HomeMy WebLinkAbout2011 09 20 Glenwood Refinement Plan Phase IMEMORANDUM CITY OF SPRINGFIELD
DATE OF WORK SESSION: September 20, 2011
TO: Springfield Planning Commission PLANNING COMMISSION
TRANSMITTAL
FROM: Molly Markarian MEMORANDUM
SUBJECT: Glenwood Refinement Plan Phase I
Refinement Plan Amendment TYP411-00005, Metro Plan Amendment
TYP411-00006, Development Code Amendment TYP411-00007, and
Zoning Map Amendment TYP311-00001.
ISSUE
BRIEFING AND DISCUSSION ABOUT THE DRAFT GLENWOOD RIVERFRONT MIXED-USE
PLAN DISTRICT AMENDMENT TO SPRINGFIELD DEVELOPMENT CODE SECTION 3.4-200.
DISCUSSION
At the May 17, June 7, and June 21, and July 7, 2011 Work Sessions, staff briefed the Planning
Commission on the status of the Glenwood Refinement Plan Update Project and presented
information on the Draft Land Use & Built Form; Transportation; Open Space; Housing &
Economic Development; Public Facilities & Services; Financing Public Infrastructure; Urban
Transition & Annexation; and Historic & Cultural Resources Chapters. At this Work Session,
staff will continue the Glenwood Refinement Plan review process by presenting information and
answering questions regarding the Draft Glenwood Riverfront Mixed-Use Plan District, the
Development Code amendments that will enable implementation of the Phase I Glenwood
Refinement Plan.
Staff reviewed the draft Development Code text in coordination with City staff, the Technical
Advisory Committee, and private designers and developers starting in June 2011. In August
2011, the Citizen Advisory Committee (CAC) recommended forwarding Plan District to the
Planning Commission for its consideration.
A majority of CAC members supported the draft Plan District, and the reasons for lack of
support were noted. Staff has revised the Draft Plan District based on feedback from the CAC
and the City Attorney’s Office (Attachment 1).
ACTION REQUESTED
None – for information only.
ATTACHMENTS
Attachment 1: Glenwood Riverfront Mixed-Use Plan District
1
GLENWOOD RIVERFRONT MIXED‐USE PLAN DISTRICT
Commentary: The establishment of the Glenwood Riverfront Mixed‐Use Plan District implements the
following policy of the updated Glenwood Refinement Plan Land Use and Built Form Chapter that states:
“Adopt the Glenwood Riverfront Mixed‐Use Plan District and apply it to all parcels in the Glenwood
Riverfront.” All Glenwood Refinement Plan implementation strategies listed under this policy have been
met.
3.4‐200 GLENWOOD RIVERFRONT MIXED‐USE PLAN DISTRICT
Subsections:
3.4‐205 Purpose
3.4‐210 Applicability
3.4‐215 Review
3.4‐220 Non‐Conforming Uses
3.4‐225 Conflicts
3.4‐230 Glenwood Riverfront Mixed‐Use Plan District Modifications
3.4‐235 Design Standards Alternatives/Exemptions from Design Standards
3.4‐240 Phased Development
3.4‐245 Land Use Designations, Zoning District Descriptions and Applicable Overlay Districts
3.4‐250 Schedule of Use Categories
3.4‐255 Prohibited Uses
3.4‐260 Use Interpretations
3.4‐265 Base Zone Standards
3.4‐270 Public and Private Development Standards
3.4‐275 Building Design Standards
3.4‐280 Willamette Greenway Development Standards
Attachment 1-1
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3.4‐205 Purpose
Commentary: The Glenwood Riverfront Mixed‐Use Plan District will result in the deletion of the existing
Glenwood Riverfront Plan District. The Glenwood Riverfront Mixed‐Use Plan District contains
development and design standards based upon Glenwood Refinement Plan Riverfront policies and
implementation strategies. The Glenwood Riverfront Mixed‐Use Plan District will also result in the
deletion of Springfield Development Code Appendix 3, Temporary Glenwood Riverfront Plan District
Master Plan Standards. Appendix 3 was added to the Springfield Development Code when the Master
Plan regulations were amended in 2008. The “old” Master Plan review process was necessary to apply to
any changes in the Glenwood Riverfront Plan District because that Plan District was adopted as a Master
Plan. The amended Appendix 3 will contain all of the Glenwood Refinement Plan Riverfront policies and
implementation strategies to address the outcome of “Opus”, a Land Use Board of Appeals case that
stated in part that refinement plan policies and implementation strategies could not be used as part of a
land use decision unless they were adopted as part of a Development or Zoning Code. Appendix 3 will be
finalized prior to the start of the public review process.
A. Plan Districts are customized development standards applied to unique areas within the City
where traditional zoning mechanisms are unlikely to achieve desired development objectives.
An area may be unique based on natural, economic or historic attributes. The Glenwood
Riverfront has all of these attributes which maximizes the value of the area’s proximity to the
Willamette River; major transportation corridors, notably Interstate 5; and the University of
Oregon; as well as Glenwood’s strategic location between downtown Eugene and downtown
Springfield.
Commentary: The visioning goals are those approved by the CAC in 2009.
B. The Glenwood Riverfront Mixed‐Use Plan District takes policies from the Glenwood Refinement
Plan and establishes and implements development standards and building design standards
specifically applicable to this Plan District. The Glenwood Riverfront Mixed‐Use Plan District
implements the following visioning goals:
1. Improve public connections to the Willamette River;
2. Establish inviting public spaces, including parks, plazas, and multi‐use paths;
3. Encourage aesthetically pleasing, sustainable buildings and sites that are context
sensitive and oriented to human activity;
4. Provide opportunities for the installation, display, and creation of public art;
5. Allow for a mix of uses suitable to the unique development opportunities in Glenwood;
6. Provide opportunities for the development of a variety of housing types to meet the
needs of a range of households;
7. Facilitate opportunities for businesses to provide goods and services to local, regional,
statewide, national, and international markets;
Attachment 1-2
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8. Restore, enhance, and protect the ecological function of natural resources, and increase
public awareness of these resources;
9. Protect the public from potential natural and manmade hazards;
10. Celebrate Glenwood’s contributions to the region’s historic development;
11. Enhance the transportation system to improve safety, convenience, and movement for
all modes of travel, including vehicles, trains, public transit, bicycles, and pedestrians;
12. Provide a full range of urban public facilities and services for redevelopment and new
development; and
13. Facilitate redevelopment while addressing the consequences of change to existing
residents and businesses.
3.4‐210 Applicability
The Glenwood Riverfront Mixed‐Use Plan District includes all land in the Glenwood Riverfront that abuts
the Willamette River and both sides of Franklin Boulevard and McVay Highway from the I‐5 Bridges to
the south boundary of Glenwood. The Glenwood Riverfront Mixed‐Use Plan District is divided into two
distinct areas:
A. The Franklin Riverfront; and
B. The McVay Riverfront.
3.4‐215 Review
A. Any proposed development within the Glenwood Riverfront shall require a Development Issues
Meeting or a Pre‐Application Report as specified in Section 5.1‐120.
B. All required applications in the Glenwood Riverfront Mixed‐Use Plan District shall be reviewed
as specified in Chapter 5 including, but not limited to: Annexations; Master Plans; the
Willamette Greenway Overlay District; the Floodplain Overlay District; the Hillside Development
Overlay District; the Historic Overlay District, as applicable; Site Plan Review; and Land Divisions.
1. The development and design standards specified in Sections 3.4‐270 and 3.4‐275 shall
supersede the Site Plan Review submittal requirements for the applicable topics
specified in Section 5.17‐120 and/or the Master Plan submittal requirements specified
in Section 5.13‐120, in lieu of the comparable submittal requirements of these
applications.
Commentary: The Glenwood Refinement Plan Housing and Economic Development Chapter, Economic
Development Section states: “Nearly all parcels in the Glenwood Riverfront are classified in the CIBL as
vacant or potentially redevelopable industrial, commercial, and mixed‐use sites. The plan designations
for the Glenwood Riverfront, as described in the Land Use Chapter, will result in vacant and
redevelopable parcels in the Glenwood Riverfront contributing to Springfield’s commercial and industrial
Attachment 1-3
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buildable lands supply…. There is a citywide deficit of industrial parcels greater than 20 acres, and there
is a deficit of commercial and mixed‐use parcels greater than 1 acre. Therefore, parcels sized in these
categories must be maintained or increased (through parcel consolidation) to preserve the commercial
and industrial land supply.” The limitation on land divisions is necessary to protect commercial and
industrial land of both small and large acreages as specified in CIBL. Springfield Development Code
Subsection 5.13‐116.C. regarding Master Plans states: “Subdivision and/or Site Plan applications that
initiate the various phases of proposed development shall not be submitted concurrently with the
Preliminary Master Plan. These applications shall not be submitted until Final Master Plan approval is
effective, as specified in Section 5.13‐133.” This text is added in response to Randy Hledik’s question
raised at the 05/11 CAC meeting.
2. Land divisions shall be prohibited on lots/parcels larger than one acre and designated
and zoned Office Mixed‐Use or Commercial Mixed‐Use, or on lots/parcels larger than 20
acres and designated and zoned Employment Mixed‐Use until Final Site Plan Review or
Final Master Plan approval has been granted by the City.
Commentary: These other applications are referenced here for the developers’ convenience, even
though they are discussed in detail below.
C. Other Glenwood Riverfront application review procedures include, but are not limited to:
1. Glenwood Riverfront Mixed‐Use Plan District Modifications, which shall be reviewed as
specified in Section 3.4‐230.
2. Design Standards Alternatives/Exemptions from Design Standards, which shall be
reviewed as specified in Section 3.4‐235.
3. Glenwood Riverfront Mixed‐Use Plan District use interpretations, which shall be
reviewed as specified in Section 3.4‐260.
4. Any other applicable standard as specified elsewhere in this Code.
D. Any other applicable agency permits/approvals/coordination including, but not limited to:
1. The Army Corps of Engineers/the Department of State Lands (wetland/riparian areas,
stormwater outfalls/discharges and fills/excavations);
2. The Department of Environmental Quality (contaminated sites);
3. The Oregon Department of Transportation (access to/from Franklin Boulevard and
McVay Highway); and
4. Lane County Transportation (vacation of local access roads).
Attachment 1-4
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3.4‐220 Non‐Conforming Uses
Commentary: The intent of the redesignations and rezoning discussed above is to allow developers to go
directly to the land use application process, something that in most cases cannot now occur due to
plan/zone conflicts (a situation where the zoning is different from the land use designation; e.g., Light‐
Medium Industrial zoning with a Commercial designation). While the majority of properties in the
Glenwood Riverfront are already considered non‐conforming, the redesignations and rezoning discussed
above will not eliminate existing non‐conforming situations until new development or redevelopment
occurs. In addition, while several new non‐conforming situations may be created upon the redesignation
and rezoning of the Glenwood Riverfront, they too will disappear when new development or
redevelopment occurs. However, the citations listed below do allow modifications to any existing non‐
conforming uses, upon the applicable review approval.
Any existing non‐conforming building, structure and/or use may continue, expand, or be modified as
may be permitted in Sections 5.8‐120, 5.8‐125 and 3.4‐280 until they are either abandoned, as defined
in Section 5.8‐130, and/or redeveloped as defined in Section 6.1‐110.
3.4‐225 Conflicts
In cases where:
A. The development standards of the Glenwood Riverfront Mixed‐Use Plan District conflict with
local standards found in other Sections of this Code, the standards of the Plan District will
prevail, unless there is a specific reference to another SDC Section. In that case, the referenced
Section’s standards will prevail.
B. These development standards conflict with Federal and/or State regulations, the Federal and/or
State regulations will prevail.
3.4‐230 Glenwood Riverfront Mixed‐Use Plan District Modifications
Commentary: The Major/Minor format is similar to the two‐tier Master Plan Modification process found
in Section 5.13‐135.
Glenwood Riverfront Mixed‐Use Plan District modifications shall be categorized as Minor and Major.
A. A Minor Glenwood Riverfront Mixed‐Use Plan District modification shall be subject to a
Director’s decision under either a Type I or a Type II review procedure. Minor Modifications are
those which result in any of the following:
1. Type I review procedure.
a. Changes related to the streetscape, the visual elements of a street, including,
but not limited to the street, adjacent buildings, street furniture, trees and open
spaces, etc, that combine to form the street's character, in a manner consistent
with the Glenwood Refinement Plan Transportation Chapter policies and
Attachment 1-5
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implementation strategies and the Springfield Engineering Design Standards and
Procedures Manual.
b. A change in the design of a street in a manner consistent with the Glenwood
Refinement Plan Transportation Chapter policies and implementation strategies
and the Springfield Engineering Design Standards and Procedures Manual.
c. A change of 20 percent or less to a quantified building design standard as
specified in Section 3.4‐275.
2. Type II review procedure.
a. A modification of a driveway access location in a manner consistent with the
Glenwood Refinement Plan Transportation Chapter policies and implementation
strategies.
B. A Major Glenwood Riverfront Mixed‐Use Plan District modification shall be subject to a public
hearing and decision under a Type III review procedure. Major Modifications are those that
result in any of the following:
1. A change of more than 20 percent to a quantified building design standard as specified
in Section 3.4‐275.
2. A change that requires a street, mid‐block connector, multi‐use path or other
transportation facility to be shifted, provided the change maintains the connectivity
requirements established by the Glenwood Refinement Plan Transportation Chapter
policies and implementation strategies.
e. A modification not specifically listed under the minor modification categories specified
in Subsection A and the major modification categories specified in this Subsection.
EXCEPTION: Any modification to the street grid that necessitates a street or other
transportation facility to be eliminated, a modification that proposes to eliminate or
change the minimum width or length of one or both of the park blocks, or other
proposal that is not consistent with applicable Glenwood Refinement Plan policies
and/or implementation strategies shall require an amendment of the Glenwood
Refinement Plan as well as the Glenwood Riverfront Mixed‐Use Plan District as specified
in Section 5.6‐100.
C. All Major Glenwood Riverfront Mixed‐Use Plan District Plan modifications shall include a peer
review of the proposed modification, at the applicant’s expense, to supplement the record of
the public hearing. Peer review is a process used for evaluating modifications proposed by the
design team specified in Subsection 3.4‐275B. Peer review is performed by firms employing
architects, engineers and planners. The Director shall choose the peer review firm based upon
the following criteria:
1. A description of the firm’s history, size and professional capabilities to undertake the
project in a timely manner;
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2. An outline of the firm’s experience with regard to achieving high‐quality functional,
aesthetic and economical building design;
3. Demonstrated experience with sustainable construction, such as completed projects
that received a LEED rating, or other similar sustainable design programs;
4. A list key personnel assignments for the peer review;
5. The proposed format for the presentation of the review and recommendations;
6. The time schedule to perform the review;
7. The submittal of 3 separate professional references with persons who are familiar with
the work of the firm. References will be contacted by person, phone and/or
correspondence as to the firm’s past performance; and
8. Any experience with previous peer reviews to include the type and number of reviews
conducted.
D. Major and Minor Glenwood Riverfront Mixed‐Use Plan District Plan modification criteria. The
proposed modification shall:
1. Maintain the integrity of the north/south east‐west street grid that provides multi‐
modal internal circulation in the Franklin Riverfront and the future internal street layout
in the McVay Riverfront established by the Glenwood Refinement Plan Transportation
Chapter policies and implementation strategies, or the proposed modification shall be
necessary to adjust to physical constraints evident on the property including, but not
limited to:
a. Hillsides;
b. Protecting significant natural features such as trees, rock outcroppings,
wetlands, or similar natural features; or
c. Adjusting existing property lines between proposed development area
boundaries.
2. Not significantly affect the landscaping, stormwater management, design, circulation
and access policies and implementation strategies in the applicable chapters of the
Glenwood Refinement Plan or the Springfield Engineering Design Standards and
Procedures Manual.
3. Result in a development design that meets or exceeds the applicable purposes of
Section 3.4‐205. This criterion applies to Major Modifications only.
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3.4‐235 Design Standards Alternatives/Exemptions from Design Standards
Commentary: Metro Plan Housing Policy A.24 states: “Consider adopting or modifying local zoning and
development regulations to provide a discretionary design review process or clear and objective design
standards, in order to address the issues of compatibility, aesthetics, open space, and other community
concerns.” This Section establishes a discretionary design review process.
A. Sections 3.4‐270 and 3.4‐275 list development and design standards that require compliance
from the developer. A developer may choose to:
1. Comply with the development/design standards;
2. Request an exemption from certain development/design standards; and/or
3. Propose alternative development/design standards that shall be meet or succeed the
standard in question.
B. The developer shall submit a request in writing to the Director for a development/design
exemption or alternative development/design proposal at the time of application for a
Development Issues Meeting or Pre‐Application Report, as specified in Subsections 5.1‐120A.
and B. The request shall be revised as necessary and submitted with the Pre‐Submittal Meeting
application, as specified in Subsection 5.1‐120C. to allow the City sufficient time for review and
consideration. If the applicant desires to proceed with the development/design exemption or
alternative development/design proposal, at the Pre‐Submittal Meeting the Director shall
reclassify the Site Plan Review or Master Plan application from a Type II procedure to a Type III
review procedure as specified in Section 5.1‐130. It shall be the developer’s responsibility to
make the case for a development/design exemption or alternative development/design
proposal as part of the formal Site Plan Review and/or Master Plan application submittal. In this
case, a peer review of the proposed exemption and/or alternative standard shall be submitted
at the applicant’s expense.
3.4‐240 Phased Development
Commentary: Note: The minimum development area in all Subareas is 5 acres as specified in Section
3.4‐265 (see that Section for more information).
A. If development that is planned to occur in phases will be completed in less than 3 years, a
phased development plan shall be submitted concurrently with the Site Plan Review application
as specified in Section 5.17‐100.
B. For phased developments lasting more than 3 years, or in situations described in Section 3.4‐
235, a Master Plan application, as specified in Section 5.13‐100, shall be required to guarantee
phasing continuity.
3.4‐245 Land Use Designations, Zoning District Descriptions and Applicable Overlay Districts
Attachment 1-8
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Commentary: This Section implements the following policy of the Glenwood Refinement Plan Land Use
and Built Form Chapter that states: “Designate and zone land that meets the fundamental
characteristics of Mixed Uses and Nodal Development Area designations, as defined in the Metro Plan.”
All Glenwood Refinement Plan Land Use and Built Form implementation strategies listed under this policy
have been met.
A. Applicable land use designations.
1. The Metro Plan designations are as follows:
a. The Metro Plan’s Mixed‐Use designation applies to all land within the Glenwood
Riverfront.
Commentary: The application of this Metro Plan designation proposes to expand the existing Glenwood
Riverfront Metro Plan Nodal Development Area designation that is concurrent with the existing
Glenwood Riverfront Plan District boundary to include both sides of Franklin Boulevard and land west of
Henderson Avenue.
b. The Metro Plan’s Nodal Development Area designation applies to all land within
the Franklin Riverfront and the land along McVay Highway, north of the Union
Pacific Railroad trestle. The Nodal Development Area designation supports a
mixed‐use, pedestrian‐friendly land use pattern that seeks to increase
concentrations of population and employment in well‐defined areas with good
transit service, a mix of diverse and compatible land uses, and public and private
improvements designed to be oriented to pedestrians and transit.
Commentary: This is a placeholder for the conversion of Open Space areas and sites for public facilities
to be re‐designated at some time in the future. The appropriate local agency to acquire parkland is the
Willamalane Park and Recreation District.
c. The Metro Plan’s Public and Semi‐Public designation includes existing publicly
owned metropolitan and regional scale parks, and publicly and privately owned
golf courses and cemeteries in recognition of their role as visual open space, as
well as some other areas needed for public open space at a non‐local level. This
designation may apply to public open spaces envisioned in the Glenwood
Refinement Plan, and/or any necessary major public facility, at such time as they
are placed under public jurisdiction. Until that time, these public open space
areas and future major public facilities, (e.g., a fire station) will retain the
applicable mixed‐use designation and zoning described in Subsections A.2 and
B. When appropriate, the City or an affected public agency may initiate a Metro
Plan and Zoning Map amendment for the subject property to be designated
Public and Semi‐Public and zoned Public Land and Open Space.
2. The Glenwood Refinement Plan designations are Residential Mixed‐Use, Commercial
Mixed‐Use, Office Mixed‐Use and Employment Mixed‐Use and are delineated(?) as
Subareas A, B, C, and D, respectively. The descriptions of these designations are the
same as the base zoning districts described in Subsection B.
B. Establishment of base zoning districts. The Glenwood Riverfront Mixed‐Use Plan District is
comprised of Subareas A, B, C and D that comply with the Glenwood Refinement Plan
Attachment 1-9
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designations and establish the following base zoning districts. Note: The definitions of Primary
Use, Secondary Use, and Accessory Use can be found in Section 3.4‐250 and in Chapter 6,
Definitions.
Commentary: The basis for Subarea A, which establishes a high‐density residential neighborhood, is the
Springfield Residential Land and Housing Needs Analysis (RLHNA). The Glenwood Refinement Plan
Housing and Economic Development Chapter, Housing Element states: “As described in the Land Use
and Built Form Chapter, the adopted Springfield RLHNA identified a deficit of 28 gross acres for high‐
density residential uses and associated public/semi‐public land intended to provide public open space for
the higher density development, as well as any needed supporting public facilities. To address this
deficit, Implementation Action 2.1 in the Springfield 2030 Residential Land Use and Housing Element
directs the City Council to re‐designate at least 28 additional gross buildable acres as part of Glenwood
Phase I (seven acres of which are intended to provide public open space for the higher density
development, as well as any needed supporting public facilities). Implementation Action 2.2 directs
Springfield to support development of additional high‐density residential uses adjacent to commercial
and employment areas. The Land Use Chapter, therefore, directs the designation of 33.3 gross acres
with a minimum density of 50 dwelling units per net acre in the Glenwood Riverfront as Residential
Mixed‐Use to provide a high density housing choice for Springfield residents and ensure that Springfield’s
high‐density housing needs can be met through annexation and redevelopment, consistent with
Springfield’s adopted housing policies.“ Note: A number of Citizen Advisory Committee (CAC) members
stated that the proposed 50 dwelling unit minimum density standard proposed by staff was too high; a
minimum density range of 25 to 40 dwelling units was discussed. This issue will be resolved during the
public review process. Subarea A contains a total of 33.3 gross acres.
1. Residential Mixed‐Use. Subarea A addresses the need for high‐density residential
development sites discussed in the Springfield Residential Land and Housing Needs
Analysis (RLHNA) and the Residential Land Use and Housing Element of the Springfield
2030 Refinement Plan adopted on June 20, 2011. This planned high‐density
neighborhood is intended to be pedestrian‐friendly and includes park blocks and a
riverfront linear park to incorporate public open space needs that are also discussed in
the RLHNA and the Springfield 2030 Refinement Plan. Subarea A provides opportunities
for high‐density residential mixed‐use development opportunities with riverfront views
and points of access to the river. In Subarea A:
a. The primary use shall be high‐density residential development with a minimum
density of 50 dwelling units per net acre, on any floor of a building.
b. Secondary commercial uses, while not required, will provide some of the
commercial needs of this high density residential neighborhood.
i. Secondary commercial uses including, but not limited to retail sales and
services; eating and drinking establishments; professional, scientific,
and technical services; and personal service uses shall be limited to the
ground floor of a building.
ii. Secondary commercial uses may occupy up to 100 percent of the
ground floor of a building provided that all space above the ground floor
meets the minimum density of 50 dwelling units per net acre within the
development area.
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c. No stand‐alone commercial building shall be permitted.
EXCEPTION: In Subarea A, on the street side of buildings fronting Franklin Boulevard,
permitted secondary commercial uses may also occur on upper stories. This will allow
these commercial uses to take advantage of the exposure to the north side of Franklin
Boulevard and other permitted commercial uses on the south side. Any high density
residential development in these buildings shall meet the residential density standard
specified above within the development area.
Commentary: The basis for Subareas B, C and D is the Springfield Commercial and Industrial Buildable
Lands Inventory, Economic Opportunities Analysis, and Economic Objectives and Implementation Policies
(CIBL). The Glenwood Refinement Plan Housing and Economic Development Chapter states: “The CIBL
also articulates the types of industries that Springfield wants to attract as having the following
attributes: high‐wage, stable jobs with benefits; jobs requiring skilled and unskilled labor; employers in a
range of industries that will contribute to a diverse economy; and industries that are compatible with
Springfield’s community values. Springfield’s ‘target industries’ include: medical services; services for
seniors; small scale manufacturing; call centers; back‐office functions; tourism; specialty food processing;
high tech; professional and technical services; green businesses; corporate headquarters; and services for
residents. Springfield’s attributes that may attract these types of firms are: proximity to Interstate 5,
high quality of life, proximity to the University of Oregon, the presence of the RiverBend medical center
campus, positive business climate, availability of skilled and semi‐skilled labor, and proximity to indoor
and outdoor recreational opportunities. The CIBL added that ‘consistent with City Council policies, the
areas that are expected to have the most redevelopment in the plan period are in Glenwood, especially
along the Willamette Riverfront and Franklin/McVay corridor, and the Downtown Urban Renewal
District.’ The Employment Mixed‐Use, Office Mixed‐Use, and Commercial Mixed‐Use refinement plan
designations and zoning…respond accordingly. However, meeting Statewide Planning Goal 9, Economic
Development, requires not only providing an adequate land supply to provide for an adequate 20‐year
supply of sites of suitable sizes, types, locations, and service levels for a variety of industrial uses, but also
policies regarding opportunities for a variety of economic activities vital to the health, welfare, and
prosperity of citizens. The land use designations and the zoning districts implement CIBL in Glenwood.
The CIBL states that ‘…consistent with City Council policies, the areas that are expected to have the most
redevelopment in the plan period are in Glenwood, especially along the Willamette Riverfront and along
the Franklin /McVay corridor…’”
Subarea B contains a total of 14.5 gross acres.
2. Commercial Mixed‐Use. Subarea B provides for flexible commercial and/or high‐density
residential development opportunities with riverfront views and points of access to the
river that complement the adjacent high density residential mixed‐use neighborhood to
the west. In Subarea B:
a. Primary uses are hospitality services, retail sales and services; eating and
drinking establishments; personal services; and professional, scientific, and
technical services that shall be permitted either as stand‐alone uses or as part of
a building with a mix of these uses. Within a primary use building, accessory
uses including, but not limited to child care, indoor recreation centers,
cafeterias, restaurants, or other contracted services for the benefit of office
employees and that do not generally serve the public may be located.
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b. Secondary high density residential uses shall be permitted above ground floor
commercial uses or as a stand‐alone building that is part of a commercial mixed
use development area. Any secondary high density residential uses shall meet
the minimum residential density within the development area as required in
Subarea A.
c. In order to preserve the commercial land supply, no more than 50 percent of a
development area within Subarea B shall be dedicated to a residential use,
either stand‐alone or within a mixed‐use building.
Subarea C contains a total of 46.3 gross acres.
3. Office Mixed‐Use. Subarea C provides for office employment uses with riverfront views
and access points to the river that complement the adjacent high density residential
mixed‐use neighborhood to the east. In Subarea C:
a. Primary uses are office employment uses as well as professional, scientific and
technical services that shall be permitted on any floor of a building. Within a
primary use building, accessory uses including, but not limited to child care,
indoor recreation centers, cafeterias, restaurants, or other contracted services
for the benefit of office employees and that do not generally serve the public
may be located.
b. Secondary commercial retail sales and services, public eating and drinking
establishments, and personal services that support primary uses shall be
restricted to the ground floor. Secondary commercial uses may occupy up to
100 percent of the ground floor of a building.
c. Secondary hospitality uses shall be permitted, located southwest of the
intersection of Franklin and Glenwood Boulevards or fronting the proposed
roundabout at the northwest side of the intersection of Glenwood and Franklin
Boulevards shall be permitted.
d. Secondary University of Oregon expansion compatible with adjacent primary
office‐oriented uses including, but not limited to, an indoor track facility shall be
permitted in the northwest corner of Subarea C north of Franklin Boulevard and
west of Glenwood Boulevard and along the south side of Franklin Boulevard.
e. Secondary metropolitan‐oriented civic uses, such as a fire station shall be
permitted, in the southwest corner of Subarea C south of Franklin Boulevard
and west of Glenwood Boulevard.
f. In order to preserve the office land supply, no more than 50 percent of a
development area within Subarea C shall be dedicated to a secondary
commercial use.
Subarea D contains a total of 173.6 gross acres.
4. Employment Mixed‐Use. Subarea D provides for office employment and light industrial
employment uses with limited external impacts that have riverfront views and points of
access to the river. In Subarea D:
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a. Primary uses are office employment uses; professional; technical and scientific
commercial service uses; and production, assembly, testing, warehousing and
distribution functions associated with light industrial or technology uses that
shall be permitted on any floor of a building. A hospital with supporting medical
office buildings shall also be considered a primary employment use. Within a
primary use building, accessory uses including, but not limited to child care,
indoor recreation centers, cafeterias, restaurants, or other contracted services
for the benefit of office employees and that do not generally serve the public
may be located.
b. Secondary commercial retail sales and services, public eating and drinking
establishments, and personal services restricted to the ground floor shall be
permitted. Secondary commercial uses may occupy up to 100 percent of the
ground floor of a building.
c. In order to preserve the employment land supply, no more than 50 percent of a
development area within Subarea D shall be dedicated to a secondary
commercial use.
d. No residential uses shall be permitted.
Commentary: The intent is for the zoning districts in Subareas A‐D to accommodate public open space
and public facilities (e.g., a fire station) without rezoning, until such time as rezoning may be necessary.
5. Public Land and Open Space – Subareas A, B, C and D currently provide appropriate
zoning for park facilities and public facilities. However, in the future, the Public Land
and Open Space zone may be added as stated in Subsection 3.4‐245A.1.c.
Commentary: The Nodal Overlay District is not listed below because the land use designations, zoning,
development standards and building design standards support TOD/Nodal development purposes.
C. Applicable overlay districts:
1. The Willamette Greenway Overlay District as it applies in Glenwood (Section 3.4‐280);
2. The Floodplain Overlay District (Section 3.3‐400);
3. The Hillside Overlay District (Section 3.3‐500); and
4. The Historic Overlay District (Section 3.3‐900), as applicable; see Subsection 3.4‐270N.
3.4‐250 Schedule of Use Categories
Commentary: The listed uses are based upon the Glenwood Refinement Plan discussion of permitted
uses in each of the four Subareas. Note: there are no listed Discretionary Uses; however, any
development within the WG Overlay District, Major Glenwood Riverfront Mixed‐Use Plan District
amendments, Design Standard Alternatives/Exemptions from Design Standards and any Type II review
procedure that the Director is authorized to raise to a Type III review procedure requires discretionary
approval by the Planning Commission.
Attachment 1-13
14
In Subareas A, B, C and D, the following uses shall be permitted in the base zoning districts as indicated,
subject to the provisions, additional restrictions and exceptions specified in this Code. Uses not
specifically listed may be approved as specified in Section 3.4‐260. Prohibited uses are listed in Section 3.4‐
255.
“P” = PRIMARY USE subject to the standards of this Code. Primary uses are defined in Chapter 6 as “the
principal use approved in accordance with this Code which usually occupies greater than 50% of the
gross floor area of a building or greater than 50% of a development area.
"S" = SECONDARY USE subject to the standards of this Code. Secondary uses are defined in Chapter 6
as “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…Secondary uses shall not occur in the
absence of primary uses.”
“N” = NOT PERMITTED
SITE PLAN REVIEW SHALL BE REQUIRED for all development proposals within Subareas A, B, C and D.
Categories/Uses
Residential
Mixed‐Use
Subarea A
Commercial
Mixed‐Use
Subarea B
Office
Mixed‐Use
Subarea C
Employment
Mixed‐Use
Subarea D
Accessory Uses
A use or uses within a primary commercial, office
and/or employment building that is for the
employees’ benefit and which does not generally
serve the public; including, but not limited to:
building maintenance facilities, central mail rooms,
child care, conference rooms; employee restaurants
and cafeterias, indoor recreation areas and indoor
recycling collection centers.
N
P
P
P
Commercial/Retail
Eating and drinking establishments whose principal
activity involves the sale and/or service of prepared
foods and beverages directly to consumers including,
but not limited to, bakeries, cafes, delicatessens,
restaurants, coffee shops, brew pubs, and wine bars.
S
P
S
S
Personal services whose principal activity involves the
care of a person or a person’s apparel including, but
not limited to, fitness centers, spas, barber shops,
shoe repair, dry cleaners, tailors, and daycare.
S
P
S
S
Professional, scientific and technical services are
small‐scale commercial office enterprises whose
principal activity involves providing a specialized
service to others. These activities can be housed in
office storefronts, office buildings, or in residential or
live/work units and include, but are not limited to,
Attachment 1-14
15
Categories/Uses
Residential
Mixed‐Use
Subarea A
Commercial
Mixed‐Use
Subarea B
Office
Mixed‐Use
Subarea C
Employment
Mixed‐Use
Subarea D
legal advice and representation, accounting, banking,
architecture, engineering, design and marketing, real
estate, insurance, physicians, and counselors.
S
P
P
P
Retail Sales and Services commercial enterprises
whose principal activity involves the sale and/or
servicing of merchandise (new or reused), directly to
consumers. Examples include, but are not limited to,
bookstores, grocers, pharmacies, art galleries, florists,
and apparel shops.
S
P
S
S
Educational facilities
Public/Private educational facilities for primary and
secondary education
S N N N
Public/Private educational facilities that include, but
are not limited to higher education, business,
professional, and vocational schools and job training
and vocational rehabilitation services.
N
S S S
Employment
Business Parks N N P P
Hospitals N N N P
Light Manufacturing uses engaged in the manufacture
(predominantly from previously prepared materials)
of finished products or parts including processing,
fabrication, assembly, treatment, testing, and
packaging of these products that are not potentially
dangerous or environmentally incompatible with
office employment uses and all manufacturing and
storage of materials and vehicles occurs entirely
indoors. These uses include, but are not limited to,
manufacture of electronic instruments, preparation of
food products, pharmaceutical manufacturing,
research and scientific laboratories, and businesses
that recycle manufactured materials for sale to the
public within a building.
N
N
N
P
Office Employment uses are typically housed in office
buildings where there is limited interaction between
the public and the proprietor, are associated with the
performance of a range of administrative, medical,
high tech, nanotechnology, green technology,
pharmaceutical and biotechnology, information
technology, information management, and research
and development functions. These uses include, but
are not limited to, call centers, corporate or regional
headquarters, physicians’ clinics, software
development, media production, data processing
services, and technical support centers.
N
P
P
P
Attachment 1-15
16
Categories/Uses
Residential
Mixed‐Use
Subarea A
Commercial
Mixed‐Use
Subarea B
Office
Mixed‐Use
Subarea C
Employment
Mixed‐Use
Subarea D
Recycling facilities that occur completely within
buildings and located only on the west side of McVay
Highway.
N
N
N
P
Warehousing and distribution ‐ Warehousing and
distribution are for the storage and regional wholesale
distribution of manufactured products and for
products used in testing, design, technical training or
experimental product research and development
permitted in conjunction with business headquarters.
N
N
N
S
Hospitality
Conference/Visitor Center include, but are not limited
to conference hotels, museums, and
conference/exposition centers. N P
N N
Hotels include, but are not limited to, inns, bed and
breakfasts, guesthouses, extended stay hotels or
apartment hotels, limited service hotels, full service
hotels. Hotels may be converted to apartments as
may be permitted by this Code and the Oregon
Structural Specialty Code, related building codes, fire
codes and referenced standards in effect at the time
of application for a building permit.
N
P
S
N
Housing (high density), including, but not limited to:
Apartments P S N N
Condominiums P S N N
Dormitories P S N N
Lofts P S N N
Row Houses P S N N
Senior/Congregate Care Facilities P S N N
Townhouses P S N N
Live/Work Units P S N N
Parking
Public or private parking structures P P P P
Public Open Space
Riverfront Linear Park/Multi‐Use Path P P P P
Park Blocks to include recreational facilities and
stormwater management P N
N N
Public Utilities and Other Public Uses
Low Impact Facilities Any public or semi‐public facility
that is permitted subject to the design standards of
this Code, including, but not limited to: wastewater,
stormwater management, electricity and water to
serve individual homes and businesses and other
utilities that have minimal olfactory, visual or auditory
impacts; street lights; and fire hydrants.
P
P
P
P
Attachment 1-16
17
Categories/Uses
Residential
Mixed‐Use
Subarea A
Commercial
Mixed‐Use
Subarea B
Office
Mixed‐Use
Subarea C
Employment
Mixed‐Use
Subarea D
Public uses including, but not limited to fire and police
stations.
N N S N
Wireless Telecommunications Systems Facilities. Only
flush mounting the entire antenna on a building shall
be permitted if: the connecting cables cannot be
seen; they are color matched to the building; and they
match the façade of the building. If conditions do not
favor flush mounted antennas, a stand‐alone
monopole antenna not more than 15 feet high,
measured from the place of attachment on the roof,
shall be permitted if the antenna is set back so that it
cannot be seen from street.
S
S
S
S
3.4‐255 Prohibited Uses
Commentary: The prohibited uses are based upon the Glenwood Riverfront Plan District as specified in
current Section 3.4‐235 (existing text) and the Campus Industrial District as specified in Section 3.2‐215.
The following uses shall be prohibited within the Glenwood Riverfront Mixed‐Use Plan District:
PROHIBITED USES
Agricultural machinery rental/sales/service
Auto parts, tires, batteries, and accessories
Auto/truck sales/rental/service
Warehouse Commercial Retail Sales (Big box stores)(1)
Car and truck washes
Drive through facilities including, but not limited to banks and restaurants
Equipment, heavy, rental/sales/service
Exterior display and storage of merchandise (a)
Free‐standing wireless communication towers
Key/card lock fuel facilities
Light manufacturing use that cannot meet the operational performance standards specified in
Section 3.4‐270
Manufactured dwelling sales/service/repair
Mini‐warehouse storage facilities
Motels
Motor freight terminals
Moving and storage facilities
Recreational vehicle and heavy truck, sales/rental/service
Service stations and gas stations
Attachment 1-17
18
Tires, sales/service
Transit park and ride facility
Truck and auto repair and painting facilities
(1) A “big‐box store” (also supercenter, superstore, or megastore) is a physically large retail establishment,
usually part of a chain, generally more than 50,000 square feet in size. The term sometimes also refers, by
extension, to the company that operates the store. Examples include large department stores and specialty
retailers such as Wal‐Mart, Target, Best Buy and Ikea and/or home improvement centers such as Lowes or
Home Depot.
EXCEPTION: Outdoor seating for restaurants and pedestrian‐oriented accessory uses, including flower,
food, or drink stands shall be permitted. Temporary public gatherings including, but not limited to open‐air
markets and festivals shall also be permitted as specified in the Springfield Municipal Code, 1997.
3.4‐260 Use Interpretations
Commentary: Subsection A proposes a use interpretation process that should be timelier and less costly
than the current process in Section 5.11‐100.
A. The use categories listed in Section 3.4‐250 include examples that illustrate permitted uses
within the particular category. A specific use not identified within a category will be permitted
by the Director if:
1. A finding is made that the proposed use meets the intent of the category as defined in
Section 3.4‐250;
2. The use has impacts to surrounding properties and City infrastructure that are similar in
type and magnitude to the other permitted uses typical of the category; and
3. The Director enters the decision into a registry on file in the Development Services
Department. The registry shall be made available to the public upon request and shall
contain the following information:
a. The street address or other easily understood geographic reference to the
property upon which the specific use will occur;
b. The date of the decision; and
c. A description of the decision made.
4. Use interpretations made under this Section are subject to the jurisdiction of the Land
Use Board of Appeals in the same manner as a limited land use decision.
B. Uses that the Director determines cannot be readily interpreted as specified in Subsection A.
will be processed as a formal interpretation as specified in Section 5.11‐100.
3.4‐265 Base Zone Development Standards
Commentary: The base zone development standards are similar in format to other existing zoning
districts. The 50 dwelling unit per net acre minimum density issue still needs resolution.
Attachment 1-18
19
The following base zone development standards shall be established for the Glenwood Riverfront
Mixed‐Use Plan District.
Zoning Districts
Base Development Standards
Residential
Mixed‐Use
Subarea A
Office
Mixed‐Use
Subarea B
Commercial
Mixed‐Use
Subarea C
Employment
Mixed‐Use
Subarea D
Minimum Development Area:
(1) 5 acres 5 acres 5 acres 5 acres
Minimum Lot/Parcel Size: None None None None
Minimum Street Frontage: (2) None None None None
Maximum Lot/Parcel
Coverage: None None None None
Minimum Density: (3) 50 du/net acre 50 du/net acre 50 du/net acre N/A
Setbacks:
Build‐to Lines/Building
Setbacks
Subsection
3.4‐275H.
Subsection
3.4‐275H.
Subsection
3.4‐275H.
Subsection
3.4‐275H.
Landscape/Screening Setbacks
Subsection
3.4‐270F.
Subsection
3.4‐270F.
Subsection
3.4‐270F.
Subsection
3.4‐270F.
Solar Standards: (4)
Subsection
3.2‐225.
Subsection
3.2‐225.
Subsection
3.2‐225.
Subsection
3.2‐225.
Minimum/Maximum Building
Height:
Subsection
3.4‐275D.
Subsection
3.4‐275D.
Subsection
3.4‐275D.
Subsection
3.4‐275D.
Additional Standards: (4)(5)(6)(7) (4)(5)(6)(7) (4)(5)(6)(7) (4)(5)(6)(7)
(1) Minimum Development Area. In the Franklin Riverfront, the minimum development area is necessary due to
the number of small lots/parcels and the need to establish the local street grid and park blocks. In the McVay
Riverfront, the minimum development area is necessary due to the number of small lots/parcels and in order
to prevent piecemeal development of a number of large lots/parcels for compliance with CIBL findings.
EXCEPTIONS:
(a) The developer may submit a letter to the Director stating that either abutting property owners are not
willing to participate in the assembly of the minimum 5 acre development area; or there are smaller
properties that cannot meet the 5 acre standard (for example, on the south side of Franklin Boulevard or
on the west side of McVay Highway).
(b) Parks, when phased, and public facilities shall be exempted from the minimum development area
standard.
(c) In Subarea D where there are lots/parcels larger than 5 acres, land divisions will not be permitted until a
Final Site Plan or Final Master Plan application is approved by the City.
(2) While there is no minimum frontage standard, all lots/parcels shall have frontage on a public street unless the
proposed development has been approved as part of a Master Plan, Site Plan or land division, and access has
been guaranteed via a private driveway with an irrevocable joint use/access easement agreement as specified
in Subsection 4.2‐120A.
(3) The density standard applies to high density residential housing in those Subareas where this type of housing
is required or permitted. There is no maximum density.
(4) Solar standards shall apply only within the Willamette Greenway Overlay District in order to protect the
riparian/wetland vegetation within the Greenway Setback Line and the riverfront linear park.
Attachment 1-19
20
(5) Where an easement is larger than the required setback standard, no building or above grade structure, except
a fence, may be built upon or over that easement.
(6) When additional right‐of‐way is required, whether by City Engineering standards, the Metro Plan (including
the TransPlan), or the City’s Conceptual Street Plan, setbacks are based on future right‐of‐way locations.
Right‐of‐way shall be dedicated prior to the issuance of any building permit that proposes parking spaces.
(7) Architectural extensions including but not limited to, cornices, eave overhangs, porches and balconies
extending beyond an exterior wall of a building may protrude into any 5‐foot or larger setback area or build‐to
line by not more than 2 feet.
3.4‐270 Public and Private Development Standards
Commentary: The development standards are based on various Glenwood Refinement Plan policies and
implementation strategies. This is a long Section. The format has been prepared to let the reader know
all of the standards to be addressed in this Section.
The following public and private development standards are established for the Glenwood Riverfront
Mixed‐Use Plan District:
A. Public Streets, Alleys and Sidewalks
B. Street Trees and Curbside Planter Strips
C. Lighting
D. Bicycle Facilities
E. Multiuse Path
F. Private Property Landscape Standards
G. Vehicle/Bicycle Parking and Loading Standards
H. Wastewater Facilities and Services
I. Stormwater Facilities and Services
J. Public Park and Open Space Facilities
K. Location of Transit Stations
L. Signs
M. Light Manufacturing Operational Performance Standards
N. Historic and Cultural Resources
A. Public Streets, Alleys and Sidewalks.
Commentary: The Transportation Chapter text and diagrams/maps can be cited during a Type III
Discretionary review process before the Planning Commission. However, in the case of a Type II Site Plan
Review application (staff review), this statement contained within the Glenwood Riverfront Mixed‐Use
Plan District is necessary in order to allow the supporting text and diagrams/maps in the Transportation
Chapter to be utilized for a staff level review process.
1. Public Streets, alleys and sidewalks in the Glenwood Riverfront shall be as described in
the Glenwood Refinement Plan Transportation Chapter and designed and constructed
as specified in the Springfield Engineering Design Standards and Procedures Manual.
Commentary: This statement allows the policies and implementation strategies in the Transportation
Chapter to be utilized as during the Type II Site Plan Review process.
Attachment 1-20
21
2. Applicable Glenwood Refinement Plan Transportation Policies and Implementation
Strategies shall be as specified in Appendix 3. The following is an overview of the
Glenwood Riverfront street network:
a. Franklin Riverfront Arterial Street. Franklin Boulevard shall be designed and
constructed as a hybrid multi‐way boulevard.
b. Franklin Riverfront Local Street Network. A grid street pattern shall be designed
and constructed to include north‐south through streets, park block streets, a
riverfront street, east‐west service streets and alleys as specified in Subsection
A.2.d.
c. Franklin Riverfront Block Length. Block length shall range from 250 to 350 feet.
EXCEPTION: Park block width shall be a minimum of 150 feet.
d. Franklin Riverfront Mid‐block Connectors/Alleys. Mid‐block connectors or alleys
shall be designed and constructed either mid‐way or every 250 to 350 feet in
those larger blocks that exceed the block length standard specified in
Subsection A.2.c. In addition, alleys shall be limited to the grid street pattern
area described in Subsection A.2.b, and shall be used as specified in Subsection
G.11.
e. McVay Riverfront Arterial Street. McVay Highway shall be designed and
constructed as a multi‐modal facility.
f. McVay Riverfront Local Street Network.
i. Primary access from McVay Highway shall be from east‐west streets in
the vicinity of East 19th Avenue, Nugget Way and the south end of
Glenwood.
ii. A grid street pattern may be accomplished by incorporating north‐south
streets as specified in Subsection A.2.b or by shared private driveways.
Commentary: The Springfield Engineering Design Standards and Procedures Manual will be amended
concurrently with the Glenwood Refinement Plan, the Glenwood Riverfront Mixed‐Use Plan District and
related Springfield Development Code amendments to adopt street design standards applicable to the
Glenwood Riverfront.
3. Construction and design of public streets, alleys and sidewalks shall be as specified in
the Springfield Engineering Design Standards and Procedures Manual.
4. In the Franklin Riverfront, the developer shall coordinate with the City to allow
temporary access to properties prior to the establishment of the required grid street
system. The temporary access shall be approved during the Site Plan Review process.
As the grid system is established, the developer shall be required to remove the
Attachment 1-21
22
temporary access at their own expense, while establishing the required grid street
system as specified in the Springfield Engineering Design Standards and Procedures
Manual.
Commentary: The existing Engineering Design Standards and Procedures Manual contains public street
tree and planter strip standards.
B. Street Trees and Curbside Planter Strips. Applicable Glenwood Refinement Plan Transportation
Policies and Implementation Strategies shall be as specified in Appendix 3. Street trees,
especially those that provide shade, and curbside planter strips in the public right‐of‐way shall
be as specified in the Springfield Engineering Design Standards and Procedures Manual.
Therefore, street trees will not be subject to the regulations of this Section and will not be
counted toward any landscaping required by this Section. As a general rule, street tree selection
should be selected on the basis of providing shade and have a size relationship with the street
landscape (e.g., the wider the street, the larger the trees). Trees at least 40 feet tall are
required for pedestrian areas. Design considerations shall be focused on space requirements of
the selected trees at all phases of their life cycle. Scale, soils, underground obstruction,
overhead constraints, branch height, mature tree size, and shadow patterns are examples of
design considerations. Proposed tree species shall provide continuity between one site and the
next in the same block. Street trees shall be placed either directly in planter strips or within tree
wells located between the sidewalk and the curb as specified in the Springfield Engineering
Design Standards and Procedures Manual. Street trees and planter strips in the public right‐of‐
way shall be shown on the required Site Plan.
Commentary: The existing Engineering Design Standards and Procedures Manual contains alternative
public street light standards.
C. Lighting.
1. Applicable Glenwood Refinement Plan Transportation Policies and Implementation
Strategies shall be as specified in Appendix 3. Decorative public street lighting and
pedestrian level lighting, as may be permitted in the Springfield Engineering Design
Standards and Procedures Manual, shall be included with all new developments or
redevelopment.
Commentary: The following text is based upon existing text in Subsection 4.5‐110B.
2. Private on‐site lighting shall comply with the Illuminating Engineering Society of North
America recommended practices and shall:
a. Be the minimum illumination necessary for a given application, including
parking areas, as specified in Subsection G.9.e.
b. Be shielded or recessed so that direct glare and reflection are contained within
the boundaries of the property; and directed downward and away from
abutting properties, public rights‐of‐way, and riparian zones, wetlands and
other protected areas identified in this Code.
Attachment 1-22
23
c. Create a safe and secure environment for pedestrians and bicyclists during
hours of darkness and reduce or prevent light pollution by minimizing glare.
d. Provide pedestrian level lighting, whether free standing or attached to a
building. Pedestrian level lighting is distinct from street lights because it is
intended to light sidewalks – the pedestrian right of way – rather than streets.
Where poles are used they are typically shorter and placed at more frequent
intervals than street lights.
e. Be as specified in Subsection G.9.e for parking lot lighting.
D. Bicycle Facilities. Bicycle facilities shall be required: off‐street as part of the multi‐use path as
specified in Subsection 3.4‐270E; on‐street; or as part of a mid‐block connector.
Commentary: The Transportation and Open Space Chapters text and diagrams/maps can be cited
during a Type III Discretionary review process before the Planning Commission. However, in the case of a
Type II Site Plan Review application (staff review), this statement contained within the Glenwood
Riverfront Mixed‐Use Plan District is necessary in order to allow the supporting text and diagrams/maps
in the Transportation and Open Space Chapters to be utilized for a staff level review process.
1. Bicycle facilities in the Glenwood Riverfront shall be as described in the Glenwood
Refinement Plan Transportation and Open Space Chapters.
Commentary: This statement allows the policies and implementation strategies in the Transportation
and Open Space Chapters to be utilized as during the Type II Site Plan Review process.
2. Applicable Glenwood Refinement Plan Transportation Policies and Implementation
Strategies shall be as specified in Appendix 3.
Commentary: The Engineering Design Standards and Procedures Manual will be amended concurrently
with the Glenwood Refinement Plan, the Glenwood Riverfront Mixed‐Use Plan District and related
Springfield Development Code amendments to adopt bikeway design standards applicable to Glenwood.
3. Bicycle facilities including, but not limited to mid‐block connectors and on‐street
markings shall be designed and constructed as specified in the Springfield Engineering
Design Standards and Procedures Manual and the Springfield Standard Construction
Specifications.
4. Bicycle parking shall be as specified in Table 3.4‐2.
E. Multi‐use Path. The multi‐use path shall be part of the riverfront linear park along the entire
length of the Willamette River in the Glenwood Riverfront. The multi‐use path shall include, but
not be limited to opportunities for walking, jogging, running, cycling, and inline skating. The
multi‐use path may be located both inside and outside of the 75 foot‐wide Greenway Setback
Line/Riparian Setback in order to incorporate clusters of trees and riparian vegetation outside of
the setback.
Commentary: The Transportation and Open Space Chapters text and diagrams/maps can be cited
during a Type III Discretionary review process before the Planning Commission. However, in the case of a
Attachment 1-23
24
Type II Site Plan Review application (staff review), this statement contained within the Glenwood
Riverfront Mixed‐Use Plan District is necessary in order to allow the supporting text and diagrams/maps
in the Transportation and Open Space Chapters to be utilized for a staff level review process.
1. The multi‐use path shall be as described in the Glenwood Refinement Plan
Transportation and Open Space Chapters.
Commentary: This statement allows the policies and implementation strategies in the Transportation
and Open Space Chapters to be utilized as during the Type II Site Plan Review process.
2. Applicable Glenwood Refinement Plan Transportation and Open Space Chapter policies
and implementation strategies shall be as specified in Appendix 3.
Commentary: The Engineering Design Standards and Procedures Manual will be amended concurrently
with the Glenwood Refinement Plan, the Glenwood Riverfront Mixed‐Use Plan District and related
Springfield Development Code amendments to adopt mid‐block connector design standards applicable to
Glenwood.
3. The multi‐use path shall be designed and constructed as specified in the Springfield
Engineering Design Standards and Procedures Manual and the Springfield Standard
Construction Specifications.
Commentary: The majority of the landscape standards are from Portland. These standards call for a
more dense level of vegetation in the Glenwood Riverfront Mixed‐Use Plan District than in other areas of
the City, consistent with the CAC’s goal to: “Restore, enhance, protect, and increase awareness of the
ecological function of natural resources” and to compliment the goal to “Encourage aesthetically
pleasing, sustainable buildings and sites that are sensitive and oriented to human activity”. Portland
also places landscape standards into categories that are applicable to specific development situations, as
discussed in Subsection 4., below.
F. Private Property Landscape Standards.
1. Purpose. The City recognizes the aesthetic, ecological and economic value of
landscaping. This Subsection establishes private property landscaping standards in the
Glenwood Riverfront in order to provide:
a. The establishment of a sense of place;
b. The preservation and enhancement of the Glenwood Riverfront’s urban forest
on hillsides;
c. The retention of significant clusters of riparian vegetation along watercourses;
d. The promotion, retention and use of existing non‐invasive vegetation;
e. The restoration of natural plant communities and the provision of habitat
through sustainable landscaping and controlling invasive species;
Attachment 1-24
25
f. The mitigation for loss of natural resource values;
g. Erosion control;
h. The reduction of stormwater runoff pollution, temperature, and rate and
volume of flow;
i. The minimization of impervious surface impacts;
j. The promotion of compatibility between land uses by reducing the visual, noise
and lighting impacts of specific development on users of the site and abutting
uses;
k. The promotion of safety, security, and privacy;
l. On‐site open space, pedestrian pathway definition and residential/business
entry identification;
m. The facilitation of energy conservation by providing shade from the sun and
shelter from the wind; and
n. The retention and/or growth of long‐term property values.
2. Applicability.
a. The landscaping standards of this Subsection shall apply to all private property
(property located outside of public right‐of‐way) in the Glenwood Riverfront as
follows:
i. New development;
ii. Redevelopment including expansions of use;
iii. A change of use category of existing buildings where the landscaping is
nonconforming; and
iv. A change of use category that results in the need to supply additional
on‐site parking or loading areas, or that change the driveway location.
EXCEPTION Portions of private property within the WG Overlay District, as
specified in Section 3.4‐280, shall comply with riparian/wetland protection
standards specified in Sections 4.3‐115 and 4.3‐117 and the Springfield
Engineering Design Standards and Procedures Manual.
b. All portions of a development area that are not used for buildings, parking,
internal sidewalks, mid‐block connectors or other impervious surfaces shall be
landscaped as specified in Subsection F.4.a.
Attachment 1-25
26
3. General landscaping standards.
a. Minimum standards. The landscaping standards for the Glenwood Riverfront
shall be minimums; higher standards can be substituted, provided all fence, wall
or vegetation height limitations specified in this Section are met. Crime
prevention should be considered when exceeding the landscaping standards
because the height and density of vegetation may become a safety issue.
b. Protection of existing vegetation. Existing vegetation, excluding those plants on
the Nuisance Plants List in the Springfield Engineering Design Standards and
Procedures Manual, may be used to meet the landscape standards, if relocated
on site and/or protected and maintained during the construction phase of the
development. See also Subsections F.5. and 6. Any necessary tree felling shall
comply with Section 5.19‐100.
c. Selection of materials. Landscape materials shall be selected and sited to
produce a hardy and drought‐resistant landscape area. Selection shall include
consideration of the soil type and depth, the amount of maintenance required,
spacing, exposure to the sun and wind, the slope and contours of the site, and
compatibility with existing native vegetation preserved on the site. Shrubs
resembling trees shall not be used to meet the tree standards.
Commentary: These are current landscaping standards used successfully.
d. Plant diversity.
i. Shrubs. If there are more than 25 required shrubs, no more than 75
percent of them shall be of one species.
ii. Trees. If there are more than 8 required trees, no more than 40 percent
of them shall be of one species. If there are more than 24 required
trees, no more than 25 percent of them can be of one species. This
standard shall apply only to trees being planted to meet the standards
and does not apply to existing trees that are counted towards meeting
the total number of trees required.
e. Specific tree standards.
i. In any required landscape area, trees shall be selected from the list in
the Springfield Engineering Design Standards and Procedures Manual.
At the time of planting, deciduous trees shall be a minimum caliper of 2
inches (dbh) in caliper and permitted conifer trees shall be fully
branched, between 4‐6 feet in height. Spacing and time of coverage of
trees shall be as specified in Subsection F.4.
ii. The categories of trees are defined as follows:
Attachment 1-26
27
(a) Large trees in the public right‐of‐way or on private property are
those trees over 40 feet tall and more than 35 feet wide
branching at maturity;
(b) Medium‐sized trees on private property are those trees 25 feet
to 40 feet tall and 16 feet to 35 feet wide branching at maturity;
and
(c) Small or narrow‐stature trees on private property are those
trees less than 25 feet tall and less than 16 feet wide branching
at maturity.
f. Specific shrub and ground cover standards.
i. All of the landscaped area that is not planted with trees and shrubs shall
be planted in ground cover plants, which may include grasses. Mulch
(as a ground cover) shall be confined to areas underneath plants and
shall not be a substitute for ground cover plants.
ii. All shrubs shall be of sufficient size and number to meet the required
height and coverage standards of this Subsection within 4 years of
planting, unless otherwise specified in Subsection F.4. Shrubs shall be at
least the one‐gallon container size at planting.
iii. Ground cover plants other than grasses or sod shall be:
(a) At least the 4 inch pot size;
(b) Planted in triangular spacing at distances appropriate for the
plant species; and
(c) Planted at a density that will cover the entire area within 3
years, unless otherwise specified in this Section.
iv. Any plants listed on the Nuisance Plants List shall be prohibited from
being planted in the Glenwood Riverfront.
g. Installation.
i. Landscaped area preparation. All new required landscaped areas shall
be cleared of groundcover and shrubs on the Nuisance Plants List.
ii. All required landscaping shall be in‐ground or in permanent raised
planters.
iii. All landscaping shall be installed according to accepted planting
procedures:
Attachment 1-27
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(a) All plant materials shall conform in size and quality grade to the
American Standard for Nursery Stock, current edition; and
(b) All plant material shall be installed according specifications
prepared by a Landscape Architect based on the site, context,
soil type, exposure, maintenance plan and this Section.
iv. Topsoil removed during construction shall be replaced with topsoil.
v. Plant materials shall be properly supported to ensure survival. Support
devices, including guy wires or stakes, shall not interfere with vehicle or
pedestrian movement and shall be left in place until the plant materials
can safely support themselves.
vi. All required landscaping shall be installed prior to the issuance of an
Occupancy Permit. Alternatively, if the landscaping standards of this
Subsection cannot be met, other arrangements shall be made and
approved as specified in Section 5.17‐150.
h. Maintenance.
i. All landscape materials shall be guaranteed by the property owner for a
period of one 12 month growing season from the date of installation. A
schedule of continuing maintenance of plantings shall be submitted and
approved with the Final Site Plan application.
ii. Unless otherwise provided by the lease agreement, the owner, tenant
and their agent, if any, shall be jointly and severally responsible for the
maintenance of all landscaping, which shall be:
(a) Maintained in good condition to present a healthy, neat and
orderly appearance;
(b) Replaced or repaired as necessary beyond the guarantee period
specified in Subsection F.3.h.i; and
(c) Kept free from refuse and debris.
(d) The Director may require a site inspection to determine if the
height and coverage of required landscaping has been
established as required by the applicable 3 or 4 year time line.
iii. Unless prohibited by this Code, all groundcover, shrubs and trees in
landscaped areas shall be controlled by pruning or trimming so that
they will not:
(a) Interfere with the maintenance or repair of any public utility;
Attachment 1-28
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(b) Restrict pedestrian or vehicle access; or
(c) Constitute a traffic hazard because of reduced visibility.
EXCEPTION: Pruning and trimming in riparian and wetland areas shall
be as specified in Sections 4.3‐115 and 4.3‐117 and/or the Springfield
Engineering Design Standards and Procedures Manual.
iv. Tree topping is an extreme form of crown reduction and shall be
prohibited within the Greenway Setback Line and any riparian or
wetland area unless necessary for health and/or safety reasons as
determined by a certified Arborist. In other areas of the Glenwood
Riverfront, tree topping may be permitted under the following
circumstances: if a tree smaller than 8 inches in diameter is topped, it
shall be replaced in kind; if a tree 8 inches or larger in diameter is
topped, the owner shall have a certified Arborist develop and carry out
a 5‐year pruning schedule.
EXCEPTIONS: Tree topping shall be permitted to:
(a) Remove a safety hazard which has the potential to cause
personal injury, damage to property or the environment.
Examples of a safety hazards include, but are not limited to
those listed in Subsection F.3.h.iii.; and/or
(b) Remove dead or diseased material as determined by a certified
Arborist.
i. Irrigation. The intent of this standard is to ensure that plants will survive the
critical establishment period when they are most vulnerable due to lack of
watering. All landscaped areas shall provide an irrigation system as follows:
i. A permanent built‐in irrigation system with an automatic controller; or
ii. An irrigation system designed and certified by a licensed Landscape
Architect as part of the Landscape Plan that provides sufficient water to
ensure that the plants will become established. The system does not
have to be permanent if the plants chosen can survive adequately on
their own once established; or
iii. Irrigation by hand. If the applicant chooses this option, the inspection
required in Subsection F.3.h.i.(c) shall ensure that the landscaping has
become established.
Commentary: There are policy and implementation strategies in the Glenwood Refinement Plan Public
Facilities and Services Chapter (Stormwater) that support this text.
Attachment 1-29
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iv. The following options will be encouraged in order to reduce the amount
of potable water used for landscape irrigation by the use of:
(a) Captured rainwater;
(b) Recycled wastewater;
(c) Water treated and conveyed for non‐potable uses; and/or
(d) Other non‐potable water sources including, but not limited to:
stormwater; air conditioning condensate; irrigation wells; and
foundation drain water.
v. The final irrigation plan diagram, if necessary, shall be submitted with
the Final Site Plan Review application.
Commentary: A number of Oregon jurisdictions use this format of landscape standard.
4. Landscape standard categories.
a. The L1 standard is a landscape treatment that enhances open areas between
buildings and in required setbacks or screening areas specified in Subsection
F.2.b.; and along pedestrian mid‐block connectors. While primarily consisting of
ground cover plants, the L1 standard also includes a mixture of trees, high
shrubs, and low shrubs. The tree standard shall be one large tree per 30 linear
feet, one medium tree per 22 linear feet, or one small tree per 15 linear feet for
each 1,000 square feet of landscaped area. Trees of different sizes may be
combined to meet the standard. Trees may be grouped. The shrub standard
shall be either two high shrubs or three low shrubs for each 400 square feet of
landscaped area. The shrubs and trees may be grouped. Ground cover plants
shall fully cover the remainder of the landscaped area. The L1 standard shall
comply with the vision clearance standards specified in Section 4.2‐130.
EXCEPTION: The L1 tree standard will not be required when used at entry ways
to high density residential properties.
b. The L2 standard is a landscape treatment to screen different abutting uses and
parking lots, utilities, and trash dumpsters and recycling areas. For screening
different abutting uses, parking lots and utilities, the L2 standard shall be
applied as specified in Subsections F.4.b.i and ii, along public street, and private
driveway frontages where parking lots are permitted; common property lines
and/or rear property lines; or at the interface of the linear park where there are
no property lines. The width of the L2 standard screening shall be the
applicable parking or development setback, or 10 feet where no specific setback
is specified. The L2 standard shall comply with the vision clearance standards
specified in Section 4.2‐130. The prescribed heights of required fences, walls or
landscaping shall be measured from the actual adjoining level of finished grade.
Attachment 1-30
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For trash dumpsters and recycling areas, the L2 standard shall be applied as
specified in Subsection ii., below.
i. Separation of uses. The L2 standard shall be designed to separate and
mitigate the impact of abutting uses; and separate parking lots from
public rights‐of‐way and private common driveways to allow
surveillance of the lot from the street or driveway, where visibility into
areas is more important than a total visual screen. In this case, the L2
standard shall require:
(a) Enough evergreen shrubs to form a continuous screen 4 feet
high within 2 years of planting. The shrubs shall be properly
maintained and shall be replaced with new shrubs when the
screen ceases to serve the purpose of obscuring the view. For
security, the screen may be combined with a decorative
wrought iron fence along the property line fronting a street,
common private driveway or the Willamette River; or a black
coated chain link fence along any side or rear property line that
does not front the Willamette River. Permitted fences shall not
exceed 6 feet in height. Other chain link fences, slats, wood
fences, electrified fences and fences with barbed wire or razor
wire shall be prohibited.
(b) One large tree shall be required per 30 linear feet of landscaped
area, one medium tree per 22 linear feet of landscaped area, or
one small tree per 15 linear feet of landscaped area. Trees of
different sizes may be combined to meet the standard.
(c) Ground cover plants shall fully cover the remainder of the
landscaped area. At least 10 five‐gallon shrubs or 20 one‐gallon
shrubs shall be planted for each 1,000 square feet of the
required screening area. The remaining area shall be planted in
lawn or other living ground cover.
(d) Walls.
(1) A 4‐foot high decorative wall at least 6 inches thick may
be substituted for the shrubs specified in Subsection
F.4.b.i.a, but the trees and ground cover plants shall still
be required. A decorative wall may be constructed of
materials including, but not limited to: stone, rock,
textured concrete masonry, pre‐cast or site‐cast
concrete, brick, or a combination of these materials and
shall include a cap.; or may consist of materials that
complement the facade of the building
Attachment 1-31
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(2) In the case of an outdoor utility yard as permitted in
Subsection M.1., a decorative wall may be at least 8 feet
tall.
(e) Any wall or fence shall be placed along the interior side of the
landscaped area, outside of any public utility easement.
EXCEPTION: A required screen shall not be permitted within the Greenway
Setback Line, as specified in Section 3.4‐280.
ii. Screening trash containers and recycling facilities. Screening shall be
designed to conceal large outdoor items including, but not limited to
skids and pallets; as well as the trash containers and recycling facilities
that are needed for the business or residential use. Trash containers
and recycling facilities shall:
(a) Not be visible from streets and adjacent properties;
(b) Be provided with either a solid enclosure on all sides at least 6
feet tall with a gate that blends into the building design or a
combination of a solid enclosure and shrubs that complies with
Subsection F.4.b.i;
(c) Not be located in required parking stalls;
(d) Not be located within required landscape areas; and
(e) Not block driveways.
iii. Screening utilities. Ground‐mounted utility equipment including, but
not limited to: exterior transformers, mechanical units such as
condensers and generators, switch gear, backflow preventers, utility
pads, cable television and telephone pedestals shall be placed
underground or within buildings, where practicable. When placed
above ground, equipment shall be located to minimize visual impact
and screened with either: an enclosure that blends with the proposed
building design; landscaping; or both. When enclosures are used, they
shall be tall enough to completely screen the equipment at the time of
the equipment installation. Groundcover and shrubs, planted tall
enough to completely screen the equipment and any required cover,
shall attain 50 percent coverage after 2 years and 100 percent coverage
within 4 years.
c. The L3 standard is a landscape treatment that applies within parking lots,
including interior courts, but not including any required landscape setbacks
necessary for screening, as specified in Subsection F.4.c.iii. At least 10 percent
of the interior of a parking lot shall be landscaped. The L3 standard serves three
purposes: to reduce storm water runoff through infiltration swales and other
Attachment 1-32
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measures; to provide shade; and for screening. Water quality features may be
incorporated into planter islands and required setbacks. The L3 standard shall
comply with the vision clearance standards specified in Section 4.2‐130.
i. Infiltration planter islands, infiltration planter basins between parking
aisles, infiltration tree wells and required parking lot setbacks shall be
used to accommodate storm water runoff as specified in the Springfield
Engineering Design Standards and Procedures Manual.
II. Wheel Stops. Secured wheel stops and/or extruded curbs, cast in place
curbs or rubber parking blocks shall be placed to allow vehicles to
overhang a maximum of 2 feet into a landscaped infiltration area or
setback, rather than over an impervious surface. Wheel stops shall be
designed to allow runoff to enter the landscaped infiltration area.
iii. Screening. Parking lot screening shall be as specified in Subsection
F.4.b. Required parking setbacks shall be 7 feet along side and rear
property lines; and 7 feet along the front property line, where
applicable. The intent is to partially conceal vehicles from public view
while still providing clear visibility to promote safety.
iv. L3 standard ‐ trees. Trees of different sizes may be combined to meet
this standard. In order to provide a canopy effect, one of the following
options may be selected:
(a) One large tree per 4 parking spaces; or
(b) One medium tree per 3 parking spaces.
v. L3 standard – shrubs and ground cover plants. One shrub per space
shall be required. The remainder of the area shall be planted in ground
cover plants.
Commentary: The intent of Subsections 5 and 6 is to establish two processes for the preservation of
existing vegetation. Subsection 5 applies to riparian, wetland and Greenway Setback areas. Subsection
6 applies to all other portions of private property that contain existing vegetation that the developer
intends to preserve.
5. Existing mature vegetation and healthy trees, excluding those plants on the Nuisance
Plants List in the Springfield Engineering Design Standards, shall be retained to the
maximum extent practicable. However, plantings intended to mitigate for the loss of
natural resource values shall be subject to applicable standards as specified in Sections
3.4‐280, 4.4‐115, 4.4‐117 and the Springfield Engineering Design Standards and
Procedures Manual.
6. Preserving Existing Trees and Vegetation. When the developer proposes to retain
existing trees and vegetation outside of riparian and wetland areas, as specified in the
Sections referenced in Subsection F.5., to meet the applicable landscape category, tree
Attachment 1-33
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and vegetation preservation specifications shall be included in the Landscape Plan
submitted during the Site Plan Review process.
a. Credits for preserving existing trees shall accrue on a 1‐to‐1 basis, based on the
size of the tree being preserved, as defined in Subsection 3.e.ii.
b. The Landscape Plan shall include a separate written statement and a site plan
for preserving existing trees and vegetation. All of the following elements shall
be included:
i. A written statement that:
(a) States the trees and vegetation proposed to be preserved are
healthy, and/or can be relocated on‐site as determined by a
certified Arborist;
(b) Provides an explanation of the method for the protection of
existing trees and vegetation to remain during the construction
process; and, if necessary
(c) Requests any credits for preserving existing trees.
ii. The Plan shall be drawn to scale and show all trees proposed to be
preserved on the site, and their species, diameter and drip lines.
iii. Site construction shall not be allowed within the drip lines of trees
which are to remain. Preserved vegetation shall not be disturbed.
Finish grade shall be at the original grade, or a well or planter shall be
constructed that is equal or larger in size than the drip line.
EXCEPTION: These statements shall not preclude the construction of
walkways within the drip lines of trees if they are part of the proposed
development.
iv. Upon approval of the Landscape Plan as part of the Site Plan Review
process, the trees and vegetation proposed to be preserved shall be
noted on the property, prior to construction.
G. Vehicle/Bicycle Parking and Loading Standards.
Commentary: The Transportation and the Housing and Economic Development Chapters text and
diagrams/maps can be cited during a Type III Discretionary review process before the Planning
Commission. However, in the case of a Type II Site Plan Review application (staff review), this statement
contained within the Glenwood Riverfront Mixed‐Use Plan District is necessary in order to allow the
supporting text and diagrams/maps in the Transportation and the Housing and Economic Development
Chapters to be utilized for a staff level review process.
Attachment 1-34
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1. Vehicle/bicycle parking standards shall be as described in the Glenwood Refinement
Plan Transportation and the Housing and Economic Development Chapters.
Commentary: This statement allows the policies and implementation strategies in the Transportation
and Housing and Economic Development Chapters to be utilized as during the Type II Site Plan Review
process.
2. Applicable Glenwood Refinement Plan Vehicle/Bicycle Parking Policies and
Implementation Strategies shall be as specified in Appendix 3.
Commentary: The Engineering Design Standards and Procedures Manual contains existing public
parking design standards applicable to Glenwood.
3. Private vehicle/bicycle parking and loading standards shall be designed and constructed
as specified in this Subsection. Public vehicle parking shall be designed and constructed
as specified in the Springfield Engineering Design Standards and Procedures Manual.
Commentary: The word “minimize” is used here, rather than “completely screen” for safety reasons.
4. Vehicle Parking ‐ General. Adequate vehicle parking shall be provided to support new
development and redevelopment in the Glenwood Riverfront, while minimizing the
adverse visual, environmental, and financial impact of parking on the public. In line with
the land use vision for compact development and a walkable, pedestrian‐friendly
environment, on‐street parking, aboveground and underground off‐street parking
structures, and parking located under buildings or parking within buildings shall be
encouraged. Locating and designing all required vehicle parking to minimize the viewing
of parked cars by pedestrians from street frontages and minimize light and noise
impacts of parking lots strengthens the character of the Glenwood Riverfront,
reinforces the emphasis on pedestrian, bike, and transit for travel, and minimizes the
potential for vehicle/pedestrian conflicts.
5. Types of Vehicle Parking Facilities Permitted. The following types of parking facilities
shall be permitted:
a. In all Subareas
i. On‐street parking.
ii. Aboveground and underground parking structures.
iii. Surface parking facilities located in interior courts.
iv. Parking facilities may be incorporated within or on top of a building.
Attachment 1-35
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b. In Subarea D, in addition to parking facilities permitted in Subsection G.5.a.iii.,
the following parking facilities shall be permitted, if screened from public view
as specified in Subsections F.4.b. and c:
i. Under, within or on top of buildings, when the buildings do not front
any street;
ii. Behind buildings; and/or
iii. Along any street frontage. However, not more than 25 percent of the
lot/parcel frontage to the side of a building shall be utilized for parking.
Commentary: The vehicle parking standards are based primarily on Eugene’s standards.
6. Maximum off‐street vehicle parking spaces by use category shall be as specified in Table
3.4‐1:
Vehicle Parking Standards Table 3.4‐1
Use Category Use Sub‐Category Maximum Number of Required Spaces
Commercial Eating and drinking
establishments
1 per each 66 square feet of seating floor area (1) plus
1 per each 660 gross square feet of non‐seating floor
area
Hospitality 1 per guest bedroom plus 1 space per each full‐time
employee on the largest shift
Personal Services 1 per each 660 square feet of gross floor area
Professional, Scientific and
Technical Services
1 per each 660 square feet of gross floor area
Retail Sales and Services 1 per each 660 square feet of gross floor area
Employment Hospital 1 per each 200 square feet of gross floor area or 1.35
per bed
Light Industrial
Manufacturing
1 per each 550 square feet of gross floor area plus one
space per company owned vehicle (2)
Light Industrial Storage 1 per each 1650 square feet of gross floor area plus
one space per company vehicle (2)
Office Employment 1 per each 660 square feet of gross floor area
Warehousing 1 per each full‐time employee on the largest shift plus
one space per company vehicle (2)
Recreation Park Blocks or Riverfront
Linear Park Recreational
Facilities
N/A
Residential Senior and Congregate
Care
1 per each 4 beds plus 1 space per each full time
employee on the largest shift
Dormitories 1 per every 3 occupants
Attachment 1-36
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Use Category Use Sub‐Category Maximum Number of Required Spaces
High Density Residential
For Profit Housing
1 per each studio and 1 and 2 bedroom dwelling unit;
and 1.5 per each 3 or more bedroom dwelling unit
plus 1 space for every 15 dwelling units for visitors.
High Density Residential
Subsidized Affordable
Housing
0.33 per each dwelling unit for seniors and disabled (3)
0.67 per each dwelling unit for all other types (3)
Vehicle Related Uses Structured parking N/A
(1) When calculating the parking requirements for an eating or drinking establishment that has outdoor seating,
up to 20 outdoor seats shall be exempt from the seating calculation.
(2) The U.S. Department of Transportation establishes commercial truck classifications based on the vehicle's
gross vehicle weight rating. Classes 1, 2 and 3 are "Light Duty"; Classes 4, 5 and 6 are "Medium Duty"; and
Classes 7 and 8 are "Heavy Duty". Trucks classified as medium and heavy duty that are used as part of a
commercial or light industrial use shall be stored entirely within a building. Light duty trucks and automobiles
used as company vehicles may utilize parking lots.
(3) Subsidized/ affordable housing parking reductions:
(a) At the time of building permit submittal, the applicant shall submit documentation demonstrating that
the housing units will be used for the intended population for a minimum of ten years. Such
documentation may include, but is not limited to, an application form submitted to receive subsidy from
the City or State.
(b) Upon a change in occupancy from subsidized housing to another use, the minimum number of required
off‐street parking spaces is as required for the new use. The additional parking may be provided off site as
may be permitted by this Section
(4) All permitted uses other than residential uses shall provide carpool/vanpool parking as follows:
(a) Carpool/vanpool spaces shall be required when there are at least 20 parking spaces. The maximum
carpool/vanpool parking spaces shall be based upon 5 percent of the employees on the largest shift;
(b) The carpool/vanpool spaces shall be located closer to the primary employee entrance or secondary
entrance from a parking lot than any other employee parking, except disabled accessible spaces;
(c) Reserved areas shall have markings and signs that indicate the space is reserved; and
(d) Parking in reserved areas shall be limited to carpools/vanpools established through rideshare programs by
public agencies and to vehicles meeting minimum rideshare qualifications set by the employer.
Commentary: The Glenwood Refinement Plan Housing and Economic Development Chapter states:
“Transportation is the second highest household cost behind shelter, so reducing transportation costs,
especially for low‐ and moderate‐income families, frees up income for housing and other essential
household expenses, provides affordable access to jobs, and offers convenience if services cluster nearby
in mixed‐use areas. Requiring housing developers to provide parking onsite or nearby increases
development costs and makes the resulting housing less affordable. To help encourage reduced vehicle
usage and provide for more choice on housing costs, this section also includes policy direction to evaluate
and develop parking standards, in coordination with the policy direction included in the Transportation
Chapter, that provide sufficient parking to meet demand while supporting Plan goals for housing and
multi‐modal transportation.”
7. Parking Maximum Benefits and Options.
a. Parking Maximum Benefits:
i. Supports mobility management. Parking management is an important
component of efforts to encourage more efficient transportation choices, which
Attachment 1-37
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helps reduce problems such as traffic congestion, roadway costs, pollution
emissions, energy consumption and traffic accidents;
ii. Improves walkability. By allowing more clustered development and buildings
located closer to sidewalks and streets, parking management helps create more
walkable communities;
iii. Supports transit. Parking management supports transit oriented development
and transit use;
iv. Provides facility cost savings. Reduces development costs to governments,
businesses, developers and consumers;
v. Supports compact growth. Parking management helps create more accessible
and efficient land use patterns, and so helps preserve green space and other
valuable ecological, historic and cultural resources;
vi. Allows more flexible facility location and design. Parking management gives
architects, designers and planners more ways to address parking requirements,
creating more functional and attractive communities;
vii. Supports equity objectives. Management strategies can reduce the need for
subsidies, improve travel options for non‐drivers, and increase affordability for
lower‐income households; and
viii. Reduces stormwater management costs, water pollution and heat island effects.
Parking management can reduce total pavement area and incorporate better
design features.
b. Options available to help meet parking maximums include:
i. A legally‐binding shared parking agreement may be submitted as specified in
Subsection 4.6‐110E. where multiple uses or multiple developments share one
or more parking facilities, and peak parking demand occurs during different
times of the day. An example of this type of situation is office development
with nearby residential development. The total amount of parking reductions
will be determined by the required parking needs for each compatible use on a
case‐by‐case basis.
ii. Unbundled parking, where parking spaces are rented or sold separately, rather
than automatically included with the rent or purchase price of a residential or
commercial unit, may be utilized. In this scenario, tenants or owners are able to
purchase only as much parking as they need or want and are given the
opportunity to save money by using fewer parking stalls. The developer shall
specify the number of unbundled parking spaces proposed and provide an
Attachment 1-38
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explanation of how this type of parking reduction will affect the proposed
development as part of the Site Plan Review application submittal. No more
than 50 percent of the parking provided shall be unbundled parking.
Commentary: Car Sharing is most suited to walkable, high‐density, mixed‐use urban areas with
convenient transit nearby. This concept has been established in Europe for almost 25 years and Portland
became the first U.S. city to utilize this service in 1998. Since then, a number of cities in the U.S. and
Canada have established car sharing regulations as a tool to reduce parking requirements. While it is
found primarily in larger cities, car sharing is also found in smaller communities such as: Rutledge,
Missouri; Aspen, Colorado; and Bellingham, Washington. At this time, the car sharing regulations apply
to private parking facilities. As competition for parking becomes increasingly intense, the City will need
to consider permitting car sharing in public parking lots, parking structures, and on‐street. In addition to
reducing parking spaces, car sharing’s other benefits are more efficient use of space and reduced
impervious surface and stormwater runoff.
iii. Car sharing.
(a) Car sharing reduces the rate of personal vehicle ownership. In this
concept, a household or business gains the benefits of private vehicle
use without the costs and responsibilities of ownership. A household or
business has access to a fleet of shared‐use vehicles on an as‐needed
basis. A household or business gains access to these vehicles by joining
an organization that maintains a fleet of cars and/or light trucks, e.g.
ZipCar, that are parked in designated, leased spaces in a network of
locations, typically in private parking facilities.
(b) Car sharing shall be permitted in public and private parking structures
and parking lots.
(c) Each proposed on‐site shared car space can replace 3 required parking
spaces.
iv. Carpool/Vanpool parking. Each proposed carpool/vanpool space can replace 3
required parking spaces.
v. Subsidized transit passes. The number of proposed parking space reductions
sought shall be part of, and justified by, the TDM proposal.
vi. Establishment of alternative work schedules. This option includes alternative
work schedule techniques such as staggered and flexible work hours and the
shortened workweek. The number of proposed parking space reductions sought
shall be part of, and justified by, the TDM proposal.
b. A TDM Parking Program, if submitted, shall:
Attachment 1-39
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i. Be prepared by a licensed Civil Engineer with expertise in Transportation
Management, who shall determine the number of required parking spaces
proposed to be reduced from the applicable number of off‐street parking spaces
specified in Table 3.4‐1;
ii. Be based on estimated peak demand generated by the proposed development;
iii. Consider the availability and use of alternative modes of transportation,
including transit, bicycles, and walking, and/or special characteristics of the
customer, client, employee or resident population that will reduce expected
vehicle use and parking space demand; and
iv. Be submitted concurrently and evaluated with the Site Plan Review application.
8. Additional Vehicle Parking. A request for parking that exceeds the maximum parking
standards specified in Table 3.4‐1 shall be permitted only within a parking structure that
accommodates parking for more than one use. The parking structure may be privately
owned, or in‐lieu‐of‐fees may be paid to the City for an appropriately sized public
parking structure upon establishment of a parking district serving portions of the
Glenwood Riverfront Mixed‐Use Plan District.
9. Vehicle Parking Lot Design Standards. These standards shall apply to parking lots
located in interior courts permitted in all Subareas, as well as other parking lots
permitted in Subarea D.
Commentary: The Springfield Engineering Design Standards and Procedures Manual will be amended to
include one set of parking lot design standards applicable to both public and private parking lots.
a. In both public and private parking lots, the stall width and length and aisle width
standards specified in the Springfield Engineering Design Standards and
Procedures Manual shall apply.
b. All parking lots shall incorporate the following elements including, but not
limited to:
i. Pedestrian walkways that provide priority over vehicles routes, are
direct and accessible, and enhance safety for pedestrians and vehicles.
Parking lots with 50 or more spaces shall be divided into separate areas
by landscaping or protected raised pedestrian walkways at least 10 feet
in width, or by a building or group of buildings. Pedestrian walkways
shall include pedestrian‐scaled lighting as specified in Subsection d.,
below and elevated crosswalks and/or distinguishing paving colors,
textures or materials, as specified in the Springfield Engineering Design
Standards and Procedures Manual. The pedestrian routes shall lead to
an entrance in the rear or, if applicable, the side of a building;
Attachment 1-40
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ii. The use of alternative surfacing as specified in the Springfield
Engineering Design Standards and Procedures Manual, including
permeable surfacing , where applicable, shall be preferred as an option
over traditional impervious surfacing; and
iii. Strategies to reduce “heat island” effects, such as canopy shade trees
and landscaping as specified in Subsection F.4.c.
c. Parking Lot landscaping Standards. Parking lot landscaping shall be required as
specified in Subsections F.4.b. and c.
d. Parking lot lighting shall be provided for safety purposes. Parking lot lighting
may be a mix of bollards at ground level and pedestrian‐level lighting in
compliance with the Illuminating Engineering Society of North America
recommended practices for pedestrian walkways and parking lots.
e. Vehicle circulation or parking shall not be allowed within any required or
optional building setback specified in Subsection 3.4‐275H.
10. Vehicle Parking Structure Design Standards. Aboveground and underground parking
structures shall be designed as specified in Subsection 3.4‐275K.
Commentary: Service streets and alleys primarily provide vehicle access for parking, loading, and trash
collection services to inner block mixed‐use development sites.
11. Vehicle Parking Access and Driveways.
a. In Subareas A, B, and C, vehicle access to a parking lot or parking structure shall
be from a service street, alley, or, where there is no service street, other local
street in order to minimize the impact of auto parking and driveways on the
public pedestrian environment. Each block face fronting a service street, alley
or other local street necessary for vehicle access shall be limited to one curb cut.
b. In Subarea D, vehicle access to a parking lot or parking structure also may be
from a common driveway serving multiple developments; in this case, a
recorded joint‐use/access easement shall be required.
c. Curb cuts for all parking lots or parking structures shall be constructed to
maintain the elevation, appearance and continuity of sidewalks crossed by curb
cuts.
12. In all Subareas and in all types of parking facilities, Electric Vehicle (EV) parking stations
and structures supporting photovoltaic panels shall be encouraged and permitted,
where appropriate.
Commentary: Bicycle parking standards are for the most part based upon Eugene’s standards.
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13. Bicycle Parking. Safe and convenient bicycle parking shall be provided for residents,
visitors, employees and patrons. In mixed‐use developments, e.g. high density
residential and commercial, the required parking for each use shall be used. Required
off‐street bicycle parking spaces by use category shall be as specified in Table 3.4‐2:
Bicycle Parking Standards Table 3.4‐2
Use Category Use Sub‐Category
Number of Required Spaces
(No less that 4 bicycle spaces shall
be required for each use)
Long and Short Term
Bicycle Parking
Percentages
Commercial Eating and Drinking
Establishments
1 per 600 square feet of floor area 25% long term
75% short term
Hospitality 1 per 10 rentable rooms 25% long term
75% short term
Personal Services 1 per 2000 square feet of floor
area
25% long term
75% short term
Professional, Scientific
and Technical Services
1 per 3000 square feet of floor
area
75% long term
25% short term
Retail Sales and Services 1 per 3000 square feet of floor
area
25% long term
75% short term
Employment Office Employment 1 per 2750 square feet of floor
area
75% long term
25% short term
Light Industrial
Manufacturing
1 per 3000 square feet of floor
area
75% long term
25% short term
Light Industrial Storage 1 per 3000 square feet of floor
area
75% long term
25% short term
Warehousing 1 per 5 employees on the largest
shift
75% long term
25% short term
Recreation Park Blocks or Riverfront
Linear Park Recreational
Facilities
8 per each park block and 4 per
each mile of riverfront linear park
100% short term
Residential Senior and Congregate
Care
1 per 4 rooms and
1 per 5 employees on the largest
shift
75% long term
25% short term
Dormitories 1 per every 3 occupants 75% long term
25% short term
High Density Residential
Housing
1 per dwelling unit 75% long term
25% short term
Vehicle Related Uses Structured Parking
Public or Private
10% of the number of vehicle
spaces provided
75% long term
25% short term
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14. Bicycle Parking Location and Security.
a. Long term bicycle parking required in association with a commercial or
employment use shall be provided in a well‐lighted, secure location within a
convenient distance of a main entrance and any secondary entrance. A secure
location is defined as one in which the bicycle parking is: a bicycle locker, a
lockable bicycle enclosure, or provided within a lockable room.
b. Long term bicycle parking provided in outdoor locations shall not be farther
away than the closest on‐site automobile parking space, excluding disabled
accessible parking.
c. Long term bicycle parking required in association with high density residential
use shall be provided in a well‐lighted, secure ground‐level or below ground
location within a convenient distance of an entrance to the residential unit. A
secure location is defined as one in which the bicycle parking is provided outside
the residential unit within a garage, a lockable room, a lockable bicycle
enclosure, or a bicycle locker.
d. Short term bicycle parking shall consist of a securely fixed structure that
supports the bicycle frame in a stable position without damage to wheels,
frame, or components and that allows the frame and both wheels to be
attached to the rack by the bicyclist's own locking device. Innovative bicycle
racks that incorporate street art shall be encouraged. Short term bicycle
parking shall be provided within a convenient distance of and clearly visible
from, the main entrance and/or any secondary entrance to the building, but it
shall not be farther away than the closest automobile parking space, excluding
disabled accessible parking.
15. Loading areas. Loading areas shall:
a. Be concealed from public view;
b. Be located at the rear or side of the development area, with access taken from a
public service street or alley;
c. Be equipped with closable overhead doors that blend in to the design of the
building;
d. Not be located where pedestrian or bicycle circulation through or between
development areas can be impeded;
e. Not encroach upon required landscaping; and
f. Not encroach upon public and/or private driveways and sidewalks.
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H. Wastewater Facilities and Services.
1. Public Wastewater Facilities. Public wastewater facilities shall comply with Section 4.3‐
105.
Commentary: The Public Facilities and Services Chapter text and diagrams/maps can be cited during a
Type III Discretionary review process before the Planning Commission. However, in the case of a Type II
Site Plan Review application (staff review), this statement contained within the Glenwood Riverfront
Mixed‐Use Plan District is necessary in order to allows the supporting text and diagrams/maps in the
Public Facilities and Services Chapter to be utilized for a staff level review process.
a. Public wastewater facilities shall be as described in the Glenwood Refinement
Plan Public Facilities and Services Chapter.
Commentary: This statement allows the policies and implementation strategies in the Public Facilities
and Services Chapter to be utilized as during the Type II Site Plan Review process.
b. Public wastewater policies and implementation strategies shall be as specified in
Appendix 3.
Commentary: The Engineering Design Standards and Procedures Manual contains existing wastewater
design standards applicable to Glenwood.
c. Public wastewater facilities shall be designed and constructed as specified in the
Springfield Engineering Design Standards and Procedures Manual.
Commentary: This text is consistent with the existing Glenwood Refinement Plan policy on this topic.
2. Private Wastewater Facilities. The use of septic systems in unincorporated areas of the
Glenwood Riverfront may continue and/or expand as may be permitted in the Oregon
Administrative Rules, Springfield Development Code and Springfield Municipal Code,
unless a health hazard is declared as specified in Oregon Revised Statutes 222.840‐915.
If expansion is permitted with an existing private wastewater system, the developer
shall certify that the existing septic system is functioning and can meet the above cited
regulations for any new or expanded use proposed and provide for a suitable hook‐up
to the public wastewater system should the existing septic system fail.
I. Stormwater Facilities and Services. All new development, redevelopment and associated
infrastructure in the Glenwood Riverfront shall manage stormwater runoff on site to provide for
water quality treatment and groundwater recharge, to the maximum extent practicable.
1. Public stormwater facilities. Public stormwater facilities shall comply with Section 4.3‐
115.
Commentary: The Open Space and Public Facilities and Services Chapters text and diagrams/maps can
be cited during a Type III Discretionary review process before the Planning Commission. However, in the
case of a Type II Site Plan Review application (staff review), this statement contained within the
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GLENWOOD RIVERFRONT MIXED‐USE Plan District is necessary in order to allows the supporting text and
diagrams/maps in the Open Space and Public Facilities and Services Chapters to be utilized for a staff
level review process.
a. Public stormwater facilities shall be as described in the Glenwood Refinement
Plan Open Space and Public Facilities and Services Chapters.
Commentary: This statement allows the policies and implementation strategies in the Open Space and
Public Facilities and Services Chapters to be utilized as during the Type II Site Plan Review process.
b. Public stormwater policies and implementation strategies shall be as specified in
Appendix 3.
Commentary: The Engineering Design Standards and Procedures Manual will be amended concurrently
with the Glenwood Refinement Plan, the Glenwood Riverfront Mixed‐Use Plan District and related
Springfield Development Code amendments to adopt stormwater design standards applicable to
Glenwood.
c. Public stormwater facilities shall be designed and constructed as specified in the
Springfield Engineering Design Standards and Procedures Manual.
2. Private stormwater facilities.
Commentary: The commentary applicable to the public stormwater facilities is also applicable to the
private facilities.
a. Private stormwater facilities shall be as described in the Glenwood Refinement
Plan Open Space and Public Facilities and Services Chapters.
b. Private stormwater policies and implementation strategies shall be as specified
in Appendix 3.
c. Private stormwater facilities shall be designed and constructed as specified in
the Springfield Engineering Design Standards and Procedures Manual to
incorporate the Low Impact Development Approach.
J. Public Park and Open Space.
Commentary: The Open Space Chapter and the Public Facilities and Services Chapter text and
diagrams/maps can be cited during a Type III Discretionary review process before the Planning
Commission. However, in the case of a Type II Site Plan Review application (staff review), this statement
contained within the Glenwood Riverfront Mixed‐Use Plan District is necessary in order to allows the
supporting text and diagrams/maps in the Open Space Chapter and the Public Facilities and Services
Chapter to be utilized for a staff level review process.
1. Public park and open space facilities shall be as described in the Glenwood Refinement
Plan Open Space and Public Facilities and Services Chapters.
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Commentary: This statement allows the policies and implementation strategies in the Open Space and
Public Facilities and Services Chapters to be utilized during the Type II Site Plan Review process.
2. Public park and open space policies and implementation strategies shall be as specified
in Appendix 3.
Commentary: The Engineering Design Standards and Procedures Manual will be amended concurrently
with the Glenwood Refinement Plan, the Glenwood Riverfront Mixed‐Use Plan District and related
Springfield Development Code amendments to adopt stormwater design standards applicable to
Glenwood.
3. Public park and open space facilities including, but not limited to the park blocks and the
riverfront linear park shall be designed and constructed as specified in the Glenwood
Refinement Plan and in the Glenwood Riverfront Mixed‐Use Plan District, and shall be
consistent with Willamalane Park and Recreation District design and construction
standards.
4. The Glenwood Refinement Plan establishes two public open space areas in the
Glenwood Riverfront, a riverfront linear park and the park blocks:
a. The riverfront linear park will follow the Willamette River through Subareas A,
B, C and D along the entire Glenwood Riverfront within the Willamette
Greenway (WG) Overlay District Greenway Setback Line/Riparian Area
boundary. The WG Overlay District is a continuous area along the Willamette
River measured 150 feet from the ordinary low water mark. Within the
Willamette Greenway is the Greenway Setback Line, which is measured 75 feet
from the top of bank and contiguous with the 75 foot‐wide Water Quality
Limited Watercourses riparian setback. Development and uses riverward of the
Greenway Setback Line shall be water‐dependent and water‐related.
Development and uses landward of the Greenway Setback Line to the 150‐foot
WG Overlay District boundary shall be as permitted in the underlying zoning
district only as specified in Section 3.4‐280. In addition to Site Plan Review,
development within the WG Overlay District will require Type III review
procedure. Riparian and wetland areas in the Glenwood Riverfront shall be
protected as specified in Sections 4.7‐115 and 4.7‐117. Access to the riverfront
linear park and the Willamette River shall be as follows:
i. No development shall restrict public access to the riverfront linear park.
ii. Required public access to the Willamette River and the riverfront linear
park shall be in the vicinity of the intersections of the north‐south
streets and the park blocks with the riverfront street in the Franklin
Riverfront and no more than one‐half mile apart in the McVay
Riverfront. Amenities including, but not limited to, benches and seating
areas along the multi‐use path shall be required in the vicinity of public
access. The developer may opt to provide additional access to enhance
the development area.
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b. Park Blocks in the Franklin Riverfront in Subarea A. The design of the north‐
south park blocks requires a minimum width of approximately 150 feet,
measured from the face of curb to face of curb in order to provide an area
needed to support both passive and active park uses and stormwater
management for nearby development. The maximum length of individual park
blocks from Franklin Boulevard to the Willamette River will depend upon the
block length of a particular development, which may range from 250‐350 feet.
K. Location of transit stations.
Commentary: The Transportation Chapter text and diagrams/maps can be cited during a Type III
Discretionary review process before the Planning Commission. However, in the case of a Type II Site Plan
Review application (staff review), this statement contained within the Glenwood Riverfront Mixed‐Use
Plan District is necessary in order to allows the supporting text and diagrams/maps in the Transportation
Chapter to be utilized for a staff level review process.
1. The proposed location of transit stops shall be as described in the Glenwood Refinement
Plan Transportation Chapter.
Commentary: This statement allows the policies and implementation strategies in the Transportation
Chapter to be utilized during the Type II Site Plan Review process.
2. In all Subareas, the final location of transit stops on Franklin Boulevard and McVay
Highway shall be approved during the final design review for each street project that
will include input from the Lane Transit District and approval from the City Council.
Commentary: Glenwood specific sign standards will be prepared and adopted with Glenwood Phase 2.
Until that time the existing sign standards cited below will be used.
L. Signs. Signs are not regulated by the SDC. Sign regulations are found in Chapter 8 of the
Springfield Municipal Code (SMC), 1997. Wall signs and free standing signs in all Subareas shall
be as specified in SMC Section 8.250.
Commentary: The performance standards listed below are from the existing Campus Industrial (CI)
standards in Section 3.2‐425. There is no use list for light manufacturing in the CI District. The intent is
to allow only “clean” industries in Subarea D and as much flexibility in siting these uses as possible.
M. Light Manufacturing Operational Performance Standards. Proposed light industrial
manufacturing uses permitted in Subarea D shall comply with the operational performance
standards specified below. Light industrial uses may stand alone or be in a business park with
other permitted uses. There is no use list for light manufacturing uses. However, if the
proposed use complies with the operational performance standards listed below, that use will
be permitted.
1. All light 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
Attachment 1-47
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otherwise cannot be contained in an enclosed building for fire and life safety reasons, as
determined by the Fire Marshal. 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 required setbacks and
building landscaping standards specified in Subsection F. This exception shall not apply
to development proposals adjacent to any residential or commercial mixed‐use
designation/zoning.
2. All applicable building design standards specified in Section 3.4‐275 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.
4. The routine movement of heavy equipment on or off the development area shall not be
permitted.
EXCEPTION: Trucks and necessary heavy equipment shall be allowed during
construction and trucks for deliveries and shipments.
5. Uses on the prohibited use list specified in Section 3.4‐275 shall not be permitted.
6. Proposed uses shall comply with the additional operational performance standards
listed below. The intent is not to specifically deny a use, but to ensure compliance with
applicable local, State, and Federal regulations. Compliance with these operational
performance standards shall be the continuing obligation of the property owner.
Failure to comply with these operational performance standards shall be a violation of
this Code and/or Chapter 5 of the Springfield Municipal Code, 1997.
7. 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.
8. 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.
9. Glare.
a. Glare resulting from exterior lighting, excluding low‐intensity pedestrian‐level
lighting, shall be controlled by shielding light emissions from abutting uses and
from public rights‐of‐way as specified in Section 4.5‐100.
b. Glare resulting from a light industrial operation including, but not limited to
welding or laser cutting shall not be visible from the outside of the building.
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10. Hazardous Waste. Proposed development shall not utilize or produce hazardous waste
unless permitted as specified in Oregon Administrative Rule (OAR) 340‐102‐0010
through 340‐102‐0065 or any applicable Federal regulation. Where hazardous waste is
permitted, the proposed use shall not be adjacent to any residential or commercial
mixed‐use designation/zoning.
11. Noise. These standards apply to noise generated by any machinery or equipment on the
development area. The maximum permitted noise levels in decibels across lot/parcel
lines and district boundaries shall be as specified in OAR 340‐035‐0035, Noise Control
Standards for Industry and Commerce.
12. 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 OAR 333‐100‐
0001 through 333‐100‐0080 and any applicable Federal regulation. Where sources of
radiation are permitted, the proposed use shall not be adjacent to any residential or
commercial mixed‐use designation/zoning.
13. 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 3 mutually perpendicular directions.
N. Historic and Cultural Resources.
Commentary: The Historic and Cultural Resources Chapter text and diagrams/maps can be cited during
a Type III Discretionary review process before the Planning Commission. However, in the case of a Type II
Site Plan Review application (staff review), this statement contained within the Glenwood Riverfront
Mixed‐Use Plan District is necessary in order to allow the supporting text and diagrams/maps in the
Transportation Chapter to be utilized for a staff level review process.
1. Historic and cultural resources in the Glenwood Riverfront shall be as described in the
Glenwood Refinement Plan Historic and Cultural Resources Chapter
Commentary: This statement allows the policies and implementation strategies in the Historic and
Cultural Resources Chapter to be utilized as during the Type II Site Plan Review process.
2. Applicable Glenwood Refinement Plan historic and cultural resources policies and
implementation strategies shall be as specified in Appendix 3.
Commentary: The Glenwood Historic Resource Survey, in December 2010 established a list of properties
that warrant further review for individual listings. The list below applies only to those properties in the
Glenwood Riverfront.
3. Section 3.3‐915 states that the Historic Commission makes recommendations to the
Planning Commission or City Council on the following issues:
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a. The establishment or modification of a Historic Landmark District;
b. The establishment of the Historic Landmark Inventory;
c. The removal of individual Historic Landmark Sites and Structures from the
Historic Landmark Inventory; and
d. Demolition of a Historic Landmark Structure.
4. There are several properties identified in the 2010 Glenwood Reconnaissance Level
Survey in the Glenwood Riverfront that warrant further examination to determine
eligibility for the National Register of Historic Sites and Places and/or the City Landmark
Inventory. Additional resources may be identified in the Glenwood Riverfront should
the Historic Commission pursue a Reconnaissance Level Survey in the McVay Riverfront
section of the Glenwood Riverfront in the future. Developers shall address this topic at
the time of Site Plan Review submittal as specified in Subsection N.5.
a. Residential structures that warrant further examination for individual listing:
i. 295 North Brooklyn Street.
ii. 3007 Franklin Boulevard.
iii. 1780 Mississippi Avenue.
b. Commercial or industrial structures that warrant further examination for
individual listing:
i. 3600 Franklin Boulevard (Myrmo & Sons).
ii. 3698 Franklin Boulevard (Intercity Engineering).
iii. 4206 Franklin Boulevard (Blue Cross Animal Hospital).
c. Other Resources that warrant further examination for individual listing:
i. 3787 Franklin Boulevard.
ii. 3998 Franklin Boulevard (Ponderosa Village).
5. In any proposed development area that contains a building as specified in Subsection
N.3, the developer shall state, at the time of Site Plan Review application submittal,
whether the building will be part of the new development, moved to another site or
demolished.
a. If the building will remain as part of the new development, the developer shall
explain any proposed modifications to the building and how the historic context
will be protected.
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b. If the building is proposed to be moved, the developer shall state the new
location and identify any building modifications.
c. If demolition is proposed, the developer shall document the building by
submitting the following:
i. A written statement of its historical significance, including a description
of the architectural and historical context in which the structure was
built and subsequently evolved;
ii. Drawings including, but not limited to, floor plans, elevations,
architectural details, and construction elements; and
iii. Photographs recording the environmental setting, elevations, and
significant details, both inside and outside of the building.
3.4‐275 Building Design Standards
Commentary: The building design standards are typical of those found in “Transit Oriented
Development (TOD)” utilized in various cities throughout the United States and the world. Springfield
should not be considered a leader in the implementation of these standards. The current TransPlan uses
the terms “nodal development” or “nodes”, which act like TODs. For all intents and purposes, these
terms are similar in intent; however, the terms “nodal development or nodes” are being used in both the
Glenwood Refinement Plan and the Glenwood Riverfront Mixed‐Use PLAN DISTRICT to be consistent with
the current TransPlan.
A number of jurisdictions have design guidelines. However, these guidelines do not allow for clear and
objective standards, which are necessary for residential development in Oregon. The intent is that clear
and objective standards will apply to all development in the Glenwood Riverfront.
The building design standards are based on the Glenwood Refinement Plan Land Use and Building Form
Chapter policies and implementation strategies and are similar to existing Mixed Use Commercial, Mixed
Use Industrial and Mixed use Residential design standards, except for the emphasis on multi‐modal
concepts regarding transit, bicycling and walking.
This is a long Section. The format has been prepared to let the reader know all the standards to be
addressed in this Section.
The following building design standards shall be established for the Glenwood Riverfront Mixed‐Use
Plan District:
A. General
B. Design Team
C. Facades/Vertical Building Divisions
D. Height
E. Massing/Building Articulation
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F. Windows and doors
G. Orientation/Entrances
H. Build‐to Lines and Maximum Building Setbacks
I. Pedestrian Amenities
J. Screening mechanical equipment
K. Parking Structure Design Standards
A. General. Glenwood is a gateway to the City and region. Future development/redevelopment in
the Glenwood Riverfront will contribute to furthering a sense of place and distinctiveness.
Therefore, special attention will be paid to building and site design to mitigate the visual impact
of increased density by promoting aesthetically pleasing, sustainable buildings and sites that
shall be context‐sensitive and oriented to the human scale and establishing an inviting
streetscape in the Glenwood Riverfront. The term “human scale” generally refers to the use of
human‐proportioned architectural features and site design elements clearly oriented to human
activity. These standards will be applied during the Site Plan Review process. The building
design standards are based upon:
Commentary: The Land Use and Built Form Chapter text and diagrams/maps can be cited during a Type
III Discretionary review process before the Planning Commission. However, in the case of a Type II Site
Plan Review application (staff review), this statement contained within the Glenwood Riverfront Mixed‐
Use Plan District is necessary in order to allows the supporting text and diagrams/maps in the Land Use
and Built Form Chapter to be utilized for a staff level review process.
1. The building design standards as described in the Glenwood Refinement Plan Land Use
and Built Form Chapter.
Commentary: This statement allows the policies and implementation strategies in the Land Use and
Built Form Chapter to be utilized as during the Type II Site Plan Review process.
2. The building design standards shall be as specified in Appendix 3.
3. The building design standards shall be designed and constructed as specified in this
Section.
EXCEPTION: Park structures including, but not limited to kiosks and restroom facilities
shall be exempt from all building design standards.
Commentary: The “Design Team” concept is mentioned in the Sustainability Section of the Glenwood
Refinement Plan Land Use & Built Form Chapter and is currently required for Master Plan Applications
(Ref. Springfield Development Code Section 5.13‐100).
B. Design Team. A design team shall be required for any proposed development requiring Site Plan
Review procedure in order to comply with the design and development standards of the
Glenwood Riverfront Mixed‐Use Plan District. The design team shall include an Oregon
Registered Architect, Landscape Architect, and Civil Engineer. Design teams are encouraged to:
Commentary: This statement is consistent with the Sustainability Section of the Glenwood Refinement
Plan Land Use & Built Form Chapter.
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1. Design buildings and sites utilizing sustainable building and site design guidelines, such
as those promoted through the National Association of Home Builders National Green
Building Program, the Sustainable Building Advisor Institute, or similar sustainable
building and site design programs; and
2. Employ the concept of “adaptive reuse” with the recognition that buildings frequently
undergo alterations to conform with different uses or uses not taken into account in the
original design.
C. Building Facades. The design of buildings and their relationships to the public realm are critical
factors in the development of an active and vital pedestrian environment. In all Subareas
building facades shall have the following architectural detailing:
1. The ground floor of a building shall:
a. Incorporate awnings, canopies, porticos, or arcades;
b. Provide variation in building materials including, but not limited to: tile, brick,
split faced concrete block, concrete horizontal siding, masonry veneer, and
powder coated aluminum or traditional wood storefronts that are differentiated
by, trim, paint, and ornamentation;
c. Provide ground floor windows and entrances that provide a high level of
transparency by allowing views both inward and outward; and
d. Utilize signs; or other features, including public art.
e. More than one type of building material may be used for building identity.
2. The upper stories shall:
a. Include architectural detailing utilizing some of the same design elements
specified in Subsection C.1.; and/or
b. Incorporate a change in the window style;
c. Integrate a change in floor height; building step backs as specified in Subsection
D.4.; or a combination of these elements.
d. Provide differences in height and architectural elements including, but not
limited to: parapets; cornices; and other details also may be used to create
interesting and varied rooflines. In addition, building corners may incorporate
taller elements including, but not limited to: towers; turrets; and bays.
3. Building facades that do not front a street, alley or mid‐block connector shall be
constructed with design elements similar to those facades fronting streets.
D. Height. The following standards are intended to allow for a range of building heights within a
development area that supports an interesting skyline, the ability to market view properties,
and reduces impacts of shading from tall structures on the public realm. Lower structures
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combined with taller structures within a single development area will be permitted to allow for
a variety of design solutions.
1. In all Subareas, the minimum building height shall be 2 stories.
EXCEPTION: Single story buildings shall be only permitted within a portion of a
development area. If a single story building is proposed, the minimum height shall be
20 feet.
2. In all Subareas, there shall be no maximum building height.
Commentary: This standard applies only within the WG Overlay District boundary. Building height
outside of the WG Overlay District boundary can be any height.
a. In all Subareas, the maximum building height shall be 3 stories for the portion of
a building between the Greenway Setback Line and the WG Overlay District
boundary.
b. In Subarea A:
Commentary: The City will be investing a significant amount of public money in the Franklin Multi‐Way
Boulevard. This level of investment should only be made in an area of relatively dense development
especially in Subarea A, but also Subareas B and C, where public spending is anticipated to leverage
significant private investment in the area.
Allowing any type of construction permitted by the Oregon Structural Specialty Code, related building
codes, fire codes and referenced standards to meet the minimum density by using wood frame
construction over Type I fire resistant construction is a project cost incentive for developers. This
construction method has been use in Seattle, Portland, Tacoma and Everett and has the potential for
increasing the density of development in urban centers as well as trying to optimize the usage of smaller
building sites in these areas. The intent is to allow taller high density residential development to occur
while still providing solar protection within the Greenway Setback Line. The minimum density issue of 50
dwelling units per net acre will be resolved during the public review process.
i. The rationale for establishing minimum heights is generally intended to
ensure that high density residential development shall be maximized.
Therefore, building height standards shall promote a Residential Mixed‐
Use designation and zone that supports a minimum density of 50
dwelling units per net acre. High density residential development at the
densities prescribed above allows for 5 to 6 story buildings. High
density residential development over 6 stories shall be permitted if the
proposed development is located in such a manner as to provide solar
protection for public open spaces including, but not limited to, the
Riverfront Linear Park.
ii. Developers may utilize any type of construction permitted by the
Oregon Structural Specialty Code, related building codes, fire codes and
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referenced standards in effect at the time of an application for a
building permit.
4. In Subareas A, B and C step backs that are a minimum of 15 feet wide shall be required
beginning at the fourth story of a building and after each additional 3 stories on the
north or south façade. In Subarea D the same step back standard shall be met on the
east or west façade. The step backs optimize sunlight on the street and sidewalk and
within the Willamette Greenway; and create a height transition between the proposed
development and adjacent development. Uses for the lower roofs may include, but not
be limited to balconies and observation decks.
Commentary: This will ensure business uses are housed in a form that supports an active street
environment.
5. In all Subareas, non‐residential ground floor space (commercial/office/light industrial
businesses) shall have a minimum floor to floor height of 15 feet to accommodate space
for mechanical systems.
E. Massing/Building Articulation. Where buildings are highly visible from public areas, massing
shall be addressed by articulating the facades with insets and projections to create visual
interest and enhance views from the adjacent public realm. In all Subareas:
1. All sides of a building that are open to public view shall receive articulation design
consideration. No buildings shall create blank, flat walls along these areas.
2. To break up vast expanses of single element building elevations, applicable to both
length and height, building articulation shall be accomplished through combinations of
the following techniques. Each story shall contain a minimum of 3 features listed below:
a. Creating small insets and projections to break up the wall surface and create a
more human‐scale environment. A landscaped or raised planter bed may be
provided within each recess or projection that contains plant materials
including, but not limited to, trees and/or shrubs and trellises for climbing vines
that will grow to screen the wall. Building insets and projections are different
from building setbacks specified in Subsection H., below.
b. Repeating window patterns and window trim at intervals equal to the
articulation interval.
c. Providing design elements specified in Subsection C.1 for each interval, where
applicable.
d. Variation in rooflines including, but not limited to: dormers, stepped roofs,
gables and cornices to reinforce the articulation interval. If building wall offsets
are used, breaks in roof elevation with a minimum of 3 feet or more in height
shall be used. Mansard style roofs shall not be permitted.
e. Changing building materials or colors for each interval.
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f. Providing art including, but not limited to: mosaics, murals, decorative masonry
patterns, sculpture, or reliefs over a substantial portion of a wall surface for
each interval.
3. In Subarea A,
a. Articulation solely for high density residential use shall occur at a minimum of
every 25 feet.
b. Articulation for commercial mixed‐use businesses shall occur at a minimum of
every 50 feet.
EXCEPTION: Where a residential building has commercial businesses on the
ground floor, the 50‐foot standard shall apply.
4. In Subareas B and C, articulation shall occur at a minimum of every 50 feet.
5. In Subarea D,
a. Articulation for light industrial businesses shall occur at a minimum of every 100
feet.
b. Articulation for office and commercial businesses shall occur at a minimum of
every 50 feet.
EXCEPTION: Where a light industrial building has commercial businesses on the
ground floor, the 50 foot standard in Subsection 5.b., above shall apply.
F. Windows and doors. The proportions, materials, and detailing of windows and doors are key to
the attractiveness of a building and an active streetscape. A significant amount of glass adds to
the pedestrian character of the development by visually linking interactions between people
inside and outside of buildings and by offering a clear view from the sidewalk to the interior
space of shops, office lobbies, merchandise displays, and working areas. Windows and doors
also contribute to a safe pedestrian environment by allowing ”eyes on the street” both day and
night. Transparency for residential buildings is measured along a line 5 feet above the first floor
finished elevation. Transparency for other buildings is measured along a line five feet above the
sidewalk elevation.
1. Ground floor windows and doors that face a public street, alley or mid‐block connector.
The following standards apply to primary entrances to buildings:
a. In Subarea A:
i. Residential windows and doors, in both individual dwelling units and
apartments with lobbies, shall comprise a minimum of 50 percent of a
building’s first floor façades.
ii. Commercial and office windows and doors shall comprise a minimum of
75 percent of a building’s first floor façades to allow views into lobbies,
merchandise and work areas and allow persons inside to look out.
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b. In Subarea B:
i. Residential windows and doors, in both individual dwelling units and
apartments with lobbies, shall comprise a minimum of 50 percent of a
building’s first floor façades, where applicable.
ii. Commercial and office windows and doors shall comprise a minimum of
75 percent of a building’s first floor façades to allow views into lobbies,
merchandise and work areas and allow persons inside to look out.
c. In Subarea C, commercial and office windows and doors shall comprise a
minimum of 60 percent of a building’s first floor façades to allow views into
lobbies, merchandise and work areas and allow persons inside to look out.
d. In Subarea D:
i. Light industrial windows and doors shall comprise a minimum of 40
percent of a building’s first floor façades to allow views into lobbies,
merchandise and work areas and allow persons inside to look out.
ii. Commercial and office windows and doors shall comprise a minimum of
60 percent of a building’s first floor façades to allow views into lobbies,
merchandise and work areas and allow persons inside to look out.
2. Upper story windows that face a public street, alley or mid‐block connector. In all
Subareas, upper story windows shall be required on all building facades and shall
comprise a minimum of 25 percent of the building’s façade for each story, measured in
linear fashion.
3. In all Subareas, the use of low‐reflective glass shall be encouraged as an energy
conservation method.
4. In all Subareas, frosted glass, spandrel windows, or other types of glass or film coatings
between 3 feet above the sidewalk grade to 8 feet above the building slab that diminish
transparency on the ground floor shall be prohibited.
G. Orientation/Entrances. Safe, appealing, and comfortable street environments shall be
necessary in order to promote walking and support public health. All buildings shall be oriented
towards the public realm, including streets, mid‐block connectors, parks and open space.
Primary entrances shall be designed so that they are not easily confused with entrances into
ground floor businesses; provided with lighting for night time safety and security; and oriented
so that pedestrians have a direct and convenient route from the sidewalk. Corner lots/parcels
offer unique possibilities because of their visibility and access from two streets, and create
unique spaces of concentrated activity where pedestrians, bicyclists and motorists come
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together. These possibilities include, but are not limited to: café seating, sidewalk vending, or
the provision of public art or water features.
1. In all Subareas:
a. Primary entrances to all new buildings located on a street, alley or mid‐block
connector shall be designed to include at least 3 of the following design
elements: an awning, canopy, overhang, or arch above the entrance; recesses
or projections in the building façade surrounding the entrance; a peaked roof or
raised parapet structures over the door; or display windows surrounding the
entrance. Primary entrance design elements attached to buildings shall be:
i. At least 9 feet above the sidewalk or grade; and
i. Suspended from the building (i.e. not supported by posts or columns
that may interfere with pedestrian traffic).
ii. Allowed to extend over the sidewalk portion of the right‐of‐way.
b. Primary entrances to all new buildings located on a corner lot/parcel shall face
either the higher classification street or the intersection, using a cutaway,
diagonal or other entrance design. If both streets are the same classification,
one street may be chosen as the primary entrance.
i. Enhanced building corners may include characteristics as specified in
Subsection G.1.a.
ii. The location of stairs, elevators, and other upper story building access
points shall be located towards the middle of the block to free sidewalk‐
level building retail opportunities to occur at corners.
iii. Parking and automobile access shall be located away from corners.
c. Primary pedestrian ingress and egress for parking structures shall be as specified
in Subsection K.2.
2. In Subarea A, all new individual residential dwellings that do not have businesses on the
ground floor shall be designed so that either each individual unit has a front door; or
there shall be a primary entrance with a lobby that includes windows for safety facing
the street.
3. In Subarea D, entries to light industrial buildings shall portray a quality office
appearance while being architecturally related to the overall building composition.
4. In all Subareas, secondary entrances shall face the side or rear of all new buildings to
allow access to available parking, where necessary.
H. Build‐to Lines and Building Setbacks.
1. Build‐to‐Lines.
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a. An urban streetscape shall be created by locating new buildings close to the
street and close to one another wherever practical. The streetscape creates a
sense of enclosure along sidewalks and provides a variety of street level
façades. These standards establish a pleasant and diverse pedestrian
experience by connecting activities occurring within a structure to adjacent
sidewalk areas. The build‐to line is a line that is parallel to the property line and
contiguous with the sidewalk, interfaces with the façade of the building, and
equates to a zero setback.
b. In all Subareas, buildings shall be constructed up to the build‐to line, unless the
developer desires a building setback as specified below. Pedestrian amenities
shall be addressed as specified in Subsection I.2.a.
2. Building Setbacks. In all Subareas, buildings may be setback a maximum of 10 feet
behind the build‐to‐line. This standard will still allow the establishment of a pleasant
and diverse experience by providing additional pedestrian amenities. Pedestrian
amenities shall be addressed as specified in Subsections I.2.a. and I.2.b.
EXCEPTIONS:
a. In Subarea A, ground floor entrances of buildings fronting Franklin Boulevard
may be setback a maximum of 4 feet behind the build‐to‐line and windows and
walls may be setback a maximum of 1 foot, 6 inches. Pedestrian amenities shall
be addressed as specified in Subsection I.2.a.
b. In all Subareas, no parking shall be permitted within any building setback.
c. In all Subareas, park structures including, but not limited to kiosks and restroom
facilities shall be exempt from all building setback standards.
I. Pedestrian Amenities.
1. The intent of the pedestrian amenities is to provide comfortable and inviting pedestrian
spaces. Pedestrian amenities serve as informal gathering places for socializing, resting,
and enjoyment of the Glenwood Riverfront, and contribute to a walkable district.
Pedestrian amenities shall be consistent with the character and scale of surrounding
developments, intended use and expected number of people.
2. Pedestrian Amenities Standards. The pedestrian standards are minimums. The
developer is encouraged provide additional pedestrian amenities.
a. Where there is no building setback, the following coordinated pedestrian
amenities shall be provided on each block or development area, if applicable,
located between the curb and the build‐to‐line:
i. At least one bench for every 80 feet of street frontage;
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ii. At least one trash receptacle for every 80 feet of street frontage; and
iii. At least one pedestrian scale wall mounted light meeting the standards
specified in Subsection C.2. for every 50 feet of street frontage.
b. Where there is a building setback, in addition to the pedestrian amenities
specified in Subsection I.2.a., two additional pedestrian amenities from the list
specified in Subsection I.2.c., shall be provided for each 80 feet of street
frontage.
c. Additional pedestrian amenities include, but are not limited to:
i. Sitting space (i.e., outdoor seating areas for restaurants, benches,
garden wall or ledges between the building entrances and sidewalk);
ii. Building canopy, awning, pergola, or similar weather protection
(minimum projection of 4 feet over a sidewalk or other pedestrian
space);
iii. Transit shelters;
iv. Trash receptacles;
v. Information kiosks;
vi. Security bollards;
vii. Mail boxes;
viii. Sidewalk displays;
ix. Drinking fountains;
x. Wayfinding signage for pedestrians consisting of a distinctive logo and
directional guidance to neighborhood destinations;
xi. Planting beds, hanging flower baskets, and/or large semi‐permanent
potted plants; ornamental planters;
xii. Pedestrian‐scale lighting either free standing or attached to the face of
the building placed between 12’‐14’ above the ground for every 50 feet
of street frontage;
xiii. Decorative pavement patterns and tree grates;
xiv. Decorative clocks;
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xv. Public art sculpture, statues, murals, or fountains;
xvi. Bicycle racks;
xvii. Stands selling flowers, food or drinks, as may be permitted by the
Springfield Municipal Code; and
xviii. Entry steps, porches and front gardens for residential mixed‐use
buildings.
J. Screening roof‐top mechanical equipment. It is common practice, in the development of
contemporary multi‐story buildings, to locate necessary building functions including, but not
limited to: heating, ventilation and air conditioning (HVAC) systems; roof penetrations, such as
plumbing and exhaust vents; elevator penthouses; and air conditioner units on the tops of
buildings. Visual impacts of mechanical equipment shall be located and/or screened so they are
not visible from adjacent public and private streets or adjacent residentially zoned property.
Acceptable screening includes: raising the parapet on all sides of the building to be as high as
the highest mechanical unit or vent on the roof, or a secondary roof screening system designed
to be as high as the highest mechanical unit or vent on the roof. Secondary roof screening
systems shall be enclosed groups of units rather than a box around each unit, incorporated into
the design of the building, and constructed with materials that are compatible with those of the
building. Mechanical equipment also shall be sited and shielded to protect adjacent uses from
noise impacts.
K. Parking Structure Design Standards. In all Subareas, aboveground and underground parking
structures shall be designed to meet the following standards:
1. Integral Design. The aboveground parking structure facade shall complement the
design context of the area as expressed in scale, proportion, materials of nearby
buildings, and all other applicable standards, as specified in Section 3.4‐275:
a. On the ground floor of the parking structure along local, collector and arterial
street frontages, commercial uses that are permitted in all Subareas are
permitted to wrap the ground floor. Window and door openings for both the
structure and commercial uses shall comprise a minimum of 50 percent of the
length of the façade and 50 percent of the ground floor street facing wall area.
EXCEPTION: Commercial uses along service streets and alleys shall be optional.
b. All ground floor facades of the parking structure, with special emphasis on
garage entrances/exits, shall also incorporate architectural details including, but
not limited to: decorative metal grill work; overhead trellises; trees; planter
seat walls; decorative tile and art work; and pedestrian‐scaled lighting, as a
means of emphasizing human scale.
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c. On upper floors, parking structure openings shall be screened by incorporating
architectural details including, but not limited to: decorative metal grill work;
translucent panels; and/or art work to obscure vehicles from public view.
d. Garage entrances and exits shall utilize lights, sound or other similar warning
devices to warn pedestrians of approaching vehicles and shall be located as
specified in Table 4.2‐4.
e. Parking structures shall have level floors at street frontages.
2. Pedestrian Access. All parking structures shall provide direct pedestrian access to local,
collector or arterial streets where possible; and to service streets or alleys, when
necessary.
3. Parking Structure Setbacks.
a. The setbacks for the exterior walls of any aboveground parking structure shall
be the same as the permitted use.
b. The setbacks for the exterior walls of any underground parking structure shall
not encroach into the minimum above‐grade building setbacks, or across any
public or private easement line.
c. All underground parking structures that are not directly under a building shall be
designed to have appropriate areas of adequate soil depth above the parking
structure to ensure healthy tree and landscape growth based on the evaluation
and recommendation of a licensed Landscape Architect.
Commentary: The proposed amendments to the Willamette Greenway regulations are necessary
because Glenwood Phase 1 includes the entire Glenwood Riverfront. Many of the proposed Glenwood
Refinement Plan policies and implementation strategies, including the Glenwood Riverfront Mixed‐Use
Plan District development and design standards impact proposed development/redevelopment within
the Willamette Greenway. The text and format of the proposed amendments are based upon the review
of several jurisdictions along the Willamette River from Eugene to Portland. The existing Section 3.3‐300
Willamette Greenway Overlay District will remain applicable to the portion of the Willamette Greenway
that is outside of Glenwood.
3.4‐280 Willamette Greenway Development Standards
Commentary: This Subsection proposes updated standards for the Willamette Greenway (WG) Overlay
District applicable only to development/redevelopment in the Glenwood Riverfront. The primary intent is
to make the existing riparian setback and the Willamette Greenway Setback Line concurrent. The
remainder of the WG Overlay District outside of Glenwood will continue to utilize the existing WG
Overlay District standards in Section 3.3‐300, which will be amended at a later date.
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Commentary: This is a long Section. The format has been prepared to let the reader know all the
standards to be addressed in this Section.
The following standards shall be established for the Glenwood Riverfront portion of the Willamette
Greenway (WG) Overlay District:
A. Purpose
B. Applicability
C. Definitions
D. Establishment of the Greenway Setback Line and Permitted Uses
E. Non‐Conforming Uses and Development
F. Development Standards
G. Review
H. Exemptions
I. Variances
J. Application Submittal
K. Additional Notice
L. Criteria
M. Conditions
N. Notice of Decision
O. Modifications to Approved Plans
Commentary: This Section explains the importance of the Willamette Greenway in Glenwood and the
obligation to protect this amenity, while balancing permitting base zone land use activities to occur and
promoting public access to the Willamette River.
A. Purpose. The Glenwood Riverfront portion of the WG Overlay District is established to:
1. Protect, conserve, enhance, and maintain the natural, scenic, historical, economic, and
recreational qualities of lands along the Willamette River;
2. Implement Oregon's Willamette River Greenway Program goals and policies, and Metro
Plan Willamette Greenway policies;
3. Establish criteria, standards, and procedures for the development of land, change of
use, and the intensification of uses within Glenwood Riverfront portion of the WG
Overlay District;
4. Provide for the review of any intensification of use, change of use, or development
within the Glenwood Riverfront portion of the WG Overlay District;
5. Allow for use and development consistent with the underlying land use designation and
zoning while preserving, protecting, and enhancing the qualities of the river and the
riparian area;
6. Allow and encourage a variety of water‐dependent and water‐related uses, recreational
developments, and public access to and along the Willamette River while preserving,
protecting, and enhancing the qualities of the river and the riparian area;
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Commentary: Beneficial water uses in the Willamette River basin are listed in OAR 340‐041‐0340.
7. Protect and improve water quality in the Willamette River in order to support
designated beneficial water uses including, but not limited to fish and aquatic life, water
contact recreation and aesthetic quality; protect riparian area ecological functions and
values and to buffer the river from development; maintain or reduce stream
temperatures; maintain natural stream corridors; minimize erosion, nutrient and
pollutant loading into water; and stabilize slopes to prevent landslides contributing to
sedimentation of water features; and
8. Promote public access to and along the Willamette River for the purpose of increasing
recreational opportunities, providing emergency vehicle access, assisting in flood
protection and control, providing connections to other transportation systems, and
helping to create a pleasant, aesthetically pleasing urban environment.
9. Maintain public safety and protect public and private property, especially from
vandalism and trespass, to the maximum extent practicable.
B. Applicability.
1. The provisions of the Glenwood Riverfront portion of the WG Overlay District apply to
all lands within the Glenwood Riverfront that are 150 feet from the ordinary low water
line of the Willamette River, also referenced as the WG Overlay District outer boundary.
2. The Glenwood Riverfront portion of the WG Overlay District shall be combined with at
least one base zoning district and/or any other applicable overlay districts identified in
this Code.
Commentary: These definitions exclusively apply to the Glenwood Riverfront portion of the WG Overlay
District and are placed here and not in Chapter 6. This is similar to other jurisdictions and to certain
Sections of this Code that have definitions specific to the particular regulation.
C. Definitions. As used within the Glenwood Riverfront portion of the WG Overlay District, except
where the context otherwise requires, the following terms mean:
Boardwalk. A floating or non‐floating platform that either provides pedestrian access along a shoreline
or within a riparian area; it may also act as a bridge between two bodies of land.
Change of use. Making a different use of the land or water. Change of use includes changes which
require construction or alteration to land or water outside of existing buildings, structures, or open
storage areas and which substantially alters or affects land or water. It does not include: a change of use
of a building or other structure which does not substantially alter or affect the land or water upon which
it is located; the sale of property; or modifications of existing structures, as may be permitted by this
Section.
Development. Any activity within the Glenwood Riverfront portion of the WG Overlay District which
would alter the elevation of the land; remove or destroy plant life; or cause structures of any kind to be
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installed, erected, or removed, or a change of any kind (See also Chapter 6 for other definitions of this
term).
Dock. An individual secured and stationary or floating structure designed for uses including, but not
limited to, mooring boats and fishing.
Enhancement. Increasing the net ecological functional values of the riparian buffer by any of the
following: removal of impervious surfaces; restoring natural bank slopes; or increasing the cover and
diversity of native vegetation.
Greenway Setback Line. A line that divides the Glenwood Riverfront portion of the WG Overlay District
into two distinct areas. In the area between the ordinary low water line and 75 feet from the top of bank
where only water‐dependent, water‐related uses may occur. In the area from the Greenway Setback
Line to the WG Overlay District outer boundary, uses permitted in the base zone may be allowed in
accordance with the standards and criteria of this Section.
Intensification. Any addition which increases or expands the area or level of activity of an existing use;
or any remodeling of the exterior of a structure which will substantially alter the appearance of the
structure. For the purposes of this definition, “intensification" does not include: maintenance and repair,
usual and necessary for the continuance of an existing use; reasonable emergency procedures necessary
for the safety or protection of property; or existing residential use of lands within the Glenwood
Riverfront portion of the WG Overlay District that includes the practices and activities customarily
related to the use and enjoyment of one's home, such as, landscaping, construction of driveways,
modification of existing structures or construction or placement of such subsidiary structures or facilities
adjacent to the residence as are usual and necessary.
Ordinary high water line. The line on the bank or shore to which the high water ordinarily rises annually
in season.
Ordinary low water Line. The line on the bank or shore to which the low water ordinarily recedes
annually in season.
Maximum extent practicable. Text drawn from Oregon Statewide Planning Goal 15 (F.3.b.) intended to
require a balancing of factors so that each of the identified Willamette Greenway criteria is met to the
greatest extent possible without precluding the requested use.
Riverbank. A land feature or constructed structure that serves to contain the waters of a river. It can be
distinguished from upland areas by the presence of riparian vegetation in close proximity to flowing
water. Usually, the riverbank represents the limits of seasonal high water and periodic flood waters.
Top of Bank. See Chapter 6.
Water‐dependent use. A use or activity which can be carried out only on, in, or adjacent to a water
body, because the use requires access to the water body for transportation, recreation, energy
production, or source of water. Except as necessary for water‐dependent uses or facilities, residences,
parking lots, factories and trailer parks are not generally considered to be water‐dependent uses.
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Water‐related use. A use which is not directly dependent upon access to a water body, but which
provides goods or services that are directly associated with water‐dependent use. Except where as
necessary for water‐dependent or water‐related uses or facilities, highways, restaurants, businesses,
factories, and trailer parks are not generally considered to be water‐related uses.
Commentary: The proposed text provides specificity to the Greenway Setback Line in Glenwood and adds
explicit water‐dependent/water‐related uses from the existing riparian protection standards specified in
Subsection 4.3‐117E.2.n.
D. Establishment of the Greenway Setback Line and Permitted Uses.
1. Establishment of the Greenway Setback Line. In the Glenwood Riverfront portion of the
WG Overlay District, the Greenway Setback Line shall be 75 feet upland from the top of
the bank, concurrent with the existing 75 foot wide riparian setback as specified in
Subsection 4.3‐115A.1. The concurrency of these setbacks shall not lessen the
significance of, or reasons for protecting the Willamette Greenway.
2. The Glenwood Riverfront portion of the WG Overlay District is divided into two distinct
areas by the Greenway Setback Line:
a. From the Greenway Setback Line to the river, only water‐dependent or water‐
related uses shall be permitted. These uses include, but are not limited to:
i. Public multi‐use paths;
ii. Access ways;
iii. Pedestrian trails and walkways;
iv. Boardwalks;
v. Picnic areas;
vi. Interpretive and educational displays;
vii. Overlooks and view points, including benches and outdoor furniture;
viii. Docks;
ix. Boat shelters;
x. Piers;
xi. Boat ramps;
xii. Bridges and their approaches: pedestrian, bicycle and motor vehicle;
and
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xiii. Stormwater facilities.
b. From the Greenway Setback Line to the outer boundary of the WG Overlay
District, permitted uses shall be the same as those in the base zones. Additional
limitations on the placement of permitted uses in this area may be required to
facilitate on‐site stormwater management as specified in the Springfield EDSPM.
Commentary: This Subsection applies to continuances, expansions or modifications of existing non‐
conforming uses within the Glenwood Riverfront portion of the WG Overlay District.
E. Non‐Conforming Uses and Development. Any existing non‐conforming building, structure
and/or use within the Glenwood Riverfront portion of the WG Overlay District may continue,
expand, or be modified as may be permitted in Sections 5.8‐120, 5.8‐125 and Subsection F. until
they are either abandoned and/or redeveloped.
EXCEPTION: Expansion of an existing building, structure, or use which is not water‐related or
water‐dependent shall not be permitted within the Glenwood Greenway Setback Line.
Commentary: This Subsection establishes development standards specific to the Glenwood Riverfront
portion of the WG Overlay District.
F. Development Standards. In addition to addressing the criteria of approval specified in
Subsection M., the applicant shall address the following development standards:
1. Development within the area defined by the Glenwood Greenway Setback Line.
a. Existing native vegetation and trees upon the site shall be preserved, conserved,
and maintained to the maximum extent practicable as specified in Sections 4.3‐
115, 4.3‐117 and 3.4‐270.
EXCEPTION: Disturbance necessary for construction or establishment of a
water‐related or water‐dependent use, and measures necessary to reduce
existing or potential bank erosion as specified in the Springfield EDSPM shall be
permitted.
b. The hydraulic and flood carrying capacity of the river and the hydraulic effect of
the river on bank stability between the ordinary low water line of the river and
the top‐of‐bank shall be considered, and steps shall be taken to ensure minimal
adverse effects by and upon the proposed intensification, development or
change in use. Proposed development shall require a concurrent Floodplain
Overlay District application.
c. If applicable, the applicant shall submit certification by a registered professional
engineer that the standards specified in Subsections F.1.a. and F.1.b. have been
met. Where necessary to properly evaluate a proposal, an applicant may be
required to furnish further studies such as a soils survey and analysis,
foundation study, or hydrologic study performed by licensed professionals.
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2. Required landscaping on private property between the Greenway Setback Line and the
outer boundary of the WG Overlay District shall be as specified in the applicable base
zone, overlay district or this Plan District.
3. Buildings and Structures. All buildings and structures shall comply with the design
standards specified applicable in the base zone, additional overlay zone or this Plan
District.
4. Off‐Street Parking.
a. Parking lots shall be designed to manage the quantity and quality of stormwater
generated by any new or expanded impervious surface area as specified in the
base zone, additional overlay zone, this Plan District or the Springfield EDSPM.
b. Parking lots shall use the required landscape area to manage stormwater from
the new or redeveloped area, as specified in the base zone, additional overlay
zone, this Plan District or the Springfield EDSPM.
c. Parking lots shall be screened from the Willamette River and from all abutting
properties as specified in the base zone, additional overlay zone or this Plan
District.
d. Parking lots may use alternative paving techniques as a mitigation measure to
reduce the total amount of effective impervious surface area present on the site
as specified in the base zone, additional overlay zone, this Plan District or the
Springfield EDSPM.
e. Parking lot stormwater facilities shall be operated and maintained so as to avoid
groundwater contamination, erosion and off‐site sediment transport, landslide
hazards, and other similar concerns in the base zone, additional overlay zone,
this Plan District or the Springfield EDSPM.
5. Lighting.
a. In addition to the standards specified applicable in the base zone, additional
overlay zone, this Plan District or the Springfield EDSPM, lighting within the
Glenwood Riverfront portion of the WG Overlay District shall not:
i. Flash, if visible from the river;
ii. Be focused on or oriented to the river surface.
b. Lighting necessary for safety of pedestrians shall be as specified in the
applicable base zone, overlay district, this Plan District or the Springfield EDSPM.
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6. Height Limitation. New development, alteration or enlargement of existing buildings
and structures within the Glenwood Riverfront portion of the WG Overlay District shall
be as specified in the base zone, additional overlay zone or this Plan District.
7. Public Access. Where public access is provided to and along the Willamette River, that
access shall be provided by easement, dedicated right‐of‐way, or other appropriate legal
means as specified in the base zone, additional overlay zone or this Plan District.
8. Any additional development standards as specified in the base zone, additional overlay
zone or this Plan District.
Commentary: The current Discretionary Use Approval process is a Type III decision. No change in the
current review process itself is proposed.
G. Review. Any change or intensification of use, or construction, as defined in Subsection C., within
the Glenwood Riverfront portion of the WG Overlay District, shall be reviewed under Type III
Discretionary Use procedure under criteria specified in: Subsection L.; the Site Plan Review
process as specified in Section 5.17‐100; the Land Division process specified in Section 5.12‐100,
as applicable; any additional reviews required by this Code; and the standards of this Section.
EXCEPTION: Site Plan Review shall not be required for single‐family or duplex dwellings;
however, all other requirements of this Section shall still be met.
1. All applicable concurrent applications, regardless of their typical level of review shall be
elevated to a Type III review procedure.
2. No development may occur within the Glenwood Riverfront portion of the WG Overlay
District until the Approval Authority approves all applicable applications required in this
Section.
Commentary: This Subsection lists certain development exemptions that are similar to other
jurisdictions.
H. Exemptions. Within the Glenwood Riverfront portion of the WG Overlay District, the following
uses are exempt from Type III Discretionary Use procedure:
1. Scenic easements acquired under ORS 390.332 and the maintenance of scenic
easements acquired under ORS 390.368.
2. Addition or modification of existing utility lines, wires, fixtures, equipment, circuits,
appliances, and conductors by public or municipal utilities, except utility substations.
3. Reasonable emergency procedures necessary for the safety or protection of property,
including flood emergency procedures and maintenance and repair of existing flood
control facilities.
4. Placement of signs, markers, aids, etc., to serve the public by a public agency.
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5. Landscaping with native or existing non‐invasive vegetative materials only.
6. Alterations to the interior of a building where there are no exterior alterations that do
not increase the size or alter the configuration of the building footprint.
7. Alterations to buildings or accessory structures which do not alter the configuration of
the existing building’s or structure’s footprint.
8. Activities allowed within the base zone, which are usual and necessary for the use and
enjoyment of an existing residence, including the modification of existing accessory
structures or facilities on the same property.
9. Normal maintenance and repair necessary for the continuance of an existing use.
10. Removal of hazardous trees as determined by a certified Arborist, and vegetation
identified as nuisance or invasive non‐native plants and consistent with erosion
prevention and sediment control standards as specified in the Springfield Engineering
Design Standards and Procedures Manual (EDSPM), this Code and/or the Springfield
Municipal Code, 1997.
11. Erosion control operations not requiring a permit from the Department of State Lands.
12. Activities to protect, conserve, enhance and maintain public recreation, scenic, historical
and natural uses on public lands, or land with public easements.
13. Customary dredging and channel maintenance conducted under a permit from the State
of Oregon.
14. Minor repairs or alterations to an existing structure for which no building permit is
required.
15. Other activities similar to those listed in Subsections H.1. – H.14. as specified in Section
5.11‐100.
Commentary: This Subsection does not allow variances to established “greenway” dimensions, but does
require proposed variances to other SDC dimensional and/or quantitative standards within the Glenwood
Riverfront portion of the WG Overlay District to be submitted concurrently with the Site Plan and/or
other required applications.
I. Variances. There shall be no Variance to the size of the Greenway Setback Line or the WG
Overlay District outer boundary. However, within the Glenwood Riverfront portion of the WG
Overlay District, when a Variance is requested, as specified in Section 5.21‐100, that application
shall be submitted concurrently with the application for development approval in the Greenway.
Both the Variance criteria of approval as specified in Sections 5.21‐125 or 5.21‐130; and the
Glenwood Riverfront portion of the WG Overlay District criteria of approval as specified in
Subsection L. shall be satisfied and approved by the Approval Authority.
J. Application Submittal.
1. The required Discretionary Use and Site Plan Review applications shall comply with the
submittal requirements of this Section and Section 5.17‐120, as applicable. Where there
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is a conflict between the submittal requirements of this Section and the submittal
requirements of other Sections of this Code, the submittal requirements of this Section
shall prevail.
2. A prerequisite to the filing of a WG Overlay District permit in the Glenwood Riverfront
shall be a Development Issues Meeting as specified in Subsection 5.1‐120A., or a Pre‐
Application Report as specified Subsection 5.1‐120B. Any intensification, change of use
or development in the Glenwood Riverfront portion of the WG Overlay District shall
require the following materials:
3. Written Materials.
a. A narrative which explains the proposed development and addresses the
development standards in Subsection J. and the criteria in Subsection L.
b. A narrative stating the applicant has applied for any applicable State and/or
Federal permits.
c. A narrative with drawings and/or photos of the proposed development, as it will
appear when completed, as viewed from the river.
4. A survey prepared by a licensed Professional Land Surveyor or Engineer showing the
location of the ordinary low water line, top of bank, the Greenway Setback Line and the
outer boundary of the WG Overlay District.
5. Any additional information required by this Code or the Springfield EDSPM that may be
necessary to demonstrate compliance with this Section.
K. Additional Notice. In addition to the notice requirements specified in Section 5.2‐115, notice
shall be given to the Parks and Recreation Division of the Oregon Department of Transportation
by immediately forwarding a copy of the application by certified mail, return receipt requested.
Commentary: The proposed criteria of approval for development within the Willamette Greenway are
based upon text directly from Goal 15, Section C.3. and other jurisdictions with Greenway regulations.
L. Criteria. In the Glenwood Riverfront portion of the WG Overlay District, the applicant shall
demonstrate compliance with the following criteria of approval:
1. Any development, change of use or intensification of use permitted in the base zone
shall be oriented toward the river between the Willamette Greenway Setback Line and
the Willamette Greenway outer boundary.
EXCEPTION: Proposed water‐dependent and water‐related uses listed in Subsection D.2.
shall be permitted within the Greenway Setback Line.
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2. Between the Greenway Setback Line and the Willamette Greenway outer boundary, any
development, change of use or intensification of use shall provide the maximum
possible landscaped area/open space between the activity and the river.
3. Significant air, water and land resources including but not limited to natural and scenic
areas, views, vistas, fish and wildlife habitats in and adjacent to the Greenway shall be
protected, preserved, restored, or enhanced to the maximum extent practicable.
4. The maintenance of public safety and protection of public and private property,
especially from vandalism and trespass shall be provided for, to the maximum extent
practicable.
5. The natural vegetative fringe along the river shall be enhanced, protected and
maintained in order to assure scenic quality and view points, protection of wildlife,
protection from erosion and screening of uses from the river.
6. Areas of annual flooding, floodplains and wetlands shall be preserved or restored in
their natural state to the maximum possible extent to protect water retention, overflow
and other natural functions specified in Section 3.3‐400.
7. Recreational needs shall be satisfied as specified in the Glenwood Refinement Plan
and/or this Plan District.
8. Adequate public access shall be provided to and along the river by appropriate legal
means for all development as specified in the applicable base zone, overlay district or
this Plan District.
9. Areas of ecological, scientific, historical or archeological significance shall be protected,
preserved, restored or enhanced to the maximum extent practicable.
10. Significant fish and wildlife habitats shall be protected to the maximum extent
practicable.
11. Significant natural and scenic areas, viewpoints and vistas shall be protected to the
maximum extent practicable.
12. Any necessary tree felling shall comply with Section 5.19‐100 and shall occur in a
manner that shall ensure that wildlife habitat and the natural scenic qualities found in
the Glenwood Riverfront portion of the WG Overlay District shall be maintained and
shall be restored by mitigation on‐site. Only diseased trees or trees in danger of falling
may be removed with an Arborist’s statement between the ordinary low water line and
the Greenway Setback Line, however, snag retention shall be allowed. In the area
between the Greenway Setback Line and the outer boundary of the Glenwood
Riverfront portion of the WG Overlay District, tree felling may be permitted to the
extent necessary to accommodate those permitted uses as specified in the applicable
base zone, overlay district or this Plan District.
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M. Conditions. The Approval Authority may impose reasonable conditions of approval necessary to
achieve compliance with the criteria specified in Subsection L.
N. Notice of Decision. In addition to the notice requirements specified in Subsection 5.1‐135B.,
notice shall also be provided to the Parks and Recreation Division of the Oregon Department of
Transportation by certified mail, return receipt requested, within 5 calendar days of the final
decision by the Approval Authority.
Commentary: This Subsection is based upon language from Eugene. The proposed text provides for a
Type II staff review of “insignificant changes”.
O. Modifications to Approved Plans.
1. After the effective date of approval of final plans, modifications may be considered in
accordance with the Type II review procedures. The Director shall decide whether to
grant the requested modification based on the following criteria:
a. The modification shall be consistent with the conditions of the original approval;
and
b. The modification shall not result in significant changes to the physical
appearance of the development, the use of the site, and impact on the
surrounding properties.
2. If determined to be consistent with the above criteria, the Director shall approve the
request.
3. The applicant retains the ability to submit the requested modification as a new
Glenwood Riverfront portion of the WG Overlay District application based on the Type
III review procedures.
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