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Meeting Packet Planner 9/18/2023
Completeness Check Meeting Development and Public Works Department Conference Room 616 & Zoom COMPLETENESS CHECK MEETING DATE: Tuesday, September 26, 2023 10:00 a.m. - 11:00 a.m. DPW Conference Room 616 and Zoom Completeness Check Mtg (Site Plan Review) #811 -23 -000215 -PRE 811-23-000116-PROJ Ben Bazer Assessor's Map: 17-03-35-23 TL: 4503 Address: 525 Mill Street Existing Use: vacant school building Applicant has submitted plans to convert vacant school building to apartments. Planner: Kelly Notary Meeting: Tuesday, September 26, 202310:00— 11:00 via Zoom and Conference Rm 616 SITE VICINITY MAP 811 -23 -000215 -PRE Completeness Check Meeting 17-03-35-23 TL 4503 525 Mill Street Ben Bazer City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 SITE PLAN REVIEW - TYPE 2 SPRINGFIELD I& Application ❑ Site Plan Review Completeness Check u Site Plan Review Submittal ❑ Final Site Plan Submittal Required Project Information (Applicant: Applicant Name: Ben Bazer Complete this Section) Phone: Company: Mill Street School, LLC Email: Address: 125 Redmont Rd., Ste. C-1, Charlotte, NC 28203 Applicant's Rep: John Anderson Phone: 541-686-4540 Company: The Satre Group Email: JohnA@satregroup.com Address: 375 W 4th, Ste. 201, Eugene, OR 97401 Property Owner: Ben Bazer Phone: Company: Mill Street School, LLC Email: Address: 125 Redmont Rd., Ste. C-1, Charlotte, NC 28203 ASSESSOR'S MAP NO: 17-03-35-23 TAX LOT NO(S): 04503 Property Address (if applicable): 525 Mill Street Size of Property: 1 .12 ®Acres ❑ 5 . Ft. Units Per Acre: Proposed Project Name: Mill Street School Apartments 11 1111' 11111 Proposal: into g apartments Convert school building � - Existing Use: Vacant school building New Impervious Area (Sq. Ft.):0 Required Project Information (City Intake Staff: Associated Applications: CJIl'a3- DDD J(0-ME� Complete This Section) Placard: di - Case No: Date: ni II{I2-,3 Reviewed By: Application Fee: $ p,00 Tech Fee: $ 10 Notice Fee: $ TOTAL FEE:$ PROJECTNO: yd-a3-O061I&PR4T September 13, 2023 MILL STREET SCHOOL APARTMENTS Site Plan Review Map 17-03-35-23, Lot 4503 WRITTEN STATEMENT In accordance with Site Plan Review requirements, this written statement describes the proposed development and demonstrates that the proposal complies with the standards contained in SDC 5.17-100 through 5.17-125. I. LAND USE REQUEST A. Development Objective The development objective is to rehabilitate and convert the existing school building into apartments, with associated parking and amenities. Subject Pmpelty RLID Maps 2023 B. Project Directory OwnerlAppllcant Mill Street School, LLC — Ben Bazer 125 Redmont Rd., Ste. C-1 Charlotte, INC 28203 Contact: Ben Bazer Planner (and Applicant's Representative) Rick Satre, AICP, ASLA, CSI The Satre Group 375 West 4b Avenue, Suite 201 Eugene, OR 97401 Phone: (541) 686-4540 Email: rick@satregrouo.com Landscape Archled John Anderson, ASLA The Satre Group 375 West 4b Avenue, Suite 201 Eugene, OR 97401 Phone: (541) 686-4540 Email: iohna@satregrouo.com Architecture Jenna L. Fribley, AIA, NCIDQ, LEED AP Campfire Collaborative 341 Main St, Springfield, OR 97477 Phone: (541) 914-0334 Email: iennaftcamofrelab.com PLANNERS r LANDSCAPE ARCHITECTS I ENVIRONMENTAL SPECIALISTS II. THE SITE AND EXISTING CONDITIONS 315 Wes; 4m, Su@c 201, Eugene, OR 91401 Phone: 591.666.4540 wwwsetregraup.co n Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 2 of 13 A. Development Site The site is located on the east side of Mill Street and has 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) and was partitioned from the neighboring lot to the east. 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. The project area is completely within Springfield city limits. B. Planning Context 1. Planning and Zoning. The zoning is consistent with the Metro Plan which designates the Mill Street Apartment property as High Density Residential (R-3) and the neighborhood refinement plan (the East Kelly Butte Refinement Plan) all designate the subject property as High Density Residential (HDR). There is no applicable overlay zone, and the site is outside the 99 -year TOT of the Drinking Water Protection Overlay Zone. East Kelly Butte Refinement Plan 2. Transportation. a. TransPlan. The metro area adopted transportation plan, The Eugene -Springfield Transportation System Plan (TransPlan) shows no future projects adjacent to or directly affecting the subject property. Springfield 2035 Transportation System Plan. 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 NeWoik Map City of Springfiek August 2018 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. 3. Utilities. The Salve Group • 375 West 4'^ Awnue, Suile 201, Eugene, OR 97,401 • (541) 886-4590 •�aalregreup.os n Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 3 d 13 a. Stormwater and Wastewater. The Springfield Stormwater Facilities MasterPlan shows the property as being serviced for public stormwater infrastructure to the subject site with facilities in both Mill and West D Streets. 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 tums north on to the subject property as well as the school district adjoining school property. r.:.rsta. City of pri Facilities Master Plan City of Springfield, October 2008 b. Wellhead Protection. The subject property isjust west and outside the O Street 99 -year Time of Travel Zone (TOTZ). Any redevelopment on the site would not require a Drinking Water Protection application. Wellhead Protection Areas Map Exceryt City of Springfield and Springfield Utility Board January 2013 City of Springfield Ara c. Water & Electric. Existing water and electric infrastructure exist on and adjacent to the subject site. III. SITE REVIEW STANDARDS This section is presented in the same order of applicable requirements found in Section 5.17.125, Site Plan Review Approval Standards the Springfield Development Code. Applicable sections of the Code are in bold italics, followed by proposed findings in normal text. The Director must approve, approve with conditions, or deny an application for Site Plan Review based upon the approval standards listed below. 5.17.125 — Approval Standards The Salre Grcup - 375 West * Avenue, Suie 201, Eugene, OR 97401 - (541) 886-4590 - v✓.v.v.aa rsa mup.corn Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Lot 4503 Page 4 of 13 (A) The Director must approve, approve with conditions, or deny a proposed Site Plan Review application based on the following standards: (1) The proposed land use is a permitted use or is allowed as a discretionary use in the land use district Response: The Mill Street School site, the Metro Plan, Springfield Comprehensive Plan, and the neighborhood refinement l� plan (the East Kelly Butte Refinement Plan) w all designate the subject property as High Density Residential (HDR). The base zonings High Density Residential ( There is no applicable overlay zone foror the property. The allowed uses listed in the R-3 , zone, section 3.2.210 states that Multi -Unit -i Housing is a permitted use with compliance = with sections 4.7.375 to 4.7.385. ' Excerpt Metre Ran Diagag ram W e: 2010 (2) It a use is allowed as a discretionary use, in addition to meeting the standards below, a Discretionary Use application must be approved in confonnence with the standards in SDC 5.9.100. Response: The proposed use, Multi -Unit Housing, is an allowed use per section 3.2.210. The Site Plan Review is required for compliance with Sections 4.7.375 to 4.7.385. (3) The proposal complies with the standards of the land use district of the subject Property. Response: The proposed redevelopment of this lot and building meets or exceeds the applicable land use standards from Chapter 3, as discussed below. (A) 3.2.210- permitted Land Uses.- In Table 3.2.210, Multiple Unit Housing is listed as a Permitted use in the R-3 zone if in compliance with Section 4.7.355 to 4.7.385. (B) 3.2.215- Lot Area, Dimensions and Coverage. The subject property is an existing tax lot, and its current size was determined with an approved Property Lot Line Adjustment (Case No. 811-19-000059). The lot is 1.12 acres in size, exceeding the minimum lot standards. Per Section 3.2.225 for lots that are larger than 4,500 square feet the lot coverage is limited to 45% and this project as proposed would be at 26%. (C)3.2.220 -Setbacks. Per Section 3.2.220 the minimum setback for structures is 10 feet for front, side, and rear yard setbacks. The front setback of the existing building is 38 feet; the sides are 60 feet on the north side; and 85 feet on the south; and the rear is setback 46 feet. (D) 3.2.230- Height Per Section 3.2.230, there is no height limit in the R-3 zone. The Satre Group • 375 lAfiad ^ Avenue, Suie 201, Eugene, OR 97401 • (541) 686-4590 • waa.aatrepreup.00m Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 5 d 13 (E) 3.2.235— Density. The table in section 3.2.215 shows the density for R-3 as 28 units minimum per acre and 42 units per acre maximum. The project is proposing 40 apartments on the 1.12 -acre lot, equaling 35.7 units per acre, which is between the 28 - and 42 -unit thresholds. (4) The proposal complies with any applicable approved master plan, master facilities plan, refinement plan, and/or special planned district Response: The subject project site is not located within an adopted master plan, master facilities plan, refinement plan, and/or special planned district. The plan designates the property as R-3 High Density Residential and is consistentwith the High -Density Residential designation in the Metro Plan. (5) The proposal complies with the applicable sections of SDC 4.2, Infrastructure Standards -Transportation. Response: The project is converting an existing ex -school building into apartments on a lot that is developed with parking and amenities. The site borders on three (3) public streets, Mill Street a Major Collector, D Street to the south of the site, and E Street to the north of the site, both designated as Local Streets. All three streets have the maximum right-of-way, and no dedication of extra right-of-way is needed. The traffic impact of 40 apartment units, according to the Institute of Transportation 10"' edition, is .56 per unit (22.4 trips generated) which is less than the 100 peak hour maximum to require a Traffic Impact Study. Section 4.2.120, Site Access, and Driveway standards discuss the driveway entrances and dimensions allowed. The site has no driveway access to Mill Street and has one driveway on D Street and two existing driveways on E Street. This coincides with the requirement for driveways to access lower classification streets (4.2.120(6). The two driveway widths on E Street are each 24 feet in width. The project is proposing to close off one of the driveways and replace it further east with a new location. The driveway on D Street is 38 feet in width and is within the 24 feet to 35 feet maximum width allowed. (6) The proposal complies with the applicable sections of SDC 4.3, Infrastructure Standards-Iltilitles. Response: All existing utilities have been researched and all im provements were designed to meet all standards. Sanitary service is already provided to the existing building and will be utilized in the rehab of the existing building. The existing stormwater system will be adjusted for any new impervious surfaces. See attached stormwater report and civil plans for sewer and stormwater details. The project site is not near any watercourse, natural resource protection areas, and wherever possible will be placing utilities underground. All electrical and water services are available at the site. There are adequate fire hydrants within the area of the site. All easements old or new for the project site are shown on the civil plans. (7) The proposal complies with the applicable sections of SDC 4.4, Landscaping, Screening, and Fence Standards. Response: There are three sections within this standard and each will be addressed below: Section 4.4.100 Landscaping — The Salve Group • 375 West * Awnue, Suie 201, Psugene, OR 97401 • (541) 686-4590 • waa.salrepreup.00m Mill Street Apartments Page 6 of 13 Site Plan Completeness Check Map 17-03-35-23 Lot 4503 September 13 M23 (D) The lollowirg areas of a lot/parcel must be landscaped, unless otherwise specified in this Code: (1) All required setback areas and any additional planting areas as specified in the appropriate zoning district. (2) Parkirg lot planting areas required in this section. The site is bordered by three public streets. Therefore, there is a 10 -foot setback on all three streets. The setback areas are landscaped with trees, shrubs, and ground cover. (E) At least 65 percent of each required plahtirg area must be covered with livirg plant materials within 5 years of the date of installation. The livirg plant materials must be distributed throughout the required planting area. The plartirg acceptable per 1,000 square feet of required planting area is as follows: (1) A minimum of 2 trees, not less than 6 feet in height, that are at least a 2 -inch (dbh) caliper (at the time of planting, not including rod ball); and (2) Ten shrubs, 5 gallons or larger. (3) Lawn and/or groundcover may be substituted for up to 25 percent of the living plant material requirement, unless trees or shrubbery are required for screening. This substitution is only allowed when the applicant has demonstrated that there is provisions for ongoing maintenance of the landscape areas. See the Planting Plan for tree and shrub locations (tentative). Only two trees have been proposed for the full length of the west property line, adjacent to Mill Street. Due to the City's Mill Street public improvement plan to improve the street and streetscape. There is roughly 6,600 at of required landscaping. Wlth the large open space of grassy area, ground cover, and trees 25% of that may be substituted, which brings the total required landscaping to 4,950 square feet. This would equate to roughly 10 required trees and 50 required shrubs. The project meets or exceeds these criteria. (F) Parking lot planting areas must include 1 campy tree at least 2 inches (dbh) in caliperthat meets City Street tree standards as may be permitted by the Engineering Design Standards and Procedures Manual and at least 4 shrubs, 5 gallon orlarger, foreach 100 square feet of planting area. Shrubs that abut public right-of-way orthat is placed in the interior of any parkirg lot must not exceed 2.5 feet in height at maturity. Parking lot planting areas must include: (1) Parking and driveway setback areas specked in the applicable land use district, and (2) Five percent of the interior of a parking lot, exclusive of any required parkirg setbacks, if 24 or more parking spaces are located between the street side of a building and an arterial or collector street and are visible from any street. (3) See also SDC 4.7.380 or 4.7.385 for multiple unt housirg design standards. Parking and driveway setbacks meet or exceed the Residential District (R-3) standards. E Street is a Local Street, and the majority of parking is behind the building when viewed from Mill Street. The small area of parking that is seen from E Street is screened with trees, five along E Street and five more trees within the parking area. There are also adequate shrubs and ground cover for further screening. See below for Sections 4.7.380 to 4.7.385 for further details on screening. Section 4.4.100 Screening— The creening— The Satre Group • 375 West * Avenue, Sube 201, &gene, OR 97401 • (541) 686-4590 • W aatrepreup.as n Mill Street Apartments Page 7 d 13 Site Plan Completeness Check Map 17-03-35-23 Ld 4503 (A) Unless otherwise specifred in this code, screening is required. (4) For garbage and recycling receptacles and areas. (6) For multiple unit housing. The garbage and recycling area is fully screened with a masonry wall and landscape screening per the standards. There are adequate trees, hedges, and ground cover (shrub areas to be identified more precisely on Final Site Plan review) to fully screen the garbage area from the street. For multiple unit housing, the vegetative screening standards specified in SDC 4.7.380(4) or 4.7.385(D) apply. This project is choosing SDC 4. 7.380 which is Multiple Unit Housing (Clear and Objective Standards). SDC 4.7.380(4) refers to screening garbage and recycling. See those sections below and the Site Plan L7.0. Section 4.4.100 Fencing – (C) Fence Standards. (1) The fence must be located behind the front yard setback in all districts unless allowed in (2). (2) Fences may be allowed within the front yard setback as follows: (a) Four -foot -high un -slatted chain link—this standard does not apply to multiple unit housing developments. (b) Three -foot -high sight obscuring fence. The proposed fence for the site is a wrought -iron fence along the perimeter of the lot. As stated above the four -foot height limit does not apply to multiple -unit housing developments. (8) The proposal complies with the applicable sections of SDC 4.5, On Site Lighting Standards. Response: The lighting proposed for the site will have a shielding design that will direct light downwards. The proposed pedestrian walkway lighting is bollard lighting that will be a low lumen type of lighting the pathways. The proposed lighting for the parking lot will be less than 20 feet in height and shielded downward. See plan set for more information. (9) The proposal complies with the applicable sections of SDC 4.6, Motor Vehicle Parking, Loading, and Bicycle Parking Standards. Response: Per Section 4.6.115, all the proposed parking spaces will meet the dimension requirements for standard spaces, 9 x 18 feet, and have 24 feet of aisle width for backing up. Per 4.6.120, the new and revised parking area will be paved, and have a permanent concrete curb system along its perimeter. Where a parking space abuts a sidewalk, wheel stops will be provided. All spaces will be clearly marked. Section 4.6.125 Motor Vehicle Parking— Parking Space Requirements Table 4.6.2 in this section specifies the following. Multiple Unit Housing Required: 1 parking space/dwelling unit Result: 40 dwelling units = 40 parking spaces Provided: 30 parking spaces on-site (28 standard spaces and 2 ADA); Per Section 4.6.110– Motor Vehicle Parking – (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 The Satre Group • 375 West * Awnue, Suie 201, Eugene, OR 97401 • (541) 686-4590 • waa.aatrepreup.00m Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 8 of 13 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. The other ten (10) spaces are on -street parking spaces. E Street and D Street each have at least five (5) on -street spaces available. Additionally, the new Climate Friendly and Equitable Communities (CFEC) allows less parking with new development sites that are within a transit corridor. The LTD Em Ex line is east of the property and less than a quarter mile away. Section 4.6.140 to 4.6.155 - Bicycle Parking Table 4.6.3 in this section specifies the following: Residential: Multiple Unit Housing Required: 1 space per dwelling unit, 75% long-term/25% short term Result: 40 units = 30 long term/ 10 short tens Proposed: 40 long-term spaces inside the building in bike closet/shelters. 100% of all bicycle parking spaces are sheltered. (10) The proposal complies with the applicable sections of SDC 4.7, Specific Development Standards. Response: None of the Specific Development Standards apply to this project, therefore this standard does not apply. (11) The proposal complies with the applicable sections of SDC 4.8, Temporary Use Standards. Response: None of the Temporary Use Standards apply to the project site, therefore this standard does not apply. 4.7.375 Architectural Design Standards. (C) Standards (Clear and Objective). All buildings that are subject to this section must Comply with all the following standards. The graphics provided with each standard are intended to show examples of how to Comply and are for illustrative purposes only. Other building styles and designs can be used to Comply so long as they are consistent with the text of this section. An architectural feature may be used to comply with more than 1 standard. (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 longterm purpose or intent of the undedyirrg land use district of the subject site. Response: There are two structures on the lot, one is the old school building that is being reinvented into apartments and the other is an accessory building. The school building is a two and half story building (the bottom floor is partially underground) and there are several factors that make the building compatible with the surrounding neighborhood. The building is setback from the property lines with generous open spaces and landscaping. The building is setback 38 feet from Mill Street, the closest comer of the building, 58 feet from E Street, 85 feet from D Street, and 45 feet in the rear of the lot from the school district property. The surrounding neighborhood has the school district maintenance building and parking area to the east of the lot and a two-story apartment building across D Street, to the south. To the north and west of the project site is a mix of single-family residential and neighborhood The Satre Group • 375 West * Avenue, Suie 201, Eugene, OR 97401 • (541) 8864540 • waa.aatrepreup.00m Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 9 d 13 commercial buildings. The height of the building is approximately 41 feet to the flat roofwith a higher architecturally designed parapet/mansard roof. The parapet screens the buildings mechanical equipment from all surrounding neighbors. The old school building has been a part of this section of town since the early 1900's and has blended in with all the cunent development that has been built around it. (it) If the project includes a structure orstructures greaterthan 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. Response: The existing school building is larger than 20,000 square feet in floor area. The building at present has several design features that break up the bulk and mass of the structure. The west elevation, from Mill Street, has the main entrance and currently has a grand entryway with setback front door, columns, a triangular window and arch above the front door, and the front windows on the top two floors have a decorative Lintel over the windows, which give the building depth and gives depth to the front of the building. The east elevation (the rear) has the most building off -sets and decorative elements. The north and south elevations, side elevations, have off -sets of walls, different sized windows, with decorative Lintels above the top two floor windows. The south elevation has 19 -foot step back features at the rear of the building. The north elevation has the same step back but only on the top floor. Wlth the building offsets, by approximately 19 feet on two different planes and with the decorative Lintels over the windows, all elevations have depth and design features to break up the bulk and mass of the structure. Wlth all this said, the building also has a standing seam metal roof, roof eaves that extend at least two feet out, a unified color scheme with a different trim color and textures, and when completed the semi - basement lower floors will have working windows that also add to the building depth and breaks up long wall features. (iii) Exterior finish on vertical surfaces must be primarily of materials such as masonry/ wood siding, shingles, or stucco. The use of sheet metal or plywood must not exceed 50 percent of the wall 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 review process. Response: The building, and all elevations, are masonry construction with a smooth coat trowel finish. The roof is a standing seam metal roofwhich is a mansard type roof that looks like a traditional hipped roof. The exteriorwalls have an abundance ofwindows on all elevations, most decorated with Lintels that break up the elevations. The front has a grand entrance with columns and decorative arches. All this combined with color and material changes, windows on the ground (basement level) floors, and with different planes and off- sets in the building, gives the building depth and breaks up bulk and mass. 4.7.380 - Multiple Unit Housing (Clear and Objective Standards). C) Development Standards for Multiple Unit Housing Developments in the R- 2 and R- 3 Districts. The following standards apply to multiple unit housing developments unless otherwise stated. These standards do not apply to Cottage Cluster Housirg developments. (1) Common Open Space. (d) For multiple unit housing developments that have a net density of 20 dwellings units or more per acre in the R-2 district, or 30 dwelling units or more per net acre in the R-3 district the common open space standard does not apply. The Salre Group • 375 West 4'^ Avenue, Suie 201, Eugene, OR 97401 • (541) 88&4590 • w.va.salrepmup.com Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 10 d 13 Response: The project site is proposing 40 apartment units and the density is 35.7 units per acre which is more than the 30 units per acre threshold. This standard does not apply to this project. It should be noted that the site has large areas of common open space for the tenants to enjoy. (4) Garbage and Recyclirg Receptacle Storage. Garbage and mcyclirg receptacle storage must meet the followirg standards. (a) Receptacles must not be located within setbacks for property lines shared with R-1 district property. (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 by garbage and recycling pick-up vehicles. (d) Receptacle storage areas must drain only to the sanitary sewer system, through hydraulic isolation of the receptacle storage area connected to the sanitary sewer system by a drain. Response: The garbage and recycling enclosure is internal to the site and not within any setback areas. The enclosure is screened on all sides with site obscuring materials and landscape screening. The enclosure is within the northern driveway area and has access for garbage and recycling vehicles. The enclosure is proposed to be connected to the sanitary sewer service (see utility plan). (5) Landscaping, Fences, and Walls. Multiple unit housirg developments must provide landscaping as specified in the following standards and in compliance with SDC 4.4.105. (a) A minimum of 15 percent of the site must be landscaped with a mix of vegetative ground cover, shrubbery, and trees. Trees, a minimum 2 inches (dbh — diameter at breast height) in caliper, and shrubbery, a minimum of 24 inches in height, must be planted. Bark mulch, rocks and similar nonrplsnt material may be used to compliment the cover requirement but is not considered a sole substitute for the vegetative ground coverrequirement. Response: The site is 1.12 acres (48,787 square feet) in size and the parking area that the school is granting an easement over is 4,901 square feet in size, for a total of the site being 53,688 square feet. The area to be landscaped must be 15% of the lot, which is 8,053 square feet. The building is existing, and the lot has large expanses of grassy areas and trees on- site. Not counting the landscape areas in the parking lot, the site has 16,790 square feet of landscape mix of ground cover, trees, and shrubs, which equates to 31 % of the site. See Planting Plan. (b) Street trees, a minimum 2 inches (dbh) caliper, must be placed within the planter strips between the curb and the sidewalk. Street trees must be planted a minimum of 1 per every 30 linear feet of street frontage, as specked in SDC 4.2.140. Response: There are existing street trees, four (4) in total, on E Street. The frontage on Mill Street is going to be developed with the new Mill Street City of Springfield Street improvement project. No street trees are proposed along Mill Street with this application and the City has plans to plant street trees once the improvements are finished on Mill Street. (c) Fences in front yards and along any frontage used to Comply with the building orientation standard are limited to 3 feet in height. Fences in other yards must Comply with the fence standards specified in SDC 4.4.115, and the vision clearance standards specked in SDC 4.2.130. The Salve Group • 375 West * Awnue, Suie 201, Eugene, OR 97401 • (541) 68&4590 • w aalrepreup.00m Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 11 d 13 Response: All fencing meets the standards at 4.4.115 and vision clearance standards are shown on the plans. (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. Response: All landscaping proposed is native and designed by a Landscape Architect. The new landscaping will be irrigated and maintained by the property owner. (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. Response: The internal walkway system is provided around the entire building, to the parking areas, amenities, and to all abutting streets. (b) Internal sidewalks must be separated a minimum of feet from dwellings, measured from the sidewalk edge closest to any dwelling unit. Response: The proposed pedestrian walkways are at a minimum five (5) feet to seven (7) feet from the building. (c) The internal sidewalk system must Connect all abutting streets to primary building entrances. Response: The primary entrance is located off Mill Street and the entrance has a decorative entryway and walkway to the street. All other entrances to the buildings are connected to either E Street or D Street. (d) The internal sidewalk system must connect all buildings on the site and must connect the dwellirrg units to the parking areas, bicycle parking, storage areas, all recreational facilities, common areas, and abutting public sidewalks and pedestrian trails. Response: The site is located on three streets. The internal walkways are connected to all amenities, trash enclosures, to the accessory building, and streets. (e) Surface treatment of internal sklewalks/accessways must be concrete, asphalt, or masonry pavers. The sidewalks must be at least 5 feet wide. Multt-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-fodt 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 supportirrg fire equipment weighing 80, 000 pounds. Response: All internal walkways are proposed at a minimum of five (5) feet in width and proposed to be concrete walks. No multi -use walkways are proposed. The Satre Group • 375 West * Avenue, Suie MI, &gene, OR 97401 • (541) 68&4540 • w. aalrepmup.com Mill Street Apartments Page 12 d13 Site Plan Completeness Check Map 17-03-35-23 Ld 4503 September 13 M23 (t) Where internal sidewalks cross a vehicular circulation area orparking 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 Ad (ADA) requirements. Response: The walkway to the trash enclosure will have a stripped walkway across the drive aisle. The parking proposed on the east side ofthe lot will have a pedestrian stripped crosswalk across the drive aisle. (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. Response: The walkways are all raised above the drive aisles and there are ramps down to the driveways. There are also wheel stops proposed to eliminate cars from parking over the walkways. (h) All on-site internal sidewalks must be lighted with a minimum of 2 foot-candles. Response: All walkway lighting will be bollards and will be at a minimum 2 foot-candles or more. See the lighting sheet. (7) Parking. Multiple unit housing developments must provide parking as specified in SDC 4.6. 100 through 4.6.155. Response: Parking, as discussed earlier in this written statement, has been provided on-site, with 30 spaces, 28 standard spaces and two ADA accessible spaces. An additional ten (10) on -street parking spaces are available in E and D Street. (8) Vehicular Cimulation. Multiple unk housing developments must provide vehicular circulation as specified in the following standards. (a) The on-site driveway, or private street, system must connect with public streets abutting the site. (b) Ste access and driveways must conform to SDC 4.2.120. Response: The on-site parking drive connects to E Street through two driveway entrances. There is appropriate spacing between the intersection and the driveways. IV. CONCLUSION The above information represents known applicable planning, zoning, and site development requirements for the contemplated project. It presents known physical conditions and contexts. It captures the project's primary development objective. Based on the information and findings contained in this written statement, associated attachments and plan set the proposed Mill Street Apartments project meets the Site Plan Review criteria of approval contained in the Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve the proposal. Both the applicant and the applicant's representative are available for questions. We look forward to working with staff to ensure this project meets the goals and objectives of the applicant and the city. The Satre Grcup • 375 West 4'^ Avenue, Sube 201, &gene, OR 97401 • (541) 688-4590 • W aatreprepp.as n Mill Street Apartments Site Plan Completeness Check Map 17-03-35-23 Ld 4503 Page 13 d 13 If you have any questions about the above application, please do not hesitate to contact John Anderson, at The Satre Group, 541-686-4540, or Johnansatrearouo.com. Sincerely, JohnAwdewSon, John Anderson, ASLA, Partner The Satre Group The Salve Group • 375 West * Avenue, Suie 201, Eugene, OR 97401 • (541) 686-4590 • W aalreareup.opm CIGranch FNINEERING.= sm" 3999 MEMO (r/4792 -i Date: September 7, 2023 32PE Nana^ P.11 __ tY SIGNED Project: Mill Street Apartments OREGON 525 Mill Street Springfield, Oregon 97477Os 29� 21 10yv�O� Project No.: 23-367 qN PA'f Re: Stormwater Quality Requirements EXPIRES: 12/31/24 Introduction The following document has been prepared by Branch Engineering, Inc. at the client's request to address stormwater quality requirements for the Mill Street Building project. The purpose of this document is to address the need for the site to meet stormwater quality requirements outlined in comments received during the Development Initiation Meeting on June 20, 2023. This document will discuss these comments and establish compliance with the City of Springfield Development Code. Water Quality Proposal Springfield Code 4.3.110 requires any development that creates or replaces 5,000 square feet or more of impervious surface area to install storm water controls consistent with the Engineering Design Standards and Procedures Manual (EDSP, December 13, 2012). Furthermore, EDSP 3.02.5 states that 100 percent of parking lots and paved areas be pre-treated for stormwater quality, and 3.02.6 requires 50 percent of the non -rooftop impervious area on site to be treated using vegetative methods. The total non -rooftop impervious area includes approximately 12,300 square feet of parking, 5,000 square feet of walkways, and 1,300 square feet of existing asphalt concrete to remain. This totals 18,570 square feet of area, or 9,285 square feet of impervious runoff area that requires vegetative treatment. To address these requirements, a section of the parking lot on the east side of the building can be regraded and the runoff directed to two storrnwater planters. As-builts of the area indicate a stormwater main to the east of the site running north to south, and is likely where an existing catch basin on the subject site makes a connection to the public system. The two proposed planters would replace the catch basin and can overflow to the main after water quality requirements have been met. This parking lot totals approximately 8,200 square feet of impervious area runoff directed to vegetative treatment via the planters. In addition to this parking lot area, walkways on the south and west side of the structure drain to landscape away from the building. This mnoff would sheet flow through grass landscape, and provide additional vegetative treatment as the landscape would act as a filter strip. These walkways exceed 1,600 square feet of impervious area, totaling over 9,800 square feet of non - rooftop impervious area that would receive vegetative treatment. This brings the site into compliance with the Springfield code as defined above. Stormwater calculations and analysis performed by Branch Engineering, Inc. utilized HydroCAD 10.00 modeling software using the Santa Barabara Unit Hydrograph hydraulic modeling method. The results of this analysis are attached. 24 -Hour Rainfall depths are based on City of Springfield Engineering Design Standards & Procedures Manual. Conclusion With the information provided in this Stormwater Document and the attached calculations, the proposed development has been designed in accordance with the City of Springfield requirements for water quality. No furtber stonnwater measures are anticipated at this time. Q1B X Basin 1 P1 -L T 1— TE NJV 1A sin 1 . . . ...... . � 9 P Aon Llnk Ln EX SU PIPE Uj V1 Routing Diagram for 23-367 Mill St Apartments WO STORM Prepared by (enter your company name here}, Printed 9/6/2023 HydroCAD@ 10.00-26 s/n 10784 @ 2020 HydroCAD Software Solutions LLC 23-367 Mill St Apartments WO STORM Type IA 24 -hr WQ Rainfall=0.83" Prepared by {enter your company name here) Printed 9/6/2023 HydroCAD®10.00-26 s/n 10784 © 2020 HydroCAD Software Solutions LLC Pape 2 Summary for Subcatchment 1A: Basin 1A Runoff = 0.02 cfs @ 7.91 hrs, Volume= 0.005 af, Depth= 0.63" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-36.00 hrs, dt= 0.02 hrs Type IA 24 -hr WQ Rainfall=0.83" 4,100 98 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 2.0 Direct Entry, 2.0 0 Total, Increased to minimum Tc = 5.0 min Summary for Subcatchment 113: Basin 1B Runoff = 0.02 cfs @ 7.91 hrs, Volume= 0.005 af, Depth= 0.63" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-36.00 hrs, dt= 0.02 hrs Type IA 24 -hr WQ Rainfall=0.83" Area (sf) CN Description * 4.100 98 Pavement 4,100 98 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 2.0 0 Total, Increased to minimum Tc = 5.0 min Summary for Pond P1: PLANTER 1 Inflow Area = 0.094 ac, 100.00% Impervious, Inflow Depth= 0.63" for WQ event Inflow = 0.02 cfs @ 7.91 hrs, Volume= 0.005 of Outflow = 0.01 cfs @ 7.58 hrs, Volume= 0.005 af, Atten= 58%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 of Secondary = 0.01 cfs @ 7.58 hrs, Volume= 0.005 of Routing by Dyn-Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.02 hrs / 2 Peak Bev= 450.13' @ 8.45 hrs Surf.Area= 138 sf Storage= 18 cf Plug -Flow detention time= 12.5 min calculated for 0.005 of (100% of inflow) Center -of -Mass det. time= 12.5 min ( 736.5 - 724.0 ) Volume Invert Avail.Storage Storage Description #1 450.00' 69 cf Custom Stage Data (Prismatic) Listed below (Recalc) 23-367 Mill St Apartments WQ STORM Type lA 24-hr WQ Rainfall=0. 83 " Prepared by {enter your company name here} Printed 9/6/2023 HydroCAD®10 00-26 s/n 10784 © 2020 HydroCAD Software Solutions LLC Page 3 Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 450.00 138 0 0 450.50 138 69 69 Device Routing Invert Outlet Devices #1 Secondary 450.00' 2.000 in/hr Exfiltration over Surface area Phase-In= 0.01' #2 Primary 450.20' 4.0" Vert. Orifice/Grate C= 0.600 Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=450.00' (Free Discharge) Z-2=Orifice/Grate ( Controls 0.00 cfs) Secondary OutFlow Max=0.01 cfs @ 7.58 hrs HW=450.01' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.01 cfs) Summary for Pond 132: PLANTER 2 Inflow Area = 0.094 ac,100.00% Impervious, Inflow Depth = 0.63" for WQ event Inflow = 0.02 cis @ 7.91 hrs, Volume= 0.005 of Outflow = 0.01 cis @ 7.58 hrs, Volume= 0.005 af, Atten= 58%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 of Secondary = 0.01 cfs @ 7.58 hrs, Volume= 0.005 of Routing by Dyn-Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.02 hrs / 2 Peak Elev= 450.13' @ 8.45 hrs Surf.Area= 138 sf Storage= 18 cf Plug-Flow detention time= 12.5 min calculated for 0.005 of (100% of inflow) Center-of-Mass det. time= 12.5 min ( 736.5 - 724.0 ) Volume Invert Avail.Storage Storage Description #1 450.00' 69 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 450.00 138 0 0 450.50 138 69 69 Device Routing Invert Outlet Devices #1 Secondary 450.00' 2.000 in/hr Exfiltration over Surface area Phase-In= 0.01' #2 Primary 450.20' 4.0" Vert. Orifice/Grate C= 0.600 rimary OutFlow Max=0.00 cfs @ 0.00 hrs HW=450.00' (Free Discharge) 2=Orifice/Grate ( Controls 0.00 cfs) Secondary OutFlow Max=0.01 cfs @ 7.58 hrs HW=450.01' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.01 cfs)