HomeMy WebLinkAboutOrdinance 6092 07/06/2004
.
.
.
ORDINANCE NO. 6092
(General)
AN ORDINANCE AMENDING THE SPRINGFIELD DEVELOPMENT CODE, ARTICLE 2 DEFINITIONS,
SECTION 2.020; AND ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT SECTIONS 21.010, 21.020,
21.030,21.040,21.050,21.060,21.070,21.090, 21.120, 21.130, 21.140 AND 21.150 AND ADDING
SECTION 21.015; ADOPTING A SEVERABILITY CLAUSE; AND DECLARING AN EMERGENCY.
TtlE COMMON COUNCIL OF THE CITY OF SPRINGFIELD FINDS THAT:
WHEREAS, the Springfield Development Code (SDC) was adopted by the Springfield Common
Council on May 5, 1986, and amendments thereto have been subsequently adopted by Ordinance; and
WHEREAS, Article 7 of the SDC sets forth procedures for the amendment of this document; and
WHEREAS, on March 17, 2003, the Springfield Common Council established the Campus
Industrial Advisory Committee (CrAG) to evaluate the siting of new uses and the reuse of existing
buildings within the CI District and to eliminate the ambiguities of the current Code language; and
WHEREAS, staff met with the CIAC several times from May until early October 2003; and
WHEREAS, on October 27,2003, staff returned to the Springfield Common Council with a
summary of the CIAC discussions and the Springfield Common Council provided direction to staff to
propose amendments to the SDC for consideration by the Springfield Planning Commission and
Springfield Common Council and to solicit comment from the public on the proposal; and
WHEREAS, on May 4,2004, staff presented the proposed SDC amendments to the Springfield
Planning Commission at a work session; and
WHEREAS, on May 18, 2004, the Springfield Planning Commission held a public hearing on the
SDC amendment (Jo. No. LRP 2004-00'05). The Springfield Planning Commission closed the public
hearing and held the record open for 10 days until May 28 at 5:00 p.m.; and
WHEREAS, on June 15, 2004, the Springfield Planning Commission considered staff's response
to all oral and written testimony, suggested modifications and amendments to the proposal, and as
amended, the Springfield Planning Commission voted 5 to 0 with 2 abstentions to recommend approval of
these amendments to the Common Council based upon findings in support of these SDC amendments as
set forth in the Staff Report and the Recommendation to the Council incorporated herein by reference;
and
WHEREAS, on June 21, 2004, staff presented the proposed SDC amendments to the Springfield
Common Council at a work session and on the same date opened the public hearing and continued the
public hearing until July 6, 2004: and
WHEREAS, on July 6, 2004 the Springfield Common Council held a public hearing and is now
ready to take action on this matter,based upon the above recommendation and the evidence and
testimony already in the record as well as the evidence and testimony presented at this public hearing
held in the matter of adopting this Ordinance amending the SDC.
Ordinance 6092
NOW THEREFORE, THE CITY OF SPRINGFIELD DOES ORDAIN AS FOLLOWS:
. SECTION 1: ARTICLE 2 DEFINITIONS, Section 2.020 MEANING OF SPECIFIC WORDS AND
TERMS is hereby amended or terms added as follows:
"ADMINISTRATIVE OFFICE. A building or portion of a building, in which persons are employed in the
day-to-day management or direction of a single business or division of that business."
"BUSINESS PARK. A tract of land that has been planned, developed and operated as a single or an
integrated facility characterized by a variety of light industrial manufacturing uses, office and related
commercial uses, with special attention to circulation, parking, utility needs, aesthetics and compatibility
(Also see Industrial Park)."
"CORPORATE HEADQUARTERS. A building or portion of a building in which persons are employed in
the management or direction of a business consisting of one or more divisions or groups of companies. To
be considered a corporate headquarters, the business shall meet the applicable employee threshold
specified elsewhere in this Code. Businesses that do not meet the applicable employee threshold shall be
considered an administrative office."
"GROSS ACRE/GROSS ACREAGE. A measurement of land that occurs before public streets or other
areas reserved for public use are deducted from that land."
.
"HAZARDOUS WASTE. Consistent with the Federal Resource Conservation and Recovery Act, a waste
or a combination of wastes, which because of its quantity, concentration, or physical, chemical or infectious
characteristics may cause or significantly contribute to an increase in serious irreversible illness or pose a
substantial present or potential hazard to human health, safety, welfare or to the environment when
improperly treated, stored, transported, used or disposed of, or otherwise managed, however, not to include
solid or dissolved materials in irrigation return flows or industrial discharges which are point sources subject
to permits under the Federal Water Pollution Control Act of 1967 as amended, or source, special nuclear, or
by product material as defined by the Atomic Energy Act of 1954."
"LIGHT INDUSTRIAL MANUFACTURING. The secondary processing of previously prepared materials
into components or the assembly of components into finished products. In the Campus Industrial District
this use is divided into categories as follows based upon the number of employees at occupancy: large-
scale means 50 or more employees; medium-scale means 20-49 employees; small scale means fewer than
20 employees per business. These thresholds shall be applicable at the time of new development. In the
case of redevelopment, the Director may reduce these thresholds if the applicant submits a business plan
stating that the threshold can be met by a date certain."
"REGIONAL HEADQUARTERS. A building or portion of a building in which persons are employed in the
regional management or direction of a business consisting of a number of divisions or a regional subsidiary
of a corporate headquarters. The divisions can be either geographical or located within one building. To be
considered a regional headquarters, the business shall meet the applicable employee threshold specified
elsewhere in this Code. Businesses that do not meet the applicable employee threshold shall be
considered an administrative office." ,
"RESEARCH AND DEVELOPMENT. The study, testing, analysis, and development of products,
processes or services, including the manufacturing of products. This use is divided into categories as
follows based upon the number of employees at occupancy: large-scale means 50 or more employees;
medium-scale means 20-49 employees; small scale means fewer than 20 employees per business. These
thresholds shall be applicable at the time of new development. In the case of redevelopment, the Director
may reduce the at occupancy thresholds if the applicant submits a business plan stating that the threshold
can be met by a date certain."
.
Ordinance 6092
.
.
.
"USE, SECONDARY. Any approved use of land or a structure which is incidental and subordinate to the
primary use and located on the same development area as the primary use. Except where an employee
standard may be permitted for warehousing in the CI District, no secondary use shall occupy more than
50 percent of the gross floor or development area occupied by the primary use. Secondary uses shall
not occur in the absence of primary uses."
"WAREHOUSING. The storage of finished and unfinished products and materials within an entirely
enclosed building. This use may include facilities for regional wholesale distribution, if permitted by the
applicable zoning district."
SECTION 2: ARTICLE 2 DEFINITIONS, Section 2.020 MEANING OF SPECIFIC WORDS AND
TERMS is hereby amended by deleting the following term:
"REGIONAL DISTRIBUTION HEADQUARTERS. The regional headquarters of a firm, including the
storage and distribution of finished products that are manufactured or retailed by the firm."
SECTION 3: The ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT TITLE PAGE is hereby
amended as follows:
"ARTICLE 21
CI CAMPUS INDUSTRIAL DISTRICT
21.01 0 ESTABLISHMENT OF THE CIINDUSTRIAL DISTRICT
21.015 OPERATIONAL PERFORMANCE STANDARDS
21.020 CONCEPTUAL DEVELOPMENT PLANS AND MASTER PLANS
21 ;030 PROHIBITED USES
21.040 PRIMARY USES
21.050 SECONDARY USES
21.060 DISCRETIONARY USES
21.070 LOT SIZE AND SETBACK STANDARDS
21.080 HEIGHT STANDARDS
21.090 OFF STREET PARKING STANDARDS
21.100 RESERVED FOR FUTURE USE
21.110 FENCE STANDARDS
21.120 ON-SITE DESIGN STANDARDS
)
21.130 BUSINESS PARK DESIGN TEAM
21.140 MONITORING USES IN THE CI DISTRICT
21.150 STATUS OF EXISTING USES IN THE.CI DISTRICT"
Ordinance 6092
.
SECTION 4: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.010
ESTABLISHMENT OF THE CI CAMPUS INDUSTRIAL DISTRICT is hereby amended as follows:
"21.010 ESTABLISHMENT OF THE CI CAMPUS INDUSTRIAL DISTRICT
(1) The CI District is intended to fully implement the Metro Plan Campus Industrial designation and
any applicable refinement plans. The CI District provides opportunities for diversification of the
local economy by offering prime sites in a campus environment for large-scale light
manufacturing firms and research and development c()mplexes emphasizing modern
technology and employing skilled workers in family wage jobs. The term "campus" includes
innovative building design, enhanced landscapes, large open spaces and substantial
pedestrian amenities. Generally, small- and medium scale light manufacturing may and
supporting commercial/office uses shall be located within a business park, provided that
combined business parks and/or permitted stand alone office/commercial uses do not exceed
40 percent of the gross acreage of a CI District. Business parks may include several buildings
with multiple stories and a mix of uses. Warehousing and distribution are permitted as an
accessory to a permitted use. Supporting retail uses such as banks, restaurants and day care
facilities shall be permitted if these uses do not primarily serve the public: All uses in the CI
District shall meet siting and operational performance standards to minimize impacts within
the CI District and surrounding areas. Permitted uses, including the storage of raw materials
and/or finished products, shall occur entirely within enclosed buildings.
(2) Applicability. The CI District shall apply to all property within the city limits and its urbanizing
area that is designated Campus Industrial on the Metro Plan diagram and on applicable
refinement plan diagrams. CI District properties that are outside of the city limits shall be
annexed to the City prior to the submittal of a development application."
.
SECTION 5: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.015
OPERATIONAL PERFORMANCE STANDARDS is hereby added as follows:
"21.015 OPERATIONAL PERFORMANCE STANDARDS.
The following operational performance standards apply to all uses permitted within the CI District. In
the case of permitted light industrial manufacturing uses, compliance with these operational
performance standards shall be the determining factor. In all other cases, the use lists in Sections
21.040, 21.050 and 21.060 of this Article shall be the determining factor.
(1) All manufacturing operations shall be entirely enclosed within a building;
Exception: The Director may allow an outdoor utility yard to store tanks containing gases
and/or fluids that are essential to the operation of the permitted use that cannot otherwise be
contained in an enclosed building for fire and life safety reasons, as determined by the Fire
Marshall. The utility yard shall be screened from public view by a masonry or decorative
concrete wall at least 8 feet in height that is an extension of the building, complements the
facade of the building and meets the setback requirements specified in Section 21.070 of this
Article
(2) All applicable on-site design standards specified in Section 21.120 of this Article shall be met;
(3) The storage of raw materials and/or finished products shall occur entirely within enclosed
buildings. The parking of trucks necessary for the operation of the facility shall also occur
within enclosed buildings, unless permitted in accordance with Sections 21.090(3) and
21.120(3) of this Article;
.
(4)
Office and commercial uses shall not primarily serve the public;
Ordinance 6092
(5)
The movement of heavy equipment on or off the site shall not be permitted, except for truck
deliveries and shipments;
.
(6)
Proposed uses shall not be a prohibited use listed in Section 21.030 of this Article; and
(7) Proposed uses .shall also comply with the additional operational performance standards listed
below. The intent is not to specifically deny a use, but ensure compliance with applicable local,
state and Federal regulations. Compliance with these operational performance standards
shall be a continuing obligation of the approved use. Failure to comply with these operational
performance standards shall be a violation of this Code and/or Chapter 5 of the Municipal
Code.
(a) Air pollution. Air pollution includes, but is not limited to, emission of smoke, dust,
fumes, vapors, odors and gases. Air pollution shall not be discernable at the property
line by a human observer relying on a person's senses without the aid of a device.
The applicant shall obtain and maintain all applicable licenses and permits from the
appropriate local, state and Federal agencies.
Exception: Water vapor or other benign plumes from processes or pollution control
equipment shall not be considered air pollution.
(b) Fire and explosive hazards. All activities involving the use, storage and/or disposal of
flammable or explosive materials shall comply with the Uniform Fire Code as most
recently adopted by the City.
(c) Glare.
1.
Glare resulting from exterior lighting, except for low-intensity, pedestrian-level
lighting shall be controlled by deflecting light away from abutting uses and from
public rights-of-way in accordance with in Section 31.160 of this Code.
.
2. Glare resulting from an industrial operation such as welding or laser cutting
shall not be visible from the outside of the building.
(d) Groundwater Protection. Proposed development utilizing hazardous materials that
may impact groundwater quality shall demonstrate compliance with the provisions of
Article 17 of this Code, Drinking Water Protection (DWP) Overlay District.
(e) Hazardous waste. Proposed development shall not utilize or produce hazardous
waste unless permitted in accordance with Oregon Administrative Rule 340-102-0010
through 340-102-0065 or any applicable Federal regulation.
(f) Noise. These standards apply to noise generated by any machinery or equipment on
the development site. The maximum permitted noise levels in decibels across lot lines
and district boundaries shall be in accordance with OAR 340-035-0035, Noise Control
Standards for Industry and Commerce.
Exception: Excluded from these noise standards are background traffic on state
highways and public streets and occasional sounds generated by temporary
construction activities, truck deliveries, warning devices, or other similar temporary
situations.
(g)
Radiation. There are various sources of radiation, including, but not limited to
ionizing radiation, electromagnetic radiation and radiation from sonic, ultrasonic or
infrasonic waves. Uses that involve radiation shall comply with the regulations in
Oregon Administrative Rule 333-100-0001 through 333-100-0080 and any applicable
Federal regulation.
.
Ordinance 6092
(h)
Vibration. No use, other than a temporary construction operation, shall be operated
in a manner that causes ground vibration that can be measured at the property line.
Ground-transmitted vibration shall be measured with a seismograph or a complement
of instruments capable of recording vibration displacement, particle velocity, or
acceleration and frequency simultaneously in three mutually perpendicular
directions."
.
SECTION 6: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.020 SITING
STANDARDS is hereby amended as follows:
"21.020 CONCEPTUAL DEVELOPMENT PLANS AND MASTER PLANS.
A Conceptual Development Plan shall be required for all new CI Districts over 50 acres in size
approved after July 6, 2004, unless a Site Plan or Master Plan is proposed for the entire CI District. A
Master Plan shall be required when phased developments exceeding 2 years in duration are
proposed. A Master Plan shall comply with any applicable approved Conceptual Development Plan or
upon approval of a Master Plan or Site Plan for the entire CI District, the Master Plan or Site Plan may
supplant and take precedence over an approved Conceptual Development Plan. Master Plan
approval for a CI District site shall be in accordance with Article 37 of this Code."
SECTION 7: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.030
CONCEPTUAL DEVELOPMENT is hereby amended as follows:
"21.030 PROHIBITED USES.
In order to protect the light industrial manufacturing campus environment of the CI District, the following
uses shall be prohibited in the CI District:
.
(1 )
Heavy industrial uses that involve the primary manufacturing of large volumes of raw materials
into refined materials including, but not limited to processing from trees to lumber, wood
. products or paper; from ores to primary metals; and animal or fish processing in packing
plants.
(2) Any use that cannot meet the operational performance standards specified in Section 21.015 of
this Article.
(3) Any retail uses, unless permitted as a secondary use as specified in Section 2{050(1) of this
Article.
(4) Stand-alone industrial/commercial warehousing, unless permitted as a secondary use as
specified in Section 21.050(4) of this Article.
(5) Mini-warehouse storage facilities.
(6) Drive-through facilities.
(7) Medical and dental practitioner offices.
(8) Motor freight terminals.
(9) Moving and storage facilities.
(10) Truck and auto repair and painting facilities.
. (11) Truck and car washes
Ordinance 6092
.
.
.
(12) Gas stations.
(13)
Motels."
SECTION 8: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.040
PRIMARY USES is hereby amended as follows:
"21.040 PRIMARY USES.
The following primary uses are permitted subject to Site Plan Review approval in accordance with
Section 31.020 of this Code. The development standards of this Article and any additional provisions,
restrictions or exceptions set forth in this Code shall also apply. '
(1) Light industrial manufacturing involving the secondary processing of previously prepared
materials into components or the assembly of components into finished products. There is
no use list for this category of uses. Proposed light industrial manufacturing uses shall
comply with the operational performance standards specified in Section 21.015 of this Article
in order for to be considered a permitted use. Large- and medium-scale light industrial
manufacturing uses may stand alone. Small-scale light industrial manufacturing uses shall be
located within a business park.
(2) No more than 40 percent of the gross acres of a CI District shall be developed as business
parks. Business parks shall be 5 acres or more in size. Except as specified in Section 21.150
of this Article, business parks may contain permitted small- and medium-scale light industrial
manufacturing uses as well as any permitted primary or secondary uses. Multiple story
buildings are encouraged; office/commercial uses may be located above industrial uses.
Development standards for business parks shall be in accordance with Sections 21.120 and
21.130 of this Article.
(3)' Other commercial and office uses that do not primarily serve the public. The following
commercial and office uses shall be permitted within a business park. Uses similar to those
specifically listed may be permitted, if the Director determines the proposed use is similar to a
permitted use. If the Director cannot make a determination that the proposed use is similar to
a permitted use, the applicant may apply for a Formal Interpretation in accordance with
Article 4 of this Code.
(a) Advertising, marketing and public relations.
(b) Blueprinting and photocopying.
(c) Call centers that process predominantly inbound telephone calls.
(d) Computer facilities management services.
(e) Computer systems design services.
(f) Data processing and related services.
(9) E (electronic)-commerce including mail order houses.
(h) Educational facilities in business or industrial parks including, but not limited
to: technical, professional, vocational and business schools; and job
training and vocational rehabilitation services.
(i)
Graphic art services.
Ordinance 6092
(1
(j)
.
(k)
(I)
(m)
(n)
(0)
(p)
(q)
(r)
(s)
(t)
(4)
Internet and web site and web search portal (includes services and technical support
center).
Internet publishing and broadcasting.
Laboratories, including medical, dental and x-ray.
Management, consulting and public relations offices.
Media productions including but not limited to TV and radio broadcasting studios as
well as cable and other program distribution and motion picture production.
Non-profit orQanization office
Printing and publishing.
Professional membership and union office.
Satellite telecommunications.
Software development (includes services and technical support center) and
publishing.
Wired or wireless telecommunications carrier offices.
Corporate headquarters, regional headquarters, and administrative officesrnay be permitted as
part of a large-scale light-manufacturing use or located within a business park. Corporate and
regional headquarters may also stand alone. The acreage comprising stand alone corporate or
regional headquarters site shall be applied to the 40 percent gross acre standard for business
parks specified in Subsection (2) of this Section. Corporate and regional headquarters shall
have at least 20 or more employees at the time of occupancy.
.
(5) Mail distribution facilities. The acreage comprising a stand alone mail distribution site shall be
applied to the 40 percent gross acre standard for business parks specified in Subsection (2) of
this Section.
(6) Large- and medium-scale research and development complexes may stand alone. Stand
alone large- and medium-scale research and development complexes shall be considered an
industrial component of the CI District. Small-scale research and development complexes
shall be located within a business park.
(7) Certain Wireless Telecommunications Systems Facilities as specified in Section 32.130(1)(a)
and (b) of this Code.
(8) Agricultural cultivation shall be permitted as an interim use on undeveloped land, provided
that spraying, dust, odors and other side effects of the use do not interfere with the operation
of permitted uses in the CI District."
SECTION 9: ARTICLE 21' CI CAMPUS INDUSTRIAL DISTRICT, Section 21.050
SECONDARY USES is hereby amended as follows:
.
Ordinance 6092 .
.
.
.
"21.050 SECONDARY USES.
The following secondary uses shall be permitted in the CI District. In no case shall a secondary use
stand alone or be permitted in the absence of a primary use. Uses similar to those specifically listed
may be permitted, if the Director determines the proposed use is similar to a permitted use. If the
Director cannot make a determination that the proposed use is similar to a permitted use, the
applicant may apply for a Formal Interpretation in accordance with Article 4 of this Code.
(1) The following retail, wholesale and service uses, either alone or in combination, shall not
exceed 20 percent of the gross floor area of a building. These uses shall exclude any drive-
through facility and shall not primarily serve the public. Except for A TMs, each use shall be
limited to 2,500 square feet of gross floor area. Retail, wholesale and service uses include, but
are not limited to:
(a) ATMs; banks, savings and loans, and credit unions.
(b) Barber, beauty, nail and tanning shops; and
(c) Building maintenance services.
(d) Day care facilities that meet Children's Services Division (CSD) regulations.
. Exception: Day care facilities may exceed the 2,500 square foot standard in order
to comply with size requirements specified in ORS 667 A.
(e) Eating and drinking establishments including, but not limited to: delicatessens,
restaurants and coffee/espresso shops.
(f)
Industrial and professional equipment and supply stores.
(g) Product showrooms, limited to wholesale sales.
(2) Other permitted secondary uses.
(a) Parking lots and parking structures.
(b) Transit stations and stops, exclusive of terminals or transit storage areas.
(c) Outdoor recreation uses and pedestrian amenities including, but not limited to
facilities that are provided in association with a primary use within the same
development area:
1, Swimming pools.
2. Playgrounds.
3. Tennis and other sport courts.
4~ Bike paths and pedestrian trails.
5. Pedestrian plazas and similar public spaces.
(d)
Low impact public utility facilities.
Ordinance 6092
.
.
.
/'
(3) The following uses are considered accessory components of a permitted primary use.
(a)
Employee lounges and dining rooms.
(b) Conference rooms for tenant use.
(c) Central mail room.
(d) Indoor recreation areas including, but not limited to game and craft rooms
and exercise and dance studios.
(4) Warehousing shall be permitted only in the following circumstances:
(a) For the storage and regional wholesale distribution of products manufactured in the cr
District;
(b) For products used in testing, design, technical training or experimental product
research and development in the CI District; and/or
(c) .In conjunction with permitted office/commercial uses in the CI District.
Exception: The secondary use status of warehousing is typically determined by a square
footage standard which is less than 50 percent of the gross floor area of the primary use. In the
CI District, the number of employees at the time of occupancy may also be used to determine
secondary use status. In this case, the primary use shall have 20 or more employees and the
warehousing use shall have fewer employees than the primary use. If the employee standard
is met, the warehousing use may have more square footage than the primary use."
SECTION 10: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.060 OTHER
USES is hereby amended as follows:
"21.060 DISCRETIONARY USES.
The following uses shall be permitted subject to Discretionary Use approval, Site Plan Review
approval, and other applicable the provisions of this Code
(1) High ir;npact public facilities.
Exception: If approved in a Conceptual Development Plan, or a Master Plan for the subject CI
site. or included in an adopted Public Facilities Plan, high impact public facilities shall be subject
only to Site Plan Review approval.
(2) Certain Wireless Telecommunications Systems Facilities as specified in Section 32.130(1)(c)
of this Code."
SECTION 11: Article 21 CI Campus Industrial District, Section 21.070(5) is hereby
added as follows:
"(5) Building Setback Exceptions. Building setbacks and separations shall be in accordance with
Subsections (2), (3) and (4) of this Section. However, the Director may reduce building
setbacks without a variance when:
(a)
The building design incorporates landscaped stormwater quality facilities within the
setback area that also enhances pedestrian amenities and the campus environment;
Ordinance fiOQ?
.
.
.
(b)
Necessary to protect natural assets identified in the Gateway Refinement Plan or
elsewhere in this Code;
(c)
Necessary to preserve existing healthy mature trees;
(d) Necessary to accommodate handicapped access requirements; or
(e) Legally created lots do not meet the minimum lot size."
SECTION 12: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.090 OFF
STREET PARKING STANDARDS is hereby amended as follows:
"21.090 OFF STREET PARKING STANDARDS.
(1) To the greatest extent practicable, parking shall be located behind buildings, internal
to development or to the side of a building. The following specific off-street parking
standards shall apply:
USE CATEGORY
NUMBER OF SPACES
Manufacturing/assembly
1 space for each 500 square feet of gross floor
area
Warehousing
1 for each 1000 square feet of gross floor area
Office
1 for each 300 square feet of gross floor area
Exceptions:
(a)
The number of required parking spaces for uses not shown in the table
above shall be determined based upon standards for similar uses in other
districts.
(b) Parking spaces may be reduced on a one for one basis when the number of
spaces required is more than the shift with the largest number of employees,
provided that a landscaped area equal to the total number of spaces reduced
shall be held in reserve for future use.
(2) An additional 5% of impermeable surface may be allowed in cases where all parking
on a lot is screened by earthen berms with an average height of 3 feet (measured
from the finished grade of the edge of the parking lot), sunken below grade an
average depth of 3 feet (measured from the finished grade of the edge of the parking
lot to the finished grade of the adjacent berm or landscaped area), or both.
(3) Truck parking for vehicles necessary for the operation of the facility in areas, may be may be
located either: .
(a) Within an enclosed building; or
(b) Outside of a building if the following standards are met. Truck parking shall:
1.
Be prohibited in all front and street-side yards;
Ordinance 6092
.
.
.
2.
Meet the building setback set back standards specified in Section 21.070 of
this Article; and
Be screened in accordance with Section 21.120(3) of this Article."
3.
SECTION 13: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.120
ON-SITE DESIGN STANDARDS is hereby amended as follows:
"21.120 ON-SITE DESIGN STANDARDS.
In the CI District, new buildings; expansions of, or additions to existing buildings; or improvements to
existing facades that require a building permit shall provide architectural designs that encourage
flexibility and innovation in site planning by complying with the following on-site design standards:
(1) Building Exteriors. In order to break up vast expanses of single element building elevations
applicable to both length and height, building design shall include a combination of
architectural elements and features, including but not limited to offsets, windows, entrances
and roof treatments.
a) Offsets. Offsets shall occur at a minimum of every 100 feet of lineal building wall by
providing recesses or extensions with a minimum depth of 4 feet.
Exception:
Variations in building wall materials, including but not limited to wood siding, brick,
stucco, textured concrete block, tile, glass, stone, or other suitable materials may be
used instead of offsets.
The Director, in consultation with the Building Official, may approve other suitable
materials without the need for a variance. Smooth-faced concrete panels or pre-
fabricated steel panels may also be used as accents, but shall not dominate the
building exterior. Exterior colors for buildings and fences shall be subdued or earth
tones."
(b)
Windows. Ground floor windows shall be required for all office and commercial uses,
including those office and commercial uses that are contained within light industrial
manufacturing uses. Ground floor windows for the remainder of a light industrial
building are optional. . All elevations of office and commercial buildings abutting any
street shall provide at least 50 percent of their length (e.g. a 100-ft.-wide building
facade shall have a total of at least 50 linear ft. of windows) and at least 25 percent of
the ground floor wall area as windows and/or doors that allow views into lobbies,
merchandise displays, or working areas. On corner lots this provision shall apply to
both elevations. Where upper story windows are proposed, either awnings,
canopies, or other similar treatments shall be required for ground floor windows or
variations in window materials, trim, paint or ornamentation may be used.
Exceptions:
1.
A mural, that does not include any advertising, may be used to meet 50
percent of the ground floor window standard specified in Subsection (a),
above. Murals are regulated under Chapter 8.234 of the Springfield
Municipal Code, 1997.
Ordinance 6092
.
.
.
, .
2. Building elevations adjacent to alleys or vehicle accessways used primarily
for servicing and deliveries shall be exempt from this standard.
(c)
Entrances. To the greatest extent practicable, all new buildings in the CI District shall
be oriented toward both exterior and internal streets.
1. The primary entrance to all buildings in the CI District shall be visible from the
street; and
2. A weather-protected area, including but not limited to awnings or canopies, at
least 6 feet wide, shall be provided at all public entrances.
(d) , Roof Treatments. The following roof treatments shall be required.
1. Sloped roofs and multiple roof elements shall be the primary methods for roof
treatment. Variations within one architectural style; visible roof lines and
roofs that project over the exterior wall of a building enough to cast a shadow
on the ground and architectural methods used to conceal flat roof tops may
also be used. Mansard style roofs shall not be permitted. If building wall
offsets are used, offsets or breaks in roof elevation with a minimum of 3 feet
or more in height may be used for every 100 feet of lineal building wall.
2. The architectural design of the building roof shall also incorporate features
which screen all heating, ventilation and air conditioning units from adjacent
LDR and MDR properties and the street. Mechanical equipment shall also
be buffered so that noise emissions do not exceed the standards specified in
Section 21.015(7)(e) of this Article. The City may require a noise study
certified by a licensed acoustical engineer for compliance verification.
(2)
Landscaping. Landscaping shall be in accordance with Section 31.140 of this Code. The
following landscaping standards shall be in addition to standards specified in Section 31.140
of this Code:
(a) A minimum of 35 percent of each development area shall be landscaped open
space.
(b) Plants shall be sized to attain 90% coverage of required landscaped areas (excluding
tree canopies), within 3 years of installation. Plantings of native species and plant
communities shall achieve 90% coverage within 5 years of installation.
(c) At least 10 percent of the interior of a parking lot having 20 or more parking spaces
shall be landscaped. This standard is in addition to any landscaped setbacks required
in Section 21.070 of this Article.
(d) Natural assets identified in the Gateway Refinement Plan, any other applicable
refinement plan or elsewhere in this Code shall be included in the site design and
protected. Where protection of these natural assets prevents the development of the
site consistent with this Code, the functional equivalent of the natural assets may be
'substituted as may be allowed by the City.
Ordinance
6092
.
.
.
(3)
Screening. Screening shall be in accordance with Section 31.160 of this Code. In addition,
truck parking for vehicles necessary for the operation of the facility shall be screened by a
masonry or concrete wall that is an extension of the building and complements the facade of
the building. The wall shall have a minimum height of 8 feet. The wall shall totally conceal
trucks from public view. The wall shall meet the setback requirements specified in Section
21.070 of this Article.
Exception:
The Director may consider proposed truck parking that is enclosed by buildings and complies
with Section 21.090(3) of this Article.
(4) Pedestrian Walkways and River Access.
(a) Walkways from a sidewalk to building entrances. A continuous pedestrian walkway
shall be provided from the primary frontage sidewalk for pedestrians to access building
entrances.
(b) Walkways from parking lots to building entrances. Internal pedestrian walkways shall
be developed for persons who need access to the buildings from the parking lots. The
walkways shall be located within the lots and shall be designed to provide access from
the lots to the entrances of the buildings. The walkways shall be distinguished from the
parking and driving areas by use of any of the following materials: special pavers,
bricks, raised elevation, scored concrete or other materials as approved by the
Director.
(c) In the Gateway CI District, access to the McKenzie River, both for pedestrians and
bicycles, shall be addressed in the site design, where specified in the applicable
refinement plan or TransPlan.
(5) Transit Stations and Stops. When required, transit stations and stops shall conform to the
standards of the Lane Transit District."
SECTION 14: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.130 INDUSTRIAL
PARK DESIGN STANDARDS is hereby amended as follows:
"21.130 BUSINESS PARK DESIGN TEAM.
Development plans submitted as part of a business park Site Plan Review application shall be prepared
by a design team comprised of a project architect, engineer, and landscape architect, one of whom shall
serve as the project coordinator. The design team shall certify that building, elevation, site, and
landscape plans submitted in connection with the Site Plan Review application comply with the on-site
design standards specified in Section 21.120 of this Article and any other applicable CI District
provisions."
SECTION 15: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.140 USE
CONVERSIONS is hereby amended as follows:
"21.140 MONITORING USES IN THE CI DISTRICT.
CI District uses shall be monitored by implementing a Precertification process. The purpose of
Precertification is to determine that a proposed use is, in fact, a permitted use within the CI District.
Precertification shall apply to all new uses and any change of use in the CI District.
Ordinance 6092
.
.
.
The Director shall review the proposed use prior to the submittal of a development application or in
some cases, a building permit. The Director shall consider both the permitted uses specified in
Sections 21.040, 21.050 and 21.060 and the operational performance standards specified in Section
21.015 of this Article., If the Director does not approve the precertification, the applicant may submit a
request in writing to the Director to make a determination that the proposed use is similar to a
permitted use. If the Director cannot make a. determination that the proposed use is similar to a
permitted use, the applicant may apply for a Formal Interpretation in accordance with Article 4 of this
Code. After Precertification by the Director, the form will be kept on file in the Development Services
Department to be used for continued compliance with the Sections cited above."
SECTION 16: ARTICLE 21 CI CAMPUS INDUSTRIAL DISTRICT, Section 21.150 WASTE
STORAGE AND DISPOSAL is hereby amended as follows:
"21.150 STATUS OF EXISTING USES IN THE CI DISTRICT.
Unless existing uses are on the prohibited use list specified in Section 21.030 of this Article after July 6,
2004, existing uses have status as specified below. The intent is that the existing uses do not become
non-conforming uses.
(1)
Corporate headquarters that are located outside of a business park including, Pacific Source,
Symantec, and Holt International are permitted primary uses. If these uses own or have
options on adjacent property for future expansion, they may expand without the need to be
located within a business park.
(2)
Large-scale light industrial manufacturing buildings may be reused for permitted
office/commercial uses as long as these uses do not exceed 50 percent of the gross floor area
of the building. In addition, warehousing may occur in accordance with Section 21.050(4) of
this Article.
Exception: In the case of SONY, reuse may include any permitted use in the CI District. If no
large- or medium-scale light industrial manufacturing use is proposed, conversion to a business
park shall be permitted. However, the acreage comprising a conversion to a business park
shall be applied to the 40 percent gross acre standard for business parks specified in Section
(2) of this Section. The SONY site may also use the excess facility capacity as a private utility
to serve other properties in the vicinity.
(3)
Stand-alone day care centers that primarily serve CI District businesses are a permitted
secondary use.
(4)
Permitted stand alone office/commercial uses outside of business parks are a permitted
primary use.
(5)
Significant Goal 5 historic resources, including the Brabham farm, the Koppe farm and the Rice
farm, may continue as a residential use or as any permitted commercial use. Any external
modifications to these structures shall comply with the applicable standards specified in
Article 30, H Historic Overlay District."
Section 17: Severability Clause. If any section, subsection, sentence, clause, phrase or
portion of this Ordinance is for any reason held invalid or unconstitutional by a court of competent
jurisdiction, such portion shall be deemed a separate, distinct and individual provision and such
holding shall not affect the validity of the remaining portions hereof. .
Ordinance 6092
.
.
.
. .
SECTION 18: Declaration of Emergency. It is hereby found and declared that matters pertaining
to this amendment of the Springfield Development Code regarding the CI Campus Industrial District affect
the public health, safety and welfare of the City of Springfield and that this Ordinance shall, therefore,
take effect immediately upon its passage by the Council and approval by the Mayor.
ADOPTED by the Common Council of the City of Springfield by a vote of ~ for and ~
against, this 6th day of July ,2004.
APPROVED by the Mayor of the City of Springfield, this 6th day of July
ATTEST:
CitYReCO~
R:::V/EWFO It APPROVi=D
.~.~ r:~RM .
~ . ~~\.-" ':)~~ \~
D/\TE:~-b~-2-'&J 0"\
OFFICE OF CITY ATTORNEY
Ordinance 6092