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Application Applicant 8/11/2023
July 2023 A K ENGINEERING & FORESTRY Andy Limbird City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 RE: Minimum Development Standards(MDS)Review— Marcola Place Apartments Dear Andy: This letter and accompanying materials provide information regarding the addition of a sport court to the Marcola Place Apartments. The Multifamily Site Plan Review Application (Case Number 811-21-000276- TYP2) was approved in December 2021. This project involves updating the siteto incorporate a sport court where a grassy lawn area was previously approved. Pursuant to the City of Springfield Development Code (SDC) Section 5.15.100 Minimum Development Standards (MDS), the following responses demonstrate that the planned sport court qualifies as minor development (i.e. a minor addition) within the code. This letter and associated materials provide the information necessary for City planning staff to determine compliance with the standards of this section and approval of the Type I Minimum Development Standards Review Application. Chapter 5 The Development Review Process and Applications 5.15.110 Applicability (A) TheMDS review process applies to Commercial, Industrial, R-2, Rd, and Pubfic Land and Open Space land use districts. If an application triggers the need for a Traffic Impact Study (TIS) as specified in SDC 4.2.105(B), then the application does not qualify for an MDS and must be processed through a Site Plan Review process. A proposal for developments in commercial, industrial, R-2, or RJ land use districts where the development is within 150 feet of a locally significant wetland or riparian area is not eligible for the MDS process. Site Plan Review is required according to SDC 4.3.117(D) in these cases. Minimum Development Standards review procedures are applied subject to applicability and locational standards. (1) The MDS process is used for: (b) Addition or expansion on a development site where the addition or expansion does not exceed 50 percent of the existing building area or up to 50,000 square feet of new impervious area or new gross floor area, whichever is less. Response: This application involves property zoned R-2 district that is currently under construction for the approved Marcola Place Apartments. This project involves replacing a previously planned grassy lawn area with a sport court intended for resident use. The limits of the modified area is ±5,730 square feet, as demonstrated on the PreliminarySport Court Plan (Exhibit B). The planned recreational amenity will not generate additional vehicle trips as it is intended for resident use, and thus, a transportation impact study is not necessary. Additionally, the site is not located within 150 feet of natural resources. Therefore, this application should be reviewed through the MDS review process. BEND, OR I KEIZER, OR I TUALATIN, OR I VANCOUVER, WA www.aks-eng.com (B) MDS provisions only apply to properties located within Springfield's land use jurisdiction. Development proposals that do not conform to the MDS applicability standards require Site Plan Review according to SDC 5.17. (C) An MDS application may be submitted concurrendywith a complete Building Permit application; the applicant assumes all liabifity and responsibility if concurrent reviews necessitate the revision ofeither permit -in response to review. (D) Where there is an MDS application for addition, expansion, or change of use category fora building or property containing multiple uses, the entire property maybe brought into compliance with the standards specified in SDC 5.15.125, or the application may request that required improvements be reviewed, approved, and installed in proportion to the relative impacts of the businesses on the property. Response: The above standards are understood. This application involves a minor development (i.e. minor addition) to the approved Marcola Place Apartments site plan. The applicant requests that the planned sport court be reviewed, approved, and installed in proportion to the relative impacts it may have on the multifamily community. 5.15.115 Submittal Standards. Application materials .oust be submitted as required belowin addition to the requirements in SDC 5.4.105. Applications that do not include all the following requirements will be deemed incomplete. (A) The required plans that must be submitted with an MDS application as specified below must be prepared by a design professional, licensed in the State of Oregon, when required by Stare law, such as: (1) Engineer (2) Architect, (3) Landscape architect, (4) Land surveyor or (5) Other qualified professional as determined by the Director. (B) An MDS application must include the following information: (1) Existing Conditions Plan. The applicant must submit an Existing Conditions Plan that meets the following standards: (2) Site Plan. The applicant .oust submit a Site Plan that meets the following standards: (3) Utilities Improvement Plan The applicant must submit a Utilities Improvement Plan .meeting the following standards: Response: The Preliminary Plans (Exhibit B), prepared by a qualified professional, illustrate the planned sport court and contain the applicable information, as required. Additionally, the Approved Preliminary Plan Excerpts (Exhibit D) illustrate additional site -wide improvements listed above, as shown on the approved Existing Conditions, Preliminary Composite Utility Plan, and Preliminary Landscape Plan from the Marcola Place Apartments Case No. 811-211-000276-TYP2. The submittal standards are met. 5.15.120 Review. (A) An MDS application is reviewed under the Type I ministerial review process without notice or an opportunity to appeal. The applicant may request that the application process include public notice according to SDC 5.1.425. In this case the applicant is responsible for paying the notice fee. AV12 Marcola Place Apartments Sport Court I AKS Job 7736 July 2023 MDS Review I City of Springfield Page 2 of 11 (B) The Director must approve, approve with conditions, or deny an application for Minimum Development Standards review based upon the approval standards listed below.(C) Required public improvements and any additional required land use permits or approvals will be reviewed in accordance with this code. Response: The review process described above is understood. This MDS Review Application should be reviewed through a Type I ministerial review process without public notice or the opportunity to appeal. 5.15.125 Approval Standards. (A) In order to grant MDS approval, the Director must verify compliance with all applicable standards specified below. (1) The proposed land use is a permitted use or is allowed as a discretionary use in the land use district (2) If use is allowed as a discretionary use, in addition to meeting the standards below, a Discretionary Use application must be approved in conformance with the standards in SDC 5.9.100. Response: This MDS Review Application involves replacing a previously planned grassy lawn area with a sports court for resident use within the approved Marcola Place Apartments. The property is zoned R-2 and is approved for multifamily residential living. Therefore, this recreational amenity is a permitted outright use. (3) A 5 -foot wide landscaped planter strip, including street trees, avith approved irrigation or approved drought resistant plants in conformance with SDC 4.4.100 and 4.2.140 must be installed between the sidewalk and parking areas or buildings with the following exceptions: (a) Where there is an unimproved street, a 4 -foot -wide landscaped area, in conformance with the applicable standards of SDC 4.4.105, Landscaping, must be provided along the frontage of the property. This landscape area is required to be set back 1 foot from the property line; (b) Where there is not a4 -foot wide area between existingimpmvemems and the front property line for a landscaped area a required in subsection (A)(3)(a) above, due to existing buildings, as width, paved parking, changes ofelevation, or location ofutifides including catch basins, 1 ofthe following must be provided: W Fencing along the front property fine located immediately behind the property line in conformance with SDC 4.4.115, Fences. The fencing must be either wrought ron or masonry and is subject to the fence height standards ofthe applicable zoning district and the vision clearance setbacks of SDC 4.2.130; or (i) Provide a landscaped area,onformance with the applicable standards of SDC 4.4.105, Landscaping, that is equivalent in square foot area tc the amount required in subsection (A)(3)(a) above. This equivalent area must be placed at the property corners or other areas ofthe property that are visible from the street Response: The Marcola Place Apartments (Case No. 811-211-000276-TYP2) site plan is associated with an approved Landscape Plan (Exhibit D) that provides landscaping over 30 percent of the site where 15 percent is required. This project involves replacing a previously planned grassy lawn area with a sport court. As shown on the Preliminary Landscape Plan (Exhibit B), the modified area is planned to incorporate a sport court slab and disturbed AV12 Marcola Place Apartments Sport Court I AKS Job 7736 July 2023 MDS Review I City of Springfield Page 3 of 11 areas will be landscaped in accordance with the SDC. The site will continue to provide over 15 percent total site landscaping, as is required for multifamily developments, and this project does not otherwise impact previous conditions of approval related to landscaping. The approval standard is met. (4) Waste storage must be screened with a fence or wall. The fence or wall .oust be: (a) Between 5 and 6 feet in height. (b) Made of wood, metal,masonry, or other permanent materials thatarc 100 percent sight obscuring on all sides except for a gate access area. (c) A gate access m the waste storage must have at least 50 percent site - obscuring screening such as cyclone fencing with slats. (d) On all sides of the screening structure, up to 12 inches measured from grade may be visually unobscured provided that the unobscured area is covered with a material that contains the debris within the structure, such as cyclone fencing. (5) The area under the waste storage, the "catchment area," must be hydraulically isolated and connected to the sanitary system. (6) The waste storage area must be covered. The cover must be: (a) A permanent canopy, roof, or awning that completely covers the waste storage area. (b) Constructed to cover the waste storage area so rainfall cannot come to contact with the waste .materials being stored. (c) Sized relative to the perimeter of the hydraulically isolated activity area. Runoff from the cover must be directed m m a stormwater all destination that meets aapplicable code requirements for stormwater discharge. Response: This application does not involve new or modified waste storage improvements nor impact previous conditions of approval related to waste, trash, or recycling for the Marcola Place Apartments (Case No. 811-211-000276-TYP2). Therefore, the approval standard is not applicable. (7) Any new outdoor storage areas must be screened. The screening .oust .meet the standards ofSDC 4.4.110. Response: This application does not involve new or modified outdoor storage improvements nor impact previous conditions of approval related to the Marcola Place Apartments (Case No. 811-211-000276-TYP2). Therefore, the approval standard is not applicable. (8) Bicycle paddng must be provided or upgraded to meet the standards specified in SDC 4.6.40, 4.6.145, 4.6.150, and 4.6.155. (9) Any new or modified motor vehicle parking, loading, and vehicle circulation areas must be provided, including paving, striping, and wheel stops as specified in SDC 4.6.110, 4.6.115, 4.6.120, 4.6.130, and 4.6.135. Response: This application does not involve new or modified bicycle or vehicle parking improvements, nor impact previous conditions of approval related to the Marcola Place Apartments (Case No. 811-211-000276-TYP2). Therefore, the approval standard is not applicable. (10) The submitted storm water plan and supporting documentation, as part of the Utility Improvement Plan, .oust demonstrate that for any new paving and other new impervious surface area a stormwater fiscifity will function in AV12 Marcola Place Apartments Sport Court I AKS Job 7736 July 2023 MDS Review I City of Springfield Page 4 of 11 conformance with the stormwater management standards specified in SDC 4.3.110 and 4.3.115. Response: As illustrated on the Preliminary Plans (Exhibit B), runoff from the new sport court is planned to sheet flow into stormwater infiltration planters on either end of the court to be treated and infiltrated. For specific details, please refer to the Minimum Development Standards Review Stormwater Analysis (Exhibit Q. (11) Access to the pubfic right-of-way must comply with SDC 4.2.120. (12) Sidewalks must be installed or upgraded where the proposed development area abuts a curb and gutter street as specified in SDC 4.2.135. Response: This application does not involve new or modified access to the public right-of-way. As illustrated on the Preliminary Plans (Exhibit B), pedestrian and vehicle circulation areas remain unchanged and provide efficient connection through the multifamily complex to the planned sport court. The approval standard is met, as applicable. (13) Streetlights must be installed as specified in SDC 4.2.145. (14) Any proposed on-site lighting must be in conformance with SDC 4.5.100. Response: This application does not involve new or modified streetlighting or on-site lighting. The approval standards are not applicable. (15) The development area must connect to pubfic utilities aspecified in SDC 4.3.105, 4.3.110, 4.3.120, 4.3.125 and 4.3.130 and comply with the Springfield Building Safety Codes, where applicable. Response: The approved Marcola Place Preliminary Composite Utility Plan (Exhibit D) demonstrates the planned public utility connections are designed to comply with the SDC and Springfield Building Safety Codes, as applicable. As shown on the Preliminary Plans (Exhibit B), the modified area will provide connection to public utilities. The approval standard is met. 5.15.130 Development in Accordance with Permit Approval. (A) Final approvals and/or occupancy is contingent upon the completion of all required site improvements. Development must not commence until the applicant has received all the appropriate land use and development approvals including but not limited to: Final Minimum Development Standards review approval, grading permits, and building permits. Construction ofany public improvements must not commence until the City has approved all required public improvement plans (e.g., utilities, streets, public land dedication, etc.). The City may require the appficant to enter into an agreement (e.g., for phased developments and developments with required pubfic improvements), and may require bonding or other assurances for improvements, in accordance with SDC 5.15.135, Bonding and Assurances for Development. (B) The appficant must comply with the Tentative MDS approval and any conditions of approval within 3 years of the Tentative MDS Plan approval as follows: (1) Submittal ofa Final MDS Plan within 90 days ofthe Tentative MDS approval, including the following additional material, where applicable: (a) The original recorded copy ofany required ImprovementAgreement. (b) Where applicably any required ODOT Right -of -Way Approach Permit must be submitted prior to construction of improvements with ODOT right-of-way. (c) Where appficable, a copy of a recorded joint use access/parking agreement (d) A copy ofany recorded private easement or other original easement. AV12 Marcola Place Apartments Sport Court I AKS Job 7736 July 2023 MDS Review I City of Springfield Page 5 of 11 (C) If public improvements are required, the applicant must submit to the City a signed Development Agreement within 90 days of the Director's Final MDS Plan approval. (D) A Building Permit maybe issued by the Building Official only after the Development Agreement has been signed by the property owner and submitted to the City. (E) No structure or site approved as part ofthe MDS approval can be occupied until all improvements are .made as specified in this section, unless otherwise permitted below. (F) The construction ofthe required improvements must begin within 2 years ofthe Final MDS approval. If this time line cannot be met, the applicant may submit a written request for a 1 year extension of the 2 year start of construction dateline specified above. (G) If the timeline established for the start of construction in subsection (F) above is not met and the applicant has not requested an extension, then the approval decision is null and void. (I -I) Upon satisfactory completion of site development' as determined by a Final Site Inspection (prior to the final building inspection), the City will authorize the provision of public Facilities and services and issue a Certificate of Occupancy or otherwise authorize use ofthe site. (I) All required improvements must be installed prior to the issuance of a Certificate of Occupancy or Final Building Inspection for the development Alternatively, the applicant may apply for Type 2 application for a deferral/extension to request that the improvements be deferred for good cause. In the case of a deferment to completion of improvements the following requirements most be met: (1) A Temporary Certificate of Occupancy may be issued prior to complete installation and approval ofimprovements if security is filed with the City. (2) Required security must equal 120 percent of the cost of the design, materials and labor, as determined by the Director. Required security must consist of cash, certified check, time certificate or deposit' or lending agency certification to the City that funds are being held until completion. (3) If the installation of improvements is not completed within the period stipulated by the Final Approval, or ifthe improvements have been improperly installed, the security may be used by the City to complete the installation, or the security may be held by the City and other enforcement powers employed to prevent final occupancy until the improvements are completed. Upon completion of the improvements as terrified by the Director, any portion of the remaining security deposited with the City, including any accrued interest, will be returned. Response: The final approval and permitting process described above is understood and does not require action by the applicant at this time. Thank you for reviewing this information. Please let us know if you have further questions. Sincerely, AKS ENGINEERING & FORESTRY, LLC Marie Hollad�Planner 12965 SW Herman Road, Suite 100 1 Tualatin, OR97062 (503) 563-61511 holladaym@aks-eng.com A1/12 Marcola Place Apartments Sport Court I AKS Job 7736 July 2023 AQP MDS Review I City of Springfield Page 6 of 11 Enclosures: Exhibit A: City of Springfield Application Forms and Checklist Exhibit B: Preliminary Plans Exhibit C: Minimum Development Standards Stormwater Analysis Exhibit D: Approved Preliminary Plan Excerpts [Case No. 811-211-000276-NP2] AV12 Marcola Place Apartments Sport Court I AKS Job 7736 July 2023 MDS Review I City of Springfield Page 7 of 11 AK Exhibit A: City of Springfield Application Forms and Checklist City of Springfield SPRINGFIELD Development & Public Works Fifth 225 Fifth Street Springfield, OR 97477 AA Minimum Development Standards -OREGON (Applicant.- Complete This Project Information section) Applicant Name: Marcola Apartments, LLC Phone: Please contact consultant, below Company: I&E Construction, Inc. Email: Please contact consultant, below Mailing Address: 17375 SW Parkway Avenue, Wilsonville, OR 97070 Applicant's Rep: Marie Holladay phone: (503) 563-6151 Company: AKS Engineering & Forestry, LLC I Email: holladaym@aks-eng.com Mailing Address: 12965 SW Herman Road, Suite 100, Tualatin, OR 97062 Property Owner: Same as applicant Phone: Company: Email: Mailing Address: Assessor's Map No: 17-03-25-11 Tax Lot No s TL 2300 Pro peAddress: Pierce Parkway 0 cry ❑ ues Size of Property ±11.22 7 Acres c Square Feet i£you are tillin in. this farm by hand lease attach your proposal description to_this application, MDS Review regarding the approved Marcola Place Apartments (Case No. 811-21-000276-TP2) to replace a lawn area with an improved sport court and landscaping. Description of Proposal: Existing Use: Multi -family residential (under construction) Required Project Information (City Complete This Section) Associated Cases: Si ns: Case No.: Date: Reviewed By: Application Fee: Technical Fee: Notice Fee: $0.00 Total Fees: $ Project No.: 1 Revised 08.12.2022 dl Signatures The undersigned acknowledges that the Information In this application is correct and accurate. r/ Applicant: '§/� Signature Date bas l mne\l Print The ersigne owledges that the information in this application is correct and accurate. Owner: 'i. /,q --a3 ® Signature I Date K, I A- L-. ytFlVCV Print 2 Revised 08.12 2022 dl Minimum Development Standards Application Process As stated in SDC 5.15.100, the Minimum Development Standards (MDS) process is intended to minimize development review for minor additions, expansions, or changes in use; ensure compliance with applicable development standards; and protect the public health, safety, and welfare. 1. Applicant Submits Minimum Development Standards Application to the Development & Public Works Department • The application must conform to the Minimum Development Standards Submittal Standards as specified in SDC 5.15.115, as summarized on the SubmiltalStandar&Checkliston pages 5-6 of this application packet as well as the general provisions of SDC 5.1.200. • Planning Division staff screen the submittal at the front counter to determine whether the appropriate materials Submittal Standards are provided; a thorough Completeness Check will be completed as detailed below. • Applications missing required items will not be accepted for processing (see SDC 5.1.225). 2. City Staff Conduct Detailed Completeness Check • Complete Application: Once an application has been received a completeness evaluation will be conducted in conformance with SDC 5.1.405. An application will be deemed complete if the application submittal standards have been fully satisfied upon initial filing or through the procedures set forth in SDC 5.1.405 (E)(1)-(3). When the application is deemed complete, the applicant will be notified in writing. If the Director has not issued in writing a completeness determination within 30 days from the date the application is received by the Director, the application is automatically deemed complete on the 31st day after it was received. • Incomplete Application: If the application is incomplete, the City must notify the applicant in writing of exactly what information is missing within 30 days of receipt of the application and allow the applicant to submit the missing information. The application will be deemed complete for the purpose of SDC 5.1.410(1) upon receipt by the Director of. 1. All of the missing information; 2. Some of the missing information and written notice from the applicant that no other information will be provided; or 3. Written notice from the applicant that none of the missing information will be provided. 3. City Staff Review the Application and Issue a Decision • This Type 1 MDS application involves the ministerial review based on clear and objective standards. In general, potential impacts of development allowed through a Type 1 application have been recognized through the adoption of standards. The Type 1 procedure does not require interpretation or exercise of policy or legal judgement when evaluating development standards. A Type 1 determination is made by the Director without public notice or a hearing. • The Director's decision must address all the applicable approval criteria and/or development standards. The Director may approve, approve with conditions, or deny the application. • The Director's decision for a Type 1 application is the final decision of the City. The Director's decision is effective on the day it is mailed or otherwise provided to the applicant. 3 Revised 08.12.2022 dl Minimum Development Standards Submittal Requirements Checklist NOTE: If you feel an item does not apply, please state the reason why and attach the explanation to this form. O 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, technology, and notice fees are collected at the time of complete application submittal. O Minimum Development Standards Application Form N/A CI State of Federal Permits Required —The applicant must demonstrate that an application has been submitted for any required federal or state permit and provide a copy of the application upon request. El Narrative A separate written response describing how the Minimum Development Standards proposal meets the Approval Standards of SDC 5.15.125. El One (1) paper copy and one (1) digital copy of the following Plan Sheets (See SDC S.1.21S for details and exceptions): General Requirements: All plans submitted under this section must: 1. Be prepared by a design professional, licensed in the state of Oregon, when required by state law, such as an engineer, architect, landscape architect, land surveyor, or other qualified professional as determined by the Director. O MDS Existing Conditions Plan: Included, as applicable ❑ The plan must provide the name, location, and dimensions of all existing site features including, but not limited to, significant stands of trees, watercourses shown on the Water Quality Limited Watercourse Map and their riparian areas, wetlands, flood designations and slopes. ❑ The plan must be drawn to scale. Scale must be indicated and provided on the plan. ❑ The plan must show all the existing improvements. ❑ The plan must show the entire property, including property lines, gross area, and dimensions. ❑ Include labels of all elements on the plan. Include a legend or key. ❑ Show setbacks of all existing structures and dimensions. ❑ Show existing landscaping including irrigation and street trees. ❑ Show existing fencing. ❑ Show the waste storage location and enclosure, including dimensions and connections to sanitary sewer as applicable. ❑ Show the bicycle parking spaces including the number and location with dimensions and indicate the type of bicycle parking rack. ❑ Show the parking and vehicle circulation areas including the location, dimensions, number of spaces, typical striping, compact and disabled spaces, and aisles. ❑ Show the access to the public right of way including dimensions of the existing curb cuts and any curb cuts to be closed. ❑ Show pedestrian facilities including any existing sidewalks. 5 Revised 08.12.2022 dl • A Type 1 determination is not appealed at the City level except as otherwise provided in the Springfield Development Code or if found to constitute a permit and authorized by the Director. 4. Development in Accordance with Permit Approval In accordance with SDC 5.15.130, final approvals and/or occupancy is contingent upon the completion of all required site improvements. Development must not commence until the applicant has received all the appropriate land use and development approvals including but not limited to: Final Minimum Development Standards review approval, grading permits, and building permits. Construction of any public improvements must not commence until the City has approved all required public improvement plans (e.g., utilities, streets, public land dedication, etc.). The City may require the applicant to enter into an agreement (e.g., for phased developments and developments with required public improvements), and may require bonding or other assurances for improvements, in accordance with SDC 5.15.135, Bonding and Assurances for Development. Revised 08.12.2022 dl ❑ Show any existing and proposed streetlight locations and type. ❑ Show any existing on-site lighting. ❑ Show connections to utilities including any existing easements, location and size of connection points. O MDS Site Plan: Included, as applicable ❑ The plan must be drawn to scale. Scale must be indicated and provided on the plan. in The plan must show all the proposed improvements. ❑ Show the entire property, including property lines, gross area, and dimensions. ❑ Include labels of all elements on the plan. Include a legend or key. ❑ Show setbacks of all proposed structures and dimensions. ❑ Show proposed landscaped areas and dimensions, and a table listing the types and quantities of plant species. ❑ Show proposed landscaping including irrigation and street trees. ❑ Show proposed fencing. ❑ Show the waste storage location and enclosure, including dimensions and connection to sanitary sewer as applicable. ❑ Show the bicycle parking spaces including the number and location with dimensions and indicate the type of bicycle parking rack. ❑ Show the parking and vehicle circulation areas including the location, dimensions, number of spaces, typical striping, compact and disabled spaces, and aisles. ❑ Show the access to the public right of way including the dimensions of the existing and proposed curb cuts and any curb cuts to be closed. n Show pedestrian facilities including any proposed sidewalks. ❑ Show any existing and proposed streetlight locations and type. ❑ Show any existing and proposed on-site lighting, including manufacturer's cut sheets for lighting fixtures to be used on the site. ❑ Show connections to utilities including any existing and proposed easements, location, and size of connection points. m Utilities Improvement Plan: Included, as applicable ❑ Show the location and width of all existing and proposed easements. ❑ Show the location and dimensions of all existing and proposed rights-of-way. ❑ Show the location of existing or proposed utilities and infrastructure on or within 150 feet of the subject site, including the following as applicable: stormwater management systems, sanitary sewer mains, power, water mains, gas, and communications connections including cable, internet, and television cable, etc. ❑ Show all stormwater drainage patterns and connection points, together with supporting documentation indicating how the proposed stormwater system will function. 6 Revised 08.12.2022 dl Approval Standards: In Order to grant MDS approval, the Director must verify compliance with all applicable standards specified in SDC 5.15.125 and listed below. 1. The proposed land use is a permitted use or is allowed as a discretionary use in the land use district. 2. If a use is allowed as a discretionary use, in addition to meeting the standards below, a Discretionary Use application must be approved in conformance with the standards in SDC 5.9.100. 3. A 5 -foot wide landscaped planter strip, including street trees, with approved irrigation or approved drought resistant plants in conformance with SDC 4.4.100 and 4.2.140 must be installed between the sidewalk and parking areas or buildings with the following exceptions: a. Where there is an unimproved street, a 4 -foot -wide landscaped area, in conformance with the applicable standards of SDC 4.4.105, Landscaping, must be provided along the frontage of the property. This landscape area is required to be set back 1 foot from the property line; b. Where there is not a 4 -foot wide area between existing improvements and the front property line for a landscaped area as required in subsection (A)(3)(a) above, due to existing buildings, street width, paved parking, changes of elevation, or location of utilities including catch basins, 1 of the following must be provided: i. Fencing along the front property line located immediately behind the property line in conformance with SDC 4.4.115, Fences. The fencing must be either wrought iron or masonry and is subject to the fence height standards of the applicable zoning district and the vision clearance setbacks of SDC 4.2.130; or ii. Provide a landscaped area, in conformance with the applicable standards of SDC 4.4.105, Landscaping, that is equivalent in square foot area to the amount required in subsection (A)(3)(a) above. This equivalent area must be placed at the property corners or other areas of the property that are visible from the street. 4. Waste storage must be screened with a fence or wall. The fence or wall must be: a. Between 5 and 6 feet in height. b. Made of wood, metal, masonry, or other permanent materials that are 100 percent sight obscuring on all sides except for a gate access area. c. A gate access to the waste storage must have at least 50 percent site -obscuring screening such as cyclone fencing with slats. d. On all sides of the screening structure, up to 12 inches measured from grade may be visually unobscured provided that the unobscured area is covered with a material that contains the debris within the structure, such as cyclone fencing. 5. The area under the waste storage, the "catchment area," must be hydraulically isolated and connected to the sanitary system. 6. The waste storage area must be covered. The cover must be: a. A permanent canopy, roof, or awning that completely covers the waste storage area. b. Constructed to cover the waste storage area so rainfall cannot come in contact with the waste materials being stored. Revised 08.12.2022 dl c. Sized relative to the perimeter of the hydraulically isolated activity area. Runoff from the cover must be directed to a stormwater destination that meets all applicable code requirements for stormwater discharge. 7. Any new outdoor storage areas must be screened. The screening must meet the standards of SDC 4.4.110. 8. Bicycle parking must be provided or upgraded to meet the standards specified in SDC 4.6.40, 4.6.145, 4.6.150, and 4.6.155. 9. Any new or modified motor vehicle parking, loading, and vehicle circulation areas must be provided, including paving, striping, and wheel stops as specified in SDC 4.6.110, 4.6.115, 4.6.120, 4.6.130, and 4.6.135. 10. The submitted storm water plan and supporting documentation, as part of the Utility Improvement Plan, must demonstrate that for any new paving and other new impervious surface area a stormwater facility will function in conformance with the stormwater management standards specified in SDC 4.3.110 and 4.3.115. 11. Access to the public right-of-way must comply with SDC 4.2.120. 12. Sidewalks must be installed or upgraded where the proposed development area abuts a curb and gutter street as specified in SDC 4.2.135. 13. Streetlights must be installed as specified in SDC 4.2.145. 14. Any proposed on-site lighting must be in conformance with SDC 4.5.100. 15. The development area must connect to public utilities as specified in SDC 4.3.105, 4.3.110, 4.3.120, 4.3.125 and 4.3.130 and comply with the Springfield Building Safety Codes, where applicable. 8 Revised 08.12.2022 dl AK Exhibit B: Preliminary Plans i -� --- -� - - -- - J------ Lo? -L ' ♦ mro saxrtur maw e.Lvun ♦ I rtu ttae. uo al -sone s a ayl, ♦op-----.—�-- / /t/ .�aa'vanPvr vxa rPmor � rm uay. xo. ul-am SITE SUMMARY .w. axc umEm iVM s SCRLE: 1'10 fEEI j 9 -- ---- - ___.____.__—_._ PIEXDE DRDN wiLMM ornArt (IB% PlRlRDlO xEnugl — _ _ <_ I I I I I I I I: I I I I I ONE rig �m� IN+a VIII_ sok" J i.,i� FUTUUE F T UE L I.L rONIGI"'�1 fal1E :ITE If IPSh1W.ThR INE INE / I lmoi mss. NOTES: AMMWNDOBE61 .RBE � WMECTm Ro mIRLm ro uNORNRuo INMMAnm aArAWc / 2 SIOPMAIER iRY NhiNWS MEAS TOY . / [fY.'IW ro NiLRYT]I FLVIRAS SCALE: fEEi rr LEGEND �„ HOE PAIL IrRIry E1IDM1 RPY RMI -Of -GUY NOTES- 1FW "' EPON Au. IP{{N:. SEDIMENT SiAM4 AM ENT MARIc IN IMMOSEB INO MAMN MFRS P9Rt IN. INS MB N2R ION.ON 2 SERAa5: IxIRMATd RANIFBS MPSI BE IV MON MIMING MANBAMNS AND 5'MOM PRIDERM TINES. 1 01fI MINIMUM f MfBYA MW HARLOW ELEVATDX N THE IT DE PUNRR WALLS ♦ DISMISS MmwM: MONNS MOM MRL BF A MINIMUM N saaxw¢' OF ImmL OR THE SOL MALT AS AMENDED ro REPORT PLANT SRJMRI RP NAI[ A 5BS DNGWIc MATER SYSTEM IMPORTED 7WGX M BE SANDY MM IIID MMWAWSI OR A SMDIANT""I"' BIASIO. IT MAIL BE ROUGHLY OW HIM COMPOST BY 1WM[ IRF DAMNING MD ..IPMII... M MWST MALL BE DETWO Rd PLANT MATERIAL. ANIMAL MOM IS HOT ALIGNED. S tERRTLN:'hQIATM MALL S FW WR%ED LAxWGAPE FlANS 1S4E 1. OR YN WKK 91NL H kAl9RIW AS GOOD AS PpSSPE AM ME MANNATIN EACIOLY IS WNFRY & PLwIER MI WRRk MALLBE S@F, RMI WOMEM. INTO, OR DMP p.RABIF MADERNAL(MS INEMB Y MAIM MAI 1. INSTILL MAWD SEA GRAVEL OR MER MIX R TRM9TM IMY INET ON SELW PAD R ORGANIC WERNM Pal alOk ONE �6 AK Exhibit C: Minimum Development Standards Stormwater Analysis AKSsm xw�do o,nr. sone l,o .e xiR4re10 N, Suite 15+11snaxs I1+xo-bOze ExoirvaaaixoGFaaaerx wwx.aka-en8mn Date: 7/7/2023 To: Andy Limbird —Project Planner From: Lawrence Pankey, PE Project Name: Marcola Place Apartments AKS Job No.: 7736 W�IK OR 1. 11 SW Xoman Reed. Suile 1. SSSSNE�IIS Pve4o uc, Si Tunhliry M 9IDfi> .--e . S1. (W3)SG'"" (3WRS.,, T. Pa/ RENEM OECFYEER 31, 2024 Subject: Minimum Development Standards(MDS)Review—Stormwater Analysis Purpose The purpose of this memo is to analyze the effect the addition of a sport court area will have on the on- site stormwater management system of the Marcola Place Apartments project, document the criteria the proposed stormwater system was designed to meet, and document the results of the analysis. Background The project involves the development of 25 apartment buildings with associated private infrastructure and underground utilities and is currently under construction. During the course of construction, the developer determined that the open space area to the northwest of Building 1#13 was under utilized and requested the addition of a sport court in this area. Per City of Springfield direction, the addition of the sport court is being processed as a Minimum Development Standards (MDS) review. Stormwater Quality and Quantity Design Stormwater runoff from the added impervious sport court areas will sheet flow into two LI Ds stormwater infiltration planters on either end to be treated and infiltrated. The LID stormwater planters have been sized to fully infiltrate up to the 10 -year design storm event. This addition to the project has been designed to meet City of Springfield stormwater quality and quantity management criteria, as described in Sections 3.01 and 3.02 of the EDSPM. The HydroCAD report and input parameters that were generated for the analyzed storm event with respect to the added impervious sport court area have been attached to this memo. 5 O - -- - ��-----41 - .a / /aa / / a41 SCAL£'. P'=10 FEET 200P Ston"Tlanter 200 Impervious Area 100 Impervts Area 100P Storm Planter Subcat Reach w Lin k 7736 -MF Post SPORT COURT Prepared by AKS Engineering & Forestry, LLC Printed 7172023 HydroCAM 10.00-22 s/n 01338 © 2018 HydroCAD Software Solutions LLC Paae 2 Area Listing (all nodes) Area CN Description (sq -ft) (subcatchment-numbers) 3,250 98 AC Pavement & Sidewalk (100, 200) 3,250 98 TOTAL AREA 7736 -MF Post SPORT COURT Type IA 24 -hr 10 -Year Rainfall=4.30" Prepared by AKS Engineering & Forestry, LLC Printed 7172023 HydroCAM 10.00-22 s/n 01338 © 2018 HydroCAD Software Solutions LLC Pace 3 Summary for Subcatchment 100: Impervious Area Runoff = 0.04 cfs @ 7.88 hrs, Volume= 550 cf, Depth= 4.06" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24 -hr 10 -Year Rainfall=4.30" Area (sf) CN Description * 1,625 98 AC Pavement & Sidewalk Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 100: Impervious Area 6.°42 ■Runoff ON ---- 0.04 cfs -; -------------- ------ 6.«,fi -------------------------�--,T IA24-hr- 10-Yep rRai nfall=4.30"on - Runoff Area=1,625 sf6.6ze ' ,Runoff Volurhe=550 cf - I 6.@4 ---------------------- ------- --------6.2 -------t---RunoffDepth=4.06"--662.------------------- 6.6,fi Tc=5.0 rhin 0.016 6.614 ------ CN=0/88-- 26 22 24 26 28 36 32 34 36 38 46 42 44 46 48 Time (hours) 7736 -MF Post SPORT COURT Type IA 24 -hr 10 -Year Rainfall=4.30" Prepared by AKS Engineering & Forestry, LLC Printed 7172023 HydroCAM 10.00-22 s/n 01338 © 2018 HydroCAD Software Solutions LLC Pace 4 Summary for Subcatchment 200: Impervious Area Runoff = 0.04 cfs @ 7.88 hrs, Volume= 550 cf, Depth= 4.06" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type IA 24 -hr 10 -Year Rainfall=4.30" Area (sf) CN Description * 1,625 98 AC Pavement & Sidewalk Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 200: Impervious Area 6.°42 ■Runoff ON ---- 0.04 cfs -; -------------- ------ 6.«,fi -------------------------�--,T IA24-hr- 10-Yep rRai nfall=4.30"on - Runoff Area=1,625 sf6.6ze ' ,Runoff Volurhe=550 cf - I 6.@4 ---------------------- ------- --------6.2 -------t---RunoffDepth=4.06"--662.------------------- 6.6,fi Tc=5.0 rhin 0.016 6.614 ------ CN=0/88-- 26 22 24 26 28 36 32 34 36 38 46 42 44 46 48 Time (hours) 7736 -MF Post SPORT COURT Type IA 24 -hr 10 -Year Rainfall=4.30" Prepared by AKS Engineering & Forestry, LLC Printed 7172023 HydroCAM 10.00-22 s/n 01338 © 2018 HydroCAD Software Solutions LLC Pace 5 Summary for Pond 10OP: Storm Planter Inflow Area = 1,625 sf, Inflow Depth = 4.06" for 10 -Year event Inflow = 0.04 cfs @ 7.88 hrs, Volume= 550 cf Outflow = 0.02 cfs @ 8.39 hrs, Volume= 550 cf, Atten= 57%, Lag= 31.0 min Discarded = 0.02 cfs @ 8.39 hrs, Volume= 550 cf Primary = 0.00 cfs @ 0.00 hrs, Volume= 0 cf Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs / 2 Peak Elev= 0.45' @ 8.39 hrs Surf.Area= 250 sf Storage= 45 cf Plug -Flow detention time= 10.8 min calculated for 550 cf (100% of inflow) Center -of -Mass det. time= 10.8 min ( 668.7 - 657.9 ) Volume Invert Avail.Storage Storage Description #1 0.00' 350 cf Custom Stage Data (Pyramidal)Listed below (Recalc) Elevation Sud.Area Voids Inc.Store Cum.Store Wet.Area (feet) (sq -ft) M (cubic -feet) (cubic -feet) (sq -ft) 0.00 250 0.0 0 0 250 1.00 250 40.0 100 100 313 1.50 250 100.0 125 225 345 2.00 250 100.0 125 350 376 Device Routing Invert Outlet Devices #1 Discarded 0.00' 2.500 in/hr Exfiltration over Wetted area #2 Primary 1.50' 2.0' long x 2.0' breadth Broad -Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 Coef. (English) 2.54 2.61 2.61 2.60 2.66 2.70 2.77 2.89 2.88 2.85 3.07 3.20 3.32 piscarded OutFlow Max=0.02 cfs @ 8.39 hrs HW=0.45' (Free Discharge) L-1=Exfiltration (Exfiltration Controls 0.02 cfs) Mrimary Out Flow Max=0.00 cfs @ 0.00 hrs HW=0.00' (Free Discharge) 2=Broad-Crested Rectangular Weir( Controls 0.00 cfs) 7736 -MF Post SPORT COURT Type IA 24 -hr 10 -Year Rainfall=4.30" Prepared by AKS Engineering & Forestry, LLC Printed 7172023 HydroCAM 10.00-22 s/n 01338 © 2018 HydroCAD Software Solutions LLC Paae 6 Pond 10OP: Storm Planter /0.04 cfs --_I-- ■mnow / ❑o mo« Inflow Area= 1,62: sf- oPl' aryed eak Elev=0.45�w P Sto age 45 cf, 0 2 4 6 8 10 12 14 16 18 26 22 24 26 28 36 32 34 36 38 46 42 44 46 48 Time (hour:) 7736 -MF Post SPORT COURT Type IA 24 -hr 10 -Year Rainfall=4.30" Prepared by AKS Engineering & Forestry, LLC Printed 7172023 HydroCAM 10.00-22 s/n 01338 © 2018 HydroCAD Software Solutions LLC Pace 7 Summary for Pond 20OP: Storm Planter Inflow Area = 1,625 sf, Inflow Depth = 4.06" for 10 -Year event Inflow = 0.04 cfs @ 7.88 hrs, Volume= 550 cf Outflow = 0.02 cfs @ 8.39 hrs, Volume= 550 cf, Atten= 57%, Lag= 31.0 min Discarded = 0.02 cfs @ 8.39 hrs, Volume= 550 cf Primary = 0.00 cfs @ 0.00 hrs, Volume= 0 cf Routing by Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs / 2 Peak Elev= 0.45' @ 8.39 hrs Surf.Area= 250 sf Storage= 45 cf Plug -Flow detention time= 10.8 min calculated for 550 cf (100% of inflow) Center -of -Mass det. time= 10.8 min ( 668.7 - 657.9 ) Volume Invert Avail.Storage Storage Description #1 0.00' 350 cf Custom Stage Data (Pyramidal)Listed below (Recalc) Elevation Sud.Area Voids Inc.Store Cum.Store Wet.Area (feet) (sq -ft) M (cubic -feet) (cubic -feet) (sq -ft) 0.00 250 0.0 0 0 250 1.00 250 40.0 100 100 313 1.50 250 100.0 125 225 345 2.00 250 100.0 125 350 376 Device Routing Invert Outlet Devices #1 Discarded 0.00' 2.500 in/hr Exfiltration over Wetted area #2 Primary 1.50' 2.0' long x 2.0' breadth Broad -Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 Coef. (English) 2.54 2.61 2.61 2.60 2.66 2.70 2.77 2.89 2.88 2.85 3.07 3.20 3.32 piscarded OutFlow Max=0.02 cfs @ 8.39 hrs HW=0.45' (Free Discharge) L-1=Exfiltration (Exfiltration Controls 0.02 cfs) Mrimary Out Flow Max=0.00 cfs @ 0.00 hrs HW=0.00' (Free Discharge) 2=Broad-Crested Rectangular Weir( Controls 0.00 cfs) 7736 -MF Post SPORT COURT Type IA 24 -hr 10 -Year Rainfall=4.30" Prepared by AKS Engineering & Forestry, LLC Printed 7172023 HydroCAM 10.00-22 s/n 01338 © 2018 HydroCAD Software Solutions LLC Paae 8 Pond 20OP: Storm Planter /0.04 cfs --_I-- ■mnow / ❑o mo« Inflow Area= 1,62: sf- oPl' aryed eak Elev=0.45�w P Sto age 45 cf, 0 2 4 6 8 10 12 14 16 18 26 22 24 26 28 36 32 34 36 38 46 42 44 46 48 Time (hour:) AK Exhibit D: Approved Preliminary Plan Excerpts [Case No. 811-211-000276-ET2i LEGEND OPEN SPACE ® STORMWATER FACILITY SINGLE-FAMILY MULTI -FAMILY COMMERCIAL - CHURCH OSCHOOL A �ilRli! 7 \ n» •%�. SCALE 1-150 FIETMY ` a � ' � 1 ,^ it � I 01 �� � ., _ . • �, �,�rrrrrrrrrr E � � ..-S ati■+■ MR 11"1 �- 11.a _ � 1�11�1��11MrrIr��111rrrsP 11111111111_ E _�@ °¢I GATH[RING PLACC h DONNIE LANE C`— -- �< Z' T'. i NDTE. EpNUEPiUPL SCHU EBELE0.M1 BV p1AN 0E51BNTU6 L5 8'09 _ SP0.INGFIELO PUNEILK�� f I PPS L '? I __AR. IL ROAD D E, SCHOOL zw `• T—�I COMMERCIAL NF _ EDUCATIONALPOR OPUNITIES r l—�Yt CONVENIENT NEIGHBORHOOD SHOPPING N FOR NEIGHBORiOOD CHILDREN r AND EMPLOYMENT. OFHCESPACE I PROM DES OPPORTUNITIES FOR BUSINESSES DEVELOPMEN I RESIDENTIAL AFFORDABLE HOUSING OPTIONS NOTE: POTENTIAL PLAN ELEMENTS AND DETAILS AS MARCOLA ROAD AND SUDIEETTO CHANGE \ n» IIP SCALE 1-150 FIETMY 01 AND SUDIEETTO CHANGE oll WELLHEAD ZONE \ Elaa PIERCE DR WELLHEAD ZONES IE MT. Mn LL 'l E Msl unup EMmrr Doe \ _ .� / X0. 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