HomeMy WebLinkAboutPacket, Pre PLANNER 6/2/2009
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PRE-SUBMITTAL
DISTRIBUTION LIST:
Date Distributed:
in - 2-01
/ Dave Puent - Building
V Gilbert GordonlMelissa Fechtel- Fire -
,/ Jon Driscoll- Traffic
VI Matt Stouder- P,!blic Works/Engineering
II Dennis Ernst/Chris Moorhead, Surveying
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PRE.SUBMITTAl REC'l)
JUN2 2009
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City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
541-725-3753 Phone
541-726-3689 Fax
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Pre-Submittal Meeting
Case Number Assigned: PRE2009-00017
Date Submitted:
6/2/2009 .
APPLICANT: SPRINGFIELD CHURCH OF THE BRE
1062 MAIN
Proiect Name:
BRETHERENHOUSE-MAINSTREET /AFIYA fTPA-rnM.EAJTS
Pre-Submittal Site Plan Review - Proposing to build a 3-story multi unit housing
complex.
Project Description:
Application Type:
Job Address:
Site Plan Review
Assessor's & Tax Lot #:
1072 MAIN ST
1703354104900
DISCLAIMER: App]ications will not be exempt from Development Code or procedural amendments that may occur
between the time of the Pre-Submittal Meeting and Submittal of the Application for Deve]opment Review. Please contact our
office at 54]-726-3753 with any questions or concerns.
A Planner will be assigned the following business day and will contaet you to confirm the meeting date and time.
PRE-SUBMIlTAL REC'D
JUN 2 2009
PlanJobPiint.rpt
6/2/2009
2:48:57PM
Pre-Submitta~_ Meeting
DevelvpUlent Services Department
Room 615/616
PRE-SUBMITTAL MEETING DATE: Friday, June 12,2009
1. PRE-SUBMITTAL MTG #PRE2009-00017 (Site Tent) AFlYA APTS/BRE.lt:u<.EN
Assessor's Map: 17-03-35-41 TL 4600, 4700, 4800, 4900 - HOUSE
Address: 1062, 1072 & 1082 Main Street
Existing Use: Residential, Church, Small Retail
The applicant submitted plans to construct a three-story, nmlti unit supportive housing
complex for persons with disabilities. The new building will provide sixteen (16), 1-
bedroom units for low-come individuals which will include amenities of a multi-purpose
room, resident's game room, laundry, and management offices.
Meeting Date/Time: Friday, June 12,2009 11:00 - noon DSD 616
Planner: Molly Markarian
PRE.SUBMITTAL REC'D
JUN 2 2009
City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
Site Plan Review
SPRINGFIELD
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Site Plan Review Pre-Submittal: [2J
ISite Plan Review Submittal: 0
Major Site Plan Modification Pre-Submittal:
Major Site Plan Modification Submittal:
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Applicant Name:
Icompany:
IAddress:
IAPPlicant's Rep.:
Icompany:
c/o Shelter Care
Phone: 686-1262
Fax:
Afiya Apartments, Inc
P.O. Box 23338,
OR 97402
Anne DeLaney
Bergsund DeLaney Architecture & Planning P.c.
Fax: 683-1136
1369 Olive
OR 97401-
I Property Owner: Springfield Church of Brethren Phone: 746-2278
Icompany: Fax:
Address: 1072 Main Street, OR 97477
ASSESSOR'S MAP NO: 17-03-35-41 ITAX LOT NOeS): 4600470048004900
I Property Address: 1062 Main Street, 1072 Main Street, 1082 Main Street
ISize of Property: .29 Acres [2J Sauare Feet 0 I
I Proposed Name ~f Project: Afiya Apartments . I
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I Description of If you are filling in this form by hand, please attach your proposal description to this application. I
Proposal: Attached . .
I Existinq Use: Residential, Church. SmaURetail I
INew Impervious Surface Coverage (Including Bldg. Gross Floor Area): sf ,
ISi natures: Please siqn and rint your name and date in the ap ro riate ~
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Associated Applications: l-ON 2Doq - CODar
I Pre-Sub Case No.: r~c..2D"1)q-6/)[)n Date:&j'2-I04'
Icase No.: Date:
IAPPlication Fee: $ 0 ITechnical Fee: $ (If
Signs:
Reviewed by: 'l>tc._~
Reviewed by:
I
I Postage Fee: $ r;f I
Pr20wlJ7-0007D I
TOTAL FEES: $ ef
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PROJECT NUMBER:
Revised 1/1/08 Molly Markarian
1 of 10
Owner Signatures
This application form is used for both the required pre-submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process. An application without the Owner's original signature will not be accepted.
Pre-Submittal
Owner:
The undersigned acknowledges that the information in this application is correct and accurate for scheduling of the
Pre- Submittal Meeting.
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Signature ~
AN~5 ~L_A~&if
Print
Date:
p. r ~o;
Submittal
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre-Submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided jf not otherwise
contained within the submittal, and the City may begin processing the application with the information as
submitted. This statement serves as written notice pursuant to the requirements of ORS'227.178 pertaining to a
complete application. .
Owner:
Date:
Signature
Print
PRE.SUBMITIAl REC'D
JUN 2 2009.
Revised 1/1/08 Molly Markarian
2 of 10
Site Plan Review Submittal Requirements Checklist
NOTE:.
o ALL of the following items MUST be submitted for BOTH Pre-Submittal and Submittal.
o If you feel an item on the list below does not apply to your specific application, please
state the reason why and attach the explanation to this form.
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Application Fee - refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy of the fee schedule is available at the Development Services
Department. Any applicable application, technology, and postage fees are collected at the
pre-submittal and submittal stages. \iJA IlJe~ ~[<. ~'r fO~Ae.L..-t
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Site Plan Review Application Form
Narrative explaining the purpose of the proposed development, the existing use of the
property, and any additional information that may have a bearing in determining the
action to be taken. The narrative should also include the proposed number of employees
and future expansion plans, if known.
Copy of the Deed
Copy of a Preliminary Title Report issued within the past 30 days documenting
ownership and listing all encumbrances. Wll-l- UPDATE- AT F(t-:lAL-S0e/W(~~
Copy of the Site Plan Reduced to 81h"x 11", which will be mailed as part of the
required neighboring property notification packet. '
Right-of-Way Approach Permit Application provided where the property has frontage
on an Oregon Department of Transportation (ODOT) facility.
Three (3) Copies of the Stormwater Management System Study with Completed
Storm water Scoping Sheet Attached - The plan, supporting calculations and
documentation must be consistent with the Engineering Design Standards and Procedures
Manual.
Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in
accordance with SDC 4.2-105 AA. Traffic Impact Studies (TIS) allow the City to analyze
and evaluate the traffic impacts and mitigation of a development on the City's
transportation system. In general, a TIS must explain how the traffic from a given
development affects the transportation system in terms of safety, traffic operations,
access and mobility, and immediate and adjoining street systems. A TIS must also
address, if needed, City, metro plan and state land use and transportation policies and
objectives. NIp.. f'e12- '0\ LrI. M. een t0G.
Seven (7) Copies of the Following Plan Sets for Pre-Submittal OR
Eighteen (18) Copies of the Following Plan Sets for Submittal
. '
G-AII of the following plans must include the scale appropriate to the area involved and
sufficient to show detail of the plan and related data, north arrow, and date of
preparation.
Q- All plan sets must be folded to 8'1z" by 11" and bound by rubber bands.
PRE.SUBMITTAL REC'O
JUN 2 2009
a. Site Assessment of Existing Conditions
D Prepared by an Oregon licensed Landscape Architect or Engineer
ReVised 1/1/08 Molly Markarian
4 of 10
D Vicinity Map.
D The name, location and dimensions of all existing site features including buildings, curb
cuts, trees and impervious surface areas, clearly indicating what is remaining and what
is being removed. For existing structures to remain, also indicate present use, size,
setbacks from property lines, and distance between buildings.
D The name, location, dimensions, direction of flow and top of bank of all watercourses
and required ripariansetback that are shown on the Water Quality Limited Watercourse
Map on file in the Development Services Department
D The 100-year floodplain and floodway 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
D The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead
Protection Areas Map on file in the Development Services Department
D Physical features including, but not limited to trees 5" in diameter or greater when
measured 4 V2 feet above the ground, significant clusters of trees and shrubs, riparian
areas, wetlands and rockoutcroppings
D Soil types and water table information as mapped and specified in the Soils Survey of
Lane County. A Geotechnical Report prepared by an Engineer must be submitted
concurrently if the Soils Survey indicates the proposed development area has unstable
soils and/or a high water table
b. Site Plan
D Prepared by an Oregon licensed Architect~ Landscape Architect, or Engineer
D Proposed buildings: location, dimensions, size (gross floor area applicable to the
parking requirement for the proposed use(s)), setbacks from property lines, and
distance between buildings .
D Location and height of existing or proposed fences, walls, ou'tdoor equipment, storage,
trash receptacles, and signs
D Location, dimensions, and number of typical, compact and disabled parking spaces;
including aisles, wheel bumpers, directional signs, and striping
D Dimensions of the development area, as well as area and percentage of the site
proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and
other impervious surfaces
D Observance of solar access requirements as specified in the applicable zoning district
D On-site loading areas and vehicular and pedestrian circulation
D Access to stre.ets, alleys, and properties to be served, includin/:1r1;b~IIIi\Gi'li\:i.QQ,aj:lPf"1:'\
dimensions of existing and proposed curb cuts and curb cuts 'rI&~\~1i II6\L tCl:i!;il4ll
D Location, type, and number of bicycle parking spaces JUN 2 2009
D Location of existing and proposed transit facilities
D Area and dimensions of all property to be conveyed, dedicated, or reserved for
common open spaces, recreational areas, and other similar public and semi-public uses
D Phased Development Plan - where applicable, the Site Plan application must include a
phasing plan indicating any proposed phases for development, including the boundaries
and sequencing of each phase. Phasing must progress in a sequence promoting street
connectivity between the various phases of the development and accommOdating other
Revised 1/1/08 Molly Markarian
5 of 10
required public improvements, including but not limited to, sanitary sewer, stormwater
management, water, and electricity. The applicant must indicate which phases apply
to the Site Plan application being submitted. .
c. Improvement and Public Utilities Plan
o Prepared by an Oregon licensed Civil Engineer
o Location and width of all existing and proposed easements
o Location, widths (of paving and right-of-way), and names of all existing and proposed
streets, alleys, dedications or other right-of-ways within or adjacent to the proposed
development, including ownership and maintenance status, if applicable.
o Location and type of existing and proposed street lighting
o Location of existing and required traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units, and similar public facilities
o Location, width, and construction material of all existing and proposed sidewalks,
, sidewalk ramps, pedestrian access ways, and trails
o Location and size of existing and proposed utilities on and adjacent to the site including
sanitary sewer mains, stormwater management systems, water mains, power, gas,
telephone, and cable TV. Indicate the proposed connection points
d. Grading, Paving, & Stormwater Management Plan
o Prepared by an Oregon licensed Civil Engineer
o Planting plan prepared by an Oregon licensed Landscape Architect where plants are
proposed as part of thestormwater management system
o Roof drainage patterns and discharge locations
o Pervious and impervious area drainage patterns
o 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 natural drainageways to be retained
o Existing and proposed spot elevations and contour,s lines drawn at 1 foot-intervals (for
land with a slope over 10 percent, the contour lines may be at 5 foot intervals)
o Amount of proposed cut and fill
e. Landscape Plan
o Drawn by a Landscape Architect
o Location and dimensions of landscaping and open space areas to include calculation of
landscape coverage
o Screening in accordance with SD<;: 4.4-110
o Written description, including specifications, of the permanent irrigation system
o Location and type of street trees
o List in chart form the proposed types of landscape materials (trees, shrubs, ground
cover). Include in the chart genus, species, common name, quantity, size, spacing,
and method of planting
f. Architectural Plans
PRE-SUBMITIAL REC'D
JUN 2 2009
Revised 1/1/08 Molly Markarian
6 of 10
o Exterior elevations of all buildings and structures proposed for the development site,
including height
o Conceptual floor plans
g. On-Site Lighting Plan
o Location, orientation, and maximum height of exterior light fixtures, both free standing
and attached
o Type and extent of shielding, including cut-off angles, and type of illumination,
wattage, and luminous area
o Photometric test report for each light source
o Additional Materials That May be Required
IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS! APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS
DISCUSSED IN SDC 5.1-120:
tJ Where a multi-family development is proposed, any additional materials to
demonstrate compliance with SDC 3.2-240
o Riparian Area Protection Report for properties located within 150 feet of the top of
bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the
top of bank of any direct tributaries of WQLW
D A Geotechnical Report prepared by an engineer must be submitted concurrently if
there are unstable soils and/or a high water table present
o Where the development area is within an overlay district, address the additional.
standards of the overlay district
o If five or more trees are proposed to be removed, a Tree Felling Permit as specified
in SDC 5.19-100
o A wetland .delineation approved by the Oregon Division of State Lands must be
submitted concurrently where there is a wetland on the property
o Any required federal or state permit must be submitted concurrently or evidence
the permit application has been submitted for review
o Where any grading, filling or excavating is proposed with the development, a Land
and Drainage Alteration permit must be submitted 'prior to development
o Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100
and 5.21-100
D An Annexation application, as specified in SDC 5.7-100, where a development is
proposed outside of the city limits but within the City's urban service area and can
be served by sanitary sewer.
PRE-SUBMITTAL REC'O
JUN 2. .2009
Revised 1/1/08 Molly Markarian
7 of 10
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. Map 17-02-32-43
I Tax Lot 4600,
I 4700,4800, 4900
CITY OF SPRINGFIELD
VICINITY MAP
PRE2009-00017
1062,1072, & 1082 Main Street
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PR~-SUBMIlTAL REC'O
. JUN 2 2009
Site Review Pre-Submittal Application June 2, 2009
Site Review Narrative
Afiya Apartments
Map 17033541 Tax lots: 4600,4700,4800,4900 (Subject Property is Tax lot 4700)
1082 Main Street
Springfield, OR
Project Description
Afiya Apartment, Inc is proposing to develop a three-story, multi-unit supportive housing complex'for
persons with psychiatric disabilities. The project is funded through a Federal HOD 811 program with
additional funding through the City of Springfield and Oregon Housing and Comrnunity Services.
ShelterCare, Inc. is the sponsor for the project and will manage it through the ShelterCare's Brethren
Housing program which currently occupies the adjacent site. The new building will provide sixteen (16)
I-bedroom affordable units that will serve low-income individuals. The building will include amenities
including a multi-purpose room, resident's game room, shared laundry, and managernent offices.
Site Description
The project site is located on'Main Street, adjacent to The Springfield Church of Brethren (SCoB) and the
existing Brethren Housing (BH) residential complexes. It is zoned Mixed Use Residential (MUR). The
proposed building is located on tax lot 4700, whose configuration will be adjusted through a concurrent
Property Line Adjustment Application that will facilitate future re-development of the remaining parcels
of the site. Access to the re-configured site will be guaranteed via a shared private driveway by an
irrevocable joint use/ access agreernent. All tax lots (Tax lots: 17-03-35-41 parcels 4600, 4700, 4800 and
4900) will continue to be owned by SCoB. This parcel will be leased by ShelterCare, Inc. from the SCoB
for a minimum of 50 years (with 25 yr extension). Based on the new lot size of .29 acres, the density of
. the project will be 55.4 units per acre.
The project site is bordered by a combination of existing commercial, institutional and multi-family uses
to the east and west and single-family homes across a public alley to the north. It is flat with several
significant trees that will be removed as part of the project: It does not contain any jurisdictional
wetlands. The site is served by public sanitary line and overhead electrical power in the alley, as well as
public water and storm lines in Main Street.
Review Processes
Based on land use requirements for MUR zone, site characteristics and proposed features ofthe project,
the following Type II applications and permits are necessary for development approval:
Site Review
Property Line Adjustment
Tree Felling Permit
ODOT Right of Way Driveway Permits
Applicable Development Standards Site Review Design Criteria and Standards
Following is a brief description of how the proposed design for the project addresses the Site Review and'
Development standards of Chapters 3, 4, and 5 of the current Springfield Land Use Code.
Afiya Apartments - Site Review Application Pre-Submittal
5/29/09
PRE.SUBMITTAL REeO
page.)1Jn 2. 2009
Section 3.2 600 Mixed Use Zoning
3.2-605 Establishment of Mixed Use Zonin!! Districts
The development site is composed of a single tax lot parcel that is zoned Mixed Use Residential
(MUR) which is intended where a mix of medium and high density and commercial uses is
intended.
3.2-610 Schedule of Use Cate!!ories
Our proposed use of 100% multi-farnily residential falls is a pennitted use within MUR zone.
3.2-615 Base Zone standards ner Table 3.2-615 and 3.2-215
I Standard Requirement Project ' Notes
Proposal
I Min. Area 4500 sf min. 12.576 sf
Min. Frontage 45 ft, min. 0 Access guaranteed via private driveway by an
irrevocable joint use/ access agreement as specified
inA.2-120A
I Max Lot 45% max. 144.8%
Coverage
Front Yard 10 ft. min. 10 ft. Request adjustlnent to allow front entry porch to
extend five ft. into the front setback for 50% of the
building frontage
I Rear Yard 10ft.min. I 10 ft. I
I Side Yard 5 ft. min. 15ft. or greater I
I Max. B1dg 62.5 ft min. 63 ft. 1 SSB ~ 2.5 x 37 + (90/2) -7 ~ 62.5 ft. min.
Height (6: 12 roof with ridge at 37 ft.)
I I
3.2-625 Mixed Use Develonment Standards - General.
A. Buildin!! Desi!!n Standards - Multi-family standards prevail
B. Buildinl! Orientation and Setbacks - Multi-family standards prevail
C. Weather Protection Not applicable
D. Landscaninl!,and Screeninl! Multi-family standards prevail
E. Street Connectlvitv Not applicable
F. Nei!!hborhood Comnatibilitv
G. Pedestrian Amenities Not applicable
3.2-630 Mixed Use Develonment Standards - Snecific to MUR ner 3.2-630 (C)
I Standard
I Min. Residential Use
Min. Density if all residential
Max. Density
3.2-240 (Multi-family standards)
Requirement
80%
20 units! acre
I None
I Meet all
Project Proposal
100%
55.4 units lacre
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I Complies ( see below)
PRE.SUBMITTAL RECID
JUN 2. 2009
Afiya Apartments - Sit'e Review Application ~re-Submittal
5/29/09
Page 2 of8
3.2-240 Multi-Unit Desil!n Standards
Building orientation:
The project site does not have direct frontage along a public street. However, the shared
driveway access is designed to function as a private internal street. The lobby and courtyard
entrances for building are oriented toward this internal street.
Bnilding Form:
The proposed building meets the criteria for building fonn standards as follows:
o Continuous Horizontal Distance
Each of the facades of the building is less than the maximum 120 lineal feet. The longest
fa,ade, which faces the alley and the LOR zone, is 89 ft. long.
o Roofs
The proposed roof is a gable fonn willi a 6: 12 pitch. Overhangs are 18-24 inches deep.
o Windows and Doors on front fa,ade
The overall wall area of the front fa,ade is 2373 sf and the breezeway, window and door area
is 375 sf for a total percentage of 15.8 %. Doors and windows on all facades will be trimmed
out with a 4-inch wide trim as shown on the elevations.
o Garages
Not applicable
o Exterior Design Features
The exterior of the building uses bays (floor plan extensions of 2ft depth) and offsets and
breaks in'the roof to articulate the facades. In addition, the siding pattern varies to provide
texture,.detail and color accents.
Transition and Compatibility between Multi-Unit and LDR Developmen~: .
The proposed project is adjacent to LOR only on the northern property line of the site. All other
, adjacencies are mixed use per the Metro Plan.
o Front Yard Setback
Not applicable
o Buffer Between LDR aud MDR
A buffer of25 ft. along the north property line does not apply because there is a public
right-of- way (the alley) between the project site 'and the LOR zone.
o Building Height:
The primary building is 37 ft. to the ridge and 30 ft at the eave. The face of the building is 46
ft. from the LOR property line, including the width of the alley.
o Maximum Length:
The primary structure is 46 ft. from the LOR property, but is only 89 ft. in overall length.
Storage:
Bulk storage areas are provided for the all units, either near the entry or within the unit. Each
storage area encloses at least 184 cf and provides sufficient space for individual, secure bike
storage for each dwelling unit, as well s the 112 cfbulk storage required by the standards.
Afiya Apartments - Site" Review Application Pre-Submittal
5/29/09
PRE.SUBMITTAL RECtO
10M 3 Of~ 2009
The trash and recycle area is located adjacent to the project site and will be shared between the
existing church and residential uses and the new dwelling units. It will be enclosed building
facing the shared access drive or the alley. (To be determined with vendor) It is located 12 ft.
from the alley right-of-way, and exceeds the 25 ft. min distance from an LDR property line. It is
screened from the alley as shown on the landscape plan. The transformer is proposed in the
northeast comer of the site, subject to SUBs approval. It will be screened with landscape as
indicated on the landscape drawings.
Open Space:
Based on the population who will live at the project and the owner's goal to create a
supportive living environment through cornmunity interaction and strengthening of social
skills, we are proposing to omit private open for each of the units. Instead, we are providing
shared indoor and out community spaces to facilitate and promote an enhanced sense of
community. The common open space requirement for the project is calculated on 10% of
12,576 sf of gross site area because the density exceeds 30 units per acre. The total area
required area of 1258 sf can be a combination of yards, common open space and private open
space. Not including setback areas, we are providing approximately 2500 sf of usable indoor
and outdoor community space for the residents - two times the minimum require open space
for a project of this density. We believe this approach meets the intent of the code by
'providing safe community spaces that encourage interaction among residents.
Landscaping, Fences and Walls
. Area
The landscape design consists of a balance of lawn, planting beds (ground cover, shrubs and
perennials), and trees. Ofthe 3700 sf of pervious area, approximately 75 % will be planting
beds consisting of ground cover, shrubbery and trees.
. Planter Strips
Not Applicable
. Street Trees
Not Applicable
. Fences
There are no fences proposed in the front yard of the project. A new six footsite obscuring
fence between the existing fence on the east property line and the building will be installed to
discourage cut-through pedestrian traffic from the alley.
Irrigation
. A permanent irrigation system will be installed as described, on the Landscape drawings.
Pedestrian Circnlation:
,. Continuity }
An internal sidewalk network connects the primary building entries, parking, trash enclosure
and public right-of-way.
. Separation
Internal sidewalks are all separated from building edges by more that the 5 ft. minimum.
Afiya Apartments - Site Review Application Pre~Submitta1
5/29/09
PRE-SUBMITTAL REC'O
Page 4j1jf1 2 2009
. Connection to Street
Both the courtyard and primary building entrances are connected to public right-of-way.
. Surface Treatment
All walking areas connecting the building to the auto parking, the trash enclosure and the
public way are concrete or striped asphalt.
Parking:
. Location
The new vehicular parking is located to the side of the building along the alley.
. Lighting
Lighting of the new alley parking will provide the minimum number offoot candles of
illurnination needed for safety in the parking area. Fixtures will be mounted at a maximum of
12 ft. high on the face of the building and will be shielded to prevent glare and reflection on
the LDR properties.
. Planting Islands
In order to make efficient use of the site, we are proposing nine parking spaces between the
two planter areas instead of the eight maximurn.
. Visual screen between parking and living are windows
The area between the building and the parking areas meets the minimum 6 ft. in width
and will be planted with a combination of lawn, ground cover, shrubs and trees.
Vehicular Circulation
. Connection to Public Street
The shared access drive connects to both Main Street and the alley. It is an offset connection
to the alley in order to discourage cut-through vehicular traffic frorn the alley.
4.2-100 Infrastructure - Transportation
4.2-120 Site Access and Drivewavs
Access will be provided through a shared driveway via an irrevocable joint uselaccess easement
between Tax lots 4700 and 4800. Both parcels are owned by the Springfield Church of Brethren.
The driveway will meet the design standards set forth in Table 4.2-2 and the City's Engineering
Design Standards and Procedures Manual.
4.2-130 Vision Clearance {
A 10 ft. x lOft. vision clearance area is located at the intersection of the driveway and Main
Street.
4.3-100 Infrastructure - Utilities'
4.3-105 SanitarY Sewers
Sanitary service for the building and the new trash enclosure will be connected to the existing
public sanitary sewer line in the alley.
4.3-110 Stormwater Manal!ement
The project will create W~ sf of new impervious surface and impact an additional ~ sf of
existing impervious surface on an adjacent tax lot. The existing driveway and parking does not
meet CUrrent design standards for stormwater quality. Our design strategy is to:
PRE.SUBMITTAL REC'D
JUN 2 2009
Afiya Apartments - Site Review Application Pre-Submittal
5/29/09
Page 5 of8
. re-grade and re-surface the existing impervious area that the project is impacting so that it
can be collected and treated through mechanical means (filtered catch basins) before it
enters the public storm system.
. collect and treat 100% new non-roof area (i.e. alley parking) through vegetative means
before it enters the public storm system, and
'. allow the roof area drains to enter the public storm system without treatment, as is
allowed by City of Springfield's Stormwater Manual.
4.3-115 Water Oualitv Protection
Not applicable to our site.
4.3-120 Utilitv Provider Coordination
Coordination with SUB and other franchise utilities are currently in process. The tentative
locations of the electrical transformer and above ground fire vault are shown on the architectural
site plan. It is assumed that franchise utilities will locate adjacent to the electrical transformer.
4.3-125 Underl!round Placement of Utilities
Utilities (electrical, phone and cable TV) will be place underground. We will coordinate with
SUB and franchise utilities on how and where to cross the alley from their nearest overhead pole
to our final transformer location.
4.3-130 Water Service and Fire Protection
Water service for domestic and water and an automatic fite suppression system will be provided
for the proposed building. Location of the meters and above ground fire vault will be coordinated
with SUB and City of Springfield. If easements are required, these will be recorded with the
access easement.
4.4-100 Landscaping, Screening and Fences
4.4-105 Landscallinl!
Landscaping is proposed for all setbacks and parking lot areas on the development parcel. Planter
strips and Street Trees are not applicable to this project. Permanent irrigation will be provided for
new landscape areas as shown on the landscape plan. Fourteen existing trees will be removed for
the project. A tree felling permit will be submitted concurrent with Site Plan Review for the trees
that will be removed for the proposed project. See Landscape sheet LA-I.
44-110 Screening
Screening is provided for the shared trash enclosure, utility devices and per multi-family
standards as shown on the landscape plan.
4.4-115 Fences
There are no fences proposed in the front yard of the project. A new six ft. site-obscuring fence
between the existing fence on the east property line and the building will be installed to
discourage cut-through pedestrian traffic from the alley.
4.5-100 On-Site Lighting Standards
4.5-110 Illumination and Heil!ht
Lighting for the parking along the alley will be provided by fixtures mounted on the face ofthe
building. They will be mounted at a maximum of 12 ft. from finished grade and shielded so as
not to produce direct glare or reflection beyond the limits of the property. Additional lighting will
be provided for the porches and walkways along the path of egress for the dwelling units and
common spaces.
PRE.SUBMlTIAL REC'D
Afiya Apartf!lents ~ Site Review Application Pre-Submittal
5/29/09
JUN
2 2009
Page 6 of8
4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards
4.6-110 Vehicle Parkinlr-General
Weare proposing a reduction in the number of required parking spaces for the project based on
the ability to share parking between the mix of uses on the site, the demonstrated low need for
vehicle parking for the residential use for similar populations, the location of an L TD bus stop at
the site and the proximity of the project (6 blocks) to the EMX station. We are requesting this
reduction through Director's Decision as is allowed by Section 4.6-110 A.3. See further
discussion below.
4.6-115 Vehicle Parkinlr Desi','n
Alley parking is angled at 60 degrees per the direction at the DIM meeting. It complies with the
dimensional standards of Table 4,6-1.
4.6-120 Parkin.. Lot Imnrovements
o Surfacing
The parking lot surface is asphaltic concrete with a Concrete apron at the driveways
approaches for the drop off.
o Drainage
The resurfaced existing parking area is designed to drain away from the building and public
right of way into filtered catch basins in the shared driveway. The new parking area along
the alley will drain to a rain garden at the northeast comer of the site. An overflow will be
piped to the public system.
o Parking Stalls
All parking stalls are equipped with 6 in. tall by 6 ft. wide wheel bumpers. They.are located
2 ft. behind the stall head to prevent encroachment on to sidewalks and planted buffers.
o Compact stalls
All of the proposed parking stalls are full sized.
Disabled parking
Two disabled parking spaces are provided, including one van accessible spaces. This meets
the number of spaces required by OSSC.
4.6-125 Vehicle Number of Snaces Reouired /Please refer to Attachment A- Parking Comparison)
The attached parking comparison chart summarizes our request for a parking reduction based on a ratio of
.25 spaces per dwelling unit. Column A is the total number of parking spaces required per Table 4.6-2 for
all the current and proposed new building. Column B is the number of spaces with the proposed ratio of
.25 spaces/ dwelling unit. Column C is the number of proposed spaces on the site before and after the
project.
Reducing Ratio to. .25/per dwelling unit
We strongly feel that, based on the population that will live at Afiya, 1.5 parking spaces per unit is
excessive. First, all of the units are one-bedroom units. The Spril)gfield Land Use Code does not make a
distinction between 4-bderoom units and I-bedroom units in its on-site parking requirement. Second, the
vast majority of residents cannot afford own or maintain a vehicle. ShelterCare's experience at other
residential communities similar to Afiya is that a ratio of .25' spaces per unit is adequate for the both
residents who currently live at the site and the new residents who will live at Afiya. (See Attachment A)
Afiya Apartments - Site Review Application Pre-Submittal
PRE.SUBMITTAl REC'D
JUN 2 2009 Page 70f8
5/29/09
Proximity of Bus stop and EMX
Because most of the residents do not own a vehicle, they rely substantially on public transit for their daily
transportation. An L TD stop (westbound) is located at the project site on Main Street for their use. In
addition, the project site is located within six blocks of the Springfield downtown EMX station which
provides frequent and fast transportation between Springfield and Eugene and soon to Gateway Mall and
Peace Health.
Sharing Parking Between Uses
Currently there are three existing uses on the site - residential with administration, church and a small
retail outlet operated by the church. Based on current use patterns for the church, parking needs are
mostly 'on Sunday rnorning and some evenings sprinkled throughout the week. These are times when the
offices (for Brethren Housing and the Church) and the small retail space are closed justifYing some
sharing of parking spaces for the highest need on Suliday morning.
4.6-150 Bicvcle Parkin!! Facilitv Imnrovements
Bike parking is provided for the project inside the oversized' bulk storage closet for each unit.
The closet is lockable and will be keyed with each unit entry door. All floors are served by the
elevator which facilitates bringing the bikes to the storage units located on second and third
floors.
4.6-155 Bicvcle Parkin!! Number of Snaces Reauired
One long term space per unit is provided for each unit as required. '
PRE.SUBMITTAL REC'O
JUN 2 2009
Afiya Apartments - Site Review Application Pre-Submittal
5/29/09
Page 8 of8
Afiya Apartments 6/2/2009
AttachmentA
PARKING COMPARISON A B C
Areal Ratio No, Required No, Required No, Provided
EXISTING No. Units Per Table 4,6-2 Per Zoning wi Adjustment'
Residential
Units 13 1,5/unit 19,50 4,88
Residential Office 475 1/200 2,38 2,38
Subtotai Residential 21,66 7,25
Church
Assembly area 650 1/100 6,50 6,50
Non-assembly uses 1500 1/200 7.50 7,50
Retail 285 1/300 0.95 0,95
Subtotal Church 14,95 14.95
Total All Uses 36,83 22.20 36
PROPOSED
~New Residential Units 16 1.5 {unit 24,00 4
,Comparative Total 60,83 26,20 38
'Requested Adjusted Ratio for Residential Units 0,25 per unit
(Based on info from other projects, transit stop proximity and shared parking between uses)
Summary of Parking Ratios at Existing ShelterCare Complexes
Project Name
INO, of
Units
INO. of
Vehicles
Ratio
Brethren Housing -Springfield
Hawthorne Apts - Eugene
Signpost - Springfield
8
35
16
1
7
3
0.13
0,20
0,19
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Field-Installed Bucklighl Shield accessory provides precise clltoff
adju.~tablility from 00 [nadir) to 300 (hou.~e.sidc). For dowlllighL applicalion
only. Housing is seamless, die-cast-aluminum. Eh:clricalcomponcnls ;!re
healSlmk 10 lhe housing in n quick disconnecl balh.lSllra)'. Fixture mounts
directly to pole, wall or Factury-in.~lal1ed EXlended Arm i:lcee.~~ilry with
integraletl arm. Len~ assemhly consists or tool-less quick release frame
conslrucLed of rigid aluminulll alld high-impact, c1~nr-tempered glass lens.
High-lelllpernture ~ilic[}ne gasket seals !em from water and in;;ect.~.
E/l:I:lr;co{
Fixture includes clear, medium-bas.: lamp. Pulse-raled porcelain enclosed,
4ky-raled screw-shell-Lype lampholder. Lamp ignitor included where
required. All btlll<lsL ;Jsscmblics lire high-power faclor and use the following
circuillype.c.:: CWA . C(~nslant Wattage Autotransformer.
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corro.~ion, ulLrayiolet degradaLion and abrasion. The finish i.~ coyered by. our
7 ycarlimiled,warranl)'.
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TYPE POLE BAA AVS SBL H T4 AVU 1 175 MHX MT BKI
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RllO-236,OROll
PRE.SUBMITTAL RECID
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F:J'A RATING
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units or olher tilt angles.
Lighting Sciences Inc.
Certified Test" Report No, LSI 10695
Candlepower diSlrlbutiun-tune of J75W
MH Rectangular Area Cutoff Floodlight,
with backlight shield local cd for hacklight
cutoff.
Li~hling Sdt'nce.s Inc.
Certified Test Report No. LSI 11233
Candlepower distrihution curve of ISOW
HPS Rl:ctangular Area Cutoff Floodlighl,
with IH1C~lighl shield localed for- bilckJillht
cutoff.
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80' 60' 40' 20' 0' 20' 40' 60' 80'
80' 24.4
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view)
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Avcr~gc Initial Ughl Levcls at Grade
2 Fixtures per poll' @ 180"
lahtI? T~pe Lamp. Lumens
lOOW ~"H &,100
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15011' HPS 16,000
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15' 14.6_~11) fiO' (I R.Jmlx R5' (25:~-.!!l~ 2.04
15' {4.6 rn) 60' (1 tI.J m) x tiS' C2S.~ 11l} 3.0]
2{J' {fi. Lm) 75' (22.9 m) x 11.0' (3;3..:~L!!!L l.IlI
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Beta Lighting Inc.
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1200 92nd Strecl
Slurtevant, \VI 53177
MOU-236.6800
.PRE-SUBMITTAL REC'D
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