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HomeMy WebLinkAboutApplication Applicant 5/25/2023THE SATRE GROUP Land Use Planners, Landscape Architects, Environmental Specialists 375 West 4' Avenue, Suite 201, Eugene, Oregon 97401 (541)686-4540 w .satregroup.com TRANSMITTAL TO: City of Springfield DATE: May 22, 2023 225 5^ Street PROJECT: Mill Street Apartments Springfield, OR 97477 Development Initiation Meeting CLIENT PROJ #: ATTN: SG PROJ #: 2305 TRANSMITTED: HerewithX DISPOSITION: For Your Approval Separate Cover For Your Information/Use H Other For Reply TRANSMITTED: #Copies Item Dated No. Pages One (1) paper copy and a digital (CD) copy of a: Development Initiation Meeting Application Packet Various Several REMARKS: This Development Initiation Meeting application packet is hereby submitted for processing. The submittal package includes: 1. This Transmittal. 2. Application Fee. 3. Application Form. 4. Written List of Questions. 5. LUPA and Attachments 6. Site Plan. We look forward to your assistance with the project. Don't hesitate to contact us should you have any questions or need any additional information. Thank you. COPIES TO:Agency File X Consultant Team X Owner X Other BY: John Anderson, ASLA, Principal / Partner City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Development Initiation Meeting (DIM) SPRINGFIE D Required Project Information (Applicant., Prospective gen Bazer Applicant Name: complete this section) Phone: Company: Mill Street School, LLC E-mail: Address: 125 Redmount Rd., Ste. C-1, Charlotte, NC 28203 Prospective A . John Anderson Applicant's Rep.: Phone: 541-686-4540 Company: The Satre Group E-mail:JohnA@satregroup.com Address: 375 W 4th, Ste 201, Eugene, OR 97401 Property Owner: Ben Bazer Phone: Company: Mill Street School, LLC E-mail: Address: 125 Redmount Rd., Ste. C-1, Charlotte, NC 28203 ASSESSOR'S MAP NO: 17-03-35-23 TAX LOT NOS :04503 Property Address: 525 Mill Street Size of Property: 1.12 Acres ■ Square Feet El Description of :f you are filling In this form by hand, please attach your proposal description to this application. Proposal: Covert school building into apartments with associated parking and amenities. Existing Use: Vacant School Building # of Lots/Parcels: Av . Lot Parcel Size: sf Densit : du/acre Prospect! Applicant Date: / 161 nat Ben Bazer Print Required Project Information (City Intake Case No.: Date: Staill complete this section) Reviewed by: Application Fee: Technical Fee: $0 Posta a Fee: 0 TOTAL FEES: PROJECT NUMBER: Revised 07/20/22 sml of 4 Development Initiation Meeting Process The purpose of a Development Initiation Meeting is to give an applicant the opportunity to discuss a development proposal with the development review staff of the City. The discussion can be general or specific, depending on the details provided with the application. A Development Initiation Meeting provides information to an applicant related to the current development conditions and standards of the City. The Development Initiation Meeting is not a land use decision and does not confer any development rights, establish any conditions, or bind the applicant or the City to any course of action. The meeting conveys the status of known development opportunities and constraints. The status may change over time as development conditions or standards change. 1. Applicant Submits a Development Initiation Meeting Application •. The application must conform to the Development Initiation Meeting Submittal Requirements Checklist on page 3 of this application packet. • Development Initiation Meetings are typically scheduled on Tuesdays and Thursdays. The Tuesday time slot is 11:00 am and the Thursday time slot Is 1:30 pm. • We strive to conduct the Development Initiation Meetings between three to four weeks of receiving the application. • The applicant's proposal is circulated to the relevant staff and referral agencies in preparation for the meeting. 2. Applicant and the City Conduct the Development Initiation Meeting • The applicant and any design team should attend the Development Initiation Meeting. • The meeting is scheduled for one hour. Staff attending the meeting will be prepared to discuss the issues raised in the submittal by the applicant. Other issues raised during the meeting may also be discussed. • The meeting is Informal and the City will issue no staff report. Revised 07/20/22 sm2 of 4 Development Initiation Meeting Submittal Requirements Checklist ❑ 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. The applicable application fees are. collected at the time of complete application submittal. ❑ Development Initiation Meeting Application Form ❑ Five (5) Questions - List specific questions the applicant would like staff to answer during the meeting. So that each question may be fully evaluated, the list is limited to five questions. If more than five questions are asked or multiple part questions are presented staff may not be able to address all relevant concerns. Prioritizing the five questions is recommended. One (1) Copy and one (1) digital copy of the Proposed Plan - Suggested information valuable for staff to review the proposal is listed below. review the proposal Is listed below. It is not necessary to include all these items on the site or plot plan. However, applicants are encouraged to address as many as possible given that the level of Information that will be derived from the meeting is commensurate with the level of detail provided in the application. Applicants are also encouraged to include additional information on the plan as listed in the Springfield Development Code (SDC) 5.12.120, Land Divisions - Partitions & Subdivisions - Tentative Plan Submittal Requirements or 5.17.120, Site Plan Review Submittal Requirements. Q Drawn in ink on quality paper no smaller than 11" x 17" Q Scale appropriate to the area involved and sufficient to show detail of the plan and related data, such as 1" = 30', 1" = 50' or 1" = 100' El North arrow ❑ Date of preparation ❑ Street address and assessor's map and tax lot number ❑ Dimensions (in feet) and size (either square feet or acres) of the development area ❑ Location and size of existing and proposed utilities, including connection points 0 On-site drainage collection system and flow patterns, the size and location of drain lines and catch basins, dry wells, and natural drainageways to be retained *❑ Area and dimensions of all property to be conveyed, dedicated, or reserved for common open spaces DIMS Related to Land Divisions ❑ Approximate location, number, and dimensions of proposed lots ❑ How streets in the proposal area connect with existing streets DIMS Related to Site Plan Review ❑ Proposed and existing buildings: location, dimensions, size (gross floor area), setbacks from property lines, distance between buildings, and height Revixed 07/20/22 sm3 of 4 El Area and percentage of the site proposed for buildings, structures, driveways, sidewalks, patios, and other Impervious surfaces 0 Parking and circulation plan Revised 8/4/22 MEM May 18, 2023 Mill Street Apartments Development Issues Meeting Map 17-03-35-23, Tax Lot 4503 I. THE PROJECT The development objective is to redevelop the existing school building into apartments, with associated parking and amenities. The applicant would also like to use the accessory structure, located on the south side of the lot, for a small accessory use that would benefit the residents. Outlined below is a brief description of the project and the property, followed by issues and questions. In advance, the applicant and its development team thank staff for their assistance. THE PROPERTY The property is on the east side of Mill Street and has street frontage on the north, off E Street, and frontage on the south of the lot, off D Street. The site is comprised of a single tax lot (Map 17-03- 35-23, Lot 4503). The lot was a part of the Springfield School District and a property line adjustment in 2019 (PLA 19-59) assured the school building was on its own lot. The site is approximately 1.12 acres in size. Abutting the property to the east is a warehouse and associated loading and parking area owned by the Springfield School District. To the north and west of the site is a mix of residential and neighborhood commercial, and to the south is a mix of residential single-family and apartments. Subject Tax LM Regonal Land InfornnAm Database 2023 III. QUESTIONS 1. Land Use. a Zoning. The site, originally a part of the Springfield School District property, was re -zoned to High Density Residential (R-3) in 2022 (ZA 22-84). The R-3 zone lists Multiple Unit Housing (SDC 3.2-210) as a permitted use, with required code standards at SDC 4.7.375 through 4.7.385. The zoning has a density range from 28 units per net acre minimum to 42 units per net acre maximum. The project is proposing 40 units on the 1.12 -acre site which is 35.7 units per acre, which is between the required 28 and 42 units per acre. Q: Does staff concur with this? The project is required to provide one parking space per unit, which would require 40 parking spaces. Section 4.6.110(G) allows for some on -street adjacent parking spaces to be counted in this total. On Sheet L-3.0 there are seven (7) on -street spaces on D Street proposed and another seven (7) spaces on E Street. This would mean that then -site required parking would 26 spaces for units. To provide 26 on-site parking spaces, an easement with the neighboring property owner (Springfield School District) will be required. As part of the project the school district has agreed to provide a parking easement on their property to allow a double -sided parking bay. See site plan. FW1 IN PLANNERS 4 LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS 375 West 4th, Suite 201, Eugene, OR 97401 I Phone: 541.686,4540 wwwsa-.reuroup.com r I r Mill Street Apartments Development Initiation Meeting -Questions Map 17-03-35-23, Tax Lot 4503 Q: Does staff concur with the applicant's understanding that it can provide 14 on -street parking spaces and the remining on-s/te parking quantity is 26 spaces? Page 2 of 3 c. Land Use Application(s). Considering that the main objective is to redevelop the existing school building into apartments, with associated parking and amenities, the applicant believes that a Site Plan Review is the required application. Previous discussions with City staff have brought forward some issues, the main issue being the historic building does not meet the Architectural Design Standards at 4.7.375 (A) and (B), but the project could meet the Clear and Objective Standards at 4.7.380. Therefore, it would be possible for the building to be processed with the Design Review Option (a Type II procedure) at 4.7.375(C)(3)(b). Q: Does staff still concur with this path forward? 2. Utilities. a Stormwater. The parcel is semi -flat and there are only minor exterior changes to the building. There will be no new roof area. The new parking areas will be over surfaces that are currently paved and within the proposed parking islands there will be less impervious surfaces. Therefore, we believe that no new stormwater systems will be required. Q: Does staff concur with this? Or can staff comment on any new stormwater that could be required? b. Sanitary, Water, and Electric. The parcel is already connected to the wastewater system with a 10 -inch line on D Street. This line seems to have the capacity for the proposed 40 apartment units. Water and electricity are also available to the site. Q: Does staff concur or see any need for any utility extensions? c. Shared utilities. The existing stormwater pattern crosses this proposed easement line and the existing drain inlet on the apartment property is piped back east into the school district storm system. There is also a sanitary manhole on the school board side that would be convenient to connect to the waste/ recycling enclosure. These utility connections would be addressed in the easement from the school. Q: Does staff foresee any issues with this shared arrangement? 3. Access. a Driveway and Parking. Vehicular access will be via the two curb cuts on D Street. One of these curb cuts is proposed to be moved east to better align with the proposed new section of parking lot. As discussed above, the school district will allow an easement for parking east of the property line, as will the fact that the waste/ recycling enclosure crosses the property line. There is also a curb cut fronting the accessory building on D Street. A security fence is proposed around the apartment building and parking lot improvements, including separation from the school board parking lot (school board request). Emergency access will be provided at all gate locations. Q: Does staff concur? The Satre Group .375 West 0 Avenue, Suite 201, Eugene, OR 974011 . (541) (MI&4540. w xatrecmun.cam Mill Street Apartments Page 3 of 3 Development Initiation Meeting—Questions Map 17-03-35-23, Tax Lot 4503 May 18 2023 Q: WIII there be a fire/ emergency vehicle access requirement on the east side of the project via this new parking arrangement? 4. Adioinina projects. a Mill Street Improvements. The proposed Mill Street improvements currently under design does not currently show any right ofway adjustments and includes bike lane/ sidewalk improvements to the right ofway. We assume that we will tie into these improvements at the current right ofway/ property line. With the Mill Street project coming soon the applicant is proposing a walkway to Mill street from the front entry and this walkway will meet the grade of the new improvements. Q: Does staff concur? Depending on the timing of the two projects, would any temporary easements for grading or construction be required? 5. Other Information. Q. Is there anything else that staff would like to share with the applicant or believes the applicant should be aware of, with respect to this project? This concludes the applicant's Development Initiation Meeting questions. In advance the applicant wishes to express their appreciation of staff time and effort in preparing responses to these questions. Sincerely, Join,vt. Alndzr5v w John Anderson, ASLA Principal The Satre Group The Satre Group .375 West 0 Avenue, Suite 201, Eugene, OR 974011 . (541) (MI&4540. w xatrecmun.cam May 17, 2023 MILL STREET SCHOOL APARTMENTS Map 17-03-35-23, Lot 4503 Land Use Plannina Analvsis The key to successful property development in Oregon is thorough research and analysis of prospective regulations and requirements. This is followed by the planning, design, and regulatory approval processes. Success comes by taking things one step at a time; each step providing clarity and focus for the next round of activity. The first step is research and analysis, where land use requirements are identified and a foundation for the next steps in the process is established. Presented below are the results of this initial land use analysis. This analysis is based on available public data. It documents known or discovered existing conditions and potentially applicable land use regulations. It is based on what is known at this time. Additional data may be discovered as the project progresses, resulting in modifications to what is presented herein. BACKGROUND A. Planning Context Local long-range land use is governed by the Eugene -Springfield Metropolitan Area General Plan (Metro Plan), often supplemented with a more– specific comprehensive plan, refinement plan, and/or _ a neighborhood plan, followed by site-specific zoning. Sometimes, zoning is comprised of base zoning and additional overlay zones. u - For the Mill Street School site, the Metro Plan, Springfield Comprehensive Plan, and the ' neighborhood refinement plan (the East Kelly Butte Refinement Plan) all designate the subject property as High Density Residential (HDR). The base zoning '7; F is High Density Residential (R-3). There is no applicable overlay zone for the property. East Kelly Butte B. Physical Setting The site is located on the east side of Mill Street and has street frontage on the north side, off E Street, and frontage on the south of the lot, off D Street. The site is comprised of a single tax lot (Map 17-03-35-23, Lot 4503). The site is approximately 1.12 acres in size. Abutting the property to the east is a warehouse and associated loading parking area owned by the Springfield School District. To the north and west of the site is a mix of residential and neighborhood commercial, and to the south is a mix of residential single-family and apartments. Subject Tax Lot Regional Land Information Database (RUD) 2023 PLANNERS + UNDSCAPEARCNITECTS + ENVIRONMENTAL SPECIALISTS 375 West4th, Suite 201, Eugene, OR 47401 Phone: 501.686.0500 WWWSatregr011n.COM Mil Street Srho Apartrnents Land use Manning Analysis Map 17-03-35-23, Lot 4503 Page2all C. Development Objective The development objective is to rehabilitate the existing school building into apartments, with associated parking and amenities. Converting the school building into apartm ents would require Site Plan Review. The parking for the lot will require an easement from the school property adjacent to the proposed parking for access. LAND USE ANALYSIS A. Regulatory Review The following plans, documents and database sources are included in this review: 1. Planning and Zoning. a. Aerial Photographs (Google Earth). b. Regional Land Information Database (RLID)- detailed property report, deeds, tax maps and other RLID database maps. c. Eugene -Springfield Metropolitan Area General Plan (Metro Plan). d. Springfield Comprehensive Plan. e. East Kelly Butte Refinement Plan. f. Springfield Zoning Map. 2. Transportation. a. The Eugene -Springfield Metropolitan Area Transportation Plan (TransPlan) —street classification, planned roadway and bikeway projects. b. Springfield 2035 Transportation System Plan (roadway network, roadway projects). c. The Mill Street Reconstruction Project. d. Lane Transit District (LTD) —System Map. 3. Utilities. a. Springfield Stormwater Facilities Master Plan. b. Springfield Wastewater Master Plan. c. Springfield Storm and Sanitary Infrastructure (existing infrastructure maps). d. Springfield Utility Board Water and Electric Infrastructure (existing infrastructure maps). 4. Natural Resources. a. Springfield Natural Resources Study. b. Springfield Water Quality Limited Watercourses Map. 5. Parks and Open Space. a. Wllamalane Park and Recreation District Comprehensive Plan (projects map). 6. Prior Land Use Decisions. a. Property Line Adjustment. b. Zone Change. 7. Title Reports. a. Tax Lot 4503. 8. Development Standards. a. Springfield Development Code — Land Use Districts (Chapter 3), Development Standards (Chapter 4), and Development Review Process and Applications (Chapter 5). The Satre Group. 375 West 0 Avenue, Suite 2D1, Eugene, OR 97401.(541) 59&4540. w.va.satrepmup.oarn Mil Street School Aparanents Land Use Planning Analysis Map 17-03-W-23, Lot 4503 B. Findings 1. Planning and Zoning. a. Jurisdiction: b. Metro Plan: c. Refinement Plan: d. Base Zoning: e. Overlay Zoning: f. Map: g. Tax Lot: h. Acreage: City of Springfield High Density Residential J High Density Residential R-3 none 17-03-35-23 4503 1.12 acres Tax Map Excerpt Regional Land Information Database (RLID) February 2923 Page 3 of 11 2. Transportation. a. TransPlan. The metro area adopted transportation plan, the Eugene -Springfield Transportation System Plan (TransPlan) does not include any projects adjacent to or directly affecting the subject property. Springfield 2035 Transportation System Plan (TSP). The City of Springfield's TSP designates Mill Street as Major Collector. The two future roadway improvement projects are PB -20, a roadway street improvement including bicycle facilities, and PB -21, adding crosswalks on D, E, and F Streets at Pioneer Parkway. Local Street Network Map En erpt City of Springfidd Oecanber 2922 c. Public Transit. Lane Transit District (LTD) provides transit service just to the east of the site on Pioneer Parkway via its frequent travel service EmX. The Satre Group. 375West0Avsnue, Suite291, Eugene, OR 97491.(541)6 415,10* .salrenmup.con Mil Sneet School Aparhnenls Land Use Marring Analysis Map 17-03-W-23, Lot 4593 3. Utilities. a. Stormwater. Public stormwater infrastructure is available to the subject site with facilities in both Mill and West D Streets. b. Wastewater. Wastewater infrastructure exists in Mill Street on the west property line. The line in Mill Street is the Downtown Trunk line and is a 21 - inch line. There is a 10 -inch line that runs down D Street and turns north on to the subject property as well as the school district adjoining school property. c. Wellhead Protection. The subject property isjustwest and outside the O Street 99 -year Time of Travel Zone (TOTZ). Any redevelopment of the site would not require a Drinking Water Protection application. Wellhead Protection Areas Map Excerpt City of Springfield and Springfield Utility Board January 2013 Page 4 of 11 The Satre Group . 375 West 4'^ Avenue, Suite 291, Eugene, OR 97491 . (541) 666-4549. ervv.satrmno.p.. Mil Street School Apartments Page 5 of 11 Land Use Marring Analysis Map 17-03-35-23, Lot 4503 May 17.2023 d. Water & Electric. Existing water and electric infrastructure exist on and adjacent to the subject site. 4. Natural Resources. a. Springfield Natural Resources Study. The Springfield Natural Resource Study Report does not identify any resources on the site. The site is not in any floodplain and has no identified National Inventoried Wetlands on or near the site. Parks and Open Space a. Wllamalane Park and Recreation District Comprehensive Plan. The Wllamalane Comprehensive Plan �F Mead( does not include any projects abutting the Park subject property. Nearby projects include improvements to the Adult Activity Center and Island Park L Adult J7 1 Activity The area around the property is an area that is adequately served by existing parks, Center including Meadow Park and Kelly Butte 1518 Park to the north. 0- 5.2 Park and Recreation Projects Map ExcerptIIIB CP.r4 Wllamalane Park and Recreation Oisnct 5.3 October 2012 Pinn P.P-r 6. Previous Land Use Decisions Affecting the Subject Property. a. Mill Street School Property Line Adjustment-811-19-000059-Typl. In 2019, the Springfield School District applied for and was approved for a property line adjustment to move the property line so that the building would not be straddling a property line. The application was approved on May 2, 2019. b. Mill Street School Zoning Map Amendment –811 -22 -000084 -Type 3. In 2022, the Springfield School District applied for and was approved for a Zoning Map Amendment to change the property zoning from Public Lands and Open Space (PLO) to High Density Residential (now R-3). The Planning Commission approved the amendment on May 17, 2022, by a vote of 5-0. 7. Title Reports. A Preliminary Title Report, dated October 15, 2022, documented the existence of 12 exceptions. Exceptions 6 through 12 are pertinent to this land use analysis. Briefly these areas are as follows: 6. Minerals ofwhatsower kind, subsurface and surface substances, including but not limited to coal, lignite, oil, gas, uranium, clay, rock, sand, and gavel in, on, under and that may be produced from the Land, togethermth all rights, pmileges, and immunities relating thereto, Whether or not appearing in the Public Records or listed in Schedule B. The Company makes no representation as to the present mvn ership of any such interests. There may be leases, grants, exceptions, or reservations of interests that are not listed, 7. The real property taxes for the fiscal year 2021-2022 are exempted by Ndue of School ammership. The company assumes no liability should the exempt status be lifted and taxes lemed. (Map No.17-D}35-2}04500, Code 19-99, Account No. 0319399) The Satre Group. 375Wea4-Avenue, Suite291, Eugene, OR 97491.(541) 66&4540.WWW.sanecmup.com Mil Street School Apartments Land Use Planning Analysis Map 17-03-35-23, Lot 4503 Page 6 of 11 8. Easements, if any, for existing public utilities in vacated First Street, and the conditions imposed thereby, as disclosed in order of vacation Recorded April 3, 1962, Reception No. 64921, Order No. 1703, Lane County Oregon Records. 9. Easement, including the terms and provisions thereof, by instrument Recorded August 2D, 1976, Reception No. 7643312, Lane County Oregon Recortls, 1D. Easement, including the tams and provisions thereof, by instrument Recorded August 2D, 1976, Reception No. 7643313, Lane County Oregon Records. 11. Easements, if any, fa existing public utilities in vacated Alleys, and the conditions imposed thereby, as disclosed in order of vacation Recorded August 20, 1976, Reception No, 7643324, Order No, 3390, Lane County Oregon Recortls, 12. Dowmlavn Urban Ren mal Plan and Report, including the terms and provisions thereof, by instrument Recorded December 7, 2007, Reception No. 2007-081042, Lane County Oregon Records. 8. Development Standards. The Springfield Development Code (SDC) governs all landswithin Springfield's city limits and its urban services area (the UGB). The lot is within the UGB and the SDC will apply to the tax lot. All SDC Chapters apply but three chapters, in particular, are detailed here- Land Use Districts (Chapter 3), Development Standards (Chapter 4), and Development Review Process and Applications (Chapter 5) —are particularly applicable. As land use applications are prepared, a detailed review of the Code will be required. A brief overview of relevant sections follows. NOTE: Always refer to the full code when generating plans and completing applications. Land Use Districts (Chapter 3). Wth the property's R-3 zoning, the project will need to comply with SDC 3.2.200 Residential Districts. • 3.2.210 Schedule of Use Categories o Multiple Unit Housing — permitted with required code standards, SDC 4.7.375 through 4.7.385. • 3.2.215 Density Standards o Multiple Unit Housing — 28 units per net acre minimum and 42 units per net acre maximum. • 3.2.220 Setbacks o Front Yards — 18 feet for garage or carport; 10 feet to living area. o Side Yards— 10 feet when abutting R-1; 5 feet other zones. o Rear Yard — 10 feet for primary structure; 5 feet accessory dwelling unit. • 3.2.225 Lot Coverage and Impervious Surfaces o (3) On lots or parcels of 4,500 square feet or larger in size, the lot coverage must not exceed 45 percent of the lot or parcel area. • 3.2.230 Height o R-3 zone — none. Development Standards (Chapter 4). SDC Chapter 4, Development Standards, addresses general development standards that could apply, depending on a particular proposal, to any property in Springfield. The following Sections apply to the project. See the full text of the Code for specific requirements: • 4.2.100 Infrastructure Standards — Transportation. 0 4.2.105 Public Streets. 0 4.2.120 Site Access and Driveways. 0 4.2.130 Vision Clearance. 0 4.2.135 Sidewalks 0 4.2.140 Street Trees The Satre Group. 375West0Avenue, Suite2D1, Eugene, OR 97491.(541) 686-4540•ervv.sstregmup.can Mil street School Apartrnenls Lard Use Marring Analysis Map 17-03-35-23, Lot 4503 Page 7 of ll 0 4.2.145 Lighting Standards • 4.3.100 Infrastructure Standards- Utilities. 0 4.3.105 Sanitary Sewer. 0 4.3.110 Stormwater Management. 0 4.3.115 Water Quality Protection. 0 4.3.120 Utility Provider Coordination. • 4.4.100 Landscaping, Screening and Fencing. 0 4.4105 Landscaping 0 4.4.110 Screening 0 4.4.115 Fencing • 4.5.100 On -Site Lighting Standards. • 4.6-100 Motor Vehicle Parking, Loading, and Bicycle Parking Standards. 0 4.6.110 Motor Vehicle Parking General (G) When on -street parking is available directly abutting the property and there are no adopted plans to remove the on -street parking, parking spaces in a public right-of-way directly abutting the development area is allowed to be counted as fulfilling a part of the parking requirements for a development as follows: For each 18 feet of available on -street parking, there will be 1 space credit toward the required amount of off-street parking spaces. The developer is responsible for marking any on -street spaces. (J) Motor Vehicle Parking Space Reduction Credit for Frequent Transit Corridors—Nearby Sites. Development sites not abutting but within 1/4 -mile of an existing or proposed Frequent Transit Corridor may request a reduction of up to 10 percent from minimum off-street motor vehicle parking required in Table 4.6.2. • 4.6.125 Automobile Parking Space Requirements 0 Multiple Unit Housing – 1 Space per Dwelling Unit • 4.6.155 Bicycle Parking Number of Spaces Required 0 Multiple Unit Housing – 1 Space per Dwelling Unit; 75% long-term and 25% short-term. • 4.7.375 Architectural Design Standards NOTE: Per discussions with City staff, if the historic building cannot meet the Architectural Design Standards at 4.7.375 (A) and (B) but the project can meet the Clear and Objective Standards at 4.7.380, then it would be possible for the building to be processed with the Design Review Option (a Type II procedure) at 4.7.375(C)(3)(b) explained in detail below: (C)(3)(b) Design Review Option. Detailed design may be provided by showing compliance with the following design criteria through a Type 2 application process in accordance with SDC 5.1.400. (i) The general size, shape, and scale of the structure(s) are architecturally compatible with the site and with the surrounding neighborhood, unless such compatibility with existing structures does not reflect the long-term purpose or intent of the underlying land use district of the subject site. NOTE., The project's size, shape, and scale are compatible with the neighborhood. To help diminish the visual scale of the building, the two and half story building has generous setbacks from the street by 38 feet (closest point) in the front, 45 feet in the rear, 58 feet to the north, and 85 feet to the south. To the east is a school building and parking Id. To the north and west are a mix of single-family structures and neighborhood commercial buildings, and to the south is two-story apartments. The Satre Group. 375 West 0 Avenue, Suite 291, Eugen e, OR 97491.(541) 68&4540• w.va.satreamup.oarn Mil Street School Apartrnenls Page 8 of ll Lard Use Marring Analysis Map 17-03-35-23, Lot 4503 (ii) If the project includes a structure or structures greater than 20,000 square feet in floor area, the design must incorporate changes in direction and divide large masses into varying heights and sizes by breaking up building sections, or by using such elements as variable planes, projections, bays, dormers, setbacks, canopies, awnings, parapets, changes in the roofline, materials, color, or textures. NOTE., The project building is over 20, 000 square feet in size. The building is a historical building and as such very minimal changes will occur to the exterior of the building. The project can meet the criteria above with a mixture of elements such as projections, bays for some of the ground flow units, setbacks, changes in the roof line, color, and textures. (iii) Exterior finish on vertical surfaces must be primarily of materials such as masonrytwood siding, shingles, or stucco. The use of sheet metal or plywood must not exceed 50 percent ofthewall area. No smooth -faced cinder block construction is permitted on front elevations. Cinder block construction for side and rear elevations is permitted by approval through the reviewprocess. NOTE., The historic building is made of masonry with a stucco finish. 4.7.380 Multiple Unit Housing (Clear and Objective Standards) (A) Purpose. The purpose of the multiple unit housing standards is to provide for higher density housing in locations that are convenient to commercial uses and future transit opportunities. (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. (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. (4) Garbage and Recycling - (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. (c) Receptacles must be located to provide access to 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. (5) Landscaping, Fences, and Walls- (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 complement the cover requirement but is not considered a sole substitute for the vegetative ground cover requirement. (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. (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 The Satre Group. 375 West 0 Avenue, Suite 201, Eugen e, OR 97491.(541) 59&4540. w.va.satrepmup.iuxn Mil Street School Apartrnenls Page 9 of ll Lard Use Marring Analysis Map 17-03-35-23, Lot 4503 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. (d) The use of non-invasive and/or drought -tolerant landscaping is encouraged. All landscaping must be irrigated with a permanent irrigation system 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. (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. (b) Internal sidewalks must be separated a minimum of 5 feet from dwellings, measured from the sidewalk edge closest to any dwelling unit. (c) The internal sidewalk system must connect all abutting streets to primary building entrances. (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. (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, and at least 10 feet wide. Where emergency vehicle access is required, there must be an additional 5 feet on either side of the accessway to provide for a clear accessway of 20 feet in width. The additional 5 -foot area may be turf - block, grass-crete, or similar permeable material on a base of gravel. The entire accessway used for emergency vehicle access must be capable of supporting fire equipment weighing 80,000 pounds. (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. (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. (h) All on-site internal sidewalks must be lighted to a minimum of 2 foot- candles. • 4.7.385 Multiple Unit Housing (Discretionary Option) -The Approval Authority may approve a proposal that is not in compliance with the clear and objective multiple unit housing design standards listed in SDC 4.7.380 that are not allowed through SDC 4.7.390 through a Type 2 procedure. In addition, the applicant may choose this Type 3 procedure when proposing an innovative design that may preclude compliance with 1 or more of the design standards under SDC 4.7.380. The multiple unit housing design standards are: Building Orientation; Building Form; Storage; Transition and The Satre Group. 375 West 0 Avenue, Suite 201, Eugen e, OR 97491.(541) 68&4540• w.va.salrepmup.a Mil Street School Aparhnents Page 10 of 11 Land Use Marring Analysis Map 17-03-35-23, Lot 4503 May 17.2023 Compatibility Between Multiple unit housing and R-1 Development; Open Space; Landscaping; Pedestrian Circulation; Parking; and Vehicular Circulation. NOTE., As stated above, the project as discussed with City stall, d appears as though the historic building cannot meet the Architectural Design Standards at 4.7.375 (A) and (B) but the project can meet the Clear and OtHective Standards at 4.7.380, then it would be possible for the building to be processed with the Design Review Option (a Type 11 procedure) at 4.7.375(C) (3) (b). If it could not meet the Clear and OtHective standards, then this option at 4.7.385 could be done through a Type 111 procedure. • 4.7.390 Multiple Unit Housing Variances -The Director may approve an adjustment to a numerical, quantitative standard of up to 20 percent to the multiple unit housing design standards listed in SDC 4.7.380. Adjustments to nonnumerical qualitative standards may be approved only as provided in SDC 4.7.385. The multiple unit housing design standards are: Building Orientation; Building Form; Storage; Open Space; Landscaping; Pedestrian Circulation; Parking; and Vehicular Circulation. NOTE., As stated above, the project as discussed with City stat,, d appears as though the historic building cannot meet the Architectural Design Standards at 4.7.375 (A) and (B) but the project can meet the Clear and OtHective Standards at 4.7.380, then it would be possible for the building to be processed with the Design Review Option (a Type 11 procedure) at 4.7.375(C) (3) (b). If the project could not meet the Clear and OtHective standards, than this option would adjust some of the standards at 4.7.380. c. The Development Review Process and Applications (Chapter 5). SDC Chapter 5, The Development Review Process and Applications contains requirements applicable to all land use applications within Springfield jurisdiction. Those applicable to the subject property include the following. • 5.1.200 General Provisions. 0 5.1.210 Pre -Development Meetings. • 5.17.100 Site Plan Review. III. LAND USE APPLICATIONS—SPRINGFIELD Assuming the project retains the existing R-3 zoning, the proposed improvements to the Mill Street School Apartments site will require the development, submittal, and processing of a few land use applications. A. Site Plan Review (SDC 5.17.100). 1. Site Plan Review is a Type II land use application that provides a process to regulate the manner in which land is used and developed, ensuring compliancewith various public policies and objectives. In Springfield, Site Plan Review is required for most new developments, additions, or expansions. It is a Planning Director decision and includes public notice, but no public hearing. B. Final Site Plan Review (SDC 5.17.135). 1. The Final Site Plan submittal incorporates all approval conditions from the Site Plan Review decision into a revised set of plans. Upon approval of Final Site Plan review, the city executes a Development Agreement which is then signed by the applicant. IV. EXISTING CONDITIONS AND PRELIMINARY SITE PLANS To complement this Land Use Planning Analysis an existing conditions, plan and preliminary site plan have been generated to provide a graphic illustration of the planning and zoning information presented herein along with proposed site improvements. The plans are included herewith. The Satre Group. 375 West 0 Avenue, Suite 2D1, Eugene, OR 97401.(541) 59&4540• yrew.satrearoue.oarn Mil Street Sdrotl Apartments Land Use Reaming Analysis Map 17-03-W-23, Lot 4503 Page 11 of ll V. ATTACHED INFORMATION A fair amount of information was collected during the regulatory review activity of the land use analysis. Of that, some are in narrative format, some are in graphic format. Of that, which was deemed most pertinent to the findings and analysis in the Land Use Analysis, a copy is included in Attachment A to this memorandum. 1. Planning and Zoning. a. Google Earth—Aerial Photograph of Project Area. b. Eugene -Springfield Metro Plan Map. c. Springfield Base Zoning Map. 2. Utilities. a. City of Springfield — Existing Wastewater Infrastructure Map. b. City of Springfield — Existing Stormwater Infrastructure Map. 4. Preliminary Site Plan. a. Existing Conditions Plan. VI. CONCLUSION AND RECOMMENDATION The above information represents a brief outline of known and discovered applicable planning, zoning, and site development requirements for the contemplated development of the subject property. It is recommended that a pre -application meeting for Springfield (a Development Initiation Meeting) be scheduled and undertaken to clarity and/or confirm the findings herein. We hope this initial land use analysis proves helpful. Our office is available to discuss these findings, provide additional graphics upon request, or assist with additional project needs'. Sincerely, J64V A n.d erbon. John Anderson, ASLA, Principal The Satre Group ' The information presented herein is the professional opinion dine primary author based on interpretation of applicable land use codes within a padicularjurisdiction. It is limited to the information as interpreted to the best dour abilities and is not warranted beyond this opinion. Opinions in no way represent or imply information, decisions, oppodunities, potentialities, crontcomes not bn control ofthe author. 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