
met by complying with the Section 3.2-240D. 1., Section 3.2-250 or by considering the following
guidelines:
1. Orient buildings to an interna/circulation system that mania a public street in
appearance (inchiding butnot limited to sidewalks, landscaping, cross -walks, lighting,
parallel perking), and does nntdimmish the appearance andsafety ofabutting primary
Attachment 2, Page 3 of 10
public streets. Erarryr/es of diminished appearance'include a fence along the sidewalk
that isolates pedestrians between it and the street, the location oftiash necepbdes,
utlity vaults, etc. in the 'rear yard (abutting a public street); andsimilarimoacts on the
streetscape.
Response: The site plan complies with this section.
2 Otherdesign elements thatpm vide erceptonal design, and on balance, justify
approval ofthe development with less than full compliance with the building orientation
standard Examples ofsuch design elements include protection ofnaturaland cultural
resources; m minizatron ofslope and tree cutting impacts; provision ofpedesbran
amenities along the public street, and similarpublic benebts that elfectvely accompbsh
the intentof the standard
Response: The site plan complies with this section.
C. Building Farah. The Flanning Commission shall bnd that bhe proposed design promotes
building fours thatcontiibute positively to a sense ofneighborhood and to the overall
streeiscape. This criterion may be met by complying with the Section 322400.2., Section 32-
250 or by considering the followingguidelines:
1. Design exterior building elevations to avoid large expenses ofunintemupted
building surfaces.
Response: The site plan complies with this section.
2 Depict building scale consistent with nearby buildings,' kale'reLates to the sim
ofvarious features (including, butnotlimited to entries, roofsurfaces, fagades, windows
andmaterials) as compered to those features on nearby buildings.
Response: The site plan complies with this section.
3. Ftovide transitions to nearby buildings by massing "mass're/ates to the overall
size or bulk ofa building or its pnnapal parts.
Response: The site plan complies with this section.
4. %aide porches, bays, andbalconies thatcomp6mehtnearhy buildings.
Response: The building plan complies with this section.
5. %vide mofvariations through offsets, breaks and/or extensions
Response: The shed roof design provides roof variations through offsets and
breaks. See attached elevation views of the proposed building.
6. %vide tiansitun between the multi-unitsite and LDR areas.
Response: The site plan complies with this section.
7. Enhance solar access protection and/orencrzgy conservation.
Response: The site plan complies with this section.
8. Flatect onsite and offsite natural and designated historic features
Attachment 2, Page 4 of 10
Response: The site plan complies with this section.
A Ho vide humanscaLdarchitectural detail
Response: The site plan complies with this section.
10. Hovide visual vanety in ekvatuns, architectural details, mors, andrnateria/s,
compatible wi6 existing developr nt
Response: The site plan complies with this section.
Attachment 2, Page 5 of 10
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TYP EXTERIOR MATERIAL
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