HomeMy WebLinkAboutNotes, Meeting PLANNER 4/2/2009
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City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
DEVELOPMENT ISSUES MEETING (DIM)
Applicant: Carl Kern, ShelterCare
Project Proposal: Create a mixed-use development in three phases
Case Number: ZON2009-00007
Project Address: 1082 Main Street (also 1062/1072/1096)
Assessors Map and Tax Lot Number(s): 17-03-35-41/4700,4800 & 4900 (also 4600)
Zoning: Mixed-Use Residential (MUR)
Overlay District(s): N/ A
Applicabie Refinement Plan: N/A
Refinement .Plan Designation: N/ A
Metro Plan Designation: Medium Density Residential & Mixed Use Overlay
Development Issues Meeting Date: April 2, 2009
Associated Applications: ZON2007-00034 (DIM) & ZON2007-00053 (City-Sponsored Zone Change from CC to
MUR due to plan/zone conflict)
Date Received:
planner: MEM
page 1 of7
land Use Questions
Question #1:
Please canfirm that the fallawing code sections ore the only ones thot opply to the proposed project:
a. 3.2-615 Base Zone Mixed Use Development Standords
b. 3.2-625 Mixed Use Districts Generol
c. 3.2-620 Mixed Use Districts Specific
d. 3.2-215 Base Zone Development Stondords for Residentiol Zone (referenced in 3.2-615 for MUR)
e. 3.2-240 Multi-Unit Design Stondords
f. 3.2-635 Phosed Development
g. Chapter 4 - General Development Standards
Question #2:
Pleose confirm there ore no overlay districts associated with the property.
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Question #3:
3.2-620 indicates that in case of conflicts, those of the Mixed Use District prevail. Does this mean that the Building Forr I
requirements in 3.2-625 (Mixed Use District General) trump those in 3.2-620 (Multi-Unit Design Standards)? May we
choose to follow multi-unit design standards? Certain standards in 3.2-625 do not seem pertinent to a residential-only
building - weather protection, for example.
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Question #4:
Please clarify the definitions of 'abut' and 'adjacent.' The definitions in the code seem to imply that our site is BOTH
abutting cmd adjacent to LOR, even with an alley in between. Does the olley hove a zoning designation?
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Question #5:
We will be doing a property line adjustment to configure a lot for the proposed new residential building. Confirm this
process is a Type I. If we need to adjust two property lines, is it thEm a Type II process? For funding reasons, we need to
resolve the lot line os soon as possible. Can this be accomplished outside of the Site Review process? .
Question #6:
It appears we moy have two options for the new lot configuration - a pan handle lot with access off Main Street, or,
alternatively (per Footnote (1), Table 3.2-615) a porcel without street occess if access is guaranteed via a shared
driveway with the adjacent parcel. Please confirm the lotter is a valid option that can be explored. If we pursue the
panhandle configuration, is the 'handle' area included in the calculation for open spoce and site coverage?
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Question #7:,
Given the residents who will live here -low-income with severe and persistent mental illness (SPMI)-we have very
limited need for on-site parking. Most of our residents use public transportation and/or bicycles. We are proposing a
ratia of .25 spaces per unit for a total of four spaces. We will be reconfiguring and improving a portion of the parking for
the existing church as part of the constructian far the shared driveway; This will provide 14 spaces for church use in place
of the existing 12 that will be removed. Is this an acceptable interim salution? Willa variance be required, or the
reduction to the residential parking ratio? If sa, is it a minor or major variance? U 1-~ j
Date Received:--L...:: 0 - f'
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Planner: MEM
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Question #8:
The proposed project is the first phase of a three-phase project. Due to the uncertain funding availability for affordable
housing, we cannot guarantee that Phase II will begin in two or three years (per the requirements of Section 5.17-115). .
Our parcel is less than 5 acres - the threshold for the Master Plan process. How con our phased development be hand" d
within your limitations?
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Question #9:
There are a few multi-unit design standards which we do not plan to meet, such as private balconies, and we plan to
combine the bike parking and bulk storage into a single storage unit adjocent to each unit. Can modifications like this Le
handled as an administrative adjustment? I
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Page 4 of 7
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Question #10:
Based on what you understand our goals and site challenges are, can we remain 0 Type /I process?
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" Fire Questions
Question #1:
We are providing a 26 foot wide, 150 foot long fire access lane to the site to the west of the proposed building. It will be
constructed to support the required weight, but no turnaround is provided. Please confirm this will meet your access
requiremen ts for the building. No ~j 61'1n~ WSr- be-
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Question #2:
Aerial Apparatus Access is provided from the fire lane to one side of the building. Please confirm this is adequate occess
to the roof?
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Question #3:
A fire hydrant is located directly in front of the site on Main Street. Will additional fire hydrants be needed for the
project? If so, where does the Fire Marshal want them? 1+'VlIl. S vf: (iV'll f'vYl-1t' ~
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What IS the fire flow reqUirement for the bUilding, and IS there 'any eXisting flow rate'lnformatlon aVOllable for the
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Question #5:
Please confirm that a stretcher compliant elevator is not required for the project.
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Maya single fire line and backflow device serve all three phases af the anticipated project? Mayan undergrofmd vault
, be used? Where does the backflow need to be located?
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~ SUB Electric Questions
Question #1:
The building will require 3-phase power for the elevator.
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Please verify it is available to the site.
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Page 5 of 7
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Question #2:
There is a power pole located on the site where the new building is proposed. May this pole be removed? Is a new pad-
mount transformer required? Since power comes from the alley, would it be located at the alley?
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"" Buildin.. Questions
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Question #1:
All non-residential, common uses within the building are directly related to the residential units. Please confirm an NFF ~
13-R sprinkler system is adequate for the project.
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Question #2:
Please confirm that per 704.5, the l-HR rating for the exterior walls for Type V-A Construction is from the inside only (due
to fire separation-greater than.5 ft.) and that. the eXterior gypsum board is not required if one of the wall types listed in
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Section 16 Table' 720.1 (2):is used. 1-', "'-."" 'I .
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Transportatifn'" Question #1: NW..v\J) be. ~
Please confirm that there are no special setbacks or right-of-way dedications that affect the project's property lines on
Main Street or the alley.
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\, :The olley.a'ppea;s'to.befUlly improved. Please confirm there are no additional improvements required for the alley as
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Transportation Question #3: ... t-.J~ u..ill be ~~ . a.,?$r~j1-Lt'1;; .of--
Will a PIP be reqUired for the modificatIOns to the dflveway entranc'e and curb along Mam Street~'wi4r;';-access per~.
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from OD T be required? !
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Engineerir g Question #1:" ~IYIJ~{non~ dY7ry/e!
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Are there any know deficiencies or capacity issues with the existing public utilities that serve the site (storm drainage,
water, sanitary sewer, power)?
Engineering Question #2:
Can we drain the proposed on-site parking stalls to the valley gutter at the alley?
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Engineering Question #3: "-loh0"U\t- .p-e-t'l""lit ~v-.e..) ~
Please confirm that no PUp are required along the street frontage and alley? ~I pe....-Y>\i r
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Engineering Question #4:
Please confirm that runoff from roofs does no~ have to be treated and con be piped directly to the public storm water
system.
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Question #6:
Is the 8-inch storm line to the east of the property available as a destination for storm water from our site? Is the line in-a
public utility easement?
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.J Heads Up Comments:
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Date Receive ,~
Planner: MEM Page 7 of 7