HomeMy WebLinkAboutMeeting Packet Planner 6/1/2023DEVELOPMENT ISSUES MEETING FORM
APPLICANT: Ben Bazer, Mill Street School LLC
MEETING DATE/TIME: Tuesday, June 20, 2023 11:00 a.m.
PLACE: DPW Conference Room 615/616 and Virtual via Zoom
CONTACT PERSON: Kelly Notary 726-3790
❑ Current Planning Staff: ❑L Miller, ❑A Limbird, ❑M Rust, ❑K Notary, ❑T Sievers
❑ Kristi Krueger, AIC City Engineer— DPW
❑ Kristi Krueger, AIC Managing Civil Engineer— DPW
❑ Ken Vogeney, Emergency Manager— DPW
® Clayton McEachem, Civil Engineer, Development & Public Works
❑ Matt Stouder, Environmental Services Div. Manager/MWMC General Manager
❑ Kristi Krueger, Capital Engineering Manager, Development & Public Works
® Michael Liebler, Transportation Planning, Civil Engineer, Development & Public Works
® Gilbert Gordon, Deputy Fire Marshall 2, Fire @. Life Safety Department
❑ Ben Gibson, Maintenance Supervisor, Development & Public Works
® Eric Adams, Planning, Willamalane Park and Recreation District
® Ladd Boyce, Keoki Lapina, Springfield Utility Board (Water)
❑ Greg Miller, Springfield Utility Board (Water)
® Sanjeev King, Nick Amann, Springfield Utility Board (Electric)
❑ Amy Chinitz, Springfield Utility Board (DWP)
❑ Thomas Jeffreys, (EPUD) Emerald Peoples Utility District
® Michael Wargo, Willamalane Park and Recreation District
❑ Matt Caswell, Planning & Development Manager, ODOT, State Highway Division
(odotr2planngr@odot.smte.or. us)
❑ Brad Rudler, (Electric) Eugene Water and Electric Board
❑ Wallace McCullough, (Water), Eugene Water and Electric Board
® Brett Yancey, Chief Operations Officer; Springfield Public Schools
❑ Chris Reiersgaard, Asst. Director of Facilities & Operations; Springfield Public Schools
❑ Safe Routes to School, Springfield Public Schools
® Chris Carpenter, DPW Building Official
❑ Andrew Shearer, Police Chief, Police Department
❑ Tom Schwetz, LTD, Planning and Development Director
❑ Luke Pilon, Centuryl-ink
❑ Jeff Paschall, Community Development Manager — DPW
❑ Jeremy Sharer, City Surveyor— DPW
❑ Sunny Washburn, Program Coordinator, Environmental Services
❑ Sasha Vartanian, (Steve Gallup, cc only) Lane County Transportation - send to
LCPWrPReferrals@lanecounty.gov ONLY
❑ Marie Longworth, Central Lane Communications 911
❑ Monte Brown, Northwest Natural Gas
❑ Jason McDonald, Comcast Cable
® Water Resource Coordinator, ESD
❑ Jamie Porter, Rainbow Water District
❑ Kristina Kraaz, City Attorney (Mary Bridget Smith upon specific request)
® Allie Camp, Economic Development
❑ Sarah Weaver, Administrative Specialist (DIM Annexations)
Please mark who you would like to attend this meeting and return form and
file to Shannon. Thanks!
Revised: 06/08/2020
DEVELOPMENT
INITIATION MEETING
DEVELOPMENT AND PUBLIC WORKS DEPARTMENT
SPRINGFIELD CITYHALL
225 FIFTH STREET
DPW Conference Room 6151616 +Zoom
Meeting Date: Tuesday, June 20, 2023 11;00 — 12;00
1. DEVELOPMENT INITIATION MTG #811 -23 -000110 -PRE 811-23-000116-PROJ Ben Bazar
Assessors Map: 17-0335-23 TL: 4503
Address: 525 Mill Street
Existing Use: vacant school building
Applicant has submitted proposal to convert school building into apartments with associated
parking and amenities.
Planner: Kelly Notary
The Development Issues Meeting informational packet for this meeting is available on-line for
you to review or print out @ Laserriche website: www.sorinafeld-or.Dovtweblink8tbrowse.asox
SITE
VICINITY MAP
811 -23 -000110 -PRE Development Initiation Meeting
17-03-35-23 TL 4503
525 Mill Street
Ben Bazer
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
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.
The Satre Group. 375 Wed 4'^ Avenue, Suite 2D1, Eugene, OR 974101 .(541) 59&4540. wew.satre woup.can