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Meeting Packet Planner 8/1/2023
AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616/ MS Teams Staff Review., Tuesday, August 25, 2023 R'00 —.9.,30 am. 1. Site Plan Review 811-23-000163-TYP2 811-23-000098-PROJ Marcola Meadows Assessor's Map: 17-02-30-00 TL: 1804 Address: Marcola Road, west of 28`h Street Existing Use: vacant Applicant submitted plans for neighborhood convenience store and coffee shop with drive through Planner: Andy Limbird Meeting: Tuesday, August 15, 2023 9:00 — 9:30 virtual meeting via Microsoft Teams The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htti)://www.si)ringfield-or.gov/weblink8/browse.asi)x }. , .,1 VICINITY MAP 811-23-000164-TYP2 Site Plan Review 17-02-30-00 TL 1804 Marcola Rd., west of 28`h St. Marcola Meadows Neighborhood LLC July 2023 A K ENGINEERING &FORESTRY Andy Limbird City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 RE: Marcola Meadows Commercial Site Development Completeness Review Checklist, Local Casefile 811 -23 -000096 -PRE Dear Andy: Thank you for reviewing the Marcola Commercial site design review application. This letter and accompanying information respond to your request for additional information that we received in the letter dated May 30, 2023 attached. The list of additional information requested is shown in italics, with the Applicant's response directly below. Planning Notes: 1. Please provide a copy of the deed or a title report showing ownership with the application submittal. Response: Please find the title report and vesting deed included within Exhibit C. The information is provided. 2. Provide an elevation detail for the trash enclosure in addition to building renderings. Response: Please see the conceptual trash enclosure elevations included within Exhibit D. The information is provided. 3. Provide a f oor plan for the proposed building along with the architectural renderings. Response: The conceptual building floor plans are included within Exhibit D. The information is provided. Additional Planning comments not related to the completeness of the application: None Public Work Notes 1. The time of travel zone boundary is shown but not labeled. The site straddles the 5 and 10 year TOTzones. Response: The site is within the Drinking Water Protection (DWP) Overlay. The time of travel zones for drinking water wellhead zones 5 and 10 are shown on the Existing Conditions Plan (Exhibit A). The information is provided. BEND, OR I KEIZER, OR I TUALATIN, OR I VANCOUVER, WA www.aks-eng.com Additional Public Works comments not related to the completeness of the application: • Stormwater structures and infiltration planters/areas are not allowed in the PUE, side slopes can be allowed but not the primary structure and not the concrete retaining wall far the planter. It will require some regrading of the parking lot but there are equivalent planter areas around the site that can be used far the some treatment/infiltration area without any other changes to the site plan, building location, or parking lot size. Response: The infiltration planter area that was located within the PUE along the property's south boundary has been relocated to the north within the parking lot, as shown on the Preliminary Composite Utility Plan (Exhibit A). For additional information please see the updated Preliminary Stormwater Report (Exhibit 1). The information is provided. Transportation Notes 1. Show street lights on south side of Marcola Road. 1. Show location of existing 45 mph speed zone sign. Response: The Preliminary Site Plan (Exhibit A) has been updated to show the items listed above. The information is provided. Additional Transportation comments not related to the completeness of the application: • Please show the location and configuration of the LTD bus stop pad and sign on the Morca/a Road frontage of the site. Response: The Preliminary Site Plan (Exhibit A) has been updated to show the bus stop pad and sign along the north side of Marcola Road. According to aerial photography, the concrete pad is approximately 25 square feet in size. All of the requested information has been provided. • During the meeting, staff and applicant discussed extending a pedestrian connection from the apartment complex to the commercial site. The pedestrian connection can pass through the required screening area if necessary. Response: A pedestrian pathway connecting the commercial site to the Marcola Place Apartments has been provided. As shown on the Preliminary Site Plan (Exhibit A), striping is planned to be provided from the commercial loading zone area to the trash enclosure and connect further northward to the sidewalk within the multi -family complex. All of the requested information has been provided. Fire Notes: None Additional Fire comments not related to the completeness of the application: Heads up items: • The proposed 6,000 sq. ft. commercial building's distance from the furthest point on the building to the nearest fire hydrant (SUB Fire Hydrant H-1574) along an approved route exceeds the AVO Marcola Commercial -Site Design Review Application July 2023 Completeness Response, Local File No. 811 -23 -000096 -PRE Page 2of4 maximum distance allowed per 1019 Springfield Fire Code 507.5.1. In addition, two fire hydrants are required to meet fire f ow requirements per SFC Appendix 8, Table 8105.1(1) and Table C102.1 (requiredfire flow: 1,000 gpm). Options: 1. Install two fire hydrants, one near the driveway entrance, the other spaced near the back of the lot. 1. Install onefire hydrant and upgrade construction to Type 11-8,111-8 or V-A per the Oregon Structural Specialty Code which will reduce the required flow per 8105.1(1) resulting in the need far just one fire hydrant in the 400 foot hose lay distance. 3. Install fire sprinklers meeting NFPA 13 requirements. This will add 100 feet of allowable hose lay distance per SFC 507.5.1, Exception 1 which brings SUB Fire Hydrant H-1574 in within the maximum hose lay distance of 600 feet for sprinklered commercial buildings. No additional fire hydrants would be required since the required fire flow is reduced to 1,500 gpm with sprinkler installation per Table 8305.1, Footnote b. Response: As shown on the updated Preliminary Composite Utility Plan (Exhibit A), two fire hydrants are planned to be installed (near both the southwest and northwest comers of the site). All of the information has been provided. One other item: • Provide "No Parking Fire Lane" signs on both sides of the 14 foot wide fire apparatus access road on the west side per SFC 503.3 and SFC Appendix D103.6. Response: Appropriate signage will be provided on both sides of the access road, in accordance with Springfield Fire Code. Please see the Preliminary Plans (Exhibit A), updated with this information. Any required additional materials, applications, or permits: The following is a list of the items marked "applicable." • Where the development is within an overlay district, address the additional standards of the overlay district. Response: The property is within the Drinking Water Protection(DWP) Overlay District and therefore, the standards of Section 3.3.200 are applicable. The associated Time of Travel Zone is illustrated on the Preliminary Plans (Exhibit A). The applicant requests to defer the DWP District Development application(s) associated with the new commercial building space to time of future building permit/occupancy. The future tenant(s) will demonstrate the standards and/or exemption criteria are satisfied, based upon the materials, regulated hazardous substances, and activities associated with the future business(es). The applicant understands a condition of approval to this effect may be warranted and is acceptable. • Where any grading, filling, or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development. Response: A Land and Drainage Alteration will be submitted prior to development. AVE Marcola Commercial— Site Design Review Application July 2023 Completeness Response, Local File No. 811 -23 -000096 -PRE Page 3 of 4 The intent of this letter and the attached material is to provide all the missing information addressed in your letter of May 30, 2023. In accordance with ORS 227.178(2), the application should be deemed complete and scheduled for a decision. Thank you for reviewing this information and please let us know if you have further questions. Sincerely, AKS ENGINEERING & FORESTRY, LLC JA*P Marie Holladay 12965 NJ Herman Road, Suite 100 Tualatin, OR 97062 503-563-6151 1 w .aks-engcom holladaym@aks-eng.mm Enclosures Pre -Submittal Checklist, Local File No. 811 -23 -000096 -PRE Updated Land Use Application binder containing: Updated Preliminary Plans (Exhibit A) Updated (signed) Application Forms (Exhibit B) Check and Fee Calculation for Tentative Submittal (Exhibit B) Title Report (Exhibit C) Updated Preliminary Architectural Plans (Exhibit D) Updated Preliminary Stormwater Report (Exhibit I) AVE Marcola Commercial— Site Design Review Application July 2023 Completeness Response, Local File No. 811 -23 -000096 -PRE Page 4 of 4 Site Plan Review for Marcola Commercial Date: UPDATED July 2023 Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97070 AKS Job Number: 7736 KIK ENGINEERING & FORESTRY 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503) 563-6151 i Table of Contents I. Executive Summary .................................................................................................................2 It. Site Description/Setting..........................................................................................................2 III. Applicable Review Criteria......................................................................................................3 CITY OF SPRINGFIELD DEVELOPMENT CODE.............................................................................3 CHAPTER 3 LAND USE DISTRICTS..................................................................................................3 3.2.300 –Commercial Districts................................................................................................. 3 3.2.315 Commercial Use Categories...............................................................................3 3.2.320 Permitted Uses..................................................................................................3 3.2.325 Development Standards....................................................................................4 CHAPTER DEVELOPMENT STANDARDS......................................................................................6 4.2.100 – Infrastructure Standards—Transportation............................................................... 6 4.2.105 Public Streets.....................................................................................................6 4.2.120 Site Access and Driveway Standards.................................................................7 4.2.130 Vision Clearance Area........................................................................................8 4.2.135 Sidewalks...........................................................................................................9 4.2.140 Street Trees...................................................................................................... 10 4.2.145 Lighting Standards........................................................................................... 10 4.4. 100 –Landscaping, Screening and Fence Standards........................................................ 12 4.4.105 Landscaping..................................................................................................... 12 4.4.110 Screening......................................................................................................... 14 4.5.100 – On -Site Lighting Standards...................................................................................... 15 4.5.110 Lighting Standards........................................................................................... 15 4.6.100 – Motor Vehicle Parking, Loading and Bicycle Parking Standards ............................. 17 4.6.115 Motor Vehicle Parking—Parking Lot Design .................................................... 17 4.6.120 Motor Vehicle Parking—Parking Lot Improvements ....................................... 17 4.6.125 Motor Vehicle Parking—Parking Space Requirements ................................... 18 SpecialProvisions................................................................................................................ 19 4.6.130 Loading Areas—Purpose and Applicability...................................................... 19 4.6.135 Loading Areas—Facility Design and Improvements ........................................ 19 4.6.145 Bicycle Parking—Facility Design...................................................................... 20 4.6.150 Bicycle Parking—Facility Improvements.......................................................... 21 4.6.155 Bicycle Parking—Number of Spaces Required ................................................ 22 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS .................................... 22 5.1.400–Type 2 and 3 Procedures......................................................................................... 22 5.1.415 Type 2 Application........................................................................................... 22 5.1.425 Mailed Notice of Application........................................................................... 23 5.1.430 Contents of Mailed Notice............................................................................... 23 5.1.435 Posted Notice of Application........................................................................... 23 5.1.445 Type 2 and 3 Review and Decision.................................................................. 23 5.13.100 – Master Plans.......................................................................................................... 23 5.13-134 Final Master Plan—Phasing Implementation.................................................. 23 5.17.100–Site Plan Review.................................................................................................... 24 5.17.110 Applicability..................................................................................................... 24 5.17.115 Submittal Standards........................................................................................ 24 5.17.120 Review............................................................................................................. 28 5.17.125 Approval Standards......................................................................................... 28 5.17.130 Final Site Plan................................................................................................... 30 IV. Conclusion............................................................................................................................31 Exhibits Exhibit A [UPDATED]: Preliminary Plans Exhibit B [UPDATED]: City Application Forms and Checklist Exhibit C [UPDATED]: Property Ownership Information Exhibit D [UPDATED]: Preliminary Architectural Renderings Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map Exhibit F: Transportation Documentation (Lancaster -Mobley) Exhibit G: Lane County Assessor's Map Exhibit H: Marcola Meadows Final Master Plan - Phasing Plan and Schedule Exhibit I [UPDATED]: Preliminary Stormwater Report Exhibit 1: Findings for Compliance with the Marcola Meadows Final Master Plan Marcola Commercial Site Plan Review Application Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Applicant/Property Owner: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97070 Applicant's Consultant: AKS Engineering & Forestry, LLC 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Contact: Marie Holladay Email: holladaym@akseng.com Phone: (503) 563-6151 Site Location: North of Marcola Road and west of 28th Street Lane County Assessors Map: 17023000; Tax Lot 1804 Property Size: *0.89 acres Springfield Zoning District: Community Commercial (CC) AVC! Marcola Commercial- Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review -City of Springfield Page 1 I. Executive Summary This application involves a site plan review for a property (Tax Lot 1804 of Lane County Assessor's Map 17023000) inside the City of Springfield. The subject property is a ±0.89 -acre site, designated Community Commercial (CC) zoning district, and located northwest of the intersection of Marcola Road and 28' Street. This project will introduce a neighborhood convenience store and coffee shop to serve the local area, consistent with the commercial phase of the Marcola Meadows Master Plan (Springfield Local Case No. 811-20-000225-TYP3). This ideal service location will provide walkable amenities to nearby residents and is compatible with the land use pattern of the area by contributing to the commercial corridor along Marcola Road. As shown on the Preliminary Plans (Exhibit A), the commercial site is planned to feature the following improvements: • A new commercial building including: o ±4,000 square feet of retail convenience store space o ±2,000 square feet of coffee shop establishment with a drive-through • Over 15 percent site landscaping • Stormwater infiltration planters designed to reduce the rate of runoff and provide pollution control • Interior recycling and trash enclosure, site lighting, fire hydrant, etc. • On-site vehicle and covered bicycle parking for patrons • Interconnected pedestrian circulation system • Full range of underground franchise utilities, municipal water, and sanitary sewer service • Shared access to Marcola Road, with school, commercial, and multifamily residential phases, as approved in the Marcola Meadows Final Master Plan D. Site Description/Setting The subject property is located northwest of the Marcola Road and 28th Street intersection and is within the Marcola Meadows Master Plan. The ±0.89 -acre site is Tax Lot 1804 of Lane County Assessor's Map 17023000 and is zoned CC district. The property is flat, void of structures, and currently exists as a grassy field with a graveled driveway on Marcola Road. North: The site abuts the Marcola Place Apartment site, designated R-2 district (Medium Density Residential). The property's northern boundary abuts the multifamily site's southern property line, near areas of existing/planned fencing, landscaping, and circulation. Past: The abutting ±1.17 -acre property is envisioned as a professional medical office site and is designated CC district. The property benefits from a joint access driveway shared with the surrounding subject commercial site and the multifamily residential site. South: The abutting properties to the south, across Marcola Road, are designated R-1 district (Low Density Residential) and are generally developed as detached single-family dwellings. West: The site abuts a ±15 -acre property intended for a future elementary school, within the Marcola Meadows Master Plan. The abutting property is designated Public Land & Open Space (PLO) district and also shares a joint access driveway with the subject property, multifamily residential site, and additional commercial site on Marcola Road. AVC Marcola Commercial— Marcola Meadows Master Plan UPOATEOJuly2023 Commercial Site Plan Review —City of Springfield Page 2 111. Applicable Review Criteria This application for Site Plan Review is consistent with relevant standards and satisfies the applicable approval criteria within the Springfield Development Code (SDC). This application includes the City application forms, written materials, and preliminary plans necessary for City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. CTFY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 3 LAND USE DISTRICTS 3.2.300 — Commercial Districts 3.2.315 Commercial Use Categories. (A) Retail Sales and Service. The code provides for 3 types of retail sales and service ss. The 3 types include automobile dependent uses; automobile oriented u and non -automobile dependent or oriented uses. The distinctions are specified below. (1) Automobile -Dependent Use. Uses where automobiles and/or other motor vehicles are served by the use and the use would not exist without them, such as vehicle repair, gas station, car wash, or auto and truck sales. (2) Antomobile-Orieated Use. Uses where automobiles and/or other motor vehicles are an integral part ofthe use, such as drive -up, drive- , and drive-through Facilities. (3) Nov-Antomobile Dependent or Oriented Use. Retail sales and service s that do not qualify as automobile dependent or automobile oriented. (B) Eating and Drinking Esmbhshment. Eating and drinking establishment uses include but are not hrnited to: restaurants, cafes, and similar types ofland uses that prepare and serve edible goods for consumption by the customer including beverage service. 3.2.320 Permitted Uses. (A) The land uses listed in Table 3.2.320 are permitted in each of the applicable districts, subject to Site Plan Review approval and the provisions of this section. Response; The site is zoned CC district. As previously mentioned, a new ±15,000 -square -foot building is planned on-site, anticipated to include ±4,000 square feet of retail space and ±2,000 square feet of a coffee shop with drive-through service. The uses are permitted on-site in accordance with applicable design standards discussed later in this narrative. The criteria are met. AVC Marcola Commercial— Marcola Meadows Master Plan UPDATEOluly2023 Commercial Site Plan Review —City of Springfield Page 3 T.bl� 3.1.310 Permitted U�cs Land Use Commercial District CC Com dal Retail Sales and Services automobile oriented P* Eating and Drinking Establishments with drive -through) P Response; The site is zoned CC district. As previously mentioned, a new ±15,000 -square -foot building is planned on-site, anticipated to include ±4,000 square feet of retail space and ±2,000 square feet of a coffee shop with drive-through service. The uses are permitted on-site in accordance with applicable design standards discussed later in this narrative. The criteria are met. AVC Marcola Commercial— Marcola Meadows Master Plan UPDATEOluly2023 Commercial Site Plan Review —City of Springfield Page 3 3.2.325 Development Standards. In addition to applicable provisions contained elsewhere in this code, the development standards fisted in this section apply to all development in commercial districts. In cases of conflicts in this section between the general standards and the area -specific standards, the area -specific standards apply. (A) Lot Area, Dimensions, and Coverage. The following Table 3.2.325(A) sets forth the commercial district lot area, lot dimension, and coverage standards. Table 3.2.325(A) Commercial District LotArca, Development Standard Dimension, and Coverage Standards CC Minimum lot/parcel size 6,000 square feet Individual lease s Pace size N/A Minimum frontage, e (A)(1) below 50 feet Panhandle lot/parcel minimum fionmgc, both single and double panhandles 40 feet Maximum lot/parcel coverage Limited only by requirements of other sections of this code Minimum landscaping Minimum landscaping area established by standards in other sections ofthis code Maximum parking, loading, and vehicular circulation area coverage Lot/parcel coverage established by I standards in other sections ofthis code Response: This application does not involve adjustment of property boundaries. As demonstrated on the Existing Conditions Plan (Exhibit A), the site is ±0.89 acres (±38,560 square feet) and meets the minimum lot size for the CC district. Additionally, the property has approximately 188 feet of frontageon Marcola Road and is not configured as a panhandle lot. As such, the lot -dimensional standards above are met. (I) The frontage standard does not apply when the following are mer. (a) The lots/parcels have been approved as part of a Master Plan, Sire Plan, Subdivision, or Partition application; and (b) Access has been guaranteed via a private street or driveway by an irrevocable joint use/access agreement as specified in SDC 4.2.120(A). Response: As discussed above and illustrated on the Preliminary Plans (Exhibit A), the 50 -foot minimum frontage standard is met. (B) Setbacks (I) Setbacks provide separation between commercial and non- commercial uses for fire protection/security, building .maintenance, sunlight and air circulation, noise buffering, and visual separation. AR developments .oust meet applicable fire and building code standards, which may require greater setbacks than those fisted in this section (e.g., for combustible materials, etc.). (2) Required setbacks are measured from the special street setback in SDC 4.2.105(N), where applicable. Response: The subject site has frontage along Marcola Road, functionally classified as a Major Collector facility within the Springfield TSP. According to Table 4.2.1A, a 36 -foot special street setback applies to Marcola Road. As shown on the Preliminary Plans (Exhibit A), the required setback is provided, and the criteria are met. AVO Marcola Commercial —Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 4 (3) The following setback standards apply to all structures, except as otherwise provided by this section. (a) Building Setback. (i) AR commercial districts (NC, CC, MRC, and GO). A. The minimum building setback is 10 feet. Response: As shown on the Preliminary Plans (Exhibit A), the planned building is setback at least 10 feet from the property boundaries. The criterion is met. (b) parking, Driveway, or Outdoor Storage Setback (i) Neighborhood Commercial. The minimum yard setback for parking, driveway, or outdoor storage is 7 feet from any property line. (ii) Other commercial districts (CC, MRC, and GO). The minimum yard setback for parking, driveway, or outdoor storage is 5 feet from any property line. Response: The subject site is zoned CC district. As shown on the Preliminary Plans (Exhibit A), the planned parking and storage areas are setback at least 5 feet from the property boundaries. The criteria are met, as applicable. (c) Setback Exceptions. (i) There are no setbacks required for buildings in the Downtown Exception Area. (i) Architectural extensions may extend into any 5 -foot or larger setback by no more than 2 feet Table 3.2.325(B) summarizes the above setback standards, subject to the exceptions above. Table 3.2.325(B) Setback Standards Development Standard CC Setback for building To—f; c Setback for parking driveway, or outdoor storage 5 feet Response: The subject site is designated with CC district and is not within the Downtown Exception Area. It is understood architectural extensions may extend 2 feet into the required setbacks. As shown on the Preliminary Plans (Exhibit A), the planned building complies with the setbacks above. The criteria are met, as applicable. (C) Height. (I) The following building height standards are intended to promote land use compatibility and flexibility for commercial development at an appropriate community scale. (a) Buildings and structures in the Neighborhood Commercial District are limited to the maximum height of20 feet. (b) Buildings and structures in the Community Commercial, Major Retail Commercial, and General Office Districts have maximumno height' except when abutting aresidential district. When abutting a residential district the following height standards apply: AVC! Marcola Commercial —Marcola Meadows Master Plan UPOATEOJuly2023 Commercial Site Plan Review —City of Springfield Page 5 The height of a structure must not exceed the height permitted in the adjacent R-1 or R-2 residential land use district for a distance of 50 feet. For the adjacent R-1 zone the applicable height limit is 35 feet and R-2 zone the applicable height irnit-is 50 feet. (2) Incidental equipment, as defined in SDC 6.1.110 may exceed the height standard. Table 3.2.325(C) summarizes the above height standards. Development Standard CC Maximum Height No maximum height, except when abutting residential districts. When directly abutting an R -I or R-2 district, the height of a structure must not exceed the height permitted in the adjacent R-1 or R-2 residential land use district for a distance of 50 feet from the property fine. Response: The subject site is zoned CC district and is adjacent to land designated R-2 district, with a height limitation of 50 feet. The structure is not planned to exceed 50 feet in height within 50 feet of the site's northern property line. However, this application does not involve building construction; compliance with pertinent height standards will be reviewed at the time of the building permit submittal. The criteria above are met, as applicable. CHAPTER 4 DEVELOPMENT STANDARDS 4.2.100 —Infrastructure Standards—Transportation 4.2.105 Public Streets. (B) An applicant may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic impacts from proposed development and needed mitigation measures. A TIS is required ifany ofthe following criteria are met. (1) Peak Hour Threshold. Ifa change inland use orintensification ofan existing use generates 100 or more trips during any peak hour a determined by procedures contained in the most recent edition of the Institute of Transportation Engineers Trip Generation Manual, a ITS must be performed by a registered professional engineer. (2) Average Daily Traffic Threshold. If a change in land use or intensification ofan existing use generates 1,000 or more trips per day as determined by procedures contained in the most recent edition of the Institute ofTransportation Engineers Trip Generation Manua! a ITS must be performed by a registered professional engineer. (3) Variance and Known Issues Threshold. The Director maydetermine that a ITS is necessary to support a request for a Variance from the transportation provisions of this code or where traffic safety, street capacity, future planned Facility, or multimodal concerns may be associated with the proposed development (4) The nature and extent ofthe TIS scope is determined by the Director based upon a trip distribution and assignment prepared by the applicant. At a minimum, locations impacted by more than 20 trips during the identified peak hour must be included in the trip distribution and assignment. AVC! Marcola Commercial— Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 6 (5) The Director may modify ITS requirements consistent with applicable local and regional transportation system plans and the intent of this code when existing conditions make their strict application impractical or inconsistent with accepted site planning or transportation planning principles. Response: The Marcola Meadows Master Plan transportation documentation prepared by Lancaster Mobley (Exhibit F) demonstrates that the worst-case scenario for the subject site is a 16 - fueling position gas station with a market, generating a total of 224 evening peak hour trips and 3,286 total weekday trips. When using Exhibit F's worst-case scenario as baseline values, the subject site could generate 323 evening peak hour trips and 4,285 total weekday trips without meeting the threshold of SDC 4.2-105. B(1) and (2). According to the ITE Trip Generator a ±2,000sf coffee shop with drive-through window (ITE code 937) generates 87 weekday PM peak hour trips, and 1,067 weekday daily trips. A±4,000sf convenience store (ITE code 851) generates 214 weekday PM peak hour trips, and 3,049 weekday trips. Therefore, based on the cumulative uses, the commercial building would generate 301 peak hour trips and 4,116 weekday trips. Therefore, the transportation system will accommodate the planned capacity generated by the project, is not anticipated to cause traffic impacts or needed mitigation measures, and is in line with the Marcola Meadows Master Plan. For further information, please see Exhibit F. The criteria are met. 4.2.120 Site Access and Driveway Standards. (A) Site Access and Driveways —General. (I) All developed lots or parcels are entitled to I approved driveway access provided by either direct access to a: (a) Public street or alley along the frontage of the property; or (5) As determined by the Director, sites with abutting parking areas within the same land use district may be required to provide driveway connections or pedestrian connections internal to the sites and joint access agreements to provide efficient connectivity and preserve public street functions and capacity. (B) Driveways must take access from lower classification streets when development sites abut more than 1 street and streets are of differing classification as identified in the Springfield Transportation System Plan except as allowed under this subsection. (I) Driveway access to or from a higher classification street may be permitted through a Type 2 approval process if no reasonable alternative street access exists or where heavy use of local streets is inappropriate due to traffic impacts in residential areas, as follows: (a) Where a proposed development abuts an existing o proposed arterial or collector street' the development design and off-street improvements must minimize the traffic conflicts. AVO Marcola Commercial— Marcola Meadows Master Plan UPDATEOluly2023 Commercial Site Plan Review —City of Springfield Page 7 (b) Additional improvements or design .modifications necessary to resolve identified transportation conflicts may be required on a case by case basis. (2) For single dwelling units, duplexes, and .piddle housing, no more than I driveway per lot or parcel is permitted along the frontage that abuts an existing or proposed arterial or collector street. Where more than 1 dwelling unit takes access from the existing or proposed arterial or collector street, driveways .may be combined o consolidated consistent with the standards in SDC Tables 4.2.2 through 4.2.5. (C) Driveways must be designed to allow safe and efficient vehicular ingress and egress as specified in SDC Tables 4.2.2 through 4.2.5, the City's $ngineering Design S=dards and Procedures Mmual, and the Development & Public Works Standard Construction Specifications. (1) Existing driveways may be expanded up m the maximum dimensions permitted in SDC Tables 4.2.2 through 4.2.5 through a Type I approval process, provided that the driveway expansion does not require removal or relocation of any existing street trees, street fighting, or underground or above ground ndfi des and provided that the applicant obtains any applicable permit required to construct improvements in the public right -of --away. (2) Driveway widths and throat depths may be varied outside of the standards in Tables 4.2.2 through 4.2.5 through a Type 2 approval process if no other reasonable alternative exists to accommodate on- site development needs, if traffic safety is not impacted, and if the variance does not conflict with frontage improvements such as street trees, street lighting, and ndfity pedestals. (3) Off-street vehicle parking is restricted to approved driveways and parking lots, and is not otherwise allowed between the street and primary building, consistent with Springfield Municipal Code Section 5.002(11). Response: The Preliminary Plans (Exhibit A) and responses to SDC 4.2 demonstrate this application is in compliance with the applicable transportation infrastructure standards related to public streets, site access, sidewalks, street trees, lighting, etc. As shown on the Existing Conditions Plan (Exhibit A), the property's frontage along Marcola Road has been improved in accordance with City standards. The subject improvements were approved and installed as part of the Marcola Meadows South Side Public Improvement Plans (City Project Number P31068). Additionally, this Site Plan Review application is for an approved commercial phase of the Marcola Meadows Final Master Plan. The anticipated trip generation from the planned commercial retail building is lower than the worst-case scenario for the site documented in the Marcola Meadows Final Master Plan Transportation Impact Study (TIS) prepared by Lancaster -Mobley in November 2020. For additional information, please see the Transportation Documentation (Exhibit F). Therefore, the transportation infrastructure standards are met. 4.2.130 Vision Clearance Area. AVO Marcola Commercial— Marcola Meadows Master Plan UPOATEOJuly2023 Commercial Site Plan Review —City of Springfield Page 8 (A) AR lots or parcels must maintain a Vision Clearance Area in provide sight dismnce for approaching traffic. Vision clearance areas must be shown on Site Plans for applicable land use applications. (B) No screens, plantings, or other physical obstructions are permitted between 21/. and 8 feet above the established height ofthe curb in the Vision Clearance Area. Items associated with utilities or publicly -owned structures—for example, poles, and signs, and existing street trees—may be permitted. (C) The Vision Clearance Area must be in the shape of a triangle. Two sides of the triangle must be property fines or a property fine and edge ofdriveway for a distance specified in this subsection. Where the property lines or driveway edge have rounded corners, they are .measured by extending them in a straight line to a point ofintersecfion. The third side ofthe triangle is a fine across the corner of the lot or parcel joining the non intersecting ends of the other 2 sides. The foRoaaing measurements establish the Vision Clearance Area: Response: Vision clearance areas are planned to be maintained. Screens, plantings, and other physical obstructions are not planned to exceed 8 feet in vision clearance areas. The criteria are met. 4.2.135 Sidewalks. (A) Sidewalks and planter strips abutting public streets must be located wholly within the public street right -of -away. Alternatively, the applicant may propose a design that does not meet this standard, subject to Director approval through a Type 2 approval process. In approving an alternative, the Director may require alternative setbacks or driveway paving requirements that reflect the altered position and location ofthe sidewalk. (B) Sidewalks must be designed, constructed, replaced, or repaired as specified n the Engineering Design Standards and Pmcedures Manual, the Development & Public Works Standard Construction Specifications, and the Springfield Municipal Code. (C) Concrete sidewalks must be provided according to SDC 4.2.105(C), Table 4.2.1, and the following criteria: (I) Sidewalks .oust conform to the existing or planned streetgrades. (2) Sidewalks .oust conform to current ADA standards. (3) Sidewalks must be separated from the curb by the planting strip. Alternatively, sidewalks may be proposed to not meet this standard when necessary for connectivity, safety, or to comply with street design requirements subject to approval by the Director. (4) New sidewalk width and type must be consistent aaith existing sidewalk design in the same block, but must physically transition to comply with current sidewalk standards. When replacing damaged sidewalk, new sidewalk must be located in the same position as the existing sidewalk. AVO Marcola Commercial —Marcola Meadows Master Plan UPDATEDJuly2023 Commercial Site Plan Review —City of Springfield Page 9 Type ofinteesection Measurement along each properM fine AnV street 20 feet A,yAllry 15 feet Any Driveway 10 feet Response: Vision clearance areas are planned to be maintained. Screens, plantings, and other physical obstructions are not planned to exceed 8 feet in vision clearance areas. The criteria are met. 4.2.135 Sidewalks. (A) Sidewalks and planter strips abutting public streets must be located wholly within the public street right -of -away. Alternatively, the applicant may propose a design that does not meet this standard, subject to Director approval through a Type 2 approval process. In approving an alternative, the Director may require alternative setbacks or driveway paving requirements that reflect the altered position and location ofthe sidewalk. (B) Sidewalks must be designed, constructed, replaced, or repaired as specified n the Engineering Design Standards and Pmcedures Manual, the Development & Public Works Standard Construction Specifications, and the Springfield Municipal Code. (C) Concrete sidewalks must be provided according to SDC 4.2.105(C), Table 4.2.1, and the following criteria: (I) Sidewalks .oust conform to the existing or planned streetgrades. (2) Sidewalks .oust conform to current ADA standards. (3) Sidewalks must be separated from the curb by the planting strip. Alternatively, sidewalks may be proposed to not meet this standard when necessary for connectivity, safety, or to comply with street design requirements subject to approval by the Director. (4) New sidewalk width and type must be consistent aaith existing sidewalk design in the same block, but must physically transition to comply with current sidewalk standards. When replacing damaged sidewalk, new sidewalk must be located in the same position as the existing sidewalk. AVO Marcola Commercial —Marcola Meadows Master Plan UPDATEDJuly2023 Commercial Site Plan Review —City of Springfield Page 9 (5) Facilities including, but not limited to, mail boxes, water meters, valves, junction boxes, manholes, utility poles, trees, benches, fire hydrants, signs, and bus stops must not be located avithin the sidewalk, and must be removed or relocated prior to the construction or reconstruction of the sidewalk. Alternatively, the City Engineer may approve an alternative design to this standard if atleast 5 feet of unobstructed width on arterial class streets and 4 feet on all other streets will remain around the facility. (D) Planter strips are required as part of sidewalk construction. Planter strips mustbe at least4'G feet wide (as measured from the back of curb to the edge of the sidewalk) and at least 4'G feet long. Planter strips must have approved landscaping consisting of street trees and ground c r allowed per the Engineering Design Standards and Procedures Manual Tree wells set in concrete or sidewalk areas must be a minimum of4 feet by 4 feet. Concrete, asphalt, or other impermeable pavement are not allowed to substitute for landscaping within planter strips. Planter strips less than 41/2 feet wide may be permitted when necessary for connectivity, safety, or to comply with street design requirements, subject to approval by the Director. (E) Maintenance of sidewalks is the continuing obligation of the abutting property owner. (6443; 6412) 4.2.140 StreetTrees. Street trees are those trees required avithin the public right -of -away. The primary purpose of street trees is to create a streetscape that benefits from the aesthetic and environmental qualities of an extensive tree canopy along the public street system. Street trees are attractive amenities that improve the appearance of the community, provide shade and visual interest, and enhance the pedestrian environment. Street trees also improve air quality, reduce stormwater runoff, and .moderate the micro- chmate impacts of heat absorbed by paved surfaces. Street trees maybe located within a planter strip or within individual tree wells in a sidewalk, round -about, or median. In order to meet streettrce requi re ents where theis no planter strip and streetteces cannotbe planted within the public rightof--way, trees must be planted in the required frnt yard or street side yard setback of private property as specified in the applicable land use district. (A) New Street Trees. New street trees must be a minimum of 2 inch (dbh) caliper. New street trees must be selected from the City Street Tree List contained in Appendix 6A, Approved Street Tree List' in the Engineering Design Standards and Fmcedures Manualand installed as specified in Chapter 6 of the Engineedng Design Standards and Frocedums Manual. (B) Existing StreetTrees. (C) Street Tree Maintenance Responsibility. (I) Maintenance of street trees in the public right-of-way is performed by the City. (2) Maintenance of street trees on private property must be performed by the property owner. (3) Removal of street trees on private or public property does not constitute .maintenance. (6443; 6412; 6211) 4.2.145 Lighting Standards. AVO Marcola Commercial —Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 10 Lighting design and placement for streets, paths, and accessways must conform m the following design standards and the Development & Public Works Standard Construction Specifications. This section does not apply to on-site fighting standards that are regulated by Section 4.5.100. (A) Lighting must be included with all new developments or redevelopment Existing fighting .oust be upgraded to current standards with all new developments or redevelopment The developer is responsible for fighting material and installation costs. (B) Design Standards. (1) Lighting must comply with Illuminating Engineering Society, American National Standards Practice for Roadway Lighting — RP - 8 -14 and applicable National Electrical Safety Code (NESC) and National Electrical Code (NEC) standards. (2) Intersections must be illuminated to a level equal to the sum of the average required illuminance of the 2 intersecting streets. (3) Mid -block crosswalks must have 2 times the illumination required for the street. (4) Decorative poles with City -approved LED fixtures and fighting controls must be used on all streets within the Nodal Development Overlay District and where any refinement plan or plan district requires decorative lighting. The developer may request to install decorative poles on streets, paths, and accessways in any other zone as part of an underlying Type 2 or Type 3 application, which approval is at the discretion of the Approval Authority. (5) City -approved LED fixtures and fighting controls must be usedwhen fighting is required along multi -use paths and access voys. (6) Roadway style poles and "cobra head" fixtures with City -approved LED fixtures and lighting controls must be used along streets in all other locations. (7) When roadway style poles are used on arterial and collector streets in any zone other than residential, they must be steel or aluminum. When roadway style poles are used on local and collector streets in residential zones, they must be fiberglass, steel, or aluminum. (8) Where lot fromages are 80 feet or less, poles must be located at property lines unless approved by the Director. (9) The wreak point illumination must not be less than 0.1 foot candles. (10) Roadway style light poles set behind sidewalks must have 8 -foot arias length. Roadway style light poles set between curb and sidewalk or where no sidewalk exists .oust have 6 -foot arias length. (11) Light pole handholes must be used instead of junction boxes. However, junction boxes for street fighting may be utilized for street crossings or where necessary to comply with electrical code standards cited above. (12) Pole Height. (a) Lights on arterial and collector streets outside of a residential zone most have a 35 -foot fixture mounting height AV0 Marcola Commercial— Marcola Meadows Master Plan UPOATEOJuly2023 Commercial Site Plan Review —City of Springfield Page 11 (b) Lights on local streets with a curb -m -curb width of28 feet or greater and collectors within residential zones must have a 30 -foot fixture mounting height (c) Lights on local sneers with a curb -to -curb width ofless than 28 feet roust have a 20 -foot fixture mounting height. (d) Decorative light poles must be 12 feet tall. Alternatively, 16 - foot tall decorative poles may be used if approved by the Director when the required illumination levels cannot be achieved with 12 -foot tall decorative poles. (e) Lighting on local streets must be installed on the sane side of the street and on the side of the street first constructed. Alternatively, where necessary to be consistent with the existing fighting design and placement the Director may approve an alternative to this standard through a Type 2 process. (f) Light poles must not be placed on the outside ofcurves with less than a 1,000 -foot radius. (6443; 6412) Response: As demonstrated on the Existing Conditions Plan (Exhibit A), sidewalks, street trees, streetlights, and other improvements described in SDC 4.2, above, currently exist along the property's Marcola Road frontage. The subject improvements were approved and installed as part of the Marcola Meadows South Side Public Improvements Plan (City Project Number P31068). Therefore, the transportation infrastructure standards above are met. 4.4.100 —Landscaping, Screening and Fence Standards 4.4.105 Landscaping. (A) These regulations ensure that new development complies with the landscaping provisions of this code and any applicable Refinement Plans, Plan Districts, Master Plans, and Conceptual Development Plans; i adequately screened from less intensive developrmenq considers the effects of vegetation on public facilities; retains significant clusters of natural trees and shrubs wherever possible; .minimizes run-off, facilitates energy conservation and crime prevention; and improves the appearance of the City to create a desirable place to live and work. (B) Three types oflandscaping may be required: (1) Landscaping standards for private property as specified in this section and other sections ofthis code. (2) Street trees in the public right-of-way as specified in SDC 4.2.140. (3) Curbside planter strips in the public right-of-way as specified in SDC 4.2.135. Response: Landscaping is planned to be provided on-site as shown on the Preliminary Landscape Plan (Exhibit A). As demonstrated, approximately 19 percent of the total site area is planned to be landscaped in accordance with this section, including the required setbacks and parking lot planters. Curbside planters are planned to be planted in accordance with SDC 4.2.135. As shown on the Existing Conditions Plan (Exhibit A), street trees currently exist along the property's frontage as specified in SDC 4.2.140. Therefore, the criteria are met. AVO Marcola Commercial—Marcola Meadows Master Plan UPDATEDJuly2023 Commercial Site Plan Review —City of Springfield Page 12 (C) Materials and ins collation costs of required planting and irrigation, other than what is required by the Minimum Development Standards, SDC 5.15.100, must not exceed 10 percent of the value of the new develophmeuq including the cost ofparking facilities. (D) The following areas of a lot/parcel roust be landscaped, unless otherwise specified in this code: (I) AR required setback areas and any additional planting areas as specified in the appropriate zoning district (2) Parking lot planting areas required in this section. Response: As demonstrated on the Preliminary Landscape Plan (Exhibit A), required setback areas and parking lot planters are landscaped in accordance with the requirements of this section. (E) Atleast 65 percent ofeach required planting area must be covered with living plant materials within 5 years of the date of installation. The living plant materials must be distributed throughout the required planting area. The planting acceptable per 1,000 square feet of required planting area is as follows: (I) A minimum oft trees, not less than 6 feet in height, that are at least a2 inch (dbh) caliper (at the time ofplandng, notincluding root 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 ofthe landscape areas. These standards do not apply to single unit detached dwellings and .piddle housing in the R -I District. Response: The Preliminary Landscape Plan (Exhibit A) demonstrates compliance with the planting criteria above. (F) Parking lot planting areas must include 1 canopy tree at least 2 inches (dbh) n caliper that meets City street nee standards as may be permitted by the 8ngineedng Design Standards and Procedures Manual and at least 4 shrubs, 5 gallon or larger, for each 100 square feeeofplandng area. Shrubs that abut public right-of-way or that is placed in the interior of any parking lot must not exceed 2.5 feetin height at maturity. Parking lot planting areas must include: (I) Paddng and driveway setback areas specified in the applicable land use district, and Response: As shown on the Preliminary Landscape Plan (Exhibit A), parking and driveway setback areas are planned to be landscaped in accordance with the requirements of this section. (2) Five percent of the interior ofa parking lot' exclusive of any required parking setbacks, if 24 or more parking spaces are located between the street aide ofa building and an arterial or collector street and are visible from any street. AVO Marcola Commercial— Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 13 Response: The Preliminary Site Plan (Exhibit A) demonstrates there are only eight parking spaces planned between Marcola Road and the building; as such, the standard above is not applicable. The Preliminary Landscape Plan (Exhibit A) demonstrates approximately 17 percent of the total site area is planned to be landscaped, including the parking setbacks, islands, and other required areas in accordance with the SDC. (G) All new required planting areas must be provided with a permanent irrigation system which can include a drip irrigation system. Areas planted with noninvesive drought tolerant species or plant communities are exempt from this standard. Response: A permanent irrigation system will be provided on-site. The criterion is met. (H) Landscaped setbacks abutting required screening on the same property are exempted from planting requirements ifthe arcais notvisible from any pubfic right-of-way or adjacent property. Response: The provision above is understood. Areas visible from public right-of-way (ROW) and adjacent properties are planned to be landscaped, as illustrated on the Preliminary Landscape Plan (Exhibit A). 4.4.110 Screening. (A) Unless otherwise specified in this code, screening is required: (1) Where commercial and industrial districts abut residential districts and no approved screening exists; (B) Screening .oust be vegetative, earthen, and/or structural. Unless specified elsewhere in this subsection, screening must be continuous to at least 6 feet above ground level. The following standards apply: (3) Structural Screening. A fence or masonry wall must be constructed to provide a 100 percent sight -obscuring screen. (a) No screen is avowed to exceed 4 feet in a residential district front yard setback, and aR screening must comply with vision clearance requirements ofSDC 4.2.130. (b) Wherever a required screen in the form ofa fence is adjacent to a residential or commercial district or an arterial o collector street, it must be .made from a non-meWfic .material. Any garbage and recycling receptacles or garbage and recycling area which would otherwise be visible from a pubfic street, customer or resident parking area, any public facility, adjacent property, or any residential district, .oust be screened from view as specified in subsections (B)(1) and (3), above. All garbage and recycling receptacles or materials .oust be contained within the screened area. (c) When abutting a street, outdoor storage areas and storage yards .oust be screened with a 5 -foot planting strip between the storage and street as specified in SDC 4.4.100. (6443) AVC! Marcola Commercial— Marcola Meadows Master Plan UPDATED1uly2023 Commercial Site Plan Review —City of Springfield Page 14 Response: The subject site abuts the Marcola Place Apartments (Approved City File No. 811-21- 000276-TYP2) and as shown on the Approved Master Plan (Exhibit A), screening is planned between the commercial and multifamily residential property. The Marcola Place Apartments site plan demonstrated compliance with the above fencing criteria; the structural screening is planned as a 6 -foot tall wooden fence along the multifamily site's southern property boundary, which is shared with the subject site. As noted on the Preliminary Site Plan (Exhibit A), privacy fencing is planned to be implemented along the shared boundary. Additionally, the trash enclosure is planned to be screened from view as illustrated on the Preliminary Landscape Plan (Exhibit A). The above criteria are met, as applicable. 4.5.100 — On -Site Lighting Standards 4.5.110 Lighting Standards. (A) Standards for Installation and Operation of Outdoor Lighting. Except as exempt by subsection (C) of SDC 4.5.105 above, newoutdoor fighting fixtures nstalled after July 1, 2022, are subject to the standards below. No provision of this section is intended to preempt Springfield Municipal Code 8.200 et seq., Signs, or appficable State codes. (1) AO outdoor fighting fixtures subject to this see don must be designed as a full cut-off fixture or have a shielding method to direct light emissions down onto the site and not shine direct i0urnination or glare onto adjacent properties. (2) AO lighting for roadways, roadway signs, intersections, and pedestrian ways must be designed or have an opaque shielding method to directlight emissions downward and belowthe horizontal plane of the fixture in the permanently installed position. (3) The use of laser source fight or any similar high intensity fight for outdoor advertising or entertainmentic prohibited. (4) The operation of searchlights for advertising or promotional purposes is prohibited. (5) Outdoor lights at designated historic cites or within historic neighborhoods that are consistent with the architectural style or era of the building or property must be consistent with the provisions of this section. (6) Businesses and institutions with outdoor fighting, such as parking lot lights, building lights, landscaping lights, and other similar exterior fighting features, are encouraged to extinguish such fights at the end of the working day, except for fights necessary for personal and building safety. (7) AO outdoor fighting used for pubfic or private sports stadiums, sports r recreation facilities, outdoor performance areas, and other similar outdoor facilities must be extinguished within an hour after conclusion ofthe final event of the day, except as exempted herein. (8) Externally affixed neon fighting is prohibited exceptin the fo0owing manner: As a trim element that surrounds windows, doors, o building edges; when located on building Facades that face street frontages or internal driveways within commercial chopping complexes; such fighting .oust not be located more than 15 feet from finished grade and .mist not be used to define a building mo0ine; AVC! Marcola Commercial— Marcola Meadows Master Plan UPDATED1uly2023 .Ql Commercial Site Plan Review —City of Springfield Page 15 and such lighting must not include flashing, intermittent or rotating fights. Notwithstanding the provisions of this section, all neon fighting associated with signs must be in accordance with the provisions of Springfield Municipal Code 8.200 et seq., Signs. (9) The operation of outdoor lighting used for public or private sports stadiums, sports areas,reation Facilities, outdoor performance areas, and other similar outdoor facilities must not occur later than the conclusion of the final event of the day when maintenance such as field grooming, irrigation, cleaning, and other similar maintenance activities are required, to have the Facility ready for operation the following morning. Eights during after -events .maintenance .oust be kept at die .minimum level practicable. (B) On-site lighting must be the minimum illumination necessary in compliance with the Illuminating Engineering Society of North America recommended practices for a given application, including parking areas and vehicle sales areas. Ali exterior fight fixtures .oust be shielded or recessed so that direct glare and reflection are contained within the boundaries of the property, and directed downward and away from abutting properties; public rights-of-way; and riparian zones, wetlands, and other protected areas identified in this code on the same property. (C) Height (I) The height of a free standing exterior fight fixture must not exceed 25 feet or the height of the principal permitted structure, whichever is less. Iv this cce, height is measured as the vertical distance between the paved surface or finished grade and the bottom of the fight fixture. (2) The Director may allow an increase to the standard in subsection (C)(1), above, through a Type 2 or Type 3 approval process when a determination is made that personal security is an issue, special security needs exist' or where vandalism or crime are possible. The Director may consider specific site characteristics, level of vehicle and pedestrian conflict, special security needs, and history o likelihood of crimes in making the determination. Any approved tv a must be the .minimum necessary to achieve the desired result (3) The height of a free standing exterior light fixture within 50 feet of any residential district, riparian zone, or wetland must not exceed 12 feet. (4) The height restriction in subsection (C)(1), above does not apply to lighting used to illuminate outdoor performance ar s , sport and recreation Facilities, and playfields, unless these fight fixtures are located within 50 feet of a residential district' in which case (C)(3) above applies. (6443) Response: The Preliminary Lighting Plan (Exhibit A) and Preliminary Lighting Details (Exhibit A) demonstrates the exterior site is planned to be illuminated in accordance with the criteria above and the Illuminating Engineering Society of North America standards. As illustrated, parking and circulation areas, walkways, building entrances, and other required outdoor areas are adequately lit to ensure safety for employees and customers. Free standing lighting is not planned to exceed 12 feet in height within 50 feet of the northern property line. The criteria are met, as applicable. AVC Marcola Commercial— Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 16 4.6.100 -Motor Vehicle Parking, Loading and Bicycle ParkingStandards 4.6.115 Motor Vehicle Parking -Parking Lot Design. AR off-street parking areas shall comply with the following dimensional: Response: As shown on the Preliminary Detailed Dimension Plan (Exhibit A), compact and standard parking stalls comply with the dimensional standards above. Circulation aisles provide at least 24 feet of width between parking rows for two-way travel. The criteria above are met, as applicable. 4.6.120 Motor Vehicle Parking -Parking Lot Improvements. AR parking a x must conform to the setback, clearance, planting, and screening provisions this code and must be completed prior to occupancy. Required parking spaces must be improved as follows: (A) AR parking lots, bays, and spaces must have a durable, dust free surfacing of Asphaltic concrete, Portland cement concrete, or other materials as approved by the City Engineer. Permeable pavement meeting standards in the Engineering Design Standards and Procedures Manual may be allowed by the City Engineer for parking areas and driveways. Parking lot surfacing must not encroach upon the public right-of-way. Response: As shown on the Preliminary Plans (Exhibit A), the parking areas comply with the required 5 -foot setback, vision clearance, planting and screening requirements. Parking and circulation areas are planned to be surfaced in accordance with the SDC and the City's Engineering Design Standards and Procedures Manual. The criteria are met. (B) Stormwater management system improvements must be provided to manage all on-site run-off. The stormwater management system improvements .oust provide for the on-site collection of stormwater to eliminate sheet flow onto sidewalks, public rights-of-way, and abutting private property. Ali stormwater management system improvements must meet the standards in SDC 4.3.110, and the Engineering Design Standards and Procedures Manual, Chapters 3 and 4. Response: The Preliminary Composite Utility Plan (Exhibit A) illustrates that stormwater infiltration planters are planned to manage stormwater on-site in accordance with the SDC and the City's Engineering Design Standards and Procedures Manual. For further information, please see the Preliminary Stormwater Memorandum (Exhibit X). The criterion is met. (C) Ali parking spaces fronting a sidewalk, alley, street, landscaped area, structure must be provided with a secured wheel bumper or linear curb not AVO Marcola Commercial- Marcola Meadows Master Plan UPDATEDJuly2023 Commercial Site Plan Review -City of Springfield Page 17 Dimensional Feature (all dimensions in feet) Diagram 0 Parking Angle 1 45 60 90 Stall width, standard A 9.0 9.0 9.0 9.0 Stall width, compact A 8.0 8.0 8.0 8.0 Stall length, standard B 24.0 18.0 18.0 18.0 Stall length, compact B 22.0 16.0 16.0 16.0 Aisle width between stall lives C 12.0 12.0 16.0 24.0 Bumper verhav 'cal D 0.0 1.5 1.8 2.0 Crus -.isle, 1 -way E 16.0 16.0 16.0 16.0 Cross -aisle, 2-vorry F 24.0 24.0 24.0 24.0 Response: As shown on the Preliminary Detailed Dimension Plan (Exhibit A), compact and standard parking stalls comply with the dimensional standards above. Circulation aisles provide at least 24 feet of width between parking rows for two-way travel. The criteria above are met, as applicable. 4.6.120 Motor Vehicle Parking -Parking Lot Improvements. AR parking a x must conform to the setback, clearance, planting, and screening provisions this code and must be completed prior to occupancy. Required parking spaces must be improved as follows: (A) AR parking lots, bays, and spaces must have a durable, dust free surfacing of Asphaltic concrete, Portland cement concrete, or other materials as approved by the City Engineer. Permeable pavement meeting standards in the Engineering Design Standards and Procedures Manual may be allowed by the City Engineer for parking areas and driveways. Parking lot surfacing must not encroach upon the public right-of-way. Response: As shown on the Preliminary Plans (Exhibit A), the parking areas comply with the required 5 -foot setback, vision clearance, planting and screening requirements. Parking and circulation areas are planned to be surfaced in accordance with the SDC and the City's Engineering Design Standards and Procedures Manual. The criteria are met. (B) Stormwater management system improvements must be provided to manage all on-site run-off. The stormwater management system improvements .oust provide for the on-site collection of stormwater to eliminate sheet flow onto sidewalks, public rights-of-way, and abutting private property. Ali stormwater management system improvements must meet the standards in SDC 4.3.110, and the Engineering Design Standards and Procedures Manual, Chapters 3 and 4. Response: The Preliminary Composite Utility Plan (Exhibit A) illustrates that stormwater infiltration planters are planned to manage stormwater on-site in accordance with the SDC and the City's Engineering Design Standards and Procedures Manual. For further information, please see the Preliminary Stormwater Memorandum (Exhibit X). The criterion is met. (C) Ali parking spaces fronting a sidewalk, alley, street, landscaped area, structure must be provided with a secured wheel bumper or linear curb not AVO Marcola Commercial- Marcola Meadows Master Plan UPDATEDJuly2023 Commercial Site Plan Review -City of Springfield Page 17 less than 6 inches in height to be set back from the font of the stall a minimum of 2 feet to allow for vehicle encroachment Wheel bumpers must be aminimum of6 feetin length. Curbs must be constructed in conformance with the Standard Construction Specifications. Alternatively, the sidewalk or landscaped area may be widened 2 feet beyond the minimum dimension required to allow for vehicle encroachment A curb not less than 6 inches in height must protect the widened sidewalks and planter areas. Response: As shown on the Preliminary Detailed Site Plan (Exhibit A), wheel stops are planned to be provided in necessary locations. The criterion is met. (D) Backing into the public right-of-way, other than alleys is prohibited. However, a parking areas of less than 4 spaces on a lot/parcel in a residential land use district may back into the public right-of-way. Response: Parking spaces are planned with adequate maneuvering area on-site, as demonstrated on the Preliminary Detailed Dimension Plan (Exhibit A). (E) AR spaces must be permanently and clearly marked. Alternatively, the applicant may propose unmarked spaces if supported by a report stamped by an Oregon licensed engineer indicating that that the spaces should not be marked for safety considerations. Old striping .oust not be visible after being replaced by new striping. Response: Adequate parking stall striping will be provided. (F) Not more than 30 percent of the total parking spaces in a parking lot may be designated for compact cars. Alternatively, a greater percentage may be authorized by the Directocifa report stamped by an Oregon licensed engineer indicates that greater than 30 percent ofthe total parking spaces is appropriate for the use. AR compact spaces must be signed and/or the space painted with whine lettering in 4 inch high letters with the letter "C," or with the word "Compact" Response: As noted on the Preliminary Site Plan (Exhibit A), there are only 5 compact stalls planned on-site, amounting to 14 percent of the total stalls (i.e., less than 30 percent). The criterion is met. (G) The number, dimensions, and locations of parking spaces for people with disabilities .oust be as specified in Chapter 11 of the Oregon Structural Specialty Code. Response: Accessible stalls are provided on-site in accordance with the October 2022 Oregon Structural Specialty Cade. The criterion is met. 4.6.125 Motor Vehicle Parking—Parking Space Requirements. (A) Table 4.6.2 establishes minimum off-street parking standards according to use, which apply to that use in any land use district (B) The minimum parking standard for any use not specified in Table 4.6.2 is the average peak period parking demand identified for that use in the current versional fficITE Parking Manual, for the day(s) oftheweekwith the highest parking demand. (C) The maximum off-street parking standard for any use that is not a residential use is 125 percent of the minimum off-street parking standard. There is no masttmum off-street parking standard for residential uses. AVC! Marcola Commercial— Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 18 (D) Parking standards esmbfished in Table 4.6.2 may be modified as provided in SDC 4.6.110. Table 4.6.2 Use Minimum Parking Standard Commercial/Industrial Uses Eatin, and drinkinE establishments 1 space for each 100 square feet of r cc floor area Retail trade and services (including shopping I space for every 300 square feet ofgoss floor area en rs Response: This application involves review of a new commercial building planned to include±2,000 square feet of eating and drinking establishment area (i.e. coffee shop) and ±4,000 square feet of retail service area (i.e. a neighborhood convenience store). As such, the commercial uses reflected in Table 4.6.2 above, require 20 stalls and 13.3 stalls, respectively. Therefore, minimum parking requirements amount to 33 stalls and maximum parking allowed is 41 stalls (125 percent of the minimum parking required). As illustrated on the Preliminary Site Plan (Exhibit A) there are 34 stalls planned on-site. The criteria above are met. Special Provisions (B) Commercial Districts. (1) Parking lots in the Neighborhood Commercial (NC) District must be designed so that a landscaped separator is in between every 7 spaces. A developmentin the NC district that requires more than 25 parking spaces must locate half of all the required spaces over 25 behind proposed buildings. Response: The property is zoned CC district. Therefore, the criterion is not applicable. (2) Parking lots must be used exclusively for the parking of vehicles. However, parking spaces in excess of the number required by this code may be used for temporary sales or display of merchandise where the activity does not create a hazard for automobile o pedestrian traffic or where otherwise allowed under this code or the Springfield Municipal Code. (3) A minimum of 4 off-street parking spaces is required for all sites in commercial zoning districts that require parking, unless reduced under SDC 4.6.110(M). Response: The parking area is planned to be used exclusively for vehicle parking. It is understood excess stalls may be used for certain purposes described above. As shown on the Preliminary Plans (Exhibit A), the off-street parking area provides at least four stalls. The criteria above are met. 4.6.130 Loading Areas—Purpose and Applicability. (A) These regulations provide standards for the development ofloading areas. (B) Unless exempted elsewhere in this code, all commercial and industrial development requiring loading areas .oust comply with the loading area provisions of this section. (6443) 4.6.135 Loading Areas—Facifity Design and Improvements. AVO Marcola Commercial— Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 19 (A) All necessary loading areas for commercial and industrial development must be located off-street and provided in addition to the required parking spaces. (B) Vehicles in the loading area .oust not protrude into a public right -of --way or sidewalk. When no other reasonable alternative exists, loading areas must be located so that vehicles are not required to back or .maneuver in the public right-of-way or internal travel aides. (C) The minimum sizes required for commercial and industrial loading areas are as follows: (1) Two hundred fifty square feet for buildings of5,000 to 20,000 square feet of gross floor area. (D) The required loading area must not be less than 10 feet wide by 25 feet long and have an unobstructed height of 14 feet Response: This application involves review of anew commercial building, and therefore, the loading area requirements of this section are applicable. As shown on the Preliminary Detailed Dimension Plan (Exhibit A), the loading area accommodates at least 250 square feet, 10 feet width, and 25 feet length. The loading area is planned to have an unobstructed height clearance. Therefore, the criteria above are met. 4.6.145 Bicycle Parldng—Facility Design. (A) Required bicycle parking spaces and facilities must be a powder coated staple or inverted -13 rack as shown in Figure 4.6-B. Alternatively, the required bicycle parking spaces must fulfill the criteria for quality bicycle parking, which are as follows: (I) Supports the bicycle frame in a stable position without damage to wheels, frames, or components and provides 2 points ofcontacq (2) Aflows locking ofthe frame and 1 or both wheels with a U -lock; (3) Is securely anchored to the ground or to a structure; (4) Resists cutting, rusting, bending, or deformation, both from natural causes and from human abuse; (5) Powder coated or durable, non -scratching surface; and (6) Works well for a variety of bicycle frame types (e.g., should work for step -through frame as well as diamond frame, children's bicycles as well as adult bicycles, recumbent as well as other styles of adaptive bicycles). (B) Required bicycle parking spaces and facilities must be constructed and installed in accordance with SDC 4.6.150 and Figures 4.6-B and 4.6-C. Bicycle parking must be provided at ground level unless an elevator with bicycle wayfinding signage directs users to an approved bicycle storage area. Each required bicycle parking space must allows bicycle to be placed in the space without removing another bicycle from another space. (C) Ali required long-term bicycle parking spaces must be sheltered from precipitation, in conformance with (13)(3) below, and include fighting in conformance with the fighting standards in SDC 4.5.100. (D) Short-term bicycle parking must be sheltered as foflows: AVO Marcola Commercial— Marcola Meadows Master Plan UPDATED1uly2023 Commercial Site Plan Review —City of Springfield Page 20 (1) If 10 or fewer short-term bicycle parking spaces are required, no shelter is required for short-term bicycle parking. (2) If more than 10 short-term bicycle parking spaces are required, at least 50 percent of the short-term bicycle parking spaces in excess of 10 most be sheltered. (3) Shelters must have a minimum 7 -foot overhead clearance and .oust completely cover the bicycle parking rack and any bicycles that are parked in the way the rack was designed to be used. 4.6.150 Bicycle Parking—Facility Improvements. (A) Bicycle Parking Location and Security. (I) Bicycle parking racks, shelters, or lockers must be securely anchored to the ground or to a structure. (2) Exterior long-term bicycle parking must be located within 200 feet from the .rain building entrance, primary point of entry to the use, or employee entrance. (3) Exterior short-term bicycle parking muse (a) Be located no further than 50 feet from the main building entrance or primary point ofentry to the use, as determined by the City, but not further away than the closest on-site automobile parking space excluding designated accessible parking spaces, whichever distance is less; and (b) Be cleadyvisible from the main building entrance or primary point ofentry to the use. (4) Bicycle parking must be separated from motor vehicle parking by a minimum distance of 5 feet or be separated by a barrier or curb placed a minimum distance oft feet to prevent damage to parked bicycles. (5) Where bicycle parking facilities are not directly visible and obvious from the public right-of-way, signs must be provided to direct bicyclists m the bicycle parking. Directions to sheltered fdfltles inside a structure may be signed or supplied by the employer, as appropriate. Short-term parking must be available to the general public (6) Bicycle parking may be located inside a building on a floor, which has an outdoor entrance open for use, and which does not require stairs to access the space. Alternatively, the Director may allow, through aland use decision process, bicycle parking on upper stories within multi -story residential building when an elevator is provided. (7) In order for bicycle parking and bicycle racks to be located to avoid conflict with pedestrian movement and access, bicycle parking must be located outside of the public right-of-way and public or private sidewalk area. Paved access from bicycle parking spaces to the public right -of --way must be provided by at -grade or ramp access with a maximum slope of 8 to 12 percent. Paved pedestrian access must be provided from the bicycle parking area to the building entrance. Alternatively, bicycle parking may be located in the public sidewalk or right-of-way where there is a minimum 5 feet between the parked bicycle and the storefront and does not conflict with pedestrian accessibility. AVO Marcola Commercial —Marcola Meadows Master Plan UPDATED1uly2023 Commercial Site Plan Review —City of Springfield Page 21 4.6.155 Bicycle Parking—Number of Spaces Required. (A) The required minimum number of bicycle parking spaces for each principal use is 4 spaces, unless otherwise specified in Table 4.6.3. Additional bicycle parking spaces may be required at common use areas. When the number of required spaces results in a fractional number, the total number of required spaces will be rounded up to the nextwhole number. When application ofthe long- and short-term bicycle parking percentages results in a fractional number of long- and short-term spaces, the number of long -tern spaces required will be rounded up to the nextwhole number, the remaining number ofrequired spaces will be designated as short -tern bicycle parking. (B) The following parking standards have been established according to use and apply to that use in any laud use district. Usc Minimum Parking Standard Long -and Short-term bicycle parking percentages Commercial/Industrial Uses Eating a denking establishments 1 per 600 square feet offoor area 25% long term General Retail I per for 3,000 square feet of foot 75% short term area Response: This application involves review of a new commercial building planned to include±2,000 square feet of eating and drinking establishment area (i.e. coffee shop) and±4,000 square feet of retail service area (i.e. a neighborhood convenience store). As such, the commercial uses reflected in Table 4.6.3 above, require ±3.3 and ±1.3 bicycle parking spaces, respectively. Therefore, minimum bicycle parking requirements amount to approximately 5 spaces. As shown on the Preliminary Plans (Exhibit A), adequate covered, long-term bike parking is provided near the northeast corner of the building—within 200 feet of the primary entrance. Additional short-term bicycle parking is also provided and separated from vehicle parking by curbing to prevent damage. The criteria for bicycle facility design, improvement, and number of spaces required are satisfied. CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS 5.1.400 —Type 2 and 3 Procedures 5.1.415 Type2Application (A) A Type 2 application involves the Director's interpretation and rou,orise of discretion when evaluating approval standards. Uses or development evaluated through this process are uses that are conditionally permitted or allowed after Director review that may require the imposition of conditions, of approval to ensure compliance with development and approval standards. (B) A Type 2 decision is made by the Director after public notice, but without a public hearing, unless appealed. A Type 2 application is reviewed according to the procedures below, unless the Director determines that the application should be reviewed as a Type 3 decision. A Type 2 decision may be appealed according to SDC 5.1.800. Response: This application involves commercial Site Plan Review and should be reviewed in accordance with the Type 2 review process described above. AVC Marcola Commercial- Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review -City of Springfield Page 22 5.1.425 Mailed Notice ofApplicadon. 5.1.430 Contents of Mailed Notice. Response: The criteria above do not require action by the Applicant. The provisions above are understood and have been omitted for brevity. 5.1.435 Posted Notice of Application. Notice of a Type 2 or Type 3 application must be posted on the subject property by the applicant/property owner throughout the duration ofthe required public comment period. The applicant must post I sign, approved by the Director, on the subject property that is located within 10 feet of any abutting public way. Failure of applicant/property owner to .maintain posting of the sign throughout the duration of the required public comment period does not invalidate a land use approval. Response: The provision is understood, and the Applicant plans to post a sign along the property's frontage on Marcola Road that will remain throughout the duration of the comment period. The criteria can be met. 5.1.445 Type 2 and 3 Review and Decision. (A) Review and Decision. Upon determination of completeness required by SDC 5.1.405, a Type 2 or 3 application will be reviewed according to the following procedures: (B) Final Decision. A decision on a Type 2 or 3 application is not final until the Approval Authority issues a written decision, the decision or notice of the decision has been mailed, and the appeal period to the next higher Approval Authority within the City has expired. (C) Appeal to the Oregon Land Use Board of Appeals (LUBA). Appeals of the final City decision by the Hearings Officer or City Council may be appealed to the Land Use Board of Appeals according to ORS 197.830, as further described atSDC 5.1.800. Response: The provisions above are understood; the Approval Authority for this application is the Director or his designee and potential appeals are reviewed by the Planning Commission (i.e. the next higher Approval Authority). 5.13.100 —Master Plans 5.13-134 Final Master Plan—Phasing Implementation (A) No Subdivision and/or Site Plan Review applications (phasing implementation) shall be submitted until the Memorandum of Final Master Plan has been recorded, delineating the effective date, and returned to the City. (B) The approved Final Master Plan shall be the basis for the evaluation of all phases of proposed development' including Subdivision and/or Site Plan Review applications. (C) The approved Final Master Plan and all applicable conditions of approval shall be addressed for each Subdivision and/or Site Plan Review application AVC! Marcola Commercial —Marcola Meadows Master Plan UPOATEO1uly2023 Commercial Site Plan Review —City of Springfield Page 23 (phasing implementation) as part of application completeness during the Pre - Submittal Mee ting application process, specified in SDC 5.1.120(C). Response: This property is within the boundaries of the Marcola Meadows Final Master Plan that was approved on February 17, 2021 (Local Case File No. 811-20-000225-TYP3). The Memorandum of Final Master Plan has been recorded and returned to the City. The applicable conditions of approval are addressed within Exhibit J. Additionally, the approved Phasing Plan and Schedule is included as Exhibit H. Therefore, the criteria are met. 5.17.100 — Site Plan Review 5.17.110 Applicability. (A) The Site Plan Review process is used for: (1) The following categories of multiple unit housing, commercial, public and c mi-pubfic, and industrial development o including construction of impervious surfaces for parking lotsand storageareas: (a) New development on vacant sites and redevelopment' except: 0 Where a proposed development qualifies for a Minimum Development Standards review in accordance with SDC 5.15; (i) Where .multiple unit housing qualifies for a Type 1 process as specified in SDC 4.7.380. Response: This Site Plan Review application involves new improvements on a property zoned CC district. Therefore, this section is applicable. 5.17.115 Submittal Standards. Application .materials must be submitted as required below in addition to the requirements in SDC 5.1.215, Application Requirements. Applications that do not include all the necessary information may be deemed incomplete in accordance with SDC 5.1.220, Acceptance ofApplicadon. (A) General Requirements. All plans submitted under this section .oust (B) Existing Site Conditions Plan. The application .oust include an existing site conditions plan that chows, for the entire property and the surrounding property to a distance ofl50 feet from the subject property boundaries: (1) The property boundaries, dimensions, and gross area; (2) Topographic contour fines at 1 -foot intervals for slopes equal to or less than 10 percent and at 2 -foot intervals for slopes greater than 10 percent; (3) The location and width of all public and private streets, drives, sidewalks, pathways, rights-of-way, and easements; (4) Potential names] hazard areas, including areas .napped by the City, County, or State as having a potential for geologic hazards; AVO Marcola Commercial—Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 24 (5) Soil types and water ruble information as mapped and specified in the Soils Survey of Lane County; (6) Resource areas, including wetlands on the City's Local Wetlands Inventory, screams, surface .nines, and wildlife habitat identified by the City or any natural resource regulatory agencies as requiring protection; (7) The name, location, dimensions, direction of flow, and top of bank of all watercourses that are shown on the Water Quality Limited Watercourse Map and their riparian areas; (8) The 100 -year floodplain and 0oodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision; (9) The Time ofTravel Zones, as specified in SDC 3.3.200 and delineated on the Wellhead Protection Areas Map on file in the Development Services Department (10) Features, including existing structures, pavement, large rock outemppings, drainage ways, canals and ditches; (11) The location, size and species oftrees and other vegetation having a caliper (diameter) of6 inches or greater at4 feet above grade; and (12) Locally or federally designated historic and cultural resources. (C) Proposed Site Plan. The application must include a site plan that shows: (I) The proposed development site, including boundaries, dimensions, and gross area; (2) Existing site features, including trees, identified on the site analysis map, ifany, which are proposed to be retained, removed, or .modified by the proposed development (3) The location and dimensions of all existing and proposed structures, utilities, pavement, and other improvements on the site and adjacent to the site for a distance of 150 feet, (4) Setback dimensions for all existing and proposed buildings; (5) Loading and service areas for waste disposal, loading, and delivery; and (6) Outdoor recreation spaces, common areas, plazas, outdoor seating, street furniture, and similar improvements. (D) UdEq and Improvement Plan. The application .oust include a utility and improvement plan that shows: (I) The name and location of all existing and proposed public and privatestreets within or on the boundary of the proposed development site including the right-of-way and paving dimensions, and the ownership and .maintenance status; (2) Location of existing and required traffic control devices, fire hydrants, streetlights, pourer poles, transformers, neighborhood mailbox units, and similar public facilities; (3) The location, width, and construction .material of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and trails; AV0 Marcola Commercial —Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 25 (4) The location and size of existing and proposed utilities on and adjacent to the site including sanitary sewermstor mwater management systems, water mains, power, gas, telephone, and communications connections including cable, internet, and television cable, etc.; (5) The proposed connection points ofthe proposed utilities; and (6) The location and size of existing and proposed easement and public dedications. (E) Landscape Plan. The application mustinclude a landscape plan that shows: (1) Existing and proposed building and pavement outlines; (2) The location and dimensions of existing and proposed terraces, retaining walls, decks, patios, shelters, and play areas; (3) Existing and proposed abutting street right-of-way landscaping; (4) Screening as specified in SDC 4.4.110; (5) Plantings, either existing or proposed, used in erosion control and stormwater treatment firciities; (6) Details of a permanent irrigation system, unless specifically exempted as specified in SDC 4.4.100; (7) Street trees as specified in SDC 4.2.140; (8) A specifications fist for all landscaping .materials to be used; (9) A planting schedule containing the location, size, and species of the existing and proposed plant materials (at time of planting); (10) The anticipated size ofall proposed plants at2 years, or at .maturity, whichever is first, and (11) A description ofplanting methods as specified in SDC 4.4.100. (F) Access, Circulation, Parking, and Lighting Plan. The application .oust include an Access, Circulation, Parking, and Lighting that shows: (I) The location, dimensions and number of typical, compact, and disabled parking spaces; including aisles, landscaped areas, wheel bumpers, directional signs and striping; (2) The location and dimensions of all site circulation for vehicles, pedestrians, and bicycles including entrances and exits to the site, and loading and service areas; (3) Access to streets, alleys, and properties to be served, including the location and dimensions of existing and proposed driveways and driveways proposed to be closed; (4) On-site lighting including the location, orientation, and .nazi...um height of all proposed exterior light fixtures, both free standing and attached. (5) For fighting, the type and extent of shielding, including cut-off angles and the type ofillumination, the wattage, luminous area, and a photometric test report for each fight source; (6) The location, type, number, and dimensions of all bicycle parking space.; AV0 Marcola Commercial —Marcola Meadows Master Plan UPDATEDJuly2023 Commercial Site Plan Review —City of Springfield Page 26 (7) The amount ofgross floor area applicable to the parking requirement for the proposed use; (8) The location ofoff-street loading areas; (9) Existing and proposed transit Facilities; (10) A copy of a Right -of -Way Approach Permit application, where the property has frontage on an Oregon Department of Transpormrion (ODOT) Facility; and (11) A Traffic Impact Study prepared by an Oregon Licensed Traffic Engineer when required by and as specified in SDC 4.2.105(A)(4). (G) Grading, Paving, and Storenwater Management Plan. The application must include a grading, paving, and stormwater .management plan that shows: (I) The stormwater management system for the entire development (2) The roof drainage patterns and discharge locations; (3) The pervious and impervious area drainage patterns; (4) The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and names] drainage ways to be retained; and (5) The existing and proposed elevations, site grades, and contours Response: The Preliminary Plans (Exhibit A) contain the information and plan elements listed above, as applicable. The necessary submittal requirements are satisfied. (H) Phased Development Plan. The application must include a Phased Development Plan if phasing is proposed. Theplan .oust indicate any proposed phases for development, including the boundaries and sequencing of each phase as specified in SDC 5.17.115. Phasing must progress in sequence that promotes street connectivity between the various phases and accommodates other required public improvements, including but not limited to, sanitary sewer, stormavater management' water, and electricity. The Approval Authority may require the applicant to enter into an agreement for phased developments, and may require bonding or other assurances for improvements, in accordance aaith SDC 5.15.135, Bonding and Assurances for Development Response: This Site Plan Review application does not involve phased development. (I) Narrative. The application must include a written letter, narrative, or report documenting howthe proposal is in compliance with the applicable approval criteria contained in SDC 5.17.125, Site Plan Review Approval Standards. Response: This written narrative addresses the approval standards of SDC 5.17.125 and documents how the criteria are met. The submittal requirement is met. (J) Deed Restrictions. The application must include submit copies ofall existing and proposed restrictions or covenants. Response: Please see the Preliminary Property Ownership Information (Exhibit Q. The requirement is met. (E) Additional Information. The Director may require an applicant to submit additional information at the time of Site Plan Review application submittal. AVC Marcola Commercial— Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 27 At the applicavfs expense, additional studies, reports, or exhibits prepared by qualified professionals may be required to address specific site features or concerns to demonstrate compliance with approval standards. Additional information may include, butts not limited to, the following items: (1) Evidence that any required Federal or State permit has been applied for or approved; (2) A Geotechnical Report prepared by an Oregon -licenced engineer, if the required Site Assessment specified in SDC 5.17.120 indicates the proposed development area has unstable soils and/or a high water table as specified in the Soil, Survey ofLmm County. Response: This application involves Site Plan Review for a property within the boundaries of the Marcola Meadows Final Master Plan that was approved on February 17, 2021 (Local Case File No. 811-20-000225-TYP3). Additional reports and permits referenced in the submittal requirements above are not applicable to this application. (L) Septic Systems. If the properties are not served by the City sewer system in accordance with SDC 4.3.105, the application must include documentation from the Department ofEnvimnmental Quality or its agent that indicates that the proposed development will be in compliance with all applicable requirements for sanitary septic systems when such systems exist on the properties affected by the development. Response: The subject site will be served by the public municipal sewer system. The submittal requirement is not applicable. 5.17.120 Review. (A) Pre -Application Options. Although voluntary, prospective applicants are encouraged to request a Development Initiation Meeting or Pre -Application Meeting as specified in SDC 5.1.210. (B) Site Plan Review applications are reviewed under the Type 2 procedure in accordance with SDC 5.1.400. (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 above is understood. 5.17.125 Approval Standards. (A) The Director must approve, approve with conditions, or deny a proposed Site Plan Review application based on the following standards: (I) The proposed land use a permitted use or is allowed as a discretionary use in the land use district. Response: Pursuant to Table 3.2.320, commercial retail uses are permitted (subject to cited code sections) in the CC district. The approval criterion is met. (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. Response: This application does not involve a discretionary land use. The criterion is not applicable. (3) The proposal complies with the standards of the land use district of the subject property; AVO Marcola Commercial —Marcola Meadows Master Plan UPOATEOluly2023 Commercial Site Plan Review —City of Springfield Page 28 Response: As shown on the Preliminary Plans (Exhibit A), the site is designated CC district and complies with the applicable land use district standards including lot dimensional requirements, setbacks, access, site design, etc. Therefore, the approval criterion is met. (4) The proposal compfiec acith any applicable approved master plan, master facilities plan, refinement plan, and/or special planned district. Response: As demonstrated in Exhibit 1, this project complies with the Marcola Meadows Final Master Plan and relevant conditions of approval. The property is not subject to a master facilities plan, refinement plan, conceptual development plan, or special planned district. Therefore, the approval criterion is satisfied. (5) The proposal complies with the applicable sections of SDC 4.2, Infrastructure Standards -Transportation. Response: The Preliminary Plans (Exhibit A) and responses to SDC 4.2 demonstrate this application is in compliance with the applicable transportation infrastructure standards related to public streets, site access, sidewalks, street trees, lighting, etc. As shown on the Existing Conditions Plan (Exhibit A), the property's frontage along Marcola Road has been improved in accordance with City standards. The subject improvements were approved and installed as part of the Marcola Meadows South Side Public Improvement Plans (City Project Number P31068). Additionally, this Site Plan Review application is for an approved commercial phase of the Marcola Meadows Final Master Plan. The anticipated trip generation from the planned commercial retail building is lower than the worst-case scenario for the site documented in the Marcola Meadows Final Master Plan Transportation Impact Study (TIS) prepared by Lancaster Mobley in November 2020. For additional information, please see the written responses to SDC 4.2 and the Transportation Documentation (Exhibit F). Therefore, the transportation infrastructure standards are met. (6) The proposal complies with the applicable sections of SDC 4.3, Infrastructure Standards-Utifides. Response: As shown on the Preliminary Plans (Exhibit A) and described in this written document, the necessary public and private improvements can be provided to serve the site in accordance with the SDC. Further, this commercial site is a planned phase of the approved Marcola Meadows Final Master Plan. As such, City staff have concluded adequate public facilities (e.g. municipal water, sanitary sewer, stormwater management, franchise utilities, etc.) are available to serve the site when in compliance with the approved Final Master Plan. Therefore, adequate capacity of public and private facilities can be provided to the subject site, and the criterion is met. For further information, please see the Preliminary Composite Utility Plan (Exhibit A) and the Preliminary Stormwater Report (Exhibit 1). (7) The proposal compfiec with the applicable sections of SDC 4.4, Landscaping, Screening, and Fence Standards. AVO Marcola Commercial— Marcola Meadows Master Plan UPDATEDJuly2023 Commercial Site Plan Review —City of Springfield Page 29 Response: As shown on the Preliminary Landscape Plan (Exhibit A), required landscaping and screening is provided to serve the commercial site. For further information, please see the detailed responses to SDC 4.4. The approval criterion is met. (8) The proposal complies with the appficable sections of SDC 4.5, On - Site Lighting Standards. Response: The Preliminary Plans (Exhibit A) demonstrate the exterior site (including parking and circulation areas, walkways, building entrances, and other required areas) is planned to be illuminated in accordance with SDC 4.5. The Preliminary Lighting Plan (Exhibit A) details the required information including the location, orientation, and height of planned light fixtures. The approval criterion is satisfied. Further, a complete photometric plan containing test reports for each light source is deferred until Final Site Plan Review and/or future Building Permit submittal. (9) The proposal complies with the applicable sections of SDC 4.6, Motor Vehicle Parking, Loading, and Bicycle Parking Standards. Response: As shown on the Preliminary Plans (Exhibit A) and discussed in the narrative response to SDC Chapter 4.6, the required vehicle and bicycle parking stalls are provided to serve the planned commercial building. Please see SDC Chapter 4.6 for further details on compliance with applicable standards. The approval criterion is met. (10) The proposal complies with the applicable sections of SDC 4.7, Specific Development Standards. Response: There are no specific development standards of SDC Chapter 4.7 that are applicable to retail or eating and drinking establishments in the CC district. Therefore, the approval criterion is not applicable to this application. (11) The proposal complies with the applicable sections of SDC 4.8, Temporary Use Standards. Response: This application does not include temporary uses or standards associated with SDC Chapter 4.8. The criterion is not relevant to approval of this application. 5.17.130 Final Site Plan. (A) A Final Site Plan must be submitted to the Director within 90 days of the writren decision and expiration of any appeal period. (B) The Final Site Plan .oust include the same information as required for the proposed site plan however must depict the proposal as approved and must incorporate all conditions of approval that the decision requires to be shown on the Final Site Plan. No building or engineering permits will be issued until the Final Site Plan is approved. (C) Submittal of a Final Sire Plan must include the following .material, where applicable: (1) The original recorded copy ofanyrequired ImprovementAgreement. (2) Where applicable, any required ODOT Right -of -Way Approach Permit must be submitted prior to construction of improvements with ODOT right -of --way. (3) Where approved a copy of a recorded joint use access/parking agreement AVO Marcola Commercial— Marcola Meadows Master Plan UPOATEOJuly2023 Commercial Site Plan Review —City of Springfield Page 30 (4) A copy ofany recorded private easement or other original easement (D) The Final Site Plan becomes null and void if after 3 years from the date of Final Site Plan acceptance by the Director if no building permit has been issued, or if a building permit was issued but has expired without a new building permit being issued within 3 years of the date of the Final Site Plan acceptance. Response: The Final site Plan process described above is understood. IV. Conclusion The required findings have been made and this written narrative and accompanying documentation demonstrate that the application is consistent with the applicable provisions of the City of Springfield Development Code. The evidence in the record supports approval of the application and the City can rely upon it for its approval of the application. AVO Marcola Commercial— Marcola Meadows Master Plan UPDATEOluly2023 Commercial Site Plan Review —City of Springfield Page 31 MARCOLA COMMERCIAL SITE VICINITY MAP 1 SCALE: 1' = 1000' PRELIMINARY SITE PLAN REVIEW SITE MAP SCALE 1' = 100' SHEETINDEX 00 PREUMINARY COVET SHEET 'MTI SITE AND VICINITY MAP 01 APPROVED MASTER PLAN 02 EXISTNG CONDITONS PLAN 03 PREUMINARY DEMOU ION, GRADING, AND EROSION AND SEDIMENT CONTROL PLAN 04 PREUMINARY SITE PLAN 05 PRELIMINARY DETAILED DIMENSION PLAN 06 PREUMINARY COMPOSITE UTILITY PLAN 07 PRELIMINARY UGNDNG PLAN 08 PREUMINARY UGHTING DETAILS 09 PRELIMINARY FIRE TRUCK TURNING MOVEMENTS PLAN 10 PREUMINARY GARBAGE TRUCK TURNING MOVEMENTS PLAN 11 PRELIMINARY LANDSCAPE PLAN LAND USE PLANNING / AKS ENGINEERING & FORESTRY, LLC LANDSCAPE ARCHITECTURE / CONTACT: LARRY PANKEY, MARIE HOLLADAY CIVIL ENGINEERING / 12965 SW HERMAN ROAD, SUITE 100 TUALATIN, OR 97062 SURVEYING FIRM: PH: 503-563-6151 FAX: 503-563-6152 OWNER/APPLICANT: MARCDLA MEADOWS NEIGHBORHOOD LLC LEGEND 27375 SW PARKWAY AVENUE ELEVATIONS ARE BASED ON NGS WLSONVLE, DR 97070 EXISTING amuMs. Q PROPOSE) slwl M.w aEw an EXISTING PROPOSED PROJECT LOCATION: axNmsnEE OF THE CENTERLINE OF THE WESTBOUND ROAD AND REST OF 28TH STREET smw MMI MIDI azw sIwI M.w EMA Mw o o SOUTHWEST OF THE SOUTHWEST CORNER OF fR NNLWI A ,� TW aLW YM.1]E O CENTER OF A DRIVEWAY, AND 3.6 FT NORTH om aoxav P ca vEm o CURRENT CITY DATUM) 0 STE PLAN REVIEW FON A NEIGHBORHOOD = COFFEE SHOP TOTAL ACREAGE: 10.89 ACRES um MMP aM um vuN w w •F MMER � F o[« vuK ® PaL NP 91G4 VktF M I,I ,{ me M V T ^O m ¢ql aiM mr o PS•.Y AEM &% % LNC ® ■ .y YMMSIfA aWIMIE O • NIU FffEV EM aM T T mYM[Am6 LLw_r m m sTaEi uan c • orMCems Jlxrnw ml p Muses ® ® muwema Nan o mop D_ _ earowr ME .1 ME ariEMNE aM W6P.gFi r.a„art Nx¢ uc aur M¢ PpQt NE - _ _ _m_ _ _ _m_ _.. ..— auNE.w •E — — __. .. .. aMANGmS ME m m f@A WIIC IIF w w m w MINE s m x m SIWI MMX LIE r r swrMr svM LIEm— PRELIMINARY SITE PLAN REVIEW SITE MAP SCALE 1' = 100' SHEETINDEX 00 PREUMINARY COVET SHEET 'MTI SITE AND VICINITY MAP 01 APPROVED MASTER PLAN 02 EXISTNG CONDITONS PLAN 03 PREUMINARY DEMOU ION, GRADING, AND EROSION AND SEDIMENT CONTROL PLAN 04 PREUMINARY SITE PLAN 05 PRELIMINARY DETAILED DIMENSION PLAN 06 PREUMINARY COMPOSITE UTILITY PLAN 07 PRELIMINARY UGNDNG PLAN 08 PREUMINARY UGHTING DETAILS 09 PRELIMINARY FIRE TRUCK TURNING MOVEMENTS PLAN 10 PREUMINARY GARBAGE TRUCK TURNING MOVEMENTS PLAN 11 PRELIMINARY LANDSCAPE PLAN LAND USE PLANNING / AKS ENGINEERING & FORESTRY, LLC LANDSCAPE ARCHITECTURE / CONTACT: LARRY PANKEY, MARIE HOLLADAY CIVIL ENGINEERING / 12965 SW HERMAN ROAD, SUITE 100 TUALATIN, OR 97062 SURVEYING FIRM: PH: 503-563-6151 FAX: 503-563-6152 OWNER/APPLICANT: MARCDLA MEADOWS NEIGHBORHOOD LLC 27375 SW PARKWAY AVENUE ELEVATIONS ARE BASED ON NGS WLSONVLE, DR 97070 ARCHITECT: RONALD JAMES PED ARCHITECT COUNTY BENCHMARK NO. 158 LOCATED IN 6850 BURNETT STREET SE SPRINGFIELD, AT THE JUNCTION OF MAIN SALEM, OR 97317 PROJECT LOCATION: SPRINGFIELD OREGON, NORTH OF MARCOLA OF THE CENTERLINE OF THE WESTBOUND ROAD AND REST OF 28TH STREET TAX LOT 1804 OF LANE COUNTY TAX MAP 17-02-30-00 LOCATED IN THE NORTHWEST ONE-QUARTER OF SECTION 30 AND THE SOUTHWEST ONE-QUARTER OF SECTION 19, TOWNSHIP 17 SOUTH, RANGE 2 WEST, WLIAMETTE MERIDIAN, Cltt OF SPRINGFIELD, LANE COUNTY, OREGON. EXISTING LAND USE: VACANT, UNDEVELOPED LAND VERTICAL DATUM: ELEVATIONS ARE BASED ON NGS BENCHMARK NO. CE1625, ALSO BEING LANE COUNTY BENCHMARK NO. 158 LOCATED IN SPRINGFIELD, AT THE JUNCTION OF MAIN STREET AND 33RD STREET, 205.1 FT NORTH OF THE CENTERLINE OF THE WESTBOUND LANES OF MAIN STREET, 46.3 FT SOUTHWEST OF THE SOUTHWEST CORNER OF THE SURGES RESIDENCE AT 185 33RD STREET, 226 IT EAST OF THE CENTER OF 33RD STREET, 19.7 FT SOUTH OF THE CENTER OF A DRIVEWAY, AND 3.6 FT NORTH OF UDUTY POLE NUMBER 135, WITH AN ELEVATION OF 478.11 FEET (NAVD BQ CURRENT CITY DATUM) PROJECT PURPOSE: STE PLAN REVIEW FON A NEIGHBORHOOD CONVENIENCE STORE AND DRIVE THROUGH COFFEE SHOP TOTAL ACREAGE: 10.89 ACRES OPEN SPACE - 0TTD sTCF" N SPACE AND PEDESTRIAN CONNECTIVITY PIERCE DITCH PEDESTRIAN PATHWAY I�I I gl ` Al, LOMOND - I AVENUE—__ A f _ ry: w r N R doe®oe coo® COMMUNITY e GATHERING PLACE 0 O BONNIE LANE - • z STORM WATER r - MANAGEMENT STOR"ATER ATTENUATION ANDCLEANWATER —�--^� I I -_ - .�,.rwLCAL BOPPD TRAIL I 0 0 LSRE NpTF; CONCFPTOW SCN�INED BY PIgN pE51GN TO BE OETE0.M SP0.INGFIELO POBIIC SCN0015 SCHOOL EDUCATIONAL OPPORTUNITIES • •• S 1:1CI1[+1LI:Z I8:[ Z l Ii:IHIDE COMMERCIAL c•• CONVENIENT NEIGHBORHOOD SHOPPING AND EMPLOYMENT. OFFICE SPACE PROVIDES OPPORTUNITIES FOR BUSINESSES DEVELOPMENT V RESIDENTIAL AFFORDABLE I NC OPTIONS rA SINGLE-FAMILY RESIDENTIAL NEARSCHOOLS, SHOPPING, AND EMPLOYMENT INLSIi�tY //^\\MARCOLA ROAD / 3 - TI NOTE: POTENTIAL PLAN ELEMENTS AND DETAILS AS SHOWN ARE CONCEPTUAL AND SUBIECTTO CHANGE LEGEND OOPEN SPACE - STORMWATER FACILITY OSINGLE-FAMILY MULTI -FAMILY COMMERCIAL CHURCH ® SCHOOL OPEN SPACE - 0TTD sTCF" N SPACE AND PEDESTRIAN CONNECTIVITY PIERCE DITCH PEDESTRIAN PATHWAY I�I I gl ` Al, LOMOND - I AVENUE—__ A f _ ry: w r N R doe®oe coo® COMMUNITY e GATHERING PLACE 0 O BONNIE LANE - • z STORM WATER r - MANAGEMENT STOR"ATER ATTENUATION ANDCLEANWATER —�--^� I I -_ - .�,.rwLCAL BOPPD TRAIL I 0 0 LSRE NpTF; CONCFPTOW SCN�INED BY PIgN pE51GN TO BE OETE0.M SP0.INGFIELO POBIIC SCN0015 SCHOOL EDUCATIONAL OPPORTUNITIES • •• S 1:1CI1[+1LI:Z I8:[ Z l Ii:IHIDE COMMERCIAL c•• CONVENIENT NEIGHBORHOOD SHOPPING AND EMPLOYMENT. OFFICE SPACE PROVIDES OPPORTUNITIES FOR BUSINESSES DEVELOPMENT V RESIDENTIAL AFFORDABLE I NC OPTIONS rA SINGLE-FAMILY RESIDENTIAL NEARSCHOOLS, SHOPPING, AND EMPLOYMENT INLSIi�tY //^\\MARCOLA ROAD / 3 - TI NOTE: POTENTIAL PLAN ELEMENTS AND DETAILS AS SHOWN ARE CONCEPTUAL AND SUBIECTTO CHANGE ___________________________________________L______________ f_______IL \ \ 1 .;E 9.01 E u� / \ -aM / IE IX: gel6] F - - -----,�--------------m - - - MMOOLA ROAD -----w9-- I.I� u0� _- ___ ________- L -_______ [Nn..0 wt vn «.: cv�__ PARCEL TAX LOT 1805 --. Am/ mN. 14IC MNoAoiL 9:YrmR <yiro LPPW224305 nmTT '"TLF- xoYnNmDMz�LF-LI __�-- -- -------- 'i— ;---C e0 =0 -- _C/ — i, ZONE 5 /— WELLHEAD PARCEL / LPPN2022-P3052 TAX LOT 1802 TAX LOT 1801 lAY MIP 1)02]4 Tex nM aozw ASPISN MA '. FSk ... t TAX LOT 7804 ' \ VITTsa ADJUSTED TRACT 2 I DOC. 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PUMPER FIRE TRUCK OVERALL LENGTH 40.00 FT OVERALL MOTH 8.167 FT OVERALL BODY HEIGHT 7.745 FT MIN BODY GROUND CLEARANCE 0.656 FT TRACK MOTH 8.167 FG LOCK -TO -LOCK TIME 5.00 SEC MAX NEEL ANGLE 45' SCRLE: 1'20 FEET ages J s�zKl z Q J a N z W 2 W 0 2 I (1= . ks & GAGE TRUCK OVERALL LENGTH 35.00 FT OVERALL VADTH 8.375 FT OVERALL BODY HEIGHT 10.516 FT MIN BODY GROUND CLEARANCE 1.00 FT TRACK WIDTH 8.375 FG LOCK -TO -LOCK TIME 6.00 SEC CURB TO CURB TURNING RADIUS 29.30 FT SCRLE: 1'20 FEET j z Q J a N z z w 2 w O 2 9 CC 1 � 1ry9ENr7s1.1 . NI PPMpRccpN51FU�, MAROOLA ROAD I PRELIMINARY PLANT SCHEDULE � ffi munG�nXlc meurmuc sulralwuE9 T Am amt YoaLm' WrxAu Y1 WAIE t c4 eM As aow +�/ s mns oamlWrs MIRa xAafiEar t LAL eM A scow z URQMIWY4MA1u M111P.11RE tW xd 11 IHIw 8 OSThTA NRiXIAYi WFRGN HYNpXY.W Y GL. B08 AS SHOW 9PoB ffi tl� 9�9 NG O 25 GWIINA NIIfJAS LWx BGIIM GM aM11Y NGMp I GL OM1! 2P ue. Q' 1p RNNF faaA N. MAINE 2 M W. 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ML V1t6YAXC a.1LL Y.WRYAIX:VLY II9GR0 BY MI aGmgM SY91d 10 F1OR %M119MIV.4 aRXE %MII 6V8151YIR (A YXY.Y 6 M IeWS),Ia1GMN aNL S 1EV31-R90' BY TIE LWiCV4 OMIAACIpI, ILBWI6' ALL MM IYmSWY fa M lO9ElE NSIRIAIILN a ME Pii GATa 9RR11ItX OIY Of 9!•9100 SINYANS SITE AREA SUMMARY A IWBW IAA 4= 7 LNLYIA A4A LTO 9' I'M SCPLE: 1'20 rEEi City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 SITE PLAN REVIEW - TYPE 2 4pplication Type ane Pian Review completeness_ Check Site Plan Review Submittal ❑ Final Site Plan Submittal Required Project Information (Applicant: Applicant Name: Marcola Meadows Neighborhood, LLC Complete this Please contact A Section) licant's Company: 1&E Construction, Inc. consultant, below Address: 27375 SW Parkway Avenue, Wilsonville, OR 970 AppllcanVs Consultant: Marie Holladay P (503) 563-6151 Company: AKS Engineering & Forestry, LLC holladaym@aks-eng.com Address: 12965 SW Herman Road, Suite 100, Tualatin, O Property Owner: Marcola Meadows Neighborhood, LLC Rho"n Please t A li 's Company: 1&E Construction, Inc. consultant, above Address: 27375 SW Parkway Avenue, Wilsonville, OR 970JO its ASSESSOR'S MAP NO: 17023000 NO(S): 1804 Property Address (if applicable): Size of Properly: ±0.89 acres p Acre; r Acre: N!A Proposed Project Name: Marcola Commercial Proposal: Site plan review for a neighborhood convenience store and coffee shop with adrive-through. Existing Use: Vacant land zoned community commercial New Impervious Area (Sq. Ft.); ±27080 sf Required Project Information (city Intake Staff: Associated Applications: Complete This Section) Placard: Case No: Date: Reviewed By: Application Fee: $ Tech Fee: $ Notice Fee: $ TOTAL FEE: $ PROJECT NO: DEVELOPMENT AND PUBLIC WORKS SPRINGFIELD — 225 FIFTH STREET SPRIOREGO PHONE. ELD, OR 53 PHONE: 541.726.3753 FAX. 541.726.1021 mmspringFrold-or.gov STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK ----------- — doss likerdZedwdbyAppheao--- ----------- — _— (Please return to Clayton HkRahern @ City of5prn{gfield Development and Public Works; Fax # 736-1027, Phase # 736-1036), entail. cmceachern@springfieldor.gov Project Name: Marwla Place comrnemui Applicant: Lawreoce Parke, AKS Engineano, & Forestry Assessors Parcel #: Ta. Lot t 80a: rax Mao 1702 W 00 Date: 06/+6/2023 Land Use(s): Tao Phone #: 503-563-6151 PIoject Size (Acres): 0.80 Acres Fax #: 503-563-6152 Approx. Impervious Area: 0.73 Acres Email: pankeyl@aks-eng.com Project Description (Include a copy of Assessor's map): This project will consist of private improvements associated with a new commercial building. Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary: Overflow (more than the 10 -year design storm) stormwater runoff will be conveyed to the existing public right-of-way. Proposed Stormwater Best Management Practices: Stormwater runoff from this project will be routed to LID stormwater planters and will be completely infiltrated up to the 10 -year design storm. —(Areabelowthishnetilledoutbythe City andRetaraedto the Applicant)— — (At a nuninum5 all boxes checked by the City on the front and backofthis sheet shill be submitted or —mapplicafion to be conWietefor subndtial, although other requiretnents ntay be necessQ . Drainage Study Type (EDSPM Section 4.03.21: (Note, UH may be substituted for Rational Method) ❑ Small Site Study—(use Rational Method for calculations) ❑ Mid -Level Development Study —(use Unit Hydrograph Method for calculations) ❑ Full DIainage Development Study — (use Unit Hydrograph Method for calculations) Environmental Considerations: ❑ Wellhead Zone: ❑ Hillside Development: ❑ Wedand/Riparian: ❑ Floodway/Floodplain: ❑ Soil Type: ❑ Other Jurisdictions Downstream Analysis: ❑ N/A ❑ Flow line for starting water surface elevation: ❑ Design HGL to use for starting water surface elevation: ❑ Manhole/Junction to take analysis to: Return to Clayton McEachern @ City of Springfield, email: cmceachem@spring(ield-or,gov, FAX (541) 736-1021 COMPLETE STUDY ITEMS o oro aio:r oar: * Bared upon the infornuHion provi&don the froid ofthir sheet, the following represents a nunimmnt of what is neea'ed for an application to be complete for subnutial with respect to drainage; however, this list should oat be used in lieu oftle Springfield Development Co& (SDC) or the City's Engineering Design A"und.. Compharee with these requirenents does trot constitute site approval, Additional site specific information nay, be required Note: Upon scopn{gsheet submittal, ensure completed form has been signed in the space provided below: Interim Design Standards/Water Quality (EDSPM Chapter 3 Req'd N/A ❑ ❑ All non -building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration media) for stonnwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by vegetated methods. ❑ Where required, vegetative stormwater design shall be consistent with design standards (EDSPM Section 3.02), set forth in Chapter 2 of the Eugene Stonnweter Management Manual. ❑ For new NBR impervious area less than 15,000 square feet, a simplified design approach maybe followed as specked by the Eugene Stommater Management Manual (Sec2.4.1). ❑ If a stmtnwater treatment Swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes, bottom slope, and seed mix consistent with City of Springfield or Eugene's Stormwater Management Manual. ❑ Water Quality calculations as required in Section 3.03.1 of the EDSPM. ❑ All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon. ❑ ❑ A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map. ❑ ❑ Calculations shaving system capacity for a 2 -year storm event and overflow effects of a 25 -year storm event ❑ ❑ The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins. Review of Downstream System (EDSPM[ Section 4.03.4.C) ❑ ❑ A downstream drainage analysis as described in EDSPM Section 4.03A.C. On-site drainage shall be governed by the drains. Oregon Plumbing Specialty Code (OPSC). ❑ Elevations of the HGL and flow lines for both city and private systems where applicable. 0 ❑ Design of Storm Systems (EDSPM Section 4.04). ❑ ❑ Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set. ❑ ❑ Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or the website: httn://www.deo.state.ormshvo/uic/iiahhn for more information. proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 90,000 lb load ❑ Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events. without failure of the pipe structure. ❑ Manning's "n" values forpipes shall be consistentwith Table 4-1 of the EDSP. All storm pipes shall be designed to *Shirform shalt be umchuted air an attachmen5 imide B¢ frontcnver, ofthe storm"Ver sturty. * IMPORTANT: ENG/NEER PLEASE READBELOWANDSIGN! As the engineer of record, I hereby certify the above re =d7 itgm5 are complete and includedwith the submitted stommater study and plan set. Signature Date 04/14/2023 Focus Version 5: June 2015 ❑ Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing howsite drains. Private stormwater easements shall be clearly depicted on plans when private siommater flows from one property to another. Drywells shall not receive mnoff from any surface w/o being treated by one or more BMPs, with the exception of residential building roofs (EDSP Section 3.03AA). Additional provisions apply to this as required by the DEQ. Refer to the website: httn://www.deo.state.ormshvo/uic/iiahhn for more information. ❑ ❑ Detention ponds shall be designed to limit runoff to pre -development rates for the 2 through 25 -year storm events. *Shirform shalt be umchuted air an attachmen5 imide B¢ frontcnver, ofthe storm"Ver sturty. * IMPORTANT: ENG/NEER PLEASE READBELOWANDSIGN! As the engineer of record, I hereby certify the above re =d7 itgm5 are complete and includedwith the submitted stommater study and plan set. Signature Date 04/14/2023 Focus Version 5: June 2015 I 8l 00 �) LOOR PLAN 0, a SOUTH ELEVATION UIEST ELEVATION TRASH ENCLOSURE �'I SCALE : 1/4" = P-m" a Y f Y 1 1 1 �N INMINE a =___-- --_'�— T��-rr��=_ -- M !� o �ii4 �� �� �- _�-� —al Contents 1.0 Purpose of Report ..........................................................................................................1 2.0 Project Location/Description..........................................................................................1 3.0 Regulatory Design Criteria..............................................................................................1 3.1. Stormwater Quantity Management Criteria...........................................................................1 3.2. Stormwater Quality Management Criteria..............................................................................2 4.0 Design Methodology......................................................................................................2 5.0 Design Parameters.........................................................................................................2 5.1. Design Storm............................................................................................................................2 5.1.1. On -Site Inlet and Conduit Sizing..................................................................................2 5.1.2. Upstream and Future Basin.........................................................................................2 5.2. Predeveloped Site Topography and Land Use.........................................................................2 5.2.1. Site Topography...........................................................................................................2 5.2.2. Land Use......................................................................................................................2 5.3. Soil Type...................................................................................................................................2 5.4. Infiltration Test Result............................................................................................................. 2 S.S. Post -developed Site Topography and Land Use......................................................................3 5.5.1. Site Topography...........................................................................................................3 5.5.2. Land Use......................................................................................................................3 5.5.3. Post -Developed Input Parameters..............................................................................3 6.0 Calculation Methodology...............................................................................................3 6.1. Proposed Stormwater Conduit Sizing and Inlet Spacing.........................................................3 6.2. Proposed Stormwater Quality and Quantity Design...............................................................3 Appendices Appendix A: Vicinity Map Appendix B: Pre -Developed Basin Map Appendix C: Post -Developed Basin Map Appendix D: Post -Developed Hydrograph and Flow Information -10 -Year Storm Event Appendix E: Soils Information from the NRCS Soil Survey of Lane County, Oregon Appendix F: Relevant Information from NRCS Technical Release 55 Appendix G: Geotechnical Investigation Report Preliminary Stormwater Report MARCOLA COMMERCIAL, SPRINGFIELD, OREGON 1.0 Purpose of Report The purpose of this report is to analyze the effect development of the Marcola Commercial project will have on the downstream stormwater conveyance system, document the criteria the proposed stormwater system was designed to meet, identify the sources of information on which the analysis was based, detail the design methodology, and document the results of the analysis. 2.0 Project Location/Description The development is located on a portion of Tax Lot 1804 of Lane County Assessor's Map 1703000. The subject site is located at the northwest corner of the intersection of Marcola Road and 31a Street in Springfield, Oregon and is part of the Marcola Meadows Master Plan. This development is approximately 0.89 acres. The site generally slopes less than 1 percent. Stormwater runoff from the roof area, drive aisles, and parking areas of this development will be routed to Low Impact Development (LID) stormwater infiltration planters located on site. 3.0 Regulatory Design Criteria 3.1. Stormwater Quantity Management Criteria According to Section 4.3-110.E of the Springfield Development Code: Any development with a stormwater threshold management requirement of1,000 square feet of impervious surface area shall be required to employ stormwater management practices consistent with the Springfield Bngineedng Design Standards end Procedures Manua! (LEDSFZV, which minimize the amount and rate ofsurface water onoffinto receiving streams. The following stormwater management practices may be required in order to relieve demand on the City's piped drainage system, alleviate future costs oftreating the piped discharge, promote water quality, preserve groundwater and the vegetation and rivers it supports, and reduce peak storm Rows: 1. Temporary ponding ofwater, 2. Permanent storage basins; 3. Minimizing impervious surfaces; 4. Emphasizing natural water percolation and natural drainageways; 5. Preventing water Flowing from the street in an uncontrolled fashion; 6. Stabilizing natural drainageways as necessary below drainage and culvert discharge points for a distance sufficient to convey the discharge without channel erosion, as permitted/allowed by City, State and Federal regulations; 7. On -sire filtration or skimming ofrun-off, that will enter natural drainageways to .maintain water quality; 8. On-site constructed wedands; and 9. The riparian area boundary, as specified in Subsection 4.3-115A., may be utilized to meet City on-site stormwater management requirements for Rood control and water quality treatment provided the design is complementary to and supportive of the primary objective of a properly functioning riparian habitat condition. Where the riparian boundary is not of sufficient size to meet these on-site requirements, the additional area needed shall be located AVC Marcola Commercial—Springfield, Oregon July 2023 Preliminary Stormwater Report Page 1 contiguous to the riparian boundary to form a consolidated stormwater feature for operational and maintenance efficiencies and that is designed to be compatible with and complementary to the riparian area boundary. 3.2. Stormwater Quality Management Criteria According to Section 3.02 of the City's 2012 Engineering Design Standards & Procedures Manual (EDSPM), "All public and private development and redevelopment projects shall employ a system of one or more post -developed BMPs [Best Management Practices] that in combination are designed to achieve at least 70 percent reduction in TSS [Total Suspended Solids] in the runoff generated by that development." 4.0 Design Methodology The Santa Barbara Urban Hydrograph (SBUH) Method was utilized to design the stormwater facility. This method uses the Soil Conservation Service (SCS) Type 1A rainfall distribution and 24-hour precipitation. HydroCAD computer software aided in the analysis. Representative runoff curve numbers (CN) were obtained from the Natural Resources Conservation Service (NRCS) Urban Hydrologyfar Small Watersheds Technical Release 55 (1986). 5.0 Design Parameters 5.1. Design Storm 5.1.1. On -Site Inlet and Conduit Sizing Stormwater runoff from the drive aisles and parking areas will enter the LID stormwater infiltration planters via curb -cut scuppers that will adequately control stormwater runoff. Roof drain downspouts will also enter a LID stormwater infiltration planter. The stormwater pipes will be sized with Manning's equation, based on peak flows for the 2 -year (3.3 inches), 24-hour storm event. 5.1.2. Upstream and Future Basin Stormwater runoff from upstream and future basins will not drain to the planned on-site stormwater facilities. 5.2. Predeveloped Site Topography and land Use 5.2.1. Site Topography The site generally slopes less than 1 percent. The vegetative cover of the site consists of grass. 5.2.2. Land Use Currently, the property is vacant and covered with grass. 5.3. Soil Type The soil on site is classified as Salem gravelly silt loam (hydrologic soil group B) by the NRCS Soil Survey for Lane County. Information on this soil type is provided in Appendix F. 5.4. Infiltration Test Result Per the Geotechnical Investigation Report prepared by Redmond Geotechnical Services and dated March 4, 2019 (provided in Appendix G), the results of the field infiltration testing have indicated that the minimum measured infiltration rates are 3.0 inches per hour for the upper clayey, sandy silt (ML) and underlying silty deposits and 18.0 inches per hour for the gravelly sand to sandy gravel with cobbles (SM/GM) deposits. The report recommended using the design infiltration rate of 1.5 inches per hour for subgrade with soil type ML and 9.0 inches per hour for subgrade with soil type SM/GM to design the AV0 Marcola Commercial—Springfield, Oregon July 2023 Preliminary Stormwater Report Page 2 stormwater infiltration and disposal systems for this project. A safety factor of two (2) was used to calculate the above recommended design infiltration rates. A design infiltration rate of 2.5 inches per hour was utilized to account for the infiltration through the growing media layer prior to reaching the better -infiltrating gravelly sand to sandy gravel with cobbles soil layer. 5.5. Post -developed Site Topography and land Use 5.5.1. Site Topography The post -developed site topography will be altered from the predeveloped site topography to allow for the construction of a commercial building and associated parking and landscaped areas. 5.5.2. Land Use The post -developed land use for the current phase of development will consist of a commercial building and associated parking and landscaped areas. 5.5.3. Post -Developed Input Parameters Appendix D provides the HydroCAD reports and input parameters that were generated for the analyzed storm events with respect to the site improvements contributing to the drainage basins. 6.0 Calculation Methodology 6.1. Proposed Stormwater Conduit Sizingand Inlet Spacing The main stormwater conduit pipes have been sized using Manning's equation for the 2 -year, 24-hour storm event and have been checked for overflow impacts that may occur in the 25 -year, 24-hour storm event (4.8 inches). The main stormwater conduit pipes have enough capacity to convey and contain the peak stormwater runoff from the 25 -year storm event without any surcharge in the pipe systems. Curb cut scuppers will be placed at locations to adequately convey stormwater runoff from on-site impervious areas. 6.2. Proposed Stormwater Quality and Quantity Design Stormwater runoff up to the 10 -year design storm from on-site impervious areas will be treated and infiltrated by the LID stormwater planters on site. This 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. AVC Marcola Commercial—Springfield, Oregon July 2023 Preliminary Stormwater Report Page 3 FINDINGS FOR COMPLIANCE WITH THE MARCOLA MEADOWS FINAL MASTER PLAN Marcola Meadows Final Master Plan Modification —Conditions of Approval (Local Case No.811-20-000225-TYP3, Decision Issued February 17, 2021) Conditions Applicant's Response 1. The modified Final Master Plan phasing schedule shall provide for Understood. monitoring the TIS improvement thresholds associated vvith number of dwelling units and/or peak vehicle trips, as applicable, for full construction of V Street through to its intersection with Marcelo Road. 2. The modified Final Master Plan phasing schedule shall provide for full Understood. Please see the construction of the Pierce Ditch at the time ofcoRector street extension recorded Phasing Plan and southward to an intersection with Marcelo Road m address the Schedule within Exhibit H. threshold number of dwelling units and/or peak vehicle trips a determined by the applicanes TIS. 3. The modified Final Master Plan phasing schedule shall provide fr full Understood. Please see the construction of Pierce Parkway between 31•' Street and V Strecy recorded Phasing Plan and including the crossing of the Pierce Ditch concurrently with Schedule within Exhibit H. construction of Phase 3. Alternatively, full construction of Pierce Parkway between 31 -Street and V Street, including the crossing of the Pierce Ditch, shall be completed prior to Phase 3 if required to address the threshold number of dwelfing units and/or peak vehicle trips as determined by the Applicant's Pierce Parkway Connection Trigger Analysis Memorandum dared January 26 2021. 4. The modified Final Master Plan phasing schedule shall provide for full Understood. Please see the construction of V Street between the intersection with Marcelo Road to recorded Phasing Plan and the Pierce Ditch crossing concurrently with construction of the Church Schedule within Exhibit H. Phase or with construction of the School Phase, whichever comes first. 5. The modified Final Master Plan phasing schedule and phasing Understood. Please see the boundarymap shall provide for full construction of Street concurrently recorded Phasing Plan and vvith Phase 2C (or equivalent, if phase is renumbered) to the back of Schedule within Exhibit H. curb on the south side of the street or m the curb return tangency fine at the intersections, with the exception of the segment between 30'^ Place and 31a Street which shall be constructed to an interim standard as depicted in the applicant's submitted conceptual design dated January 26, 2021. Final completion of the V Street segment between 30's Place and 31•' Street shall occur prior to or concurrent with construction of Phase 3. 6. The modified Final Master Plan sheers PO -03 and PO -IOC shall clearly Understood. Please see the shown single, shared driveway access located on the boundary between recorded Final Master Plan. the southeastern edge of the public school site and the adjoining neighborhood commercial site and multi -unit residential site. 7. The applicanes modified Master Plan phasing schedule shall provide Understood. Please see the for full construction of the public sanitary sewer system acresary to recorded Phasing Plan and serve each successive development phase, regardless of the order of Schedule within Exhibit H. phase construction. 8. The Final Master Plan shall provide a representative cross-section detail Understood. Please see the of the Pierce Ditch channel for the segment between 31 -Street and V recorded Final Master Plan. Street that chows a minimum 10 -foot separation distance between adjacent residential property lines and the northern rep -of -bank and adjacent multi -unit residential and institutional property lines. The Grant pathway shall be included vvithin the 20 -foot separation area that vs parallel with the southern edge of the Pierce Ditch, as generally depicted on the applicanes Master Plan SheetPO-03. 9. The segments of Pierce Ditch to be improved and dedicated within Understood. Please see the Phases 3 S, 4 and the Church Phase shall be shown and described in the recorded Phasing Plan and .modified phasing plan and table. Schedule within Exhibit H. 10. The segments ofthe Pierce Ditch shown within Phases 3 & 4 shall be Understood. There is no reviewed and approved at the time oftentative subdivision approval fir further action required by the applicable residential phase.The segment of the Pierce Ditch shown the Applicant at this time. widen the Church Phase shall be reviewed and approved at the time of Site Plan Review. Improvements to the Pierce Ditch shall include but not be limited to removal ofinvasive vegetation and Sow obstructions, removal of silt and debris, and replanting with suitable vegetation including trees, shrubs, and groundcover plants. Construction of the Pierce Ditch improvements shall be done through the City's PIP 11. The Final Master Plan shall provide for installation of a water quelq Understood. There is no manhole upstream ofthe neighborhood -scale infiltration ponds serving further action required by Phases 32 4, and 5. The manholes must be sized per the manufacturer's the Applicant at this time. recommendations for the expected Sow to be treated at that manhole location at full buildout and must meet the requirements for pretreatment as determined by the Washington Scute Technology/Assessment Protocol — Ecol TAPE t 12. The modified Final Master Plan phasing schedule shall provide for Understood. Please see the secondary fire apparatus access to Phases 3, 4, and 5 in accordance with recorded Phasing Plan and the requirements of the Springfield Fire Code. Schedule within Exhibit H. 13. The Final Master Plan and modified phasing schedule shall provide for Understood. Please see the installation of fire hydrants that meet the spacing, distribution, and recorded Final Master Plan. coverage requirements ofthe Springfield Fire Code. 14. The Final Master Plan shall provide for fire apparatus access to all Understood. Please see the single -unit detached lots that meets the 150 -foot distance from the recorded Final Master Plan. furthest point of the building as required by Section 503.1.1 of the Springfield Fire Code. Alternatively, the Final Master Plan shall provide for building sprinklering for all single -unit detached lots that do not meet the 150 -foot distance fire apparatus access requirements of SFC 503.1.1. 15. The Final Master Plan shall provide for underground electrical system Understood. Please see the connection(s) between Phases IC (or renumbered equivalent) and/or recorded Final Master Plan. Phase 5 and the EWER ri ht-of-wa . 16. Prior to approval of the tentative subdivision plans for Phases 3-5, or Understood. There is no prior to approval of a site plan review for the Muld-unit Residential further action required by Phase, School Phase, or Church Phase, as applicable, the applicant shall the Applicant at this time. prepare and submit certified wetland delineation report for the subject phase. The review and approval of required wetland mitigation measures and determination of wedand setbacks shall be completed through the tentative subdivision plan and/or site plan review process for each development phase. 17. The Final Master Plan diagram and phasing plan shall be revised to Understood. Please see the eliminate gaps in the alphanumeric subdivision phase sequencing in recorded Phasing Plan and accordance with Lane County Surveyor's office requirements. Schedule within Exhibit H. 18. The applicant shall record the modified Final Master Plan document, The Final Master Plan is revised plans and phasing schedule, and conditions of approval against recorded as Instrument No. the parcels comprising the Master Plan area at Lane County Deeds & 2021-018704. Records and provide evidence thereofto the City. 19. The modified Final Master Plan document, revised plans, phasing Understood. schedule, and conditions of approval arising from Planning Action 811- 20-000225-TYP3 shall supersede the prior Master Plan recorded a Document N2O18-038501 and the modified Master Plan Phasing Schedule recorded as Document $12020-0712,48.