HomeMy WebLinkAboutApplication Applicant 5/16/2024City of Springfield
Development & Public Works
225 Fifth Street
Springfield, OR 97477
SITE PLAN REVIEW – TYPE 1 (Multi-Unit Housing)
Application Type
□ Site Plan Review Submittal
□ Final Site Plan Submittal
Required Project Information (Applicant: Complete this Section)
Applicant Name: Phone:
Company: Email:
Address:
Applicant’s Rep: Phone:
Company: Email:
Address:
Property Owner: Phone:
Company: Email:
Address:
ASSESSOR’S MAP NO: TAX LOT NO(S):
Property Address (if applicable):
Size of Property: □ Acres
□ Sq. Ft. Units Per Acre:
Proposed Project Name:
Proposal:
Existing Use:
New Impervious Area (Sq. Ft.):
Required Project Information (City Intake Staff: Complete This Section)
Associated Applications: No. of Signs:
Case No.: Date: Reviewed By:
Application Fee: $ Technical Fee: $ Notice Fee: $
TOTAL FEE: $ PROJECT NO.:
Owner Signature(s)
• I represent this application to be complete for submittal to the City. I affirm the information
identified by the City as necessary for processing the application is provided herein or the
information will not be provided if not otherwise contained within the submittal, and the City may
begin processing the application with the information as submitted.
Owner:
Date: ___________________
Signature
Print
Owner:
Date: ___________________
Signature
Print
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May 16, 2024
City of Springfield Planning
225 5th St, Springfield, OR 97477
Re: Case Number 811-23-000251-TYP1 - Cornerstone Alma (16th Street) Apartments
Final Site Plan Submittal and Responses to Conditions of Approval
Dear Mr. Thomas Sievers,
The development team is submitting the Final Site Plan documents for Cornerstone Alma
Apartments located at 1875 16th Street, Springfield. Note that the proposed development is
now named Alma Apartments (the development was formerly referred to as 16th Street
Apartments).
Changes to drawings sheets that occurred after the previous Site Plan submittal have been
clouded and tagged as “SI-01”. Not all SI-01 tags are relevant to meeting Conditions of
Approval. The following responses to Conditions of Approval indicate which SI-01 revisions are
relevant.
Responses to Conditions of Approval
1. Prior to Building Permit approval, the building plan set must be updated to show sanitary
connection to the floor drain in the trash room.
RESPONSE: Sheet A-111 Plan updated to indicate trash room floor drain to sanitary.
2. Prior to Building Permit approval, the building plan set must be updated to include notes
and details of the new fencing type and height along the eastern property line.
RESPONSE: Sheet A-101 provided showing fence detail at east property line.
3. Prior to Building Permit approval, the building plan set must be updated to note how high
the internal sidewalk is raised from the parking area.
RESPONSE: Curb heights and top of pavement grades are called out in Civil sheet CV5.0.
Curb height to be 6” unless otherwise noted.
4. Prior to Building Permit approval, the building plan set (A-100 Architectural Site Plan and
any additional references) must be updated to show that 0.2-foot candle lighting will be
utilized.
RESPONSE: Note on A-100 revised to correct foot candle lighting requirement.
5. Prior to Final Planning Inspection approval, the applicant must install the streetlight using
the Type 2 Encroachment permit process using all materials that meet current City of
Springfield standards for street lighting at the time of encroachment permit application. City
Page 2 of 4
staff has the relevant details and will provide to the applicant upon request from the design
engineer.
RESPONSE: Street lights to be provided on (2) existing utility poles. Please see attached
correspondence between SUB and design team.
6. Prior to Building Permit approval, the applicant must show on the building permit plans any
unused curb cuts restored to full height and all new driveways to be built/rebuilt to
commercial standards (which requires 8” of concrete with rebar). City Staff recommends
standard detail 3-24 be used. This requires over-the-counter driveway and curb ROW
permits.
RESPONSE: Existing unused curb cuts are called to be restored to full height curb. See Civil
sheet CV3.0 for details.
7. Prior to Building Permit approval, the applicant must show on the building permit plans and
install a solid concrete floor in the elevator shaft with a floor drain to the sanitary sewer to
limit any pollution from this source that could threaten the drinking water wellhead.
Installation of the concrete floor and drain will be confirmed at the time of Final Planning
Inspection.
RESPONSE: Sheet A-111 Plan updated to indicate concrete elevator sump and sanitary
connection.
8. Prior to Building Permit approval, the applicant must show on the building permit plans and
install a two-way cleanout at (approximately) the property line on the new connection.
Installation of the cleanout will be confirmed at the time of Final Planning Inspection.
RESPONSE: See Civil sheet CV4.0 for clean out on SD line at property line.
9. Prior to Final Inspection approval, the applicant must install a new manhole at the
connection location in 16th Street.
RESPONSE: See Civil Sheet CV4.0 for new manhole.
10. Prior to Final Inspection approval, the applicant must construct the stormwater connection
and lateral in 16th Street, using the City of Springfield Public type 2 encroachment permit
process (this is also required to the new streetlight at this same driveway location).
RESPONSE: Type 2 Encroachment Permit Application initiated with CoS Engineering on
May 1, 2024. Review in progress.
11. Prior to Building Permit approval, the building permit plans must be updated to label this
detail ‘filtration rain garden’ and the other rain gardens to ‘filtration rain gardens’ for
consistent wording.
RESPONSE: Plans updated for consistent wording.
12. Prior to Building Permit approval, the building permit plan set must be updated to show this
required section and material requirement on the detail for the rain gardens.
RESPONSE: See Civil detail sheets for typical cross section of filtration rain gardens.
13. Prior to Building Permit approval, the applicant must provide an operations and
maintenance plan to the City for review to ensure the long-term maintenance and operation
of the proposed storm filter catch basin, consistent with maintenance criteria required by
EDSPM 3.03.1. The plan should designate maintenance responsibility for operating and
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maintaining the system and should be distributed to all property owners and tenants of the
site.
RESPONSE: Draft O&M plan submitted with building permit. Sign and recorded O&M plan
to be submitted with final building permit submittal.
14. Prior to Building Permit approval, the applicant must consult with and provide
correspondence from SUB Electric regarding the plan to provide underground services to
the subject site.
RESPONSE: Design team has coordinated with SUB Electric to satisfy design requirements
needed to serve the site. Power lines between the (2) existing utility poles on the west side
of the site (SUB poles 71049 and 66048) will be undergrounded. Electrical service to the
proposed building will be underground from a new SUB vault at the northwest corner of
project site. A 5-foot easement was provided along 16th Street to accommodate the
underground power lines to serve the site. A 5-foot easement was a compromise between
SUB and the design team to provide the width needed by SUB and to provide the space
needed for the required rain gardens treating the building runoff located on the west side of
the building. See provided correspondence between Danny Stanfield (SUB Electric), Rowell
Brokaw, and Clayton McEachern (City of Springfield).
Sincerely,
Peter King, AIA
Submitted Documents and Drawing Sheets
Documents
Responses to Conditions of Approval (this memo)
Final Site Plan Submittal Form
Correspondence Emails - SUB Electric Re: Undergrounding Services and Street Lights
Drawing Sheets
G-001 - COVER
G-002 - CODE AND EXITING
CV1.1 - EXISTING CONDITIONS
Page 4 of 4
CV3.0 - HORIZONTAL CONTROL AND PAVING PLAN
CV4.0 - UTILITY PLAN
CV5.0 - GRADING PLAN
CV6.0 - CIVIL DETAILS
CV6.1 - CIVIL DETAILS
LA-1 - LANDSCAPE PLAN
LA-2 - PLANTING SCHEDULES
A-100 - ARCHITECTURAL SITE PLAN
A-101 - SITE DETAILS
A-111 - 1ST FLOOR PLAN
A-112 - 2ND FLOOR PLAN
A-113 - ROOF PLAN
A-201 - BUILDING ELEVATIONS
A-202 - BUILDING ELEVATIONS
A-211 - BUILDING SECTIONS
A-501 - WINDOW AND DOOR SCHEDULES
END OF MEMO
Jim Collins <jim@rowellbrokaw.com>
16th St - SUB power meeting follow-up
STANFIELD Danny <DannyS@subutil.com>Tue, Apr 16, 2024 at 1:40 PM
To: Jim Collins <jim@rowellbrokaw.com>, "cmceachern@springfield-or.gov" <cmceachern@springfield-or.gov>, SIEVERS
Thomas <tsievers@springfield-or.gov>
Cc: Colleen Osborn <colleen@hfdpartners.com>, Adam <adam@urbanresourcesinc.com>, "gary@meiliconstruction.com"
<gary@meiliconstruction.com>, Jim Steigleman <robselectric.jim@gmail.com>, Mark Reyes <mark.reyes@kpff.com>, Matt
<matt.keenan@kpff.com>, Peter King <peter@rowellbrokaw.com>, Brooke McDonald <brooke@rowellbrokaw.com>, Lorri
Nelson <lorri@rowellbrokaw.com>
Jim,
A er speaking with the standards/engineering departments, my supervisor and the director of SUB’s electric division
here is what I was able to come up with.
OH 3 Phase: There is no benefit to SUB for installing OH 3 phase north of Q Street along 16th Street to S Street. Other
than the 3 phase power needed for the Cornerstone development all other services along 16th Street are single
phase. Addi onally the cost to install OH 3 phase along 16th Street would greatly increase the cost of the Cornerstone
development with the need to install mul ple poles and thousands of feet of OH primary conductor. The biggest
obstacle in trying to install 3 phase from Q to S Street is that SUB would also need a minimum 10’ . easement from Q
to S Street in order to convert the OH primary from single phase to 3 phase.
Easement: In the a ached .pdf you will see where SUB is asking for a minimum 5’ . easement that runs along the
west property line of 1875 16th Street with a 10’ . bump out easement for the transformer vault. Using the 5’ .
easement and the ROW will allow SUB to install the needed 3 phase infrastructure needed for this development (SUB
does not usually allow new infrastructure to be placed in the ROW). I know this 5’ . easement is something we had
originally discussed a er SUB requested the 10’ . easement. I relayed to my supervisor and the director the
importance of this development to the City of Springfield which is the reason I was able to get approval for the
minimum 5’ . easement.
Keeping with the original plan of placing the single phase underground and installing 3 phase underground from Q
Street to the NW corner of 1875 16th Street is our best op on moving forward with the least amount of changes to
the current plans/designs. If the City of Springfield approves of SUB leaving the exis ng SUB Poles #66048 & #71049
we can use these Poles for the needed street lights required for the Cornerstone development. Leaving these pole
also makes feeding the 2 proper es on the west side of 16th Street (1872 & 1874 16th Street) much easier as we will
not need to push conduit under/across 16th Street.
Let me know if anyone has any ques ons/concerns.
5/13/24, 11:48 AM Rowell Brokaw Mail - 16th St - SUB power meeting follow-up
https://mail.google.com/mail/u/0/?ik=f3290abaed&view=pt&search=all&permmsgid=msg-f:1796525273135884107&simpl=msg-f:1796525273135884107 1/2
Email correspondence regarding undergrounding of overhead utilities and mounting lights on
existing utility poles provided for meeting Condition of Approval 14. Irrelevant emails in this
email thread have been omitted for clarity. -Jim Collins, RBA - 5/13/2024
PAGE 1
Thanks,
Danny Stanfield
Electrical Engineering Technician
Springfield U lity Board
DannyS@subutil.com
Office: (541) 744-3701
Cell: (541) 521-1441
From: Jim Collins <jim@rowellbrokaw.com>
Sent: Friday, April 12, 2024 3:53 PM
To: STANFIELD Danny <DannyS@subutil.com>; cmceachern@springfield-or.gov; SIEVERS Thomas
<tsievers@springfield-or.gov>
Cc: Colleen Osborn <colleen@hfdpartners.com>; Adam <adam@urbanresourcesinc.com>;
gary@meiliconstruction.com; Jim Steigleman <robselectric.jim@gmail.com>; Mark Reyes
<mark.reyes@kpff.com>; Ma <matt.keenan@kpff.com>; Peter King <peter@rowellbrokaw.com>; Brooke
McDonald <brooke@rowellbrokaw.com>; Lorri Nelson <lorri@rowellbrokaw.com>
Subject: 16th St - SUB power mee ng follow-up
Hi all,
[Quoted text hidden]
5' ft. easement with 10' ft bump out.pdf
7K
5/13/24, 11:48 AM Rowell Brokaw Mail - 16th St - SUB power meeting follow-up
https://mail.google.com/mail/u/0/?ik=f3290abaed&view=pt&search=all&permmsgid=msg-f:1796525273135884107&simpl=msg-f:1796525273135884107 2/2PAGE 2
EASEMENT DIAGRAM ATTACHMENT REFERENCED BY DANNY STANFIELD
PAGE 3
Jim Collins <jim@rowellbrokaw.com>
16th St - SUB power meeting follow-up
MCEACHERN Clayton <cmceachern@springfield-or.gov>Tue, Apr 23, 2024 at 11:54 AM
To: STANFIELD Danny <DannyS@subutil.com>, Jim Collins <jim@rowellbrokaw.com>, SIEVERS Thomas
<tsievers@springfield-or.gov>
Cc: Colleen Osborn <colleen@hfdpartners.com>, Adam <adam@urbanresourcesinc.com>, "gary@meiliconstruction.com"
<gary@meiliconstruction.com>, Jim Steigleman <robselectric.jim@gmail.com>, Mark Reyes <mark.reyes@kpff.com>, Matt
<matt.keenan@kpff.com>, Peter King <peter@rowellbrokaw.com>, Brooke McDonald <brooke@rowellbrokaw.com>, Lorri
Nelson <lorri@rowellbrokaw.com>
The city agrees to the lights going on the exis ng wood poles and the rest of the proposal below.
From: STANFIELD Danny <DannyS@subutil.com>
Sent: Tuesday, April 16, 2024 1:40 PM
To: 'Jim Collins' <jim@rowellbrokaw.com>; MCEACHERN Clayton <cmceachern@springfield-or.gov>; SIEVERS
Thomas <tsievers@springfield-or.gov>
Cc: Colleen Osborn <colleen@hfdpartners.com>; Adam <adam@urbanresourcesinc.com>;
gary@meiliconstruction.com; Jim Steigleman <robselectric.jim@gmail.com>; Mark Reyes
<mark.reyes@kpff.com>; Ma <matt.keenan@kpff.com>; Peter King <peter@rowellbrokaw.com>; Brooke
McDonald <brooke@rowellbrokaw.com>; Lorri Nelson <lorri@rowellbrokaw.com>
Subject: RE: 16th St - SUB power mee ng follow-up
**| WARNING: This emai l originated from outs ide of your organization. Pl ease do not click on links or open attachments
unless you know the content is safe. |**
Jim,
[Quoted text hidden]
5/13/24, 11:51 AM Rowell Brokaw Mail - 16th St - SUB power meeting follow-up
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Jim Collins <jim@rowellbrokaw.com>
16th St - SUB power meeting follow-up
Lorri Nelson <lorri@rowellbrokaw.com>Tue, Apr 23, 2024 at 3:31 PM
To: MCEACHERN Clayton <cmceachern@springfield-or.gov>
Cc: STANFIELD Danny <DannyS@subutil.com>, Jim Collins <jim@rowellbrokaw.com>, SIEVERS Thomas
<tsievers@springfield-or.gov>, Colleen Osborn <colleen@hfdpartners.com>, Adam <adam@urbanresourcesinc.com>,
"gary@meiliconstruction.com" <gary@meiliconstruction.com>, Jim Steigleman <robselectric.jim@gmail.com>, Mark Reyes
<mark.reyes@kpff.com>, Matt <matt.keenan@kpff.com>, Peter King <peter@rowellbrokaw.com>, Brooke McDonald
<brooke@rowellbrokaw.com>
Thanks Clayton - can the team confirm one item? Will the existing single phase lines running overhead between the two
existing poles on our site remain overhead?
Thanks,
Lorri
[Quoted text hidden]
--
LORRI A NELSON, AIA, ASLA
Architect I Landscape Architect
ROWELL BROKAW ARCHITECTS
1203 Willamette, Suite 210
Eugene, Oregon 97401
[Quoted text hidden]
5/13/24, 11:52 AM Rowell Brokaw Mail - 16th St - SUB power meeting follow-up
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Jim Collins <jim@rowellbrokaw.com>
16th St - SUB power meeting follow-up
MCEACHERN Clayton <cmceachern@springfield-or.gov>Thu, Apr 25, 2024 at 10:05 AM
To: Lorri Nelson <lorri@rowellbrokaw.com>
Cc: STANFIELD Danny <DannyS@subutil.com>, Jim Collins <jim@rowellbrokaw.com>, SIEVERS Thomas
<tsievers@springfield-or.gov>, Colleen Osborn <colleen@hfdpartners.com>, Adam <adam@urbanresourcesinc.com>,
"gary@meiliconstruction.com" <gary@meiliconstruction.com>, Jim Steigleman <robselectric.jim@gmail.com>, Mark Reyes
<mark.reyes@kpff.com>, Matt <matt.keenan@kpff.com>, Peter King <peter@rowellbrokaw.com>, Brooke McDonald
<brooke@rowellbrokaw.com>
I thought that the overhead wires remaining is necessary for the across the street connections to the west, if not then
they should be placed underground. In any case there should be conduit placed for if/when the whole street is changed is
underground it can be done as easily as possible in the this location
[Quoted text hidden]
5/13/24, 11:53 AM Rowell Brokaw Mail - 16th St - SUB power meeting follow-up
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Jim Collins <jim@rowellbrokaw.com>
16th St - SUB power meeting follow-up
STANFIELD Danny <DannyS@subutil.com>Thu, Apr 25, 2024 at 10:48 AM
To: MCEACHERN Clayton <cmceachern@springfield-or.gov>, Lorri Nelson <lorri@rowellbrokaw.com>
Cc: Jim Collins <jim@rowellbrokaw.com>, SIEVERS Thomas <tsievers@springfield-or.gov>, Colleen Osborn
<colleen@hfdpartners.com>, Adam <adam@urbanresourcesinc.com>, "gary@meiliconstruction.com"
<gary@meiliconstruction.com>, Jim Steigleman <robselectric.jim@gmail.com>, Mark Reyes <mark.reyes@kpff.com>, Matt
<matt.keenan@kpff.com>, Peter King <peter@rowellbrokaw.com>, Brooke McDonald <brooke@rowellbrokaw.com>
Clayton/Lorri,
My design has the single phase OH primary between SUB Pole #66048 at 1875 16th Street north to SUB Pole #71049 at
1925 16th Street going away but the Poles are staying. SUB will then run 350 triplex underground from SUB Pole #71049
south to SUB Pole #66048 then running up the pole to refeed the existing secondary crossing 16th Street for lots 1872 &
1874 16th Street.
Both Pole #71049 & Pole #66048 will be used as City Street Light Poles.
Someone will need to notify Comm (CenturyLink/Lumen & Comcast) if they need to be placed underground as well.
Let me know if anyone has any questions/concerns.
Thanks,
Danny Stanfield
Electrical Engineering Technician
Springfield Utility Board
DannyS@subutil.com
Office: (541) 744-3701
Cell: (541) 521-1441
[Quoted text hidden]
5/13/24, 11:53 AM Rowell Brokaw Mail - 16th St - SUB power meeting follow-up
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